Professional Documents
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facility
VOLUME 2, NUMBER 1, 2008 MARCH – MAY integrating people – process – place
FM Events: The
Power of Three
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EDITORS COMMENTS
Welcome to the March 2008 issue of Facility Perspectives ABN 30 007 224 204
Editor-in-Chief: Ric Navarro
Layouts: Anthony Costin
S
ustainable development is very much Challenge March 18-19 Keble College, National Sales Manager: Phil Haratsis
at the heart of this issue, with a host Oxford U.K; the Australian Institute of
of articles and perspectives that place Refrigeration Air Conditioning and Heating 430 William Street, Melbourne VIC 3000
the questions and also some of the practical (AIRAH) – ARBS 2008 April 21-23 MECC Tel: (03) 9274 4201 Fax: (03) 9329 5295
solutions for the built environment, on the Melbourne; Facility Management Email: media@executivemedia.com.au
table. Association of Australia (FMA Australia) Web: www.executivemedia.com.au
As we hear news worldwide of extreme ideaction 2008 Conference May 7-9 Gold Offices also in Adelaide, Brisbane and Sydney
weather events with an intensity and Coast, which carries Enabling Sustainable
damage on such a massive scale that it Communities as the Conference theme; SB-
Editorial: WinterComms
challenges our comprehension, it is no 08 September 21-25 MECC Melbourne, the
surprise to see that topics such as climate World Sustainable Building Conference Director & Editor: Max Winter
change, reducing carbon emissions and series which is held every three years; and Assistant Editor/National Communications Manager:
what we as managers of the built the International Facility Management Melanie Drummond
environment can do, has taken the centre Association (IFMA) World Workplace 2008 Staff Writer/Communications Officer:
stage of our awareness. Conference October 15-17 Dallas, Texas Bianca Frost
This year’s event calendar alone USA.
contains Green Cities February 10-11 The Facility Perspectives editorial crew WinterComms Sydney Correspondent:
Darling Harbour; CRC for Construction will keep you posted on the major topic Marie Geissler, Geissler Communications
Innovation’s Clients Driving Innovation: threads of these events, and also articles of Editorial enquiries:
Benefiting from Innovation March 12-14 interest from overseas as we strengthen our Tel: (02) 4471 1252 or (03) 8417 6577
Gold Coast, which contains a seminar editorial alliances with kindred publications Email: mrwinter@netspace.net.au
stream on Sustainable Construction for the overseas.
Future; the British Institute of Facility
Stock Images: Photo Disc, Jupiter Images,
Management (BIFM) 2008 annual Max Winter
Digital Vision, Creatas.
conference Sustainable FM – Meeting the Editor
2 • f a c i l i t y perspectives
IN THIS ISSUE
facility
integrating people – process – place
REGULARS
2 Editors Comment 4 FMA Chairman’s Address 5 FMA CEO’s Address 7 Fast Facts & News
FEATURES
16 FM EVENTS 54 ESD & THE ENVIRONMENT
FMA Australia ideaction Preview Renewable Energy at the Edge of the World
Early Bird registration extended until 14 March 2008 Melanie Drummond interviews Australian Antarctic Division Engineers
FMA Australia’s premier event ideaction 2008 – Enabling Sustainable Jeremy Bonnice and Peter Magill about their involvement with
Communities will canvas the key issues concerning corporate Antactica's energy projects, enabling the delivery of renewable energy
accountability in the sustainable performance built assets. Participate systems to the edge of the world.
in an engaging and thought-provoking program, enjoy some fantastic
social and networking events, and make the most of the relaxed 60 PROFESSIONAL DEVELOPMENT
outdoor lifestyle on the beautiful Gold Coast. FMA Australia Accreditation – Leading the Industry Forward
FMA Australia’s Facility Management Accreditation System (FMAS) has
27 ENERGY & THE ENVIRONMENT been designed to provide facility professionals with industry
Buyers Guide to Renewable Energy. recognition of their skills, experience and knowledge. Melanie
Bianca Frost investigates some of the myths and misnomers Drummond spoke to AFM1 accredited Edward Japutra and his mentor
surrounding so-called “green energy” to assist you in selecting the Michael Rowlands about the process of accreditation and mentoring.
right product, at the right price, for your facility.
66 FM ACTION AGENDA
36 FM EVENTS The work of the Sustainability Working Group.
British Facility Managers rise to the challenge The FM Action Agenda’s Sustainability working group is steadfastly
This year the British Institute of Facility Management (BIFM) Annual working toward their objectives. FM Action Agenda’s Deputy Chair
Conference (March 18-19) topic is Sustainable FM – Meeting the Stephen Ballesty reports on their progress.
Challenge. Bianca Frost spoke to BIFM CEO Ian Fielder about the
issues, trends and challenges currently facing the British FM industry. 68 PROJECT PROFILE
Workplace 6 – Sydney’s Green Star Success
39 FM LEAD Workplace 6 has achieved Sydney’s first ever 6 Star Green Star Rating
Critical Maintenance – Facility Management in today’s Hospitals for a commercial office building. Melanie Drummond spoke to
For facility managers responsible for hospitals, effective maintenance engineering consultants Waterman AHW about the contribution of the
is critical, 24/7. Melanie Drummond spoke to James Smith, facility building’s leading edge engineering systems.
manager at Mount Private Hospital in Perth, about the issues facing
facility managers in the HealthCare system. 76 FM EVENTS
The Power of Three
43 ESD & THE ENVIRONMENT At a recent AIRAH forum three top-flight researchers unveiled the
Becoming carbon neutral – the future is now findings of a comprehensive study that for the first time ever reveals
Stephen Hennessy, Director of sustainability strategists for the built the views of Australian building users on ‘green’ buildings. Mark
environment at Steensen Varming discusses the issues around carbon Phillips attended the launch and files this report.
neutrality.
f a c i l i t y perspectives • 3
CHAIRMAN’S MESSAGE
Chairman’s Message
Welcome to the fifth edition of Facility Perspectives and the first for the
new year. 2008 promises to be a big year for FMA Australia and the
facility management industry in general, one in which we can build on
the successes of 2007 and continue to advocate and grow the industry at
ANDREW MCEWAN
every opportunity.
W
e will be focusing on building even stronger relationships with advocating throughout the discussion, in addition to the need to
government bodies and industry leaders in order to advocate establish a comprehensive approach to sustainability throughout the life
the significant role that facility management plays in the cycle of facilities.
Australian economy and ensure that the industry is represented in the The outcome of this forum will constitute an important contribution
policy decision making process. FMA Australia has already begun to towards this year’s Annual Ministerial Review on the same theme, which
address this matter by issuing a pre-budget submission to the federal will be held in New York in July 2008 during the Substantive Session of
government for a single, national energy efficiency rating system which the Economic and Social Council (ECOSOC).
will be the first of many communications to take place this year. The FMA Australia ideaction conference will this year offer its own
In particular, as many of you will know, there is a huge focus on the contribution to the sustainable development arena, the focus being
issue of sustainability and the significance of facility management in ‘Enabling Sustainable Communities’. I’m pleased to say that it’s shaping
delivering sustainable outcomes. This is a big concern for the industry in up to be a fantastic event, offering some real solutions and cost-saving
Australia where we have the highest per capita emissions of all industrial ideas to considerably reduce the carbon emissions in your building
countries. portfolios and to address some of the key issues facing you as facility
To this end, I was delighted to be invited by the United Nations to managers in the current environment.
participate in an online discussion on ‘Achieving Sustainable We’ve just finalised the conference program which you’ll find later on
Development’. The purpose of the discussion is to convene a panel of in the magazine, so make sure you take a look as we’ve secured some
experts, practitioners and policy makers from within and outside of the highly influential speakers who will tackle the topic of sustainability from a
UN, to discuss the challenges that countries face in integrating the goals range of thought-provoking perspectives.
of economic growth, social development and environmental protection, Of course, the conference is being held on the Gold Coast so there
with the aim of establishing policy initiatives that can help those countries will also be plenty of opportunities to relax, unwind and make the most
to achieve sustainable development. of your surroundings. We have organised an entertaining social program,
In particular we’ll be identifying the barriers to integrating including the ever-popular Awards for Excellence ceremony at the Gala
sustainability in development strategies and implementing those Dinner. You can now make your nomination for one of the four award
strategies, as well as how we can support countries to effectively utilise categories so make sure you visit our website, www.fma.com.au, for the
the good practices of countries that have made significant progress in awards criteria and nomination form. You’ll also find more information
pursuing the goal of sustainable development. about the conference itself and the ability to register online. I look
This is a fantastic opportunity to promote the Australian facility forward to seeing as many of you there as possible for what promises to
management perspective to an international forum and ensure that we be a highlight in the facility management industry calendar.
are adequately represented. I intend to address the difficulties of As members of FMA Australia it’s important to remember that we are
establishing an integrated approach to sustainability and energy all ambassadors for the Association. We can all play a part in furthering
efficiency and discuss the three key areas that facility managers can look the interests of facility management and the work that the Association is
at to reduce carbon emissions and increase cost savings: doing whenever the opportunity arises, and must ensure that we do so
3 Improvements in the management and use of existing infrastructure for the benefit of the industry as a whole, in order that facility
3 Sustainable retro-fitting of existing buildings management receives the recognition that it deserves.
3 Sustainable design of new buildings and re-developments
It goes without saying that, of all the building and construction Enjoy this edition of Facility Perspectives.
professions, facility managers are best positioned to have the greatest Andrew McEwan
influence over sustainable management practices, from planning and Chairman
design through to disposal. This is a key element that I will be
4 • f a c i l i t y perspectives
CEO’S ADDRESS
CEO’s Address
2008 has begun on a very positive and proactive note for FMA Australia,
a position which we will be striving to continue and improve throughout
the year.
DAVID DUNCAN
I
am delighted that at the beginning of my second year as CEO we are existing schemes and no nationally accepted criteria for measuring and
going from strength to strength and I believe that members will soon assessing efficiency. Perhaps the most important factor affecting us is that
be reaping even greater benefits of being a member of the the current systems do not effectively recognise the performance of the
Association. facility management industry.
We are continually seeking to improve our offering and to ensure In order to maximise energy efficiency potential we are calling for a
that it is relevant and valuable to the facility management industry. A single, national energy efficiency rating system which rates the potential
large part of this is helping to further the interests of facility managers of the infrastructure and then rates performance against potential. We
through representation at a government level. are proposing that each building gets a rating for the:
With this in mind, and in response to the government’s invitation, we 3 building’s potential (owner rating);
have made a submission which calls for a standardised energy efficiency 3 performance of FM areas (FM rating); and
rating system to be implemented at a national level. 3 performance of the tenancy (tenant rating).
The largest growth area in carbon emissions between 1990 and These ratings should then be combined to produce an overall rating.
2004 was the energy sector, which accounted for 68.6% of Australia’s net This kind of rating ensures that each area of building management is
emissions. It therefore follows that energy efficiency is of critical recognised individually and issues can be more easily identified and
importance to reducing our emissions. This is particularly relevant to the addressed at the correct level.
facility management industry, as emissions from commercial buildings It also creates incentives for each area to achieve maximum
account for 12-13% of net emissions and 84% of a building’s emissions potential, thereby effectively decreasing the level of energy emissions
stem from heating, ventilation, air conditioning and lighting. These are significantly more than if the system remains as it is.
areas that are directly under the control of facility management, The proposed single national system for measuring energy efficiency
demonstrating that the industry is of vital significance to reducing will not only allow accurate comparisons between buildings in terms of
emissions from commercial buildings. sustainability, but will give greater recognition of the impact that the
The submission indicates that there are many ways that facility facility management industry has on building efficiency and help to raise
management can contribute to energy emission savings in commercial the profile of the industry in the wider community.
buildings, such as: We are also submitting a response to the Department of Climate
3 existing buildings could achieve energy emissions savings of about Change and Water’s ‘National Greenhouse and Energy Reporting
10% through improved management alone; System, Regulations Policy Paper’. This paper outlines the government’s
3 sustainable retro-fitting has the potential to achieve energy savings plan to create a national framework to allow corporations to report
of up to 50%; and, greenhouse gas emissions and actions to reduce emissions. Our
3 fully integrated new building design has the potential to use up to response will consider the needs of the facility management industry and
65% less energy than conventional buildings. ensure that the collective voice of facility managers is given due
Given that these targets all require effective management to be consideration in the formation of this system.
achievable, it’s clear that the role of facility managers is crucial in this Our focus is firmly on sustainable development and the
process. corresponding advocacy of the facility management industry. In the next
There are currently eight methods of assessing building energy issue I hope to be able to update you further on the progress of these
efficiency potential across Australia and four that rate efficiency issues and on other projects that are in the pipeline.
performance.
It is believed that the number of rating schemes confuses the I look forward to seeing you at ideaction ’08.
situation for anyone wishing to assess the energy efficiency of their David Duncan
building. There is no consistency or basis for comparison between the Chief Executive Officer
f a c i l i t y perspectives • 5
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FAST FACTS + NEWS
Melbourne Convention Centre points were awarded in the Management category, recognising Plenary’s
commitment to managing the environmental performance of the product
awarded 6 Star Green Star both during construction and in the ongoing operation of the facility. The
Melbourne Convention Centre is arguably the best of what is a small
Rating number of green Convention Centres internationally, demonstrating that
Victoria, and Australia more generally, is leading the way in green building.”
The Green Building Council of Australia (GBCA) has awarded the new The new Melbourne Convention Centre is due to open in 2009 and
Melbourne Convention Centre a 6 Star Green Star rating for its innovative has already attracted major international business events.
environmental design, under the Green Star – Convention Centre PILOT
rating tool.
6 Star Green Star certification demonstrates World Leadership, Woods Bagot bag awards
indicating that the Melbourne Convention Centre has set a new global
standard for Convention Centre design. Australian design and consultancy firm, Woods Bagot, is the recipient of
“The Green Building Council congratulates Plenary Group on its 6 Star two prestigious Emirates Glass LEAF Awards for its work on the new Qantas
Green Star rating,” said Green Building Council of Australia Chairman Tony First Lounge at Sydney Airport and the City Central Tower 1 building in
Arnel. “By raising their green standards to the highest level during the Adelaide.
bidding and design process, Plenary have demonstrated their strong Considered one of the highest accolades in the architectural calendar,
commitment to a sustainable future.” the LEAF Awards recognise and reward excellence within the architectural
“The Victorian Government should also be congratulated for their and design field.
leadership in setting a requirement for the Melbourne Convention Centre With nearly 150 entries from 33 countries, the 2007 Awards were
to be green,” continued Mr Arnel. announced on November 29 last year in London. There was keen
“By commissioning the development of the Green Star – Convention international competition for the Awards with many leading names in the
Centre PILOT tool specifically for this project, the Victorian Government has architectural and design fields and several new and less well-known
demonstrated unsurpassed commitment to the greening of Melbourne’s organisations vying for the coveted awards in eleven categories.
built environment.” Woods Bagot was first founded in Adelaide in 1869 by Edward Woods,
The Melbourne Convention Centre was awarded points for innovation and now has offices across Australian, Asia, Europe and the Middle East.
in recognition of its pioneering use of chilled floor slabs in conjunction with The Qantas First Lounge won the LEAF International Interior Design
displacement ventilation, as well as the installation of a backwater Award with the judges applauding its “clever and thoughtful response to
treatment plant in a large public building, and for driving product the architect’s work”.
innovation in the supply of new sustainably harvested timber veneered The City Central Tower 1 building was awarded a commendation in its
board. category of Focus on Sustainable Environmental Ability. The judges were
“The scale of the project has provided the opportunity for the particularly impressed by “the manner in which the architect was able to
development of new and innovative green solutions,” said Mr Arnel. “The create something principled in a commercial environment”.
Convention Centre PILOT tool will now form the basis of the GBCA’s new
Green Star - Public Buildings rating tool, to be developed in 2008.” For a full report of winners and nominees, visit www.designbuild-
He added, “The project was very strong overall. For example, full network.com/awards/
www.solargard.com.au ®
Registered trademark of Bekaert Specialty Films Australia
f a c i l i t y perspectives • 7
FAST FACTS + NEWS
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While the Australian Design Award winning “Dual Density Posture Support System” remains Australia’s
leading ergonomic seating range (and to this day the only seating system to have received an Australian
Design Award), GCF now offers the added choice of the patented Softcell seating technology, as well as a
range of economical general office seating. Like the Dual Density System, Softcell was also developed by a
physiotherapist to deliver improved posture while seated, and hence greater well-being for users.
Better still, GCF’s Boxta, Inca and CO2 task seating ranges now have GECA (Good Environmental Choice
Australia) certification, with certification pending for other popular ranges. So, with our line-up now
encompassing Gregory, Softcell and Damba products, you’re guaranteed choice, quality, and value.
10 • f a c i l i t y perspectives
FAST FACTS + NEWS
f a c i l i t y perspectives • 11
FAST FACTS + NEWS
12 • f a c i l i t y perspectives
Performance, maintenance
ease & massive variety with
Forbo’s Eco Portfolio
With a fist full of eco awards and eco certified product la-
bels, easy-care longevity and a 130+ strong colour/texture
palette, Forbo’s Marmoleum, Artoleum and Dutch Design
ranges more than satisfy most flooring needs.
They also achieve maximum credits in the Green Star Mate-
rials Calculator.
The wide offering of monotone shades, cools, warms, neu-
trals, naturals and vibrant colours means there is an option
for almost any mood of décor, enabling a plethora of looks.
Design flexibility and options are further extended as Mar-
moleum dual is available in not just sheet format but also /BUVSFµTQSFGFSSFE¿PPSJOH
two different tile sizes.
Adding to this environmentally friendly portfolio are Furni-
ture Linoleum (for furniture and desk pads) and Bulletin
Board (for noticeboards and work stations) – both of which 8FBMMLOPX'PSCPµT.BSNPMFVNBOE"SUPMFVN
co-ordinate with the flooring ranges. SBOHFTMPPLBOEGFFMHSFBU
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Extremely durable and with excellent Life Cycle Assessment
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scores, every one of these products is made from natural,
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renewable raw materials such as linseed oil, rosin, wood
flour and jute. 'PSCPVTFTPOMZOBUVSBM
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Marmoleum, Artoleum and Dutch Design all feature Top QMBOUTBOEBOJNBMTPS
Shield, an extra tough finish that keeps floor cleaning costs UIFJSIBCJUBUT
and maintenance to a minimum. Being also inherently bac- 4PJGZPVµSFMPPLJOHGPSFDPGSJFOEMZ
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teriostatic, these floor surfaces do not need the application ¿PPSJOHUIBUBMTPFOKPZTMPOHMJGFBOEFBTZDBSF
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applications under normal conditions. Dry maintenance HPPE.BSNPMFVNBOE"SUPMFVNSBOHFT
methods mean very little waste water is generated for dis-
posal. 'PSNPSFJOGPSNBUJPO
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A point of interest for healthcare operators is that a major
study has found that Marmoleum completely inhibits the
growth of the MRSA superbug (Methicillin-Resistant .BSNPMFVN"SUPMFVNGSPN'PSCP
Staphyloccus Aureus), and except in the most extreme lab-
oratory testing conditions, even killed the superbug. * Cur-
$SFBUJOHCFUUFSFOWJSPONFOUT
tis Gemmel, Professor of Bacterial Infection and
Epidemiology at the University of Glasgow, May 2006.
Forbo is the world’s first and largest linoleum manufacturer.
Big commercial and industrial sites often bring their own unique problems. One way to overcome many of these issues
is by outsourcing your non-core operations from asset maintenance to facilities management. Spotless are the leaders in
managed services. We support many of Australia’s largest companies by creating safe and effective work environments
designed to get the very best from your people. The result is more efficient, more flexible service delivery every time.
Spotless, will allow you to focus on your core business with confidence.
ideaction 08:
Enabling Sustainable Communities
7-9 May 2008
Gold Coast Convention and Exhibition Centre, Queensland
www.fma.com.au
16 • f a c i l i t y perspectives
FM EVENTS
The Conference Program Signing the Kyoto agreement has created opportunities for green
The Facility Management industry is a significant contributor to the buildings in Australia. There is great capacity within the property sector
Australian and global economy and consequently also contributes to the to reduce its impact on the environment and to become the most
pressure on natural resources such as water, energy, land and materials. significant contributor to Australia’s efforts in dealing with climate
As demand for FM services increases, the challenge for the industry in change. The 4th International Panel of Climate Change report showed
the future is how to do more with less. that globally, buildings represent the single biggest opportunity for
As custodians of built assets, facility managers are in a unique greenhouse gas abatement, exceeding the energy, transport and
position to influence the shape of the built environment towards a more industry sectors combined. Romilly Madew will outline these challenges
sustainable model. and opportunities.
The conference program features some highly respected and
entertaining speakers who will address the subject of sustainability from Keith Brewis
various angles, with the aim of giving you new ideas, solutions and Director
perspectives on the most important issue facing facility managers in Grimshaw Architects Australia
the future. Keith Brewis has expertise in leading highly
complex civic projects as demonstrated in
Speaker Highlights Grimshaw’s work at Paddington Station in
London, Southern Cross Station in Melbourne,
and the Fundacíon Caixa Galicia in A Coruña, all
Dr Peter Ellyard landmark projects which included master
Futurist & Strategic Analyst planning and strategic management services.
Dr Peter Ellyard is a futurist and strategist. Having successfully secured the commission for the redevelopment of
Currently Chairman of the Preferred Futures Spencer Street Station in Melbourne in 2002 Keith relocated to Australia
institute and the Preferred Futures Group, which to lead this project and to establish Grimshaw’s Australian venture.
he founded in 1991, he also chairs the Keith Brewis is a UK registered architect, a member of the Green
Sustainable Prosperity Foundation and two start- Building Council of Australia; sits on the Commission for Architecture and
up environmental companies. The Built Environment (CABE) advisory panel in the UK and on Property
Peter is a former Executive Director for the Council (VIC) Sustainability Committee and the recently formed industry
Australian Commission for the Future. He held group Steel: Framing the Future, sponsored by the University of Sydney.
CEO positions in a number of public sector organisations and was also Presentation: “Embedded intelligence”
Chief of Staff for an Environment Minister in Canberra for three years. Keith Brewis describes the Grimshaw practice philosophy, which
Peter Ellyard has been a Senior Adviser to the United Nations system embodies the phenomenon of “collective memory” characterised by
for more than 30 years including to the 1992 Earth Summit where he was structural legibility, innovation and a rigourous approach to detailing and
a senior advisor on both the climate change and the biodiversity sustainability in their work.
conventions. He is the author of the best selling book ‘Ideas for the New
Millennium’ (1998, 2001) and ‘The Birth of Planetism’ (2007). Lindsay Bevege
Presentation: Peter will address the increasing demands for Managing Director
corporate accountability with respect to the sustainability performance of Business Outlook & Evaluation
built assets. Greater understanding and awareness of sustainability issues Lindsay Bevege is Managing Director of
such as climate change and depletion of natural resources has prompted Business Outlook and Evaluation and is the co-
the need for immediate action toward improved stewardship of our author of several innovative studies that
resources and communities. measured improvements in staff productivity in
green buildings. Lindsay has also developed
Romilly Madew market transformation, innovation and cultural
Chief Executive change programs for a range of industries,
Green Building Council of Australia including developing the City of Melbourne’s Zero Net Emissions by
Romilly is the Chief Executive of the Green 2020 strategy.
Building Council of Australia. She has previously Presentation: Employee Productivity in a Sustainable Building
been a Board Member and Chair of the Urban Lindsay will present a case study which describes a shift by two
Committee for the ACT Government’s Land companies to sustainable office accommodation which led to
Development Agency and has a background as improvements in a broad range of business productivity indicators. The
ACT Division Executive Director of the Property shift delivered business gains that far exceed the cost of upgrading the
Council of Australia and National Executive Indoor Environment Quality (IEQ) of the offices.
Director of Sustainability.
In 2006 she authored Australia’s first cost benefit analysis of green
buildings: “The Dollars & Sense of Green Buildings: The Business Case
for Green Commercial Buildings in Australia”. For more information on
Presentation: “Challenges and Opportunities for Creating Green
Buildings in the new Kyoto Environment”. Session Speakers, please visit
Not understanding the impact of Australia signing the Kyoto www.fma.com.au
agreement for the property industry will be to the peril of the industry.
f a c i l i t y perspectives • 17
FM EVENTS
For all enquiries on the ideaction ‘08 conference, please contact the conference organisers at:
Think Business Events, Level 1, 299 Elizabeth St, Sydney NSW 2000
Ph: 02 8251 0045 Fax: 02 8251 0097 Website: www.fma.com.au Email: ideaction@thinkbusinessevents.com.au
18 • f a c i l i t y perspectives
FM EVENTS
Confirmed Sponsors
f a c i l i t y perspectives • 19
ESD + THE ENVIRONMENT
W
hen FMA Australia promoted a ‘green’ seminar series delivered purging chimneys, an automated sunlight control system, a centrally
by Spowers Architects MD Ros Magee at the turn of the located atrium between the major floorplates and the use of
millennium, it was the first time many of us had heard of the architecturally innovative walkways plus meeting and dining areas to
concept of ‘embodied energy’ – the energy consumed by all processes improve workplace productivity.
associated with the production of a building, from the acquisition of Having undertaken a commitment (or at least an appreciation) of
natural resources to product delivery.0 The FMA Australia ‘green’ seminar ecology sustainable development however, the architectural, engineering
series highlighted how buildings such as 60L (60 Leicester St, Carlton) and construction (AEC), Corporate Real Estate (CRE) and indeed facility
would benefit from the use of recycled timber, and materials that used management sectors have progressed to the broader considerations of
less embodied energy such as non-chromium plated furniture. whole of life planning and the question of embodied energy for
While the building has had its problems, 60L was, and still remains, a buildings.
leading example of what is possible in ecology sustainable design, These business sectors appear to be arriving at something of a
incorporating features such as: juncture in their path toward the evolution of the built environment. On
3 Natural light throughout via the atrium and light boxes the one hand the commercially built environment have an ageing
3 Natural air circulation, with chimneys designed to draw out hot air building stock and a need for ‘new’ workplaces, and on the other they
3 Grey and black water treatment on site have the increasing realisation that from an embodied energy point of
3 Tenant agreements to follow green principles, including sorting view, it does not make sense to demolish and rebuild entire buildings
waste, limiting use of heating and cooling, and no toxins from the ground up.
3 Bike racks and shower facilities The business cases for the complete demolition of buildings and the
3 Energy and water efficient facilities subsequent construction of newer ones will still exist, and there will no
Subsequent newer buildings such as 30 The Bond at Hickson Road doubt be compelling arguments such as IT upgrades, mechanical
Millers Point in Sydney achieved a Five Star Green Star rating through services upgrades and capital appreciation and realisation issues that will
the use of not new, but at its scale, certainly innovative chilled beam continue to drive these instances. It is also true that the incidence of
technology, an atrium and automatically controlled external shades. Green Star rated office fitouts and their supporting services have
More recent projects such as Melbourne City Council House 2 (CH2) matured to the point where there are also excellent business cases for
have taken these initiatives a significant step further and included ‘smarts’ the major restructuring of existing buildings to significantly higher Green
such as cogeneration systems and rainwater reticulation systems. Star standards.
The National Australia Bank building at Docklands has likewise At one of the better examples of this, namely 40 Albert Road in
benefited from an “H” style building configuration utilising thermal South Melbourne, facility management state that “the project has proven
20 • f a c i l i t y perspectives
ESD + THE ENVIRONMENT
that sustainable buildings are a good business model – retrofitting showers is filtered, disinfected and stored together with stormwater
reduces day-to-day running costs and increases a building’s value”1. from the building rooftop. This recovered water is used for toilet
A significant portion of that business model is the expected and flushing saving an estimated 12,000 L pa.
measurable increase in workplace productivity. Achieving measurable 3 Rainwater collection (2 x 2,200L tanks)
increases in workplace productivity is the Holy Grail of ESD major capital 3 Cooling tower water consumption eliminated
works and refurbishments because any incremental productivity increase Waste
equates to significant savings in the largest cost of doing business – 3 centrally located segregated waste bins on each floor: recyclables,
salaries and wages. Workplace productivity increases also contribute organics, general waste
towards notable enhancements in the corporation’s bottom line. 3 paper recycling bins only at each desk
At the same time, the science of building performance measurement 3 Waste generation is 94kg/for each staff member which is 54% lower
is improving, with purpose-built and manned units such as MABEL than the 173kg average waste generated by office workers per
(Mobile Architecture and Built Environment Laboratory) able to quantify annum
and qualify the cause and effect of workplace environmental variables. 3 81% of waste collected is recycled, organic waste is composted
Also available is dedicated software such as Integrated Environmental 3 Waste to landfill has consequently been reduced by 81%
Solutions building performance modelling able to provide building 3 Discharge to sewer reduced by over 70%
performance assessment in the application of engineering and Materials
architectural solutions to existing and proposed buildings. 3 Reuse of the Structure – 96% of the existing structure re-used
While most of our existing building stock is still around the 2.5 to 3 3 Re-use of the Façade – 88% of existing façade re-used
Star Green Star rating, a significant number of refurbishments in the last 3 Recycled material from the existing site made up 98% of the
decade have had ‘green’ as a stated objective in their outcomes, and as construction materials for the new building
such these refurbishments are steadily raising the benchmark of 3 Recyclable carpets
expectations for ecologically sustainable outcomes. Some of the more 3 Reconstituted timber veneers were specified as finishes for all doors
celebrated existing buildings to benefit from the use of technology are and cupboards forming entries to the service/amenities and in the
as follows: reception area
3 Wood pulp panels – pressed wood pulp panels have been utilised as
40 Albert Road South Melbourne Victoria feature walling the office and receptions areas
40 Albert Road in South Melbourne is Australia’s first green building 3 Recycled aluminium ceiling tiles (>90% post-industrial recycled
refurbishment project to achieve a 6 Star Green Star rating and NABERS aluminium)
5 Star Water rating. The multiple award-winning retrofit project has 3 Phenolic resin desktops
refurbished and restructured a 20 year old building and transformed it 3 Minimum use of joinery pull hardware: The use of specific hardware
into one of Australia’s highest rated green building, with a reported 13% has been minimised by designing the pull in tot eh joinery unit.
increase in staff productivity. 3 Leather upholstery is non-chromium treated
The building boasts a host of leading-edge building smarts 3 Meeting room tables are made from recycled stringy bark timber
including: 3 Synthetic rubber flooring for the kitchen areas
Energy 3 Polyester (not vinyl) privacy and graphics film was used to provide a
3 Ceramic Fuel cell producing 1kW of electricity and 1kW of domestic degree of screening on glass panels in areas of the fitout
hot water (meets 90% of the building’s hot water needs) Like most cutting edge buildings, there have and continue to be
3 Polycrystalline (4.8kW, 4.6 MWh pa) and amorphous (1.1kW, 1.47 challenges in the maintenance and fine-tuning of the building’s
MWh pa) solar panels generate 6.1 MWh pa of electricity. technology, and new lessons are being learned and shared for future
3 Lighting systems - high efficiency lamps and ballast used with development.
integrated occupancy sensor/control system
3 High efficiency office equipment: water boiling units, chillers, 500 Collins St Melbourne Victoria
printers, PCs 500 Collins Street is a 30-year-old 28-level multi-tenanted refurbished
3 Integrated occupancy sensing: In addition to controlling lighting office building that has achieved the Green Building Council of Australia’s
occupancy sensors also used to reduce air-conditioning load to an five star Green Star rating.
area when unoccupied and used for out-of -hours security It provides an important example for the large pool of existing
monitoring commercial building stock which contributes heavily to the performance
3 Gas engine air-conditioning: This unit incorporates a small natural of the commercial building sector as a whole. Significantly, it is has been
gas fuelled reciprocating gas engine which is directly coupled to a monitored before and after the upgrade and indicates improved
conventional refrigeration compressor. This unit provides a cost occupant productivity.1
effective means for providing building heating/cooling, reducing Kador, the owners of 500 Collins Street, and Sustainability Victoria
summer peak electrical loads and greenhouse gas emissions. conducted a workplace productivity study following a green fit out of a
3 Windows: increased window area and skylights allow greater number of floors. The research was conducted by Business Outlook and
daylight penetration (resulting in reduced artificial lighting), all Evaluation on two building tenants; law firm Oakley Thompson and
windows double-glazed stockbrokers Lonsec. The study involved staff surveys, examination of sick
3 All electricity supplied from the grid is 100% green power. leave records, typing tests and billable hour’s ratios. Carbon dioxide and
Indoor Environmental Quality carbon monoxide levels, along with temperature and relative humidity,
3 Use of low VOC carpets, paints were also measured.
3 E-zero carcass construction used low emission particle board The results are impressive and speak for themselves:
3 E-zero joinery and wall panelling – all face joinery and wall panelling 3 average sick days per employee per month reduced by 39%
use E-zero (low emission) MDF (medium density fibre board) 3 sick leave costs reduced by 44%
3 Carbon monoxide sensors in carparks 3 speed and accuracy of typing increased
3 Natural ventilation system - operable windows at the ends of each 3 lawyers’ billing ratios increased, even as average hours declined
floor allow fresh air to enter each office floor, displacing warmer/stale Apart from the workplace productivity increases, the refurbishment
air via the centrally located stairwell/thermal chimney - this is saved about $15,000 a year in energy bills and cut greenhouse gas
automatically controlled by the building management system emissions by more than 1,700 tonnes a year.2
3 Indoor air quality tests (based on the ASHRAE standard) showed no The company believes, quite rightly, that the refurbishment has
detectable formaldehydes and VOC levels so low they were demonstrated that old, energy-inefficient buildings can be upgraded to a
equivalent to a rural setting. high-quality sustainable outcome with tenants in place. Kador took the
Water fairly unusual step of undertaking such a major project while they had
3 Water efficient AAA tapware (6L/min), showerheads (9L/min); AAAA tenants in place, upgrading three floors at a time while the rest were
toilets (3L/4.5L flush) occupied. Their management team were particularly adept at keeping
3 Waterless urinals their tenants informed through direct contact and newsletters, and in
3 Greywater recycling: grey water collected from hand basins and managing any complaints that arose. Demolition and strip out works
CONTINUED ON PAGE 24
f a c i l i t y perspectives • 21
ADVERTORIAL
XML/SOAP
in the Building Enterprise
Building automation has embraced many technologies from the IT world over the past few
years, enabling a greater standardisation of systems. This has allowed greater levels of
integration between Building Automation Systems (BAS) and other systems including, access
control, CCTV and fire safety systems etc.
One of the more recent adoptions has been XML/SOAP. This building automation system and allows 3rd party software to
is a technology that has allowed disparate systems to access the server over the LAN.
communicate and share data in a managed and far simpler
way than was previously possible. (Note that other system data, including security, lighting
control and life safety, can be accessed via the WebCTRL
What is XML/SOAP? server)
SOAP was developed by Microsoft and IBM, amongst others, XML/SOAP allows users to write applications to suit their
and provides a way to communicate between software needs. The following describes 3 examples of applications
applications running on different operating systems, with that are using this technology:
different technologies and programming languages.
After Hours Air Conditioning (AHAC)
Previous technologies were able to do this, but SOAP allows
this to be done over the Internet with the ability to get around Waterfront Place in Brisbane, was the subject of a BAS
“firewalls” and proxy servers. upgrade that was recently completed. Part of the contract was
to provide an AHAC request and reporting system.
SOAP is a protocol for accessing a Web Service, where a Web
service is a standardised way of integrating Web-based Upon logging in to a dedicated web server, the user is
applications over an Internet protocol backbone. presented with a choice of zones and is asked to select the
desired, date, time and duration of air conditioning required.
What does this mean in simpler terms? As an example
Automated Logic uses Web Services to allow other software If their password access permits they can also see the
applications (e.g. MS Excel) to access data from the historical usage of AHAC and temperatures for that zone.
WebCTRL Building automation system. Some actual
Using SOAP the AHAC system submits requests for AC and
installations are highlighted later on in this article.
displays usage and zone temperatures.
Automated Logic was among the first to implement
XML/SOAP (Enterprise Integration) in our WebCTRL server Similar systems have also been installed in the Herald and
software. 3rd party software can read and write data from the Weekly Times and 484 St Kilda Rd buildings in Melbourne.
building automation system. This can be as simple as reading VOIP Interface
point data (e.g. temperature) into an Excel spreadsheet. Or
could be more complex such as interfacing with an After The Kumutoto Building in Wellington, New Zealand, home to
Hours Air Conditioning application. Meridian Energy Ltd., has installed a Voice over IP (VOIP)
interface to the WebCTRL BAS. This allows the user to
Automated Logic has built functionality, using web services, control:
into the server that allows 3rd party software to:
• Retrieve point data • Blinds, windows and lighting scenes in the meeting rooms
• Write point data from Cisco VOIP phones in over 30 rooms throughout the
building.
• Retrieve complete Trend Logs
• Retrieve Reports Data A simple menu on the phone allows simple user friendly
control, whilst reducing the “clutter” of wall and table top
The following diagram shows how the WebCTRL server control devices.
residing on the Ethernet IP LAN gathers the data from the
Dynamic Building Modeling
The Forestry SA building in Mount Gambier has interfaced the
WebCTRL BAS to a dynamic building modeling program,
AEM4.
AEM4 calculates the theoretical energy consumption of a
building, based on live temperature and humidity data,
supplied by WebCTRL.
WebCTRL then compares the actual metered consumption
with the AEM4 data. AEM4 assumes that the building is
commissioned and running correctly. When a discrepancy is
discovered, indicating a malfunctioning air conditioning
system, WebCTRL will raise an alarm and alert the building
manager by email.
These are just examples of successful WebCTRL / SOAP
implementations. SOAP now provides the tool for building
owners to expand the usefulness and capabilities of the
building automation systems.
ESD + THE ENVIRONMENT
CONTINUED FROM PAGE 21
were carried out at night and carpet was kept on the floor for as long as leak detection and complete building commissioning, producing savings
possible to reduce the noise for the tenants below. of an estimated 75% reduction in CO2 emissions*.
The air flow modelling used for the optimisation of the chilled beam Water efficient features incorporated into the building include:
technology, (which normally requires a virtually airtight building façade) 3 taps upgraded to 4L per minute, showerheads to 5A fittings – 6L per
was comprehensive and believed to be a first for an existing tenanted minute
building in Australia. 3 upgrade of the existing single flush toilets to dual flush with a 9/4.5L
system
Australian Ethical Investment Offices at Trevor Pearcey House 3 urinals upgraded with a Sani-Sleeve low water use system reducing
(Block E), Bruce ACT water use by 95%
An office refurbishment and fitout designed to achieve 3 rainwater tanks collecting from the roof and plumbed for use in
environmental benefits and resource efficiency as well as increased staff flushing the toilets
comfort and productivity, the building refurbishment gained a 6 Star 3 garden drip irrigation with moisture sensor
Green Star rating – office design. Estimated total draw on mains water: 9.24L per person per day,
Situated at 34 Thynne Street, Block E, Traeger Court, in Bruce ACT which constitutes an estimated 75% reduction in water use.* The
and part of the Fern Hill Technology Park (about 5km from the Canberra recycling rate for the project also represented an increase of 80% by
CBD), the building is one block in a complex of 5 near identical, square weight.
two storey blocks. Prior to refurbishment it was a standard 20-year-old Comparisons with estimates for previous premises and for average
commercial office building with a net lettable area of about 1000sqm. Canberra office buildings.
The refurbishment features: Driven by an increasing sense of necessity, the architectural and
3 passive cooling and ventilation combined with a wider thermal engineering skill sets required to deliver on the greening of the Built
comfort band (19˚-26˚C) reducing demand on mechanical systems Environment while still in its infancy, have come a long way in a relatively
3 double glazing short time. What will the future hold? One vision is fully interactive
3 external walls are ‘reverse brick veneer’ – thermal mass on the inside buildings that operate in much the same way as cars deliver occupant
is insulated (75mm) from the outside air temperature needs presently, and that fully mimic nature’s heating and cooling
3 R5 insulation under the metal deck roof systems to produce negligible carbon emissions. Others see a hydrogen
3 improvements to the shading panels economy with buildings that produce their own non-grid dependent
3 exposing the ground floor slab power. Whatever that future holds, the lessons learned from each new
3 evacuated tube solar hot water heating project will bring us collaboratively toward it.
The building is designed to be passively cooled in summer by a
‘night purge’. When the night temperature drops well below the internal References
temperature the windows open automatically to draw cool air into the 0 http://www.greenhouse.gov.au/yourhome/technical/fs31.htm
building. Hot air is exhausted via the stacks and the louvered windows in 1 http://www.yourbuilding.org/display/yb/40+Albert+Road,+South+Melbourne,+VIC
the barrel vault. 2 http://www.sustainability.vic.gov.au/www/html/2575-green-building-productivity.asp
The Building Management Systems consist of C-Bus lighting control, 3 http://www.austethical.com.au/company_information/about_us/offices_-
sub-metering, a basic BMS (Building Management System), Water Guard _trevor_pearcey_house/australian_ethicals_green_office_building
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NABERS (the National Australian Built Environment Rating System) is the gold standard performance-based rating
system for existing buildings. NABERS rates a building on the basis of its measured impact on the environment and
incorporates the respected ABGR (the Australian Building Greenhouse Rating) for energy and greenhouse efficiency.
Applications for training from suitably qualified individuals to become Accredited Assessors
under the NABERS OFFICE Scheme are now being received.
Benchmark 2008 will see the launch of a suite of new NABERS tools. The new
tools will be launched in Sydney, Melbourne and Perth at the NABERS Benchmark
Conference Series in May. For more information visit www.nabers.com.au
24 • f a c i l i t y perspectives
CARBON
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DISEGNO COO1466C
Reducing peak electricity use for
profit and community benefit
Extreme peaks in electricity demand mushroom farms to telecommunica-
are expensive for everyone. Typically tions companies. They reduce de-
occurring on just a few hot summer mand either by temporarily turning
afternoons and cold winter nights off specific equipment, rescheduling
each year, they put pressure on util- processes or switching some or all
ity companies to provide reliable their load to local or standby genera-
supply and increase the price for all tion.
consumers.
“Facility Managers play a key role”
Building infrastructure just to handle says Energy Response Managing Di-
extreme peaks leads to inefficient rector Michael Zammit. “They under-
use of resources. Utility companies stand operations and the needs of
that can minimise or delay expensive tenants or staff. Many have under-
extra investment by reducing peak taken energy audits and are very
demand are willing to pay busi- aware of electricity load and patterns
nesses to reduce their electricity de- of use. They can devise workable
mand from the grid. Energy Response plans that benefit the community
links demand with supply, working and add thousands of dollars directly
with these utilities and businesses to their bottom line. Receiving up to
to run peak load reduction programs 24 hours advance warning of a po-
tential issue on the grid can in itself,
Participants come from all sectors – be extremely valuable”.
from commercial buildings and RSL
clubs to wood product manufactur- For more information visit
ers; government facilities to mines; www.energyresponse.com
RENEWABLE ENERGY BUYING GUIDE
Buyers guide to
Renewable Energy
Who gets the green light on green energy?
BY BIANCA FROST
Green is the new black as far as current marketing trends are concerned. With everything
from domestic consumables to large scale industry projects promoted as “green”, “organic”,
“carbon-neutral” or “environmentally safe”, the green bandwagon offers a boon to
marketers looking to target the “green” dollar of well-meaning consumers. So lucrative is
the green dollar that the term “green-washing” has been coined to describe the practice of
opportunistic marketers looking to capitalise on the demand for greenhouse gas-neutral
products and services. This month, Facility Perspectives’ Bianca Frost investigates some of
the myths and misnomers surrounding so-called “green energy” to assist you in selecting the
right product, at the right price, for your facility.
W
hile debate over the degree of mankind’s contribution to global greenhouse pollution emitted from nearly 1000 cars each year.
warming continues, the overwhelming consensus that climate To combat further increases in Australia’s greenhouse emissions, the
change is real and happening now is mobilising individuals, government has introduced a mandatory Clean Energy Target of 15%
corporations and governments alike to invest in green friendly product and renewable energy by 2020 but there is broad agreement that this is not
energy alternatives. For facility managers in particular, increasingly strict nearly enough to reduce Australia’s greenhouse gas emissions in time to
compliance regulations, rising energy costs and the growing push to avoid the risk of dangerous climate change.
demonstrate responsible corporate citizenship, are creating strong demand Kim Barnett, Program Manager of GreenPower, a government run,
for energy-efficient solutions to building operation requirements. national renewable energy accreditation program, says that any approved
In 2001, the previous Australian government introduced the Mandatory GreenPower purchases made by consumers are additional to MRET
Renewable Energy Target (MRET) to enforce compulsory investment in requirements and give consumers an opportunity to go beyond what the
renewable energy. However, this target is set at only a relatively low 2-3% of government has mandated through regulation.
our total energy generation. Interestingly, the total percentage of “For example,” says Barnett, “a customer on just 20% GreenPower is
renewable energy being fed into the national energy grid is currently buying roughly seven times more ‘new’ renewable energy than a customer
around 8%-5% more than federally legislated requirements due to the on standard electricity”.
demand created by residential, commercial, state and local governments. Energy retailers and a whole crop of emerging renewable energy
The remainder of electricity on the national electricity grid comes from providers now offer a growing range of “green” energy products that
generators that burn black and brown coal, and other high-polluting fossil deliver a variable percentage of electricity purchased from renewable
fuel sources. Coal burning – especially that of brown coal as used sources such as wind, solar, bio-mass and hydro. The big question is, which
predominantly throughout Victoria – is the most greenhouse intensive form of these products are genuinely promoting cuts in our greenhouse gas
of energy generation in the world and is collectively responsible for 35% of emissions, and which of those are simply exploiting the desire of those
Australia’s total greenhouse gas emissions. wanting to “do their bit” for the environment?
To put this in some perspective, a single 20-storey office block can use
more than four gigawatt hours (4 million kWhs) of electricity every year, What you need to know…
producing about 4000 tonnes of greenhouse gas. This is equivalent to the
BASED ON PURCHASING GREENPOWER TO THE EQUIVALENT OF 100% OF AN SME’ ELECTRICITY CONSUMPTION WHEN USING LESS THAN 160 MWH
PER YEAR.
f a c i l i t y perspectives • 27
RENEWABLE ENERGY BUYING GUIDE
28 • f a c i l i t y perspectives
RENEWABLE ENERGY BUYING GUIDE
contain.
1300 CLIMATE
Some retailers charge per unit of GreenPower that you use. If you buy
10% GreenPower, you will be charged this extra cost on 10% of your 1300 BE NEUTRAL
electricity consumption.
With other GreenPower products, you purchase a fixed amount of 13 88 08
GreenPower based on a set number of units per year or per day, which are
13 10 46
then charged at a fixed rate. Under this kind of plan, you can determine the
cost of your GreenPower in advance. Sometimes these are sold as different
13 14 93
size blocks. However, the proportion of GreenPower in those blocks can
vary depending on how much electricity you use. For example, the more
(03) 9822 6335
electricity you use over and above the average calculation, the smaller the
percentage of GreenPower energy you are likely to receive. Likewise, the 13 10 02
less energy you use, the greater the percentage of GreenPower covering
your usage. 1300 662 778
In some other cases, retailers will charge a fixed amount but give you a
variable amount of GreenPower equivalent to a percentage of your 13 GREEN
electricity use. For example, your energy company commits to feed 10%,
or 50%, or 100% of your energy consumption as GreenPower into the grid, (03) 9620 4400
but charge you a fixed amount regardless of the total amount of energy
that you use. 1300 307 966
Finally, there are some products that offer more than 100%
GreenPower. Under these kinds of plans, energy retailers are purchasing 1300 360 294
more GreenPower on your behalf than you actually use. Essentially this
product allows the consumer to offset the non-renewable or non-accredited 13 13 53
30 • f a c i l i t y perspectives
ADVERTORIAL
I
t is extraordinary to think that just controlling the amount of water being and could lead to problems in the
one urinal with a nine litre cistern flushed though the urinal, your business drains that require expensive specialist
flushing every 15 minutes uses over could save up to 90% on urinal water repairs.
315,000 litres of water per year. consumption.’
Not only is this excess water usage a Not only does water saving urinal
cost to businesses but we are wasting It is important to note that a “waterless technology help save on water usage
one of earth’s increasingly precious urinal” is a concept and in actual
but it can also stop odours, prevent
fact they do need some water to be
resources that we can no longer ignore. blockages and improve hygiene. All this
completely effective. The December
makes a trip to the washroom much
By investing in water saving urinal 2007 publication of Asia Cleaning
more pleasant for your visitors and
technology you can do your part to Journal states that ‘the issue with
help the environment and your budget. keeps your reputation intact.
waterless urinals is that the eventual
Dave Smith, General Manager for Pink build-up of uric scale will cause Reference: Asia Cleaning Journal,
Hygiene Solutions says, ‘By simply problematic odours sooner or later…’ December 2007
f a c i l i t y perspectives • 33
MANAGING AN ICON
F
or Stephen Page, Brisbane City Hall’s Facilities Manager, having a
sense of humour is just one way to keep smiling while managing one
of the city’s busiest facilities.
“Well I’ve got no hair left! I think to a degree your stress levels go up
and down depending on what’s happening and you tend to learn to live
with it to a degree. I try as best as possible to separate my home life from
my work life.”
An electrician by trade, Steve stepped into the hectic role of sole facility
manager for the City Hall just 18 months ago.
“The Brisbane City Council was starting up their own Facilities
Management department in 2000 and they appointed an externally sourced
Facilities Manager to start things moving. I worked with the original Facility
Manager for a few years and learnt quite a lot about what was expected, he
unfortunately left Council and moved onto the State Government. The that to ensure we tread lightly in relation to areas of heritage significance.
group evolved to provide Facility Management services across more of the We also have to consider the requirements of the tenants and the hirers with
council buildings and after gaining valuable experience at a number of sites any of our intended activities – this is often the biggest hurdle, with a lot of
I have ended up at Brisbane City Hall.” work being performed outside of hours.”
Since the City Hall was opened by the Governor of Queensland Sir To guarantee money is spent effective and efficiently at the City Hall, it
John Goodwin on April 8, 1930, it has remained a popular spot for various is crucial that Steve deals with contractors who have experience working on
events and visiting tourists. heritage sites. Locating sufficiently skilled contractors and building materials
“Just to give you an idea of how busy we are here, in the last 12 that keep in line with heritage requirements has in the past created
months we’ve held: 34 exhibitions, 35 gala events, 265 meetings, 120 challenges for keeping to anticipated timeframes for upgrades and repairs.
performances, 58 receptions, 9 school events, 10 weddings and 55 other “We have our own heritage architects working with council and they
events including sales, church services and memorials etc. We also house a can make a fairly decent decision on the spot and smooth things out to a
seniors club that operates in various function areas of city hall, they conduct degree with the state and federal government requirements. One thing
dance classes and Play Bridge, cards and have art classes - we held 854 of which can cause a problem at times is sourcing materials. For example, most
those events last year. of the doors and timber finishes are Maple or Silky Oak and the timber sizes
“We also have a childcare facility here which has about 100 children on used are now pretty difficult to duplicate, so preservation is a necessity.
site right through to kindergarten age. The childcare facilities here have Wear and tear from events do take a toll on the original building materials
been operating since the early 1940s and the facilities are open to the and in some instances we have to rebuild items to original specifications as
public, numbers permitting of course. The children have internal and they can fail. It could come down to something as simple as a doorknob”.
external play areas plus the full range of facilities you’d expect from a “As you can imagine we do also sometimes need to be able to source
normal childcare centre. Most of the children come and go from the one lift specialists on occasion such as stone masons, parquetry flooring contractors,
in the building and unless you were there at the busy times you wouldn’t Pipe Organ tuners and so forth. These trades are far from common now and
know they were here at all.” the good ones are in great demand, so you get them when they are
As well as playing host to Brisbane City Council meetings and events, available and sometimes there is a delay. Trying to source people who can
the City Hall has another esteemed tenant - the Museum of Brisbane, which provide that level of service can often be difficult.”
is also located on site and comprises four gallery spaces that cover an area The City Hall also employs a standard array of contractors such as fire,
of 600sqm. lifts, and HVAC and enlists the services of engineering specialists and
Luckily, the formidable building has more than enough room to heritage consultants as required.
comfortably deliver the multitude of events and functions it hosts each year “We have a small internal trades group including electricians, plumbers,
“There are 300 rooms in the building all up, ranging in size. The largest carpenters, painters and telecommunication technicians, which I share with
room is the Grand Ballroom or the Main Auditorium as we call it. The room the rest of the Council sites.
dimensions are 37.7 metres in diameter and it has a total area of 849 square This group affords me a timely response to urgent issues, however they
metres. It has the capacity to fit 1230 people on the ground floor plus often subsidise their resources with sub-contractors to meet our needs. The
another 214 in the gallery. If we want to have a banquet style arrangement catering is contracted out as are the majority of the audio visual event
we can house 800 patrons. The main auditorium houses a magnificent Pipe requirements. The cleaning staff works for the operations team and its blend
Organ which is absolutely fantastic to listen to on those occasions when we of internal and external providers which is fairly easy to deal with. The in-
have an organ recital. There are 5 other glorious function rooms of various house cleaners do have a love for the building, and a lot of them have been
sizes and themes that are available for hire.” here for quite a few years so they know what the requirements are, which is
Steve says keeping on top of interior presentation, maintenance, and great.
hygiene standards is essential for a building that has such a widespread “We’re very lucky we’ve also got an in-house electrician who takes a
public profile. great deal of care with the building and is always coming up with innovative
“We’re constantly painting the place because it’s an old building and it’s ways to improve the maintenance factor and energy efficiency for lighting.
often getting damaged with things coming and going. There are all the More recently he has been doing some experimentation with light emitting
timber finishes, tiled floors, parquetry floors, concrete floors and walls and diodes (LEDs), to see if it would be more sensible to do some retrofitting
solid plaster that need to be maintained - there’s a lot of plaster in the place with those.”
which is easily damaged. There’s also general building maintenance - the Steve has found it vital to have access to up-to-date information relating
building is air conditioned, originally it wasn’t and a lot of the equipment to the site when addressing heritage requirements – an objective which
was put into the available spaces. In some instances it’s no longer practical often proves the most demanding facet of working for the City Hall.
to maintain this equipment and it needs relocating to a more suitable spot. “The biggest challenge for this site is obtaining up-to-date information
Some of it isn’t exactly pretty either and we need to take this all into account relating to the building, there have been so many changes over the years
when we plan any improvements. A lot of the services have been installed with not as much attention paid to the information. Some of the areas have
over a period of time and a lot of them have been updated over the years been refurbished a multitude of times and yet some other areas are
as they’re quite old.” extremely original. Unfortunately some of the original infrastructure is hidden
Aside from dealing with the everyday nuances that an 80-year-old behind walls or other structures and that can impede access. We’re
building can deliver, part of Steve’s role involves adhering to strict heritage addressing this as we undertake a series of audits within the building. Just to
building requirements when undergoing any maintenance or developments give you an idea, if we go to paint a wall we can’t just paint it. We have to
at the City Hall. do scrapings on the wall to see what the original colours were and see if we
“There is always a lot to learn especially when you are dealing with can return it back to the original colour.”
building methods from the 1930s. Trying to deal with heritage related issues As part of a 10-year-plan to restore the building to its original state, a
like timber floors is also an issue we face and subsequently try to make series of audits on the entire structure are already underway. Steve’s long-
good on when they’re damaged. We’ve got a conservation plan that we term strategy also includes developing and maintaining one repository for
established in 1992 and that is essentially our working bible, we work from records relating to the physical structure of City Hall.
34 • f a c i l i t y perspectives
MANAGING AN ICON
“That is my ultimate goal and it will make it a much easier place to manage. “The industry as a whole is evolving rapidly and as every FM in the
At various times they’ve had cleanups here and not realised just what has industry knows, a facility manager has to wear many guises. It’s important to
been thrown away. stay on top of developments and technology advancements in FM - there is
Another aspect which has impacted on that is that the site has been a public requirement for us to do that. There is an expectation of people in
used for a number of different purposes, years ago it housed a great deal of this role to at least have a basic understanding of what is required in areas
council office staff and a lot of those moved out in the 1980s to an office such as sustainability, so they are able to source an answer or a design to
tower that was built for them. Those rooms were subsequently returned to meet the requirements.”
function rooms. As you can imagine at those times when they’re moving Steve keeps in regular contact with previous Facility Mangers from the
people around, records can get lost.” Council and has found maintaining networks in the industry a valuable
“I take a lot of ownership with regards to the building and believe that support network when problem solving.
my input into the delivery of maintenance and capital works will bring the “Networking is vital, like anything if you can make a phone call and talk
site forward to a much higher level than without my involvement. I also see to somebody and get their ideas on a problem, you can get your answer
myself as the “compliance policeman” for the site and since I started the fairly promptly. Being the only FM, you can be isolated from the rest of the
levels of compliance has been raised a few notches.” workgroup to a degree so it is good to touch base with people who
Risk Management is also top of this busy facility manager’s priority list. understand what you’re going though and what your role entails. The role is
“City Council has its own corporate risk management area and it deals pretty demanding and it can be easy to isolate yourself through immersing
with the general policies which apply to council and as a venue we have to yourself in the workload, however it is still a good idea to nurture those
fit into that. Brisbane City Council has embraced zero harm for workplace relationships from time to time to ensure you have an effective network of
health and safety some years ago and that means no harm to anyone at support.”
anytime. The intention is to bring your workplace health and safety injury While other Facility Managers might be daunted by the many
rate right down to zero by addressing all known risks and changing work challenges of facility managing one of Brisbane’s most adored landmarks,
practises accordingly. It’s been a steep learning curve particularly for FMs at Stephen Page enjoys the responsibility of his diverse and demanding role.
council as we were typically inundated with requests to improve the health “It’s a varied role, you never know from one day to the next where
and safety of our sites. you’re going to be taken. There is a lot of responsibility and the buck
“As you can imagine with an old building like this with great big marble definitely stops with this position. Often a decision has to be made and
staircases which don’t have handrails you can get your hand around to hold sometimes they’re hard decisions, you have to live with them right or wrong.
on to, you come up against problems. This is when it is good to have your Sometimes you’re literally thinking on your feet. The best thing here is the
own Heritage Architects available.” people, everyone here puts in an enormous effort to deliver the best and
Whether it’s the latest in health and safety requirements or discussing that’s from the very bottom to the very top. There is a level of understanding
the latest in record- keeping essentials, Steve says knowledge sharing with that it’s the home of the Brisbane City Council and it deserves that little bit
colleagues in the Facilities Management industry is crucial factor in keeping of extra effort from all. There’s definitely pride among people working here.”
on top of the latest developments.
f a c i l i t y perspectives • 35
WORLD NEWS AND IN BRIEF
FP: Why was the theme of sustainability chose for this year’s organisations and suppliers have linked together which talk about very
annual BIFM conference? specific sustainability projects like energy sustainability, to demonstrate the
IF: We chose sustainability because it’s is a very topical issue and when outcomes partnerships and good governance can achieve in relation to
we looked at our conference in 2007, we felt that the underlying themes sustainability.
of sustainability and environmental issues were prevalent in many of the FP: How many delegates are you expecting at the conference?
subjects covered and many of the 2007 delegates that we spoke to also IF: Last year we had delegates from over 22 countries and this year
requested that we cover sustainability in full for our 2008 conference. we are looking for around 400 delegates to attend the conference.
FP: What are the main topics that will be addressed in the What we have found is that, while this is really designed to be BIFM’s
conference? UK-based conference, there are still a large number of interested people
IF: Most of the talks will be linked to sustainability – not necessarily who visit from overseas – people from as close as Europe and Ireland, and
just from an environmental point-of-view, but also from one of longevity. as far away as the Russia’s, the Middle-East and Africa.
Our speakers – who come from a range of client and supplier This year we are also expecting delegates from FM associations in the
organizations – can choose topics related to sustainability and link them to US and Australia.
either environmental issues, sustainability issues or simply talk about issues FP: What professional backgrounds will your delegates have?
facing facilities management in the long term. IF: We expect people from five different streams to attend: end-users
FP: Who are your keynote speakers? from client organisations looking for best practice and networking
IF: We’ve got a number of keynote speakers from a number of opportunities who will come from wide-ranging backgrounds in both the
backgrounds, taking quite a wide range of different approaches to the public and private sectors; management providers in FM working at high
theme of sustainability. strategic and tactical levels and very often providing services to the client
For example, we’ve got the Chief Executive of Oxfam who’s going to organisations such as management advice and guidance; service providers
link sustainability - not so much to environmental issues - but within the from the catering, cleaning, security, front-of-house, concierge services,
context of providing services within the not-for-profit and charity sector mechanical, electrical sectors; consultant service providers and other
whose key focus is in securing human beings the basic essentials of life. various product providers.
We’ve also engaged a key forecaster who’s going to be linking FP: What other events will be held during the conference?
sustainability issues particularly with relation to the government agenda. IF: There will be a whole range of side events that will compete
His name is James Woodhouse. He is a professor and futurist who’s a very, alongside the main events of the conference and deal with some very
very keen supporter of the targets that government is arguing industry eclectic subjects.
should be adopting regarding sustainability. For the first time, we are hosting a Boardroom Challenge and inviting
Beyond that, we’ve got a whole wide range of case studies that client young people in the FM industry to come in and present an initiative or a
36 • f a c i l i t y perspectives
WORLD NEWS AND IN BRIEF
project to some quite esteemed VIP’s who will act as a board and will
critique the young FM’s ideas.
We have also organised events like, ‘how to network in FM’.
Networking is a particularly valuable skill in FM and having someone who
is a good networker on your team can deliver some really good results. A
lot of people in FM either don’t like networking or are not natural
networkers, so this event is designed to give them very useful and
practical tips on networking within the FM environment.
FP: What are BIFM’s aims for the conference?
IF: We have two main aims. Firstly, we are aiming to provide an
important networking event that brings people together and can assist
them in their professions just by meeting other people who also work in
FM. Secondly, and most importantly, the main aim of the conference is
knowledge exchange, about bringing people together so they can both
gain and exchange knowledge.
FP: What direction or general trends is the FM industry following
in the UK?
IF: The direction of FM is expanding – in particular, the core areas of
FM are changing as clients demand more and more from the scope of FM.
One of the key trends here in FM is how our scope seems to be
travelling into the business areas of the industry.
For example, a lot of FM people, whether engaged in-house or as
suppliers, are now being contracted out by client organizations to manage
their finance or HR requirements.
The reason for this is that client organizations are increasingly finding
that the FM community are the best people to manage contracted
activities. So while FM traditionally provided the hard and soft services that
were very close to the built environment, areas such as travel, invoice data
and other business areas like payroll, are coming under the scope of
facilities management.
The other thing we are seeing more and more, is the convergence of
real estate and FM.
Where FM once ran parallel to real estate, we are now seeing a
convergence between the two responsibilities with many more senior
facilities managers in the UK now managing the real estate responsibilities
of their facilities as well.
FP: What are the main issues or challenges facing the FM industry
in the UK?
IF: Environmental and sustainability issues are really dominating the
FM landscape in the UK at the moment. Related to that are compliance
issues. In fact, compliance is a huge issue due to ongoing changes in
European legislation.
More and more emphasis is now being placed on employers – and in
turn, the FM industry - to demonstrate that they are complying to
legislation, whereas ten years ago, there was more emphasis on
government officials coming in to check that organizations were complying
to that legislation.
In other words, facility managers don’t just have to comply with
legislation, they have to actively demonstrate that compliance and if they
fail to do so, they could very easily find either themselves or their
employers in court for non-compliance.
This is a really big issue here because every facility manager is striving
to comply with legislation and good practice, yet sometimes they are
finding it very difficult to understand what that good practice is.
The other big issue in UK FM are training and education.
Tertiary training for FM in the UK only really starts at the post-graduate
level but there is also a need for potential facility managers to determine
their career at entry point. So, the need to assist young people at a lower,
on-the-job training level in FM is a big issue here and is another topic that
will be discussed at the 2008 conference.
FP: What kind of government regulations are in place with regards
to facility management in the UK?
IF: There are a number of initiatives active in the UK - both mandatory
and advisory.
There is a big emphasis on renewable’s, and new buildings must
comply and demonstrate that they have included new renewable energy
in their design.
Building restrictions are very strict in the UK but there is a lot help
available from the government in managing carbon emissions and making
energy savings as well.
FP: What impacts will recent European Union resolutions on
carbon emissions have on FM practice in the UK?
IF: It is difficult to tell what effect on the ground the recent EU carbon
emissions targets will have on the FM industry.
f a c i l i t y perspectives • 37
WORLD NEWS AND IN BRIEF
38 • f a c i l i t y perspectives
HOSPITALS & HEALTHCARE
Critical Maintenance –
Facility Management in
today’s Hospitals
For those Facility Managers who spend their working days behind the scenes at our public
and private hospitals, maintenance can become a life or death situation. To ensure patient
and visitor safety, is it critical that all equipment is running reliably and at optimum
performance, 24 hours a day. Facility Perspectives’ Melanie Drummond talked to James
Smith, Facility Manager at Mount Private Hospital in Perth, about the issues facing Facility
Managers in the HealthCare system and discusses why it is vital that hospital maintenance
makes the move from a reactive to a more proactive environment.
f a c i l i t y perspectives • 39
HOSPITALS & HEALTHCARE
M
ount Private Hospital is a leader in the provision of private full time OSH manager and have regular infection control meetings that
hospital services in Western Australia. Located at the base of cover the health and safety of the workers, patients and everybody on
Kings Park on Mounts Bay Road, Perth, the hospital provides site to look at what we can do to reduce risk of injury and infection.
access to the State’s leading surgeons and hospital equipment. FP: What do you do to reduce risk of injury and infection?
Mount offers the only Level 3 private Intensive Care Unit in WA and JS: We have an infection control officer; it’s her job to make sure we
a range of other specialised services that make it the first choice for reduce infection by keeping up with the latest standards from the health
many seeking private health care in our Western State: department. In my area it is about our equipment, making sure we don’t
3 220 beds have any dead legs in our plumbing to prevent legionella developing.
3 2 x state of the art Cardiac and Vascular Catheter Labs We need to make sure our dosing and heating of our hot water is done
3 A Coronary Care Unit and checked every week. We do regular testing and audit the testing
3 9 specialised theatres regime to make sure our water towers are cleaned regularly and there’s
3 Day and Endoscopy Unit no legionella evident. We make sure that our guys that come on board
3 Onsite Medical Centres for Specialists know the task they need to perform, that they have their JSA’s filled out
3 Onsite pharmacy, pathology, radiology and physiotherapy and know what the risks involved are for everyone in the workplace.
3 The Mount Cancer and Research Service Centre FP: Clearly the fallout from not keeping on top of maintenance is
3 Specialised acute medical ward serious, how do you cope with that responsibility?
3 Oncology clinic JS: I guess you mature into these jobs and develop the knowledge
Facility Perspectives spoke to Facility Manager of what you need to in the short term to fix the problem and to prevent
James Smith, about what goes on behind the scenes at it reoccurring. Hospitals are very reactive so you’re constantly changing
one of Perth’s leading private hospitals. gears. We have a preventative maintenance system that is a work in
FP: What is your background in facilities progress, improving the system will increase our reliability which will
management? reduce the reactive nature of what we do. Every day is challenging, and
JS: My background is in Reliability Engineering and requires re-prioritising what needs to be done and what may affect
RCA. patient safety and comfort.
FP: How big is the facilities department at Mount Hospital? FP: Are there are other forms of emergency management in
JS: The facilities department is made up of: 3 people in place to address other situations that might occur in the hospital?
maintenance, 5 people in the carpark and 1 person responsible for JS: Apart from clinical, there are fire evacuation plans, bomb threat
gardening. procedures, and security and access systems in place.
FP: What facility management needs are unique to running a FP: What are the KPIs the Facilities Management department
hospital? work towards?
JS: There’s much more variety of equipment and the criticality of JS: We have KPIs for labor hours, another is our responsiveness. We
equipment failing is much greater, it’s an acute environment. Equipment also have a monthly budget to meet.
such as the air compressors, vacuum systems and fire panels are much FP: How is your responsiveness measured?
more critical in this environment. If the air conditioning develops JS: At the moment we’re gauging that. Everybody’s idea of when
problems in the theatres then they may have to stop operating. We’ve things need to be done is different, most people want things done
also got emergency generators which we run up once a month to make yesterday! Obviously we’re trying to be responsive and we look at every
sure they’re all working and everything is functioning correctly in case we job. What I’m finding is that when we’re talking through the jobs, we’re
have a power outage. Even though we’re in the CBD we’ve experienced realising that it’s not always maintenance that needs to attend to the job.
power surges and phase dropouts causing us to use our generator sets. We’re putting some of the responsibility back on people who are making
Surgeons can’t operate if we are using generators because of a power that supposed ‘critical’ call. It’s often things that people might do at
interruption. home, like change a reading light bulb. but when they come to the
FP: To what extent are contractors employed by the hospital? workplace they don’t think it’s their job to have to do it. It’s putting it
JS: We employ a variety of contractors who take care of fire safety, back on people and saying that, ‘Yes you can do that’. We’re not asking
air conditioning, vacuum systems, medical air compressors, boilers, anybody to do anything they don’t feel comfortable with doing.
sterilisers etc. Most are specialty contractors and highly competent in FP: How much involvement do you have with the public and
their core business. responding to their feedback on the hospital?
FP: How many contractors come through the hospital in a week? JS: Generally we don’t have any direct contact with the public unless
JS: It varies from day to day. But we try to spread the load over the we’re fixing something in a room. As far as feedback goes, we
week because our supervisory capacity is limited. There is one or two per occasionally have negative feedback regarding things that haven’t been
day at least. We also have a redevelopment going on at the moment fixed in a room, but in those situations we use this opportunity to
and we’re looking at more inductions, permit etc than normal whilst the improve.
peripheral work going on. FP: Obviously sustainability is a big topic in FM these days, how
FP: How do you manage them all effectively? has the issue affected your role at the hospital?
JS: They’re usually regulars so when they arrive they know where JS: If I had more time I would work more on the pet projects I get
they’re going and they sign their keys in and out. We don’t have a need excited about, one of them is saving water. I would also like to do more
to directly supervise them. If we have a contractor that’s not inducted or work on a life cycle management plan.
we haven’t seen before, we make sure they have a full understanding of FP: Have you managed to implement any water saving
what the job is about and we put them through the induction process. measures?
Including writing JSA’S and the permit system. JS: What I’m currently doing is measuring how much water we are
FP: As far as the contractors meeting health and safety using and trying to identify where the largest usage is by way of a driver
requirements, how do you monitor the work they’ve been doing? tree. Installing an RO unit has saved about 16 cubes per day.
JS: Generally whenever a contractor comes on site, they meet with FP: What is the biggest user of water there?
us and discuss what the job is going to be, there haven’t been any major JS: Without a doubt it’s patient showers and the cooling towers at
issues and I would attribute this to our rigid job start packages. We the peak of summer. Other large consumers of water are our equipment;
ensure that we discuss the job and any safety concerns before the job we went through a cycle last year where we were manually dumping 20
begins and inspect the works after the job is completed. Commissioning tonnes a day of treated water down the drain. This was from our boilers
and handing the equipment or rooms back to operational staff is also to maintain quality steam to our sterilisers. What we were trying to do
crucial. was to lower our total dissolve solids (TDS) to our sterilisers. We
FP: How much of a back up do you need for power? purchased a Reverse Osmosis system to reduce the TDS and hence
JS: There’s about 45 to 50 hours of back up power available from we’re not wasting all that water. Unfortunately as a trade off we do have
the emergency generators. We also have a UPS system for back-up to dump 30 percent of the RO system water down the drain because of
emergency lighting in the theatres etc should the generators fail. the high TDS it produces. But this is reduced to only 2 tonnes per day.
FP: How important are health and safety issues? The intention for future water savings will be to put all of our waste water
JS: Health and Safety is placed very high on the agenda. We have a from the cooling towers through our RO system. And to use the high
40 • f a c i l i t y perspectives
HOSPITALS & HEALTHCARE
f a c i l i t y perspectives • 41
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here is a lot of discussion in the corporate world at present about then time to consider choices for approaching carbon neutrality.
carbon neutrality in the built environment. Unfortunately, there is Here are three such choices:
very little understanding of the issue and this applies across most 3 Assuming you have reduced your direct and indirect energy use to a
sectors of business. Such a state of affairs needs to change rapidly, given minimum, carbon neutrality can appear to have been reached, at
what we now know about how human activity is driving climate change. least in terms of electricity usage, by purchasing 100% accredited
So what does being carbon neutral mean? Unfortunately, many Greenpower (renewable energy sourced from sun, wind, water and
people share the muddied view that ‘carbon neutral’ equates to ‘carbon waste).
offsets’. This is a fallacy. Carbon offsets are just one strategy to help 3 In addition to pursuing carbon neutrality in your operations, you can
negate the impact of greenhouse gas emissions. Being carbon neutral also influence the decisions of stakeholders, including employees,
requires a structured program where a number of strategies help deliver clients, tenants and suppliers. This is a more difficult target, requiring
the broader goal of being truly carbon neutral. A carbon neutral building, close engagement with these stakeholders to understand their
for example, can be defined as one that produces no net contribution to power consumption patterns and to assist them in reducing that
carbon emissions. Such a goal, even if it is achievable, is difficult and consumption. In the case of a commercial building owner, for
requires significant long-term planning and, in the short term, it may example, there would then be a need to help the tenants to reduce
involve significant expenditure. consumption and even to generate or purchase carbon credits on
their behalf.
Accepting the sustainability challenge 3 An aspirational goal is to be carbon negative. This would involve the
The immediate temptation may be to put this challenge into the ‘too capture/offset of more carbon than is produced in business
hard’ basket but, other than the moral and even life-preserving operations by a particular date.
arguments for working towards carbon neutrality, there is a very strong Of course, the higher you aspire, the higher the immediate cost, but
marketing imperative. You should be taking this seriously because an the whole issue of sustainability is now developing so quickly that
ever-growing proportion of your competitors are, or soon will be, judgements are more likely to be made according to non-monetary
adopting a vision and a program to operate in a carbon-restrained values. At the very minimum, the danger for those who don’t invest is a
future. loss of market share.
To effectively manage and reduce greenhouse gas emissions, and
therefore move toward a sustainable future, one should approach the Options in a carbon neutral strategy
challenge in stages. The fundamental step is to do all you reasonably can The concrete steps in this journey toward greater sustainability and
to reduce carbon pollution of the atmosphere as a result of the daily the achievement of carbon neutrality are now quite well-documented but
operation of your business, through easily accessible measures. If you are any individual program will by necessity, in the short term at least, most
not prepared to do this, than the entire issue of offsets and carbon likely involve participants adopting a selection of initiatives and taking a
neutrality is to some extent irrelevant. staged approach. It is critical to carefully consider the options available
This initial activity might involve relatively straightforward initiatives for a particular business location and implement them within a
such as more efficient power usage by turning off lights more often determined strategy. Here are some options to consider.
and/or replacing traditional light bulbs with the new energy efficient Green power
variety, and perhaps also travelling less, teleconferencing more and There are various ‘green power’ schemes on offer and this option is a
encouraging staff to use public transport. It might include relatively government accredited clean, renewable form of energy from solar,
simple engineering actions such as changing the temperature set points wind, hydro or waste. It is important to check that the green power is
on the air-conditioning a degree or two higher in summer and a degree supplied from a certified 100% renewable source.
or two lower in winter. Once you have begun the process in this way, it is Cogeneration/Trigeneration:
SUSTAINABILITY FORUM
Co-generation is an attractive option if the opportunity to generate benefits offered by sustainable practices, such leases also provide
electricity on-site is available as it can be very efficient in reducing financial benefit in the short term due to reduced maintenance and
greenhouse gas emissions. It involves using the recovered heat from in- running costs.
house electricity generation to provide heat for the building. Waste minimisation
Trigeneration takes this process one step further and converts the waste Although waste recycling is a measure that helps reduce the
heat to help cool the building interior via an absorption chiller. These quantum being sent into landfills, any sort of recycling is an energy
systems are particularly useful in areas where the power infrastructure is intensive affair, and more often than not water intensive as well. Thus,
heavily loaded, and they can negate the need to install diesel back-up minimising of waste produced at source is more effective at reducing the
generators. impacts of waste on the environment. If any hazardous wastes are
Renewable power generation produced on site, ensuring proper disposal and closed loop recycling
Wind and solar energy can be used to reduce the demand on ensures that any toxins involved are contained and not released into the
electricity from the grid but of course they are dependent on the wind surrounds.
and solar radiation available at a particular site. The wind source of Site ecology renewal project
energy may be some years off for many sites and even centralised wind In appropriate locations, various measures such as bio and
farms still are relatively uncommon. It is interesting to note, however, that phytoremediation, in the creation of wetlands and drainage swales, allow
the new Bahrain Trade Centre has been built with three integrated 29- wastewater to be treated naturally by organisms in the soil and re-used.
metre wind turbine generators that supply up to 15% of the building’s Wherever sufficient land is available, this often can tie in with capture and
power needs. Solar power is a more likely option at this stage in Australia re-use of water.
and it has the additional benefit of making a highly visible statement of Indoor air quality/productivity improvement
the involvement in renewable energy harvesting. In addition, solar yield Research has shown that the use of hybrid air treatment systems can
peaks at the same time as the maximum energy demand. improve occupant health and productivity, and often boosts the energy
Biosequestration efficiency ratings, thereby reducing carbon. Hybrid systems include
This option involves CO2 harvesting through the use of vegetation, mixed-mode ventilation, which is the combination of both natural and
typically where trees are grown to help offset the carbon emissions of a mechanical ventilation. Appropriate indoor air quality can be achieved by
business operation, and are themselves a renewable resource. This is one natural ventilation or cross ventilation with the strategic positioning of
of the lowest cost options but there are some doubts as to its sustainable open-able windows. These measures ensure an oxygen rich air supply for
credentials. Research in New Zealand indicates most of the trees take 25 occupants with a reduction in the demand on traditional HVAC systems,
years to mature and that the subsequent generation, following harvest, which reduces emissions.
can take 75 years to mature. In addition, the process of capturing the Cradle to cradle building regeneration
carbon is also removing nutrients from the ground during the harvest. Throughout the industrialised age, most products have been
Green-lease development designed for the short term and modelled on a linear cradle-to-grave
Whenever existing commercial leases are up for renewal, or new approach; that is, creation, use and disposal. Along with recycling and
contracts are being drawn up, general sustainability and energy efficiency waste reduction, most new products being selected can be chosen with
initiatives can be included in the rental agreements as part of the tenant’s their future behaviour in mind; namely a cradle to cradle approach, so
responsibility in maintaining the premises. Other than the long term that when it has served its useful life, the product can either be re-used
VICTORIA
260 City Road, South Melbourne
T 1300 559 275 • F (03) 9682 8281
E info@klein.com.au • www.klein.com.au
vast range
44 • f a c i l i t y perspectives
SUSTAINABILITY FORUM
for other purposes or sent back into the material flow to re-enter the 3 ensure you have a strictly administered budget to realise the
loop for a fresh cycle of use. changes you have selected;
Water capture and reuse 3 communicate your new focus to all service providers and make it
While not directly a carbon issue, water conservation is a key clear that they must satisfy your new sustainability requirements;
element in achieving an effective level of sustainability. Harvesting of 3 test the new regime for improvement and benchmark your
water is achievable in properties with large roofs or indirectly through the performance against Best Practice, which may be an energy rating
use of green roofs featuring vegetation. The water can be used for toilet scheme for buildings such as the Australian Building Greenhouse
flushing, car washing and other low quality (or grey) water usage. Other Rating scheme (ABGR) or the new National Australian Built
options include recycling treated grey and black water and these systems Environment Ratings System (NABERS), when it is fully developed.
can be incorporated into the existing on-site wastewater management, in But remember, you need to take the first step. Realistically, you
conjunction with the rainwater collection. might move forward with some easy but ideally highly visible ‘wins’ in
Education programs emissions reduction. This is often the key to achieving buy-in from all
Raising the awareness and understanding of the issue of carbon parties.
emissions is arguably one the most significant steps that can be taken. Finally, and of signal importance, you need a driver to push this
Businesses that are serious about sustainability should be pulling newfound agenda – perhaps a Sustainability Champion, and that person
employees, clients, suppliers and contractors into the carbon neutral must be committed, have sufficient time and resources, and the
‘loop’. Building occupant behaviour, for example, has a significant delegated authority to act.
influence on energy efficiency regardless of any advanced technologies The time has arrived for strong leadership not only at the
implemented in the building. government level but also at individual industry level, to drive policy
As an example, at Steensen Varming’s offices in Sydney, which is change, realign values and take responsibility for action that will
already occupied by highly energy conscious engineers, a new energy safeguard future generations.
reduction program has recently delivered a measured additional saving
of more than 20 per cent, without any new technology being installed. About the Author
Planning for the rapidly approaching future Stephen Hennessy is a Director of sustainability
As noted earlier, the application of any of these options must be strategists for the built environment, Steensen
framed within a pre-determined strategy that seeks to achieve solid but Varming.
realisable goals. Steensen Varming are building services engineers
The first step is to determine where your organisation currently with a reputation for high quality and innovation (the
stands in terms of its carbon footprint and then to establish what you first chilled ceiling installation in Australia was
want to achieve. designed by Steensen Varming in 1974). They came to
In planning this strategy, you will: Australia in 1953 to undertake the mechanical services design for the
3 examine carefully the organisation’s culture and most likely have to Sydney Opera House, and have since gone on to provide engineering
change it; design and management services in many of Australia’s significant
3 educate your staff based on the best information available; cultural and iconic buildings.
3 realise the predominance of lifecycle issues over first cost;
• Room Reservations
• Project Management
• Capital Budgeting
• Space Management
• Asset Management and Maintenance
• Emergency Preparedness
• Environmental Sustainability Assessment
• Condition Assessment
• Lease Management
Sydney Office Melbourne Office Brisbane Office The #1 Solution for Total
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f a c i l i t y perspectives • 45
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ESSENTIAL SAFETY MEASURES
Building Update
About the Hendry Group
Derek Hendry is the Managing Director of the Hendry Group of consultancy 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.
Aust Wide: Fire Lines Discontinued providing a safe and liveable building.
Telstra has advised that a number of its fixed line customers will be Moving into a recently built or partly built building before sign off is
disconnected by 31 December 2009. These Dedicated Lines are issued is an offence in many states. Occupants need to ensure they have
extensively used by various organisations for monitored fire alarm systems the necessary approval to occupy the building. It is in the best interests of
in all states, wherever fire alarm systems are connected and monitored the owner, builder and facility manager that building work has been
directly by the fire brigade (NSW regional, VIC, QLD, NT, SA and WA). satisfactorily completed and that final sign off has been issued. A sign off is
Check to see if you are affected (source FPAA: www.fpa.com.au). imperative because:
3 Where the building work is found to not comply with approval and
NSW: Know Your Accredited Certifier legislation the contractor can rectify while still on site and no
It is important for Facility Managers to know the Accredited Certifier additional interruptions later will be experienced.
they are using for fitouts / alterations and understand the regulatory 3 Generally where a statutory approval is required for the building, it is
framework for private certification in NSW, within which the Accredited an offence for a person to occupy the building unless the formal sign
Certifier must work. off has been issued.
The Building Professionals Act 2005 was proclaimed on the 25 3 When an owner wishes to sell a property, prospective purchasers may
January 2007 and allowed the newly formed NSW Building Professionals want to know that any building permit issued in relation to the
Board (BPB) to commence accrediting applicants as accredited certifiers, property has been formally finalised.
hear complaints against accredited certifiers, and carry out investigations 3 Some liability periods are triggered by the date of issue of the final
into the work and activities of certifying authorities from the 1 March 2007 sign off. This period maybe extended beyond the time necessary
onwards. through delaying the obtaining of the final sign off.
Accredited certifiers, dependant upon the accreditation type and level 3 Owners of commercial buildings have a legal responsibility to ensure
held, act as certifying authorities, in addition to local council’s which are that maintenance of essential safety measures is carried out and in
also certifying authorities, to issue complying development certificates, some states that an annual essential safety measures report is
construction certificates, subdivision/ strata certificates and final completed.
occupation certificates. Many engineers are also accredited to issue
compliance certificates for works within their field of expertise. In recent For more information call the Hendry Group on (03) 8417 6500.
years, private certifying authorities were responsible for up to 30% of all
construction and occupation certificates and almost 50% of all complying
development certificates.
In their first year, the BPB has converted 450 existing accredited
certifiers into one accreditation scheme, determined 47 complaints against
accredited certifiers, including issuing fines, published a disciplinary the real-time energy management solution
register on their website and referred 15 additional matters to the
Administrative Decisions Tribunal.
HVAC Tenants ABGR Rating
As a Facility Manager, it is important for you to know the Accredited Target
Certifier. Seek recommendations, check references, and contact the BPB to Current
confirm their type, level, accreditation status and history, and any
limitations that may exist on their accreditation. EOY Forecast
Lighting
f a c i l i t y perspectives • 47
Protect your property and all occupants in your building, while fulfilling your legal obligations and
maintaining compliance. Specialists On Safety can provide a total solution tailored to your specific
requirements – office buildings, factories, shopping centres, universities, health facilities, retail outlets.
Specialists On Safety
Specialists On Safety provide expert advice and service
for all your safety, risk and emergency management
requirements. SOS is accredited through the Fire
Protection Association (FPA) to develop procedures and
deliver training in Workplace Emergency Response.
At SOS, we believe in service. We assist you to fulfil
your compliance and due diligence requirements by
providing annual programs to your staff, occupants,
contractors and wardens.
To ensure you receive the maximum benefit from our
knowledge and experience, we use equipment that
enables practical fire extinguisher training, even in CBD
buildings. SOS provides handouts for all training, and
occupants to ensure an appropriate level of knowledge
issues certificates to participants who attend. Reports
and awareness. This training is tailored to the site, and
are provided for all Evacuation Exercises and minutes are
completed for all meetings. includes site specific information to ensure compliance
with relevant standards. Checklists are also available to
An online database is available to maintain contact ensure wardens complete inspections of their area, and
information for the Emergency Control Organisation for maintain compliance with AS1851 – email reminders are
your site. Reports and attendance records are provided in sent until the checklist is completed.
a secure, password protected environment. This will
enable you to access reports at the click of a button.
To access our expertise and receive exceptional
Our online systems have expanded to include service, please contact Chris Tasic by email at
training, which can be accessed by all staff or building chris@sosaustralia.com.au or telephone 0401 018 696.
SUSTAINABILITY FORUM
Sustainability in
the workplace:
How green is green?
BY MARK PHILLIPS, FREELANCE JOURNALIST
The widely held belief is that the commercial and public sectors are at the vanguard of the
charge to address climate change. But are they really doing as much as they say? Many
organisations are, but is sustainability still a largely ‘aspirational’ goal for others and are
some merely ‘greenwashing’? Mark Phillips reports.
f a c i l i t y perspectives • 49
SUSTAINABILITY FORUM
B
eing ‘green’ is now a socially acceptable norm, with guilt about sustainability within an organisation, while 17 percent of firms have no
harming the environment the main driver for consumers adopting a one responsible for the function.
more environmentally friendly lifestyle. According to the study, the bottom line is that organisations are failing to
This is the finding of a residential survey titled 2007 Attitudes and realise business benefits from sustainability programs. While sustainability may
Behaviour Toward the Environment, carried out by the British Market Research be firmly on the boardroom agenda as companies compete for a
Bureau, in which half the respondents said they never leave lights on and 72 ‘responsible’ reputation, it seems executives have yet to find a way to harness
percent said they have invested in energy-saving light bulbs over the last five it as a commercial force. Indeed, one third (33 percent) of global respondents
years. conceded that their company only makes sustainability efforts in markets
Upon its release in November 2007, UK Environment Minister Joan where it is perceived to have an impact on customers’ perceptions of the firm,
Ruddock enthused: “The most encouraging finding in this survey is the and a similar proportion (31 percent) actually admitted that their company’s
majority of people believing that it is up to individuals to accept responsibility sustainability efforts mostly centre on communication, rather than actual
by making lifestyle changes.” change.
This, of course, is all very well, but what about the commercial sector? James Watson, senior editor at the Economist Intelligence Unit, says that
After all, the majority of commercial properties cannot meet the minimum although many companies are moving away from mere rhetoric towards real
rating system developed by the Green Building Council of Australia. Is there a business initiatives, a gap remains between what they claim they are achieving
similarly tectonic shift in the attitudes of business leaders toward the in terms of managing their social and environmental impacts and the extent
environment – something reflected in the introduction of real and measurable to which their executives feel involved in these activities.
sustainability programs in facilities? And if not, why not? “Companies need to devise strategies that do more to engage staff in
Based on the findings of two new international studies, the answer seems sustainability through their day-to-day activities,” he maintains.
to depend on the credence you place on corporate rhetoric as opposed to its The research goes on to identify that sustainability programs are missing
day-to-day execution. out on board level leadership. Even where there is a person responsible for
Building and maintaining a green office tower may require extra time and such matters, in two out of five organisations (40 percent) that person does
effort, but corporate respondents to one survey say they are prepared to not report directly to the board.
overcome the obstacles and embrace sustainable practices with open arms. Comments BT Global Services CEO, Francois Barrault: “The link between
Unfortunately, another reveals a significant gulf between aspirations and sustainability and commercial success is, without doubt, becoming clearer all
actions. the time. The key to helping sustainability programs benefit society, the
CoreNet Global, an international association of workplace and corporate environment and the bottom line is leadership. All organisations, BT included,
real estate executives, together with real estate provider Jones Lang LaSalle, are at the start of this journey, but now is the time for CEOs, CFOs and the
queried more than 2300 attendees of CoreNet Global Summits on four managers of facilities to lead from the front.”
continents in recent months. They found that a large majority of companies On a positive note, it seems that people are bringing measures they
around the world say they view sustainability as critical to their business and practice at home into the workplace, with nearly one quarter of respondents
are willing to pay a premium to help their companies become more (24 percent) agreeing that their organisation’s sustainability efforts are primarily
sustainable. Indeed, for an overwhelming 79 percent of respondents, driven by staff at the grassroots rather than senior management. Other global
sustainability is claimed to be a near-term business issue that is important findings include:
today, or will be in the next one to two years. 3 ‘Commitment to sustainable practices’ is rated the least important
According to the survey, most companies are willing to pay for consideration when deciding to partner or collaborate with a third party
sustainable real estate solutions, even though many do not realise that the company
cost has come down. 3 Sustainability practices are most firmly embedded in companies’
Although studies indicate that designing sustainable buildings is about investor/public relations activity (32 percent) and HR functions (29
one to five percent more expensive than conventional construction, 52 percent)
percent of respondents expected premiums to be five percent or more, while 3 More than one third (34 percent) say their company’s commitment to
22 percent believed green buildings would cost 10 percent more than sustainable practices is not embedded in downstream suppliers and their
conventional structures. They also named obstacles to sustainability that have supply chains.
hindered widespread adoption: There is absolutely no question that the debate over climate change has
3 Only 17 percent said there is good, or widely available, sustainable real contributed to environmental law in Australia becoming one of the fastest
estate solutions in markets where their companies need to locate offices; growing areas of law both in terms of scope and complexity. NSW, the most
3 Forty-two percent reported patchiness and said the supply chain is good prolific regulator, has passed no less than 68 Acts relating to the environment
in some markets but not others; and since 1986, almost equal to the other states combined (84 Acts) and
3 Forty-one percent view overall availability as limited or minimal. surpassing new commonwealth legislation (19 Acts).
While sustainable building appears to be recognised as becoming more And yet according to the latest available figures from the Federal
critical the world over, its intensity varies from continent to continent. Government’s National Greenhouse Office, as of 2005 Australia’s CO2
According to the results: emissions were 102 percent above 1990 levels. Significantly, Australia’s built
3 Sixty-one percent of respondents in Europe feel sustainability is a critical environment contributes eight percent of this and if upstream emissions from
business issue right now; while heat and electricity are included in the equation, emissions from buildings
3 Fifty-three percent feel that way in Australia. total 20 percent of global greenhouse gases.
Given the above, there seems little reason to question the widely held Commenting recently on what has been dubbed the exponential growth
belief that the commercial and public sectors are at the vanguard of the of ‘green tape’, NSW Business Chamber CEO, Kevin MacDonald, said: “We
charge to address climate change. But are they really doing as much as they have seen in the area of climate change all areas of government rushing to
say? Certainly many organisations are, but is sustainability still a largely introduce changes, often under the guise of being seen to ‘do something’,
‘aspirational’ goal for others and are some merely ‘greenwashing’? with those decisions impacting on everything from the establishment of new
A major new international study from BT Global Services, completed in coal mines to the types of light bulbs used in family homes.
partnership with the Economist Intelligence Unit, which surveyed over 1000 ‘The danger is that this uncoordinated and ill considered approach across
senior executives across the world, including 48 in Australia, makes sobering all levels of regulation will create major costs for Australian businesses and
reading. On a local note, key findings from the research, titled Actions or consumers with little real idea of the benefits provided by such regulation.”
Aspirations? Sustainability in the workplace, include the following: As Francois Barrault emphasised, what better time than now for the
3 Just one in three (34 percent) of executives based in Australia have been commercial sector to truly lead by example?
given specific sustainability goals to achieve
3 Fifty-two percent of Australians surveyed said the most prominent About the Author
sustainability activity in their organisation was environmental guidelines, Mark Phillips is a freelance journalist who has written for and edited
but only 15 percent of organisations produce a sustainability report business publications such as Company Director, Australasian Risk
3 Eighty-one percent of Australians said a company’s reputation for Management, Franchising and Marketing. He also has a long-standing
sustainability was important when considering new roles, however not as involvement in covering FM-related issues. He can be reached on 0407
important as scope of the role, pay, locations and working atmosphere 437289 or writestuffink@bigpond.com.
3 In 53 percent of instances the CEO is responsible for managing
50 • f a c i l i t y perspectives
Knowledge
Our knowledge leads our clients
to better property outcomes.
www.davislangdon.com
FM AROUND THE GLOBE
The recent development of more interactive websites, known as Web.2, has meant that the
popularity of on-line social networking has gone stratospheric. The global business
community is also waking up to the potential of e-networking for recruitment,
recommendations and technical knowledge-sharing, and the FM sector has been no
exception.
T
o research this feature, I had to fight against my Luddite no exception. In response to the media coverage, the marketing team at
tendencies and sign up to some social networking sites to see Drivers Jonas (a commercial property consulting and advisory firm) made
what all the fuss is about. The results were disappointing. After a point of setting up a ‘group’ presence for employees on Facebook.
hours of searching one site, I could only find a handful “One of the company’s core values is openness and
of people I knew – and all of whom I’d gladly lost sharing and we wanted to show that we’re a
touch with years ago. After two weeks on the forward-looking, progressive company,” says
second site, only three people had asked PR and communications associate Sue
me to be their friend. The first person Gibson. Drivers Jonas’ group site is an
looked like Satan; the second like the open forum for existing and past
pink hippo from Rainbow and the employees but it also acts as a
third appeared to have a bottom showcase for the company itself.
where their head should have “We thought it would be
been. Evidently I have some particularly attractive to
way to go but it seems that potential graduate
the more techno-savvy (and employees,” Gibson
less intolerant) have not only continues. “The company
mastered the social niceties organises a lot of team
of e-networking but are activities and Facebook is a
beginning to bring it into good way of showing that
their business lives as well. there’s a lighter side to
working for the company.”
The recent Drivers Jonas it not
development of more alone. These days, you’re
interactive websites, just as likely to come
known as Web.2, has across an FM firm on
meant that the popularity Facebook as a friend or
of on-line social business contact. While
networking has gone sites like MySpace may still
stratospheric. According attract a mainly teenage,
to Wikipedia, there are now music-orientated community,
more than 100 social and Facebook’s thirty-something
special-interest sites around user-base has become an ideal
the world covering everything platform for companies to show
from clubbing, dating, they’ve got their finger is on the
Christianity and genealogy. electronic pulse. Some groups
There’s even an invitation-only are more active than others but
site for the European jet-set. In you’ll find everyone from Johnson
the US, sites specifically designed Controls with 243 members and
to cater for the business Rentokil Initial with 124 members to
community have been appearing Dalkia with 95 members and
over the past five years and word has Carillion (a leading infrastructure,
gradually been spreading to Europe building and business services
and the Far East. One of the most company) with just 3. The Young
popular, LinkedIn, now claims to have 16 Managers’ Forum has also established a
million users covering 150 industries and 400 presence on Facebook to broaden its reach
economic regions. Other sites like XING and and attracted 10 new members in the first few
Ziggs are not far behind. With a total of nine months. “We’re aiming at young FMs in the
different business networking sites now on offer, industry who want to get involved and we wanted
the global business community is waking up to the to come across as accessible and not stuffy,” says
potential of e-networking for recruitment, the Forum’s Facebook group manager, Maryanna
recommendations and technical knowledge-sharing. Camillieri.
Last summer’s flurry of news stories about companies Initially a marketing tool, Camillieri believes the YMF
barring employee access to social networking sites appears to group’s presence on sites like Facebook could also provide a
have heightened UK interest considerably. The FM sector has been useful platform for job-hunters. “Forum members already circulate
52 • f a c i l i t y perspectives
FM AROUND THE GLOBE
CVs to each other so our Facebook group could be an extension of could claim it and shape it. It’s the users who create the content.”
this,” she says. The YMF is now planning to go one step further and set It may still be early days but e-networkers are already facing several
up a presence on LinkedIn and Plaxo (more of a self-updating address dilemmas. The merging of social activity with business life on-line has
book than a networking site). Camillieri also points out that individuals thrown up the problem of how to avoid professionally embarrassing
could use on-line FM networks for recommendations and knowledge situations. FM consultant Lucy Jeynes checks her Facebook page every
sharing. “Although you’d have to bear in mind that this might attract morning to make sure her friends haven’t posted anything that might be
negative comments as well,” she adds. This is a good point. Companies deemed ‘unprofessional’. “LinkedIn is a great site because it has a clear
using networking sites for PR purposes need to be prepared to take the market position,” she says. “But there’s nothing to stop a client checking
rough with the smooth. One disgruntled customer has already set up a me out on Facebook as well. There’s now a big question over where you
Facebook group called, “We Hate Carillion”. In this particular case, e- draw the line between your personal and professional identity,” she
democracy seems to have presented a pretty balanced response. The continues. “I think sites will evolve to differentiate personal and
site has only attracted comments from two people, one who offered a professional information in the same way as in the work environment
scornful (and rather racist) comment about Carillion employees and the where there are only a certain number of people you’d want to bring
other, from a bid administrator, who said he ‘couldn’t have asked to meet back to your house.”
a nicer bunch of people’. The amount of detailed personal information being shared on social
It’s not only the younger FMs who are getting connected either. Even networking sites also makes them a possible target for ID theft. Some
fifty-somethings like FM consultant Martin Pickard (Fellow and former sites ask users to display key personal data such as home address,
Council Member of the BIFM) are e-networking. Pickard recently made a contact numbers and date of birth (often used to confirm a person’s
bid to raise the profile of the FM sector with a Facebook group called identity). Last August, IT consultancy Sophos published research showing
‘I’m a Facilities Manager and I’m proud.’ Pickard points out that there are that 41% of Facebookers divulged personal information to a complete
an estimated 177,000 FMs in the UK and most don’t belong to any type stranger – in this case a small plastic frog called Freddie Staur. Martin
of FM organisation. “The role of the FM can be a lonely one,” he Pickard points out that a lot of personal details can already be found on
explains. “Often, if they’re working for a medium-sized company, they’ll company websites, particularly if you’re a consultant. “There’s no point in
be the only FM manager in the business,” he continues. “For them to being paranoid but it’s a public place, so you have to think of it in that
meet and network with other FMs is really important for everything from way,” he adds. However in general Pickard is optimistic about the future
swapping phone numbers, to finding out who’s a good cleaning of e-networking. “It’s at the chaotic phase while it works out where it’s all
contractor or just to have a grumble about the fact that your finance going,” he says. “Just look at the internet. It was started by a few geeks
director doesn’t understand you.” Within three weeks, the group had 58 and freaks and now everyone does their shopping on it.” If Pickard is
members. But Pickard speaks volumes when he says that although the right, the Luddites amongst us won’t be able to sit on the fence much
group has attracted interest from as far away as Australia and Trinidad, longer: everyone will have to join the e-networking revolution if they
nobody’s quite sure what to do with it. want to keep up with the competition.
This seems to be the current state of play. Most business-based
networking groups are simply being used as a PR tool for companies or FM quick facts
for employees of large firms to keep in touch with colleagues in other 3 UK adults spend more time on social networking sites than their
offices or regions. Even in these groups, the conversation rarely extends European neighbours with 4 in ten UK adults saying they e-network
beyond general social banter or an opportunity to share photos. regularly.
Constructive knowledge-sharing is still thin on the ground. However 3 In 2007, the Capital became the biggest city on Facebook with
there seems to be more business-focussed activity by individuals working almost 2 million Londoners using the site.
in the FM sector. According to Simon Ball, a business development
manager with Interserve (a business support organisation offering TOP 10 BUSINESS NETWORKING SITES
facilities, industrial, project and equipment services plus public finance 3 LinkedIn – Becoming popular with FM e-networkers
initiative (PFI or PPP) investments) , interest in the business networking 3 Ecademy – Running since 1998 and claims to have 170,000
site LinkedIn has snowballed in recent months. “I first joined LinkedIn in members worldwide
2004 but only found a few people and didn’t use it again,” he explains. 3 Viadeo – European business network claiming to have almost
“I started to get more individual contacts recently and it’s really starting 2million members
to pick up.” 3 XING – Claims to have 4 million users in 190 countries
LinkedIn in now an essential part of Ball’s communications kit. “Sales 3 Ziggs – Provides personal internet branding
and marketing is especially important in the FM sector and LinkedIn is a 3 Ryze – Mainly for business entrepreneurs
useful tool for me,” he explains. “People move jobs quite a lot so it’s a 3 Yahoo! Kickstart – Matches US college students with employers
useful way of keeping track of my contacts.” LinkedIn’s format essentially 3 Salesconx – Exclusively for sales professionals and small business
allows users to create their own on-line CV. This makes it a great terrain owners
for headhunters. “I’m already being headhunted once or twice a week 3 Visible Path – Creates bespoke networking sites using algorithms
because there’s such a small pool of talent,” Ball continues. “It’s hard to 3 Doostang – Invitation-only career community
tell what will happen next in terms of business networking sites but The first in a series of reciprocal articles courtesy FM World, this article was edited with
there’s a lot of potential for recruitment, sales and consultants. They explanatory additions for Australian readers.
f a c i l i t y perspectives • 53
ESD & THE ENVIRONMENT
Renewable energy at
the edge of the world
Photography: Doug McVeigh
Hidden beneath the ice in Antarctica is one of the world’s most valuable repositories for
information on past climate and atmospheric change. Every year, scientists and support
staff brave its harsh climatic conditions in the pursuit for information on the future impacts
of global warming. While the critical nature of the research being conducted in Antarctica is
undisputed, its isolated location makes the staffing and operation of scientific programs
both problematic and costly. The exorbitant cost of transporting fuel to the remote location
has incurred a rigorous overhaul of energy usage across its four key stations and the
necessary implementation of new renewable energy sources. Melanie Drummond
interviewed Australian Antarctic Division Engineers Jeremy Bonnice and Peter Magill about
their involvement with Antarctica’s energy projects and the processes required to deliver
renewable energy systems to the edge of the world.
“The continent has become a symbol of our time. The test of man’s willingness to pull back from the
destruction of the Antarctic wilderness is the test also of his willingness to avert destruction globally.
If he cannot succeed in the Antarctica he has little chance of success elsewhere.” Edwin Mickleburgh0
54 • f a c i l i t y perspectives
ESD & THE ENVIRONMENT
A
t the southern end of the Earth’s axis sits the coldest, continues. Some 29 nations operate 47 research stations across the
windiest, most desolate continent on earth.1 At 14.4 million continent, with a total numbers of scientists and support staff
square kilometres, Antarctica is also the fifth largest continent operating in Antarctica and on nearby islands ranging from anwhere
in the world – 1.4 times bigger than the United States of America2. between 1,000 in Winter to 4,000 in Summer. A plethora of skilled
With no permanent human residents, only cold-adapted plants practitioners are required to ensure scientists continue making
and animals endure what is undoubtedly one of the planet’s harshest breakthroughs: plumbers, carpenters, electricians, mechanics,
climates. Receiving only a little more rainfall than the Sahara desert3, technicians, chefs, clerical staff and doctors are among the many.
Antarctica is technically the Earth’s largest desert despite accounting At the four Australian Antarctic Stations : Casey, Davis, Mawson
for the lowest ever recorded temperature of minus 82.2 degrees in and Macquarie Island, the population of scientists and support staff
1983. can range from anywhere between 60 over winter to 250 in summer,
As the world attempts to understand the future implications of with an average of 12 support staff per 4 scientists during the Winter
global warming, Antarctica’s unique ecology offers scientists the Season. Over the summer period more trade and construction staff
opportunity to observe vital information on past climate and are also employed to undertake maintenance of buildings and
atmospheric changes stored in the ice. Since the 1950s Australia has facilities and to assist in the construction of any necessary
joined scientists from around the globe in conducting research at the developments.
world’s southernmost continent4. Today, Australian’s research team By its very nature and isolated location, providing livable and
takes a strong focus on high-latitude climate studies and Southern workable conditions for scientists and support staff across Australia’s
Ocean sustainability, providing valuable insight into the effects of ice four stations is a costly and complicated process. The extreme
formation on ocean circulation around the globe and the significance conditions dictate stations are heavily reliant on fuel to operate life-
of sea-ice extent and duration to the support of marine food webs. saving essentials such as heating, lighting and water treatment
Support staff play a critical role in ensuring research in Antarctica systems, using almost 2 million litres of fuel a year for operation.
f a c i l i t y perspectives • 55
ESD & THE ENVIRONMENT
56 • f a c i l i t y perspectives
ESD & THE ENVIRONMENT
fantastic time you’ve ever had, having all these great experiences. foundations construction would normally need 2 or 3 months to
Antarctica is such a beautiful and magic place. The work you get to do is undertake but in Antarctica there is only about 6 weeks in summer when
excellent as well and you’re in a community that is different to anything the temperature can be above zero and concrete can be poured – so it’s
you would have experienced in Australia. You bond well with people and a very narrow window. The loss of construction time meant that we were
make friendships that you’ll keep for years to come.” able to install only two of the three turbines we had intended to.
As well as improving energy efficiency at each of the stations, the FP: Was the size of the project limited by what plant equipment
AAD’s long-term strategy included the development of medium-scale you can ship down there?
renewable energy solutions. In 2001, approval was given to deliver a PM: The biggest crane we could ship to Mawson was a 100 tonne
wind turbine project at Mawson Station – one of the windiest places on machine. We had to buy the machine outright because you can’t really
earth. lease or rent cranes due to the high risk of it being stuck in Antarctica – it
Melanie Drummond spoke to AAD’s Innovation and Development would end up costing you more to rent than the value of the crane. The
Engineer Peter Magill about the challenges, planning and processes 100 tonne crane then limited the maximum size of the wind turbine that
involved with successfully installing the 300KW Enercon turbines at we could install – 300 KW turbines on 34 metre towers.
Mawson Station. But because the winds are high and consistent at Mawson, the
FP: What does your role as Innovation and Development shorter towers was not an issue. The average wind speed is 12m a
Engineer for the AAD involve? second at a height of 10 metres and there is almost nowhere else on the
PM: My role involves looking to the future to see what systems we planet that has such a high annual average wind speed. The turbines are
may need in order to operate under varying circumstances, i.e. high fuel on 34 metre towers and the blade diameter is 30 metres – normally
costs and the subsequent development of renewable energy projects these turbines would be on a 45 to 50 metre tower.
that have both fuel savings and environmental benefits. It involves FP: Does the remote location of Antarctica significantly affect the
looking across a broad spectrum of new technologies which might be total cost of a project?
anything like insulation, glazing, wind turbines, or solar panels. I’ve been PM: We tend to buy all of our plant equipment which means the
in this particular role full-time for about 7 years, but part-time while doing overall cost of the project is also significantly more than it would be in
other jobs for about 15 years. Australia. The cost of labour also is much higher.
FP: Did the role become full-time when the issues of climate The total cost of the wind turbine project can be broken down to
change came to the fore of public attention? the following:
PM: No, it was more about saving energy which was being driven by 3 Turbines – 25%
cutting costs. The unspoken driver is always environmental reasons but 3 Foundations and Infrastructure – 20%
it’s not the actual operational reasoning behind a project. Even when we 3 Plant & Equipment – 20%
installed the wind turbines at Mawson‘s in 2003, the only way we could 3 Transport – 10%
justify it was by working out how much money it would save us by 3 Project Management – 9%
reducing fuel usage. 3 Powerhouse Control – 8%
FP: What forms of renewable energy have previously been 3 Installation and Commissioning – 5%
operated in Antarctica? 3 Spares – 3%
PM: Solar power does work fine in Antarctica over summer. At Davis FP: What unique issues do you face when implementing a
Station we have a standard, off-the-shelf solar hot water system which renewable energy project such as the wind turbines installed at
supplies all the hot water for the showers, ablutions and laundry for the Mawson’s?
summer accommodation (which operates for about a 4 month period.) PM: I guess it’s mostly the cold temperatures and high winds that
We have also used small scale solar panels and wind generators need to be considered. You’ve got to use different materials, different
which operated remote radio repeaters on mountain tops. In the mid steels (low temperature steels), which are not commonly available in
1990s we also went up a step,installing larger wind turbines of 10 Australia. You’ve also got to have more insulation in the wind turbines
kilowatts or so, basically to get a handle on what the issues would be in and make sure the electronics will work in cold temperatures and that the
installing large scale commercial turbines. From what we learnt, we were grease and lubrication in the bearings and the electronics are capable of
able to crank up the Mawson’s project using 300kw Enercon wind enduring low temperatures.
turbines on 34m towers. We’ve been operating in Antarctica for a long while so we have a
FP: Have you looked into tidal power solutions? fairly reasonable collection of knowledge about operating in such an
PM: We have looked into tidal power because there’s a couple of environment. We’re probably the experts on cold climate in Australia.
sites near Davis where there is a very strong tidal flow and it looked to be FP: Is equipment damaged by the harsh external operating
a possible solution. What we did find however was that during spring conditions?
when the ice breaks up and melts there is a large flow of ice-floes PM: We generally have to store large items of plant equipment and
backwards and forwards in the fjord, so any generation system could be spares outside because there are no indoor spaces available. The rubber
wiped out by the ice movement. The only way it could work is if you tires on the vehicles and the rubber in the oils seals become very hard
spent millions of dollars on really strong mechanical structures to keep and tend to crack in the cold . After a couple of years oil leaks tend to
away the ice and it just wouldn’t be worth the trouble. appear on plant and equipment which, while not damaging to the
FP: Can you tell us about the planning involved in the Mawson’s machinery, does increase maintenance loads and of course the risk of
wind turbine project? environmental damage. The damage to the oil seals and the tires is really
PM: The big issue is that the re-supply ship visits only once per year one of the big issues – it means for instance if the hydraulics leak then
in January, so if you want to build something over the summer you have the crane won’t work. At the beginning of each summer we have to take
to ship everything in the previous summer. As you can imagine that the crane into the workshop, thaw it out for a week and then check all
involves a lot of planning because if you forget something you can’t just the seals before it can be used. This is the same with all the plant and
get it on a plane, you have to wait 12 months for the next ship visit. equipment and this adds to the work load, even before any project work
From the time we submitted the project business case to when the can commence
first wind turbine was commissioned would have taken about three years. And of course the vehicles can fill up with snow if care is not taken
The first foundations were constructed in 2002 and then the turbines and this causes further work delays – but at least you can just blow or
were installed in 2003. melt the snow out.
FP: What challenges does shipping equipment and crew to the FP: What do the wind turbines require in respect of
site bring? maintenance?
PM: One of the major issues is a high risk of the ship being trapped PM: Regular greasing of the bearings is done every 6 months but
in ice on the way to Antarctica. In fact, this did occur with the wind aside from that, the maintenance checks are minimal. The turbines have
turbine project. The construction crew traveling to Mawson to start work sophisticated monitoring systems built in which alert the staff if there are
on the turbine foundations in the 2002 summer were stuck in the ice for any problems – so it’s all fairly straight forward. The anemometer which is
about six weeks. It meant they had less time to construct the on the top of the turbine nacelle feeds the computer which decides if the
foundations, which involved pouring around 80 cubic metres of concrete wind is too strong and the turbines need to be shut down. Once the
per foundation and containing several tones of steel. For 3 turbine wind reaches about 25 metres per second the output is ramped down
f a c i l i t y perspectives • 57
ESD & THE ENVIRONMENT
58 • f a c i l i t y perspectives
YOUR VISION. OUR TECHNOLOGY.
THE CONVENIENT, SAFE
AND EFFECTIVE WAY UP.
RENT
Air Conditioning & Heating
Reverse Cycle
Portable & Temporary
60 • f a c i l i t y perspectives
PROFESSIONAL DEVELOPMENT
f a c i l i t y perspectives • 61
Don’t Leave Your Projects To Chance!
PMPartners Education, Consulting & Delivery Solutions
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C O M M E R C I A L • R E S I D E N T I A L
64 • f a c i l i t y perspectives
fa• cil• i• ties [fe sil et ies] n. pl.
man• age •ment [man ij ment] n.
An establishment made up of people collectively charged
to run an organisation’s infrastructure and assets.
: EXECUTIVE
: PROPERTY
: ARCHITECTURE
: FACILITIES MANAGEMENT
www.dmgroup.com.au
B R I S B A N E : S Y D N E Y : M E L B O U R N E : P E R T H
FM ACTION AGENDA
FM Action Agenda:
greener pastures
STEPHEN BALLESTY
FMA AUSTRALIA’S IMMEDIATE PAST CHAIRMAN; FM ACTION AGENDA’S DEPUTY CHAIRMAN;
AND MANAGING DIRECTOR | ADVISORY, RIDER LEVETT BUCKNALL
JON MCCORMICK
FM ACTION AGENDA BOARD MEMBER CHAIRING THE RECOGNITION WORKING GROUP FOR
SUSTAINABILITY AND MANAGING DIRECTOR, MULTIPLEX FACILITIES MANAGEMENT.
The Facilities Management (FM) Action Agenda was established by the Department of
Industry, Tourism & Resources and produced its strategic plan entitled ‘Managing the Built
Environment’ in 2005. The plan set out a 20 point Action plan to improve the recognition
of FM as a contributor to a more productive and sustainable Built Environment through
improved innovation, education and regulatory reform. This is being championed across
four Recognition Working Groups covering Innovation, Education & Training, Regulatory
Reform and Sustainability.
N
ow officially in the third and concluding year of its future. This recognition and rigor will add focus to issues impacting on
implementation phase the FM Action Agenda has made the ‘Managing the Built Environment’ for the benefit of industry
significant progress across a wide range of initiatives. The FM stakeholders, the national economy and ultimately the community.
Action Agenda charts the course for a continuing journey towards best
practice which FMA Australia with others is committed too. This article Sustainable Operations Guidelines for Facilities Managers
provides an insight into the activities of the Recognition Working Group A key deliverable of the FM Action Agenda in 2008 will be the
for Sustainability under the leadership of Jon McCormick (2005-08) and “Sustainable Operations Guidelines for Facilities Managers”. The Guide
Michael Silman (2005-07). will not only demonstrate the inextricable link between the FM and a
sustainable Built Environment, but will focus on mitigating the estimated
The Sustainability Challenge environmental impacts. It is estimated that worldwide, buildings
The Sustainability Working Group is responsible for implementation consume 32% of the world’s resources, including 12% of water,
of Actions 14 – 17 namely; contributing 40% of the world’s landfill and 40% of global air emissions
Action 14 – Promote the role of facilities management in responding (OECD 2003). There is huge potential to make improvements to the
to increased demand for corporate accountability associated with environmental performance through the enhanced management of
sustainability performance. existing facilities. Facility Managers will play a crucial role in achieving the
Action 15 – Promote the role of the facilities management industry efficiencies required to make a positive difference.
in key industry and government forums addressing sustainability. A sustainable Built Environment will be necessary to meet ‘... the
Action 16 – Use the data web portal proposed in Action 4 to needs of future generations without compromising the ability of future
disseminate sustainability information. generations to meet their own needs’ (Brundtland Report 1987). In order
Action 17 – Develop a ‘business case’ model that highlights the to be sustainable we must consider the ‘triple bottom line’
costs and benefits of embracing ‘sustainable’ practices in the use and interdependence of economic, environmental and social elements. The
management of materials, energy, water waste, and indoor Guide will make practical recommendations to reduce this environmental
environmental quality with a particular focus on workplace productivity. burden presented by the Built Environment.
Sustainability is now a mainstream issue. This is being acknowledged The practical framework of the Guide will start many Facility
by individuals realising that their actions have consequences, Managers on the path to sustainability, and ‘Greener Pastures’ for all. The
governments in their policy platforms and organisations recognising the Guide will be to bridge the perceived knowledge gap that exists in how
environmental, social and financial benefits of creating and maintaining to operate facilities in the most environmentally efficient way, to perform
Green Buildings. beyond compliance. The focus will be on simple management solutions
The FM Action Agenda team’s Sustainability effort has focused on rather than technological or construction based solutions requiring major
the improved utilisation of existing knowledge and the development of capital expenditure commitment. The Guide is also intended to be a
tools and opportunities to improve the environmental performance of living document, updated periodically to respond to changing demands
facilities. This has involved us in consultation regarding FM’s contribution and opportunities to address sustainability.
to resolving a range of environmental challenges has been pursued with Currently the major drivers for Facility Managers to implement
a range of industry groups such as the Australian Sustainable Built changed practices and sustainability initiatives come from requirements
Environment Council (ASBEC), the Green Building Council of Australia in:
(GBCA), the Department of Energy, Utilities and Sustainability (DEUS), 3 Regulatory compliance;
Tertiary Education Facilities Management Association (TEFMA) and the 3 Corporate social responsibility standards;
Property Council of Australia (PCA). 3 Environmental performance metrics, benchmarking and tools; and
Specifically input has been provided to the Warren Centre’s Low 3 Whole of life planning and management principles.
Energy High Rise project, the CRC for Construction Innovation’s ‘Your The Guide will address issues of:
Building’ project and the Department of the Environment and Climate 3 Sustainable materials selection
Change’s ‘ESD Operations Guide for Commercial and Public Buildings’. 3 Energy efficiency
These actions will promote industry wide understanding and 3 Water efficiency
collaboration enhancing the quality and quantity of FM resources in the 3 Waste management
66 • f a c i l i t y perspectives
FM ACTION AGENDA
Moving Forward
Jon McCormick
FM Action Agenda board member chairing the
Recognition Working Group for Sustainability and
Managing Director, Multiplex Facilities Management.
f a c i l i t y perspectives • 67
ESD & THE ENVIRONMENT
Workplace 6 – Sydney’s
Green Star Success
Workplace 6 is the new luminary on Sydney’s foreshore, achieving the city’s first ever 6 Star
Green Star Rating for a commercial office building. A joint development by the GPT Group
and Citta Property Group, construction of Workplace 6 is already well underway at its
prime Waterfront Site, with completion date anticipated for late 2008. Among the
innovative design features which contributed to the building’s success are: black water
(sewer) recycling, tri-generation energy systems, titanium plate heat exchangers and
harbour water heat rejection, advanced lighting controls including daylight compensation
and dimming, solar hot water and other energy and water efficiency measures. Facility
Perspectives spoke to engineering consultants Waterman AHW about the decisive impact
the building’s leading edge engineering systems had on the building reducing its carbon
emissions and achieving the coveted Green Star Rating.
68 • f a c i l i t y perspectives
ESD & THE ENVIRONMENT
B
y employing world best practice in its design and construction, factories. As far as this side of the industry goes, I don’t believe there’s
Workplace 6 has created a new benchmark in office any. The other thing that’s unique about it is in most other commercial
development. The building’s innovative approach to water buildings where co-generation has been used, it is only used on a
management is anticipated to save approximately 20 million litres a small scale for a small percentage of the building’s electrical demand.
year, alongside energy efficiency measures expected to reduce What we’re using at Workplace 6 is over 25% of the base building
electricity usage by a staggering 80 per cent. peak load.
As well as enjoying the knowledge their building has a greenhouse FP: Why do you think it’s only been used on a smaller scale
gas reduction of 50 percent over a standard building, future tenants of prior to you taking it on?
Workplace 6 will also benefit from natural light penetration across SB: Those buildings had other systems they were using to get their
internal work spaces via an atrium, exceptional harbour views, green points; they were using different technologies as well. After
operable windows for natural ventilation and improved air quality, consideration of the options available, we decided that we would
premium amenities such as showers and change rooms with lockers prefer to have a larger tri-generation system to get our Green Star and
plus the availability of 135 secure car spaces and 120 bicycle racks. our ABGR rating.
The development will provide approximately 18,000 square metres FP: What led to it being the best solution?
of office space over six storeys and will offer potential tenants some of SB: We’d done some research and visited a few buildings and
the largest commercial floor plates on offer in Sydney. Expected to be sites; one in Melbourne, a few in Sydney and from that we made our
developed at a total cost of $130 million, Workplace 6 looks to deliver own decisions on what would be the best way to go.
a yield of over 7% when fully leased. FP: In Workplace 6 a titanium plate cooling system has been
used, can you tell us more about that?
Facility Perspectives’ Melanie Drummond SB: In a standard building you use cooling towers to reject heat
spoke to Scott Brown, Associate Director and from your air conditioning system, because air conditioning is basically
division manager of mechanical services and a matter of grabbing heat that’s inside a building and pushing it out.
sustainability of Waterman AHW – a multi- Instead of using cooling towers we’re using a harbour water heat
discipline consulting company, about the exchange. In Sydney it’s not particularly unique as there are at least half
groundbreaking engineering that played a vital in a dozen buildings that do it.
the success of the Workplace 6 design. FP: How does the harbour water heat exchange process work?
SB: We draw in water from the harbour via some filtration to
FP: How did Waterman AHW come to be involved in the minimise marine life and anything else that may get through, then the
Workplace 6 project? water is pumped through titanium heat exchangers. One downside is
SB: We were approached by Buildcorp (the builder) back in that Titanium is a very expensive metal that is unfortunately in a world-
September 2006 at the bid stage and we went in with their wide shortage. We had about a 12 month wait time on the heat
consortium: exchangers because of the material. After the heat exchangers have
3 Client: GPT operated, the water gets put back into the harbour at about two
3 Developer: Citta Property Group degrees warmer and that’s where we reject the heat from inside the
3 Builder: Buildcorp building. On the other side of the heat exchangers there’s a
3 Architect: Nettleton Tribe conventional condenser water system, which is used by the chillers and
3 MEP Engineers: Waterman AHW tenant condenser water. We’re using ABS plastic piping on the harbour
3 ABGR and Services Green Star Initiatives: Waterman AHW water side so that we don’t get corrosion.
FP: Why did Waterman AHW want to be involved with the FP: As it’s such an expensive metal, what made titanium the
project? only choice for the project?
SB: A couple of reasons, one was that we hadn’t worked for SB: As one of the few people in Sydney that has worked on
Buildcorp before. Another was that it was a building striving for a very several harbour water heat exchange projects, I’m well aware of the
high green rating which was something we always like to be involved problems that have come about if you don’t use the right material.
in. You can, for example, use very high-grade stainless steel but it will
FP: What’s particularly unique about Workplace 6? still corrode, probably within 12 months and you’d have to replace it.
SB: From Sydney’s perspective it’s quite unique in that it’s NSW’s There are also a couple of non-ferrous metals such as Hastelloy,
first 6 star Green Star Building. but even they may only last up to 5-10 years with no guarantees.
FP: Can you tell us about the leading edge engineering Titanium basically doesn’t corrode with seawater so in theory it could
features of Workplace 6? last 20-30 years. Apart from corrosion, the biggest issue with harbour
SB: One thing that is unique is the combination of systems that it water is marine growth, essentially you get mussels growing inside
has, for example it has chilled beams (which is becoming more your heat exchangers and blocking them, so you have to pull them
common in Australia) and it will also have a tri-generation power plant apart clean them – that needs to be done once a year and in between
in place which is a step up from co-generation. there is also some chemical dose systems to keep the marine growth
FP: What is the difference between co-generation and tri- to a minimum.
generation systems? The chemical dosing is usually made up of a chlorine based
SB: Co-generation is generating power and using the waste heat solution, which although it sounds nasty it’s actually not too bad for the
from the generator for another purpose (hence the ‘co’ in co- environment, once it enters the harbour, it breaks down quickly.
generation meaning the two purposes of electricity and heat). In the FP: Why is the harbour water heat exchange so effective in
case of Workplace 6, the ‘tri’ in tri-generation relates to three purposes green buildings?
- using a gas generator on site to meet part of the buildings power SB: There are a couple of environmental reasons why using
whilst recovering waste heat using heat exchangers for use in two harbour water for air conditioning heat rejection is a good choice. This
distinct purposes. One is to provide cooling using what’s called is reflected in the Green Star rating system, where the use of cooling
absorption chillers that use heat going into the chiller to run the towers penalises you quite a lot for a number of reasons. One is the
refrigeration process – negating the need to run refrigeration possible risk of Legionella which is an emissions point in the rating
compressors which use virtually all the power that a chiller uses. That system. Basically it means that if you don’t have cooling towers then
means you’re basically able to run a chiller using hot water – you still you have no risk of putting Legionella into the air, as opposed to
have a bit of power in there but the main use of power has been taken controlling it with chemicals which is how it is usually done.
out of the equation. The other use we’re applying the waste heat to is When a cooling tower system is designed correctly and
hot water heating in winter. monitoring, chemical control and cleaning are done properly you won’t
FP: Is this the first time a tri-generation system has been used? get Legionella outbreaks. But invariably, for one reason or another,
SB: I do know there is some co-generation systems in Australia but some cooling tower systems are not designed or maintained properly,
there’s not many in commercial buildings, there may be some other tri- and with the hundreds of buildings in our capital cities, once or twice a
generation systems but I don’t believe there’d be any in commercial year an outbreak of Legionella does happen.
buildings – there are likely be some tri-generation systems in large Not having cooling towers also helps you with the water side of
f a c i l i t y perspectives • 69
ESD & THE ENVIRONMENT
Drawings of the Heat Exchangers operating in Workplace 6, a key component of its 6 Star Green Star Rating.
your Green Star rating, in Workplace 6 by not having cooling towers simple, they’re really temperature based or pressure based - just
we’re saving 8 million litres of water a year in the building, which is also slightly different methods than what you’d use with cooling towers. It’s
a cost saving as well. Cooling towers work by evaporation so you’re all fairly standard stuff.
constantly evaporating water and you constantly have to put more FP: So it’s not substantially more difficult to operate a heat
water in. The main reasons we’re using the titanium heat exchange is exchange system than cooling towers?
for the emissions and saving water. SB: Once you’ve set it up it runs on its own. There will also be
FP: What about the energy required to operate the titanium alarms to indicate when temperatures or pressures get too high in
pipe system? certain areas. It doesn’t necessitate a full-time facilities manager on
SB: The energy in theory is less than operating cooling towers site.
although we have not done a direct energy comparison yet. In theory FP: How long have heat exchange systems been operating in
there’s a couple of reasons as to why it’s less, one is that water is about Sydney?
three times more effective at moving heat around so per kilowatt of SB: The earlier ones weren’t using titanium and they’d last about
energy you put in you’re able to move about three times as much 10 or 15 years and then they’d replace the heat exchange equipment.
around. They were based on systems that had been used in ships for years.
The other thing is that by using harbour water you’re always able Examples are the old AMP building in Sydney which was built in the
to get a lower water temperature whereas with cooling towers when 50s which I think was the first one to have it, the Opera House also has
the outdoor temperature gets quite high they’re not as efficient. it and another old one is the PowerHouse Museum in Sydney. Other
Another reason for going with the heat exchange was the than that, in the past 10 years a few have sprung up with the titanium
architectural impact. We don’t have big cooling towers sitting on the heat exchangers. A lot along King Street Wharf in Sydney have them
roof which certainly allowed us to have a lot more lettable area on the as well.
top floor. We did have a restricted building envelope and we couldn’t FP: Is the initial cost of implementing heat exchangers
just stick towers on the roof – it wasn’t going to be allowed by the significantly greater than incorporating cooling towers?
Sydney Harbour Foreshore Authority. SB: It is a capital cost increase so you’re up for a significant
FP: Is the heat exchange system all underground? increase. Generically speaking you’re probably looking at 3-4 times the
SB: We’ve just got a plant room in the basement which contain price. Putting that in perspective however, cooling towers usually aren’t
the pumps and titanium heat exchangers, and when you look at that it that expensive. It does become a major cost component of the air
is smaller than the size of plant required for cooling towers, so it’s a net conditioning cost.
saving in building area. FP: How long is the payback period?
FP: What is involved with the maintenance and monitoring of SB: Well with the current water prices it doesn’t offer much saving
the system? in that sense, it’s not huge water saving and we do believe there is
SB: Generally we’ve specified automatic cleaning filters so they energy saving but I haven’t actually run the numbers yet. The main
automatically clean the system and we’ve got plastic pipework which is benefits are really the environmental benefits.
not that easy for the marine growth to latch on to. Marine growth will FP: Will it offer benefits regarding the calibre of tenants
latch on over time but it does mean you’ve got a reasonable period in looking to occupy a building that has such a system in place?
between before you have to do any cleaning. SB: It is one key part of an overall green building design that
Generally the main cleanout is just annual and that includes one at combine to make the building very attractive to tenants. The tenants
a time pulling apart heat exchangers and cleaning those and water they are looking at getting in for Workplace 6 are very well known.
blasting pipe work and that sort of thing. Other than that there’s just FP: What lighting systems will be used in Workplace 6?
the chemical dosing and once you set that up it’s all automated. Being SB: We included energy efficient lamps that are dimmable and
that it’s a salt water system as well, once you’ve set it up you do have around the perimeter we’ve got daylight sensors so when enough
to check things aren’t rusting. daylight is coming in we can dim the perimeter lights to save power. If
As long as you keep your eye on the system and look after it, it’s you’re sitting at your desk window and there’s enough daylight coming
not a huge imposition because what you’re comparing it against is in, the lights above you will actually dim, therefore using a lot less
cooling towers which have also got a very high maintenance regime. In power.
cooling towers you have to guard against Legionella – that requires FP: Can you tell us about the black water recycling that will be
cleaning and testing/lab testing on a regular basis which is quite costly. in place in Workplace 6?
We haven’t done a direct comparison, but anecdotally our opinion is SB: Part of our requirement by the Sydney Harbour Foreshore
that system maintenance required for the heat exchange after hours Authority was to recycle water and to provide water to some adjacent
would be relatively similar to cooling towers, provided you keep up parks. We went through different methods first to establish if there was
your general maintenance throughout the rest of the year as well. enough rain water and then realised the parks were a reasonable size
FP: What operating system does the heat exchange use? so there was nowhere near enough rain water.
SB: Basically we’re just using our building’s BMS (Building We ended up designing a blackwater treatment plant using the
Management System), our control system and we’ve got variable building’s sewer but we soon realised there wasn’t enough sewer
speed pumps so we’re ramping those up and down with the load coming from our building so we actually had to tap into the sewer
requirements, so we’re only using as much power as we need to. main in the street, doing what is called ‘sewer mining’. It involves
It’s no different to an ordinary system. Once it’s set up and taking in sewerage from the mains through our black water treatment
operating it’s similar to how you would work with a cooling tower plant and producing what is drinkable quality water, although the
system. There are always some teething issues in getting everything regulations are not in place to allow us to use if for that purpose.
working properly and controlling properly. Really the controls are just FP: How does the black water recycling plant operate?
70 • f a c i l i t y perspectives
ESD & THE ENVIRONMENT
SB: In general terms, the black water recycling plant comprises: fired boiler system as a back up to the heat from the gas generator to
3 All building soil stacks gravitate back to the black water plant raw ensure that the chiller and space heating can occur if the generator is
sewage tanks. out of service.
3 There is a connection from the large sewer main in the street Other systems included in the engineering design include chilled
where sewer gravitates to the black water plant raw sewage tanks. beams for cooling and swirl type air diffusers for fresh air. Both passive
3 The blackwater treatment plant uses several stages comprising a chilled beam and active chilled beam technologies are utilised, serving
system known as a membrane bioreactor (MBR). Included are UV, centre zone and perimeter zone areas respectively. Heating is provided
ozone and chlorine treatment stages. The system is being supplied via the perimeter zone active chilled beams.
by General Electric (GE). With this combination of building “smarts”, Workplace 6 sets the
3 After the plant there is a clean water holding tank, from which benchmark in World’s Best Practice Green Building technology, and
water is pumped to the various uses including to adjacent parks while there is no doubt that there will still be challenges ahead in the
for irrigation, on-site irrigation and toilet flushing. commissioning and fine tuning of these systems, the knowledge and
3 The plant has various overflows, water supplies and cleaning experience gained from these leading edge projects will form the basis
points. of Green technology design and maintenance practice for the
3 The concentrated sewer remaining, known as waste activated foreseeable future.
sludge, gravitates back to the sewer main in the street (pending
Sydney Water approval). The fall-back solution is to temporarily About Waterman AHW
store this waste and truck it out at time intervals as required. Waterman AHW are a multi-discipline consulting company,
FP: What are some of the other engineering features that offering expertise in mechanical, electrical, hydraulic, fire protection,
Waterman has designed for Workplace 6? and lifts, structural, civil, ESD and facilities management. Waterman
SB: By far the most significant other ESD feature designed for AHW have three offices in Australia including Sydney, Melbourne and
Workplace 6 is the use of cogeneration. This includes a gas fired Brisbane. Waterman AHW’s engineering staff have expertise in offering
generator which provides approximately 30% of the peak base innovative, integrated, sustainable and cost effective client focused
building power requirements. The waste heat from the generator solutions in all building sectors (commercial, institutional, health,
engine cooling plus some from the exhaust flue is recovered, using education, residential, hotels, retail, industrial and more). As a part of
water to water and air to water heat exchangers respectively, providing the Waterman Group, a public listed company on the London Stock
hot water for use by the mechanical services systems. exchange with a total of 1800+ consulting engineers, scientists and
The mechanical services primarily use this hot water to run an technical staff in Europe, the Middle East, Asia and the Pacific,
absorption chiller, providing “free cooling” to the building. The Waterman AHW has a vast resource of high calibre staff with varied
absorption chiller refrigeration process uses hot water instead of a experience to draw upon. The Australian offices are considered to be
large electric compressor to provide chilled water for air conditioning the “international design centre of excellence” for Waterman Group.
purposes. It only has a relatively small water pump – hence electric Projects designed in Sydney, Melbourne and Brisbane has included
power consumed is only a fraction of an electric chiller. both local work and international projects such as recent major (multi
If during winter the absorption chiller does not require all of the billion dollar) projects in Europe and the Middle East.
hot water then it can be used for space heating. There is also a gas
f a c i l i t y perspectives • 71
SOFTWARE CASE STUDY
72 • f a c i l i t y perspectives
SOFTWARE CASE STUDY
AESM to provide their inspectors with a PDA (personal digital assistant), and the central Database will be automatically updated when the data is
which held all their previously and current paper-based work orders sent back.
electronically. The PDA’s removed the need to print copious numbers of AESM’s continued embracement of new technology such as Pervidi
job sheets, provided more information about the job to the technician, Desktop, Pervidi PDA and Pervidi Web Portal has enabled them to gain
greatly assisted in securing the data captured, and allowed more depth a greater market share through the competitive advantage gained over
in their accuracy of data input, such as the ability to set a maximum and their rivals, who are still utilising basic and inefficient paper based
minimum score and if a result was not in range to alert the technician. systems. “We are continually looking for efficiency gains and currently we
The PDA also allowed technicians to create work orders whilst on site, are bar-coding all of our equipment and areas, enabling our technicians
add new locations, assets and/or equipment into the database, move to scan the barcode and automatically bring up the work that needs to
assets/equipment that currently exist in the database and access in depth be done for it. We are also looking at expanding into the Pervidi wireless
site information, safety notes and comments. model, which will enable real-time interaction with our technicians and
From an administration perspective, Pervidi has enabled AESM allow us to move into other states and potential new markets” said
administrative staff to log incoming calls and to create new work orders Mario.
and job requests utilising the Customer Call centre of Pervidi Desktop. At the same time, Techs4biz is committed to enhancing the Pervidi
Pervidi Desktop allows the user to view all customer sites in an easy-to- CMMS solution, and incorporating newer and better features that result
read user interface, which serves as a handy quick-reference tool for use in a software suite that is unrivalled by others.
with customers who call to request a work history of a particular site, or
an individual asset. AESM’s paper-based reports were fairly limited and
simplistic, whereas Pervidi provides over 150 dynamic and adjustable
reports. Pervidi allows AESM to create a variety of work order, staff,
facilities, assets and client information reports, including customised
Asset management
reports that match their business processes.
AESM customers are also able to submit job requests through the made easy using graphics
Pervidi WebPortal which is accessible via AESM’s website. Customers Grazer provides an intuitive software application using
simply log in and add their particular request without having to graphics. Retrieval of technical manuals and drawings
telephone. The web portal allows customers to view the status of their
for all building assets has never been easier!
requests, while offering AESM administrative and technical staff the
controls to manage the information that is available and accessible to
their customers.
The Pervidi CMMS suite has enabled AESM to improve their
operational effectiveness, minimise paper work, eliminate unnecessary or
redundant administrative tasks, and maximise customer satisfaction.
These productivity benchmarks have been achieved through
provision of the following benefits:
3 Increased amount of information available to technicians while
reducing the cumbersome amounts of paperwork taken to each site.
3 Increased data input accuracy and minimisation of human error.
3 The ability to better manage their technician’s time and resources
and create efficiency gains.
3 Pervidi’s ability to invoice completed jobs, allowing administrative
staff to email invoicing reports directly to the desired recipient.
3 The ability to deal with work orders with failed items promptly,
utilising the Follow-Up Notice and Corrective actions features in
Pervidi. UÊ«ÀÛiÃÊÞÕÀÊLÌÌÊi
Automatic rollover of Repetitive tasks (for example: A monthly
Inspection of a particular piece of equipment) ensures that AESM staff do UÊÕ}iÊivwViVÞÊ}>Ã
not need to remember to reschedule these jobs manually. UÊ,i`ÕViÃÊ
iÀV>Ê,Ã
Queries received from customers regarding their buildings can be
efficiently dealt with on the spot with various site reports, Work Order UÊ
>ÃÞÊÌÊ>VViÃÃÊ`À>Ü}Ã
Reports and Asset Reports available on demand.
and technical manuals
The ability for technicians to add new work orders on their PDA,
saving time and effort, and removing the need to return to their office or Australia wide support
fill out paper work orders on site. If a particular piece of equipment has Australia wide support
*\Êän®ÊnÎx£Êää{ÊÊÊÊ
\ÊÃ>iÃJ}À>âiÀ°V°>Õ
changed locations, the technician can make the correction on the PDA, www.grazer.com.au
f a c i l i t y perspectives • 73
PROPERTY FOCUS
Supporting business
objectives through
effective CRE
BY KERRY LODGE AND ROB MORRIS, CORPORATE REAL ESTATE SERVICES, SAVILLS
Most Facility Managers (FM) understand the role of an outsourced Corporate Real Estate
(CRE) team and the benefits that their decisions can bring. These include supporting
corporate strategy by leveraging locations, layouts, and leases to reduce costs, increase
flexibility and improve productivity. But an organisation’s corporate real estate decisions
will only be effective if such outcomes support the overall business objectives and
continually focus on minimising costs while maximising flexibility.
Savills Corporate Real Estate Services’ Kerry Lodge and Bob Morris examine the mindset
shift of CRE and FM professionals from a reactive to a proactive approach to partnering.
P
roactive management of the corporate real estate assets demands Corporate
Corpor Model
rate Real Estate Needs Mod
del
74 • f a c i l i t y perspectives
PROPERTY FOCUS
When fully utilised, the facility manager can make strategic decisions delivery of the property strategy to support this, and only by recognising
related to the property portfolio and leverage these services to improve and developing a close alliance with a CRE provider can this competitive
bottom line costs and accommodation efficiencies and add maximum edge be maintained.
value to the whole FM process. In summary, there is an emerging new realism in the practice of
The corporation will need to anticipate industry factors that may Corporate Real Estate within organisations that is characterised by an
impact on its performance objectives and the role of the FM/CRE acknowledgment of the following features:
relationship is to demonstrate agility and planning to adapt to these CRE and associated facilities services are a supporting resource to
changes. the achievement of corporate objectives. Maintaining alignment to the
Typical factors may be: corporate business plans is a strategic objective in the ongoing
3 Changing corporate direction and priorities management of the corporate real estate resource.
3 Growing and expanding operations Managing the availability of affordable facilities is the key driver in
3 Downsizing or consolidating operations the role of facilities provision.
3 Responding to pressure to reduce operating expenses Managing customers’ expectations and affordability are the key
3 Managing the impact of job migration and demographic shifts on drivers for the delivery of facilities support services within the corporate
current locations real estate portfolio.
3 Changes in demographic profiles e.g. Victorian Governments “Flex In managing CRE assets, value and service considerations are central
in the City” program* in the development of performance measures.
* A Victorian Government initiative involving the staggering of the Management and measurement procedures must shift from a focus
times at which people in the CBD start work, to avoid travel and traffic on tasks and transactions, to a thorough understanding of processes that
congestion. add value to the core businesses of the business units. This is only
In terms of their impact on a corporation’s bottom line, much of what attainable by having a clear understanding of the nature of the core
the facility manager does in terms of the running of properties and the business drivers and how these are translated in facilities dimensions or
management of day to day costs is largely incremental when compared measures that affect the overall performance of the core business results.
to the substantial savings that can be made in occupancy costs. These The quality of interface between FM and CRE is clearly a vital
savings can be made either through the implementation of improved element in the shift from a reactive to a proactive real estate
office efficiencies or through the development and implementation of management approach.
strategic negotiations which can be measured, and therefore placing a
real value on the FM/CRE relationship over a period of time can be About Savills
readily demonstrated and quantifiable. Savills is a global, publicly listed property solutions company with
There are numerous case studies that express the value of this model over 180 offices and associates worldwide, with 10 offices servicing the
and there would be little argument from any FM that there is a clear Australian market. Their national team of corporate real estate specialists
benefit in utilising an outsourced CRE provider. bring together a broad range of property expertise with extensive global
There is a constant need for businesses to gain a competitive and local knowledge and experience. They provide a balance between
advantage within their market whilst demonstrating success, innovation tactical opportunities and strategic corporate objectives and provide
and value to their shareholders. The facility manager is at the heart of the services to a diverse range of clients.
MELBOURNE t TORONTO t LONDON t GLASGOW Facilities & Property Management Software from Service Works Global
For more information or a QFM demonstration, please contact us on: (T) +61 3 9836 7880
Service Works Global, Suite 8, 333 Canterbury Road, Canterbury, VIC 3126 T +61 3 9836 7880 E info@swg.com W www.serviceworksglobal.com.au
f a c i l i t y perspectives • 75
FM EVENTS
76 • f a c i l i t y perspectives
FM EVENTS
T
here may not be many of them, but the number of so-called “If we are managing complexity in this environment in the
‘green’ buildings is growing, and as more of the workforce knowledge economy we really need to be looking at this 20 percent
decamps from conventional structures to what may be the future of alongside the other 80 percent as well,” she said. “Understandably, we
the built environment, some key questions have emerged. From the need to focus on the building but we also need to look at it in context,
occupants’ point of view, are green buildings really any better than as there is no one solution to each of the issues.”
conventional buildings, and what do they like and dislike about them? Regardless, the BUS methodology and questionnaire has provided
This was the theme of the last AIRAH Forum for 2007, held in an insight into the areas that, from a building perspective, affect
November at Melbourne’s Treasury Theatre. The speakers were UK- workplace performance. Across the buildings studied, the researchers
based Adrian Leaman, who specialises in the management and identified significant associations between perceived productivity and
application of feedback from building occupants about their needs and overall comfort (lighting, ventilation, thermal comfort, and noise) and
requirements, Leena Thomas, senior lecturer architecture at the University between perceived productivity and thermal comfort in particular. On
of Technology in Sydney, and Monica Vandenberg, principal of average, perceived productivity scores for the green buildings in the
Encompass Sustainability. The three had gathered to overview the Australian dataset are marginally lower than conventional buildings.
findings of their ground-breaking new study, ‘Green’ Buildings; What So which organisations are undertaking POE?
Australian Building Users Are Saying. “CH2, and in the last couple of years CH1. There has been 121
“The built environment sector has a huge opportunity to reduce Exhibition Street, Bendigo Bank Docklands, 40 Albert Road, 60 L,
greenhouse emissions and narrow our environmental footprint,” Queenscliffe Marine Centre and many others across Victoria, South
Vandenberg began. “So where to from here and how are we going to Australia, Queensland and New South Wales,” Vandenberg revealed. “At
track how we’re getting there?” this point there are up to 50 in the Australian database that have been
It is of course no secret that many buildings are completed in benchmarked.”
double-quick time, with the ongoing focus of developers always the next Taking the podium as well as taking up the same point, Leena
project. The result, Vandenberg said, is that too rarely there is Thomas noted: “When POE is done for individual buildings we obviously
opportunity to reflect, evaluate and determine whether or not the work have a rich source of information on what works and what doesn’t.
being done is appreciated by building occupants. Enter post occupancy However, in a majority of instances the findings are not available in the
evaluation (POE). public domain, and so earlier this year we thought it would be useful to
“POE enables us to track how we are performing in the workplace. It look across the range of buildings that have been studied in Australia to
enables us to highlight key issues of concern and, importantly, feed this see if we could find out how green buildings were performing and
information into the design process.” whether they were working from a building user’s perspective.”
Notably, Vandenberg, Thomas and Leaman are not going around The findings derive from 22 ‘green’ buildings and 23 ‘conventional’
measuring things like temperature or indoor air quality. Their focus is buildings, with ‘green’ defined as those created with an explicit intent to
from the occupancy’s perspective, and the tool they use to do this is the include environmentally sustainable design (ESD). The term
Building Use Studies survey method (BUS), which has the capacity to ‘conventional’ refers to those buildings in the dataset where attention to
provide feedback for over 60 variables covering aspects of overall ESD was not part of the design intent.
comfort, temperature, air movement and quality, lighting, noise, health, Setting out to capture some of the headline findings, Thomas
design, image, workplace needs and productivity. revealed that on average green buildings are performing better for
According to Vandenberg, buildings influence up to 20 percent of perceived health, image, design, overall lighting and for meeting
workplace performance. workplace needs. She emphasised, however, that despite intent to
f a c i l i t y perspectives • 77
FM EVENTS
incorporate green features and principles, not all achieved positive Although green buildings performed well on issues such as overall
outcomes in terms of energy and water use and other measurables. lighting and daylighting, Thomas said that significant problems in some
“The good performance of green buildings in what some engineers in terms of ratings for glare suggested there is still some way to go in
might call the ‘soft’ variables is not surprising,” she stated. “Firstly, green respect of the control of daylighting.
buildings include aspects that occupants like in terms of access to views, “Similarly, green buildings on average were noisier, but some of this
more daylighting, often natural ventilation, and shallower floor plates. was to be expected as because of the highly reflective surfaces there was
There is also greater attention being paid to satisfy user needs in the a tendency to exacerbate internal noise.”
design process – that is, more careful briefing and targeting and Despite this, Thomas said that regardless of their shade of green,
involvement of users in the decision-making process, or at the least a users who rated a building as being good in terms of overall comfort
user responsive manner in which decision were made, and an increased generally also rated it as good in terms of perceived productivity.
monitoring and feedback process. “This reinforces to me the view that buildings that work well for users
“A small number of green buildings performed brilliantly on all the are of very high strategic importance and that it is important to recognise
variables and, again, another important factor in this was that they the human side of how buildings are used,” she concluded.
require and get higher levels of onsite management and after-care fine- Rounding out proceedings, Building Use Studies principal, Adrian
tuning. They are also usually occupied by organisations that have a Leaman, addressed POE in what he described as the “so what?”
vested interest in making them work properly. context.
“However, in our dataset we also had some green buildings that “I call it ‘so what’ because when you do this research, designers say
returned very disappointing performance – perhaps what could be called ‘so what?’ They want to know what the consequences are, and in plain
‘heroic failures’ – with respect to temperature, particularly in summer, and English we can tell them. Environmental research is about consequences
issues to do with glare, noise and overall comfort.” and we are at the scary end of it. We get the data off these studies and it
As Thomas noted, implicit in this is the fact that green buildings can scares the life out of us. I get scared because despite all the effort that
be risky. has gone into these buildings, some have just not worked. They may be
“Yes, the top end outperform conventional buildings, but it is innovative, but they haven’t worked for a whole series of reasons, and it’s
important to understand that there is much greater variation in green scary,” he said.
buildings,” she said. “When looking at why certain buildings were not “Getting the comfort level right might be boring, but boring is cool
performing properly, often the reason was that they were not only as far as we’re concerned. Forget the sexy stuff. If buildings are
technologically complex, but also under resourced in terms of ongoing comfortable and have enough space, the occupancy will be apple-
management and in some instances there was too much emphasis cheeked.
placed on iconic design gestures but very little attention to the basics of “Buildings that are very comfortable we call ‘virtuous buildings’,
good design, resulting in poor usability. because once people like them they tend to rank everything as good.
“Our experience with green buildings that rated poorly on thermal They will tolerate things that are not particularly fantastic because they
comfort, for example, was that despite the best design intentions they like the building. But some buildings go vicious, as once a building has a
had inherent problems with poorly configured controls, partial reputation it is incredibly hard to turn that around.”
understanding of how users might interact with the controls and, Leaman too acknowledged that green buildings are riskier.
importantly, an inability to rectify problems quickly. In some situations, “It is much, much harder to deliver good ones, and green buildings
the design concepts simply did not work in reality.” also tend to be smaller,” he said. “It is a very big ask indeed to deliver a
CBD building like CH2 with big floor plates, and there has been nothing
like this as far as we know anywhere in the world. It takes a lot of
commissioning, a lot of management and a lot of effort to get them to
work.
“The reason developers tend to go for conventional buildings, is that
they are less risky, and although there are developers that are not risk
averse, most are. It is the public sector that has been taking the risk with
green buildings, which it shouldn’t because the theory is that the private
operators take all the risks – but not with green buildings they don’t.”
Significantly, the public sector is also far less reticent about
publishing the results from its green building projects, essentially
meaning that when it comes to ‘greening’ the built environment, the
private sector can, as Leaman put it, “ride on the back of the public”.
78 • f a c i l i t y perspectives
FM EVENTS
A comprehensive seminar series will run alongside the exhibition, providing facility managers with a
unique opportunity to hear from leading Australian and international speakers, and see the latest
products, services and technologies for the air conditioning, refrigeration and building services industry
from 230 exhibitors, all under the one roof.
Dr Mark Luther, Director of Deakin University’s Built Environment Research Group, will outline the
MABEL concept — the Mobile Architecture and Built Environment Laboratory. It is an energy-comfort-
behaviour framework that assesses whether and to what extent a building is meeting its goals in terms of
resource consumption and occupant satisfaction.
In his ARBS presentation, Luther will explain how this versatile and comprehensive in-situ testing
facility is an essential element in determining green building metrics.
“MABEL is a diagnostic toolkit that provides multi-dimensional testing of the key performance
criteria of power, light, sound, thermal comfort and indoor air quality,” he said.
Luther has found that testing often reveals a range of issues, from recycled return air rather than fresh
air being circulated throughout a building, to poor acoustic performance.
Facility managers who register to attend ARBS 2008 can attend this – and a number of additional
seminars – when they visit the exhibition. For further information on ARBS 2008 and the accompanying
seminar program, visit www.arbs.com.au.
A R B S
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f a c i l i t y perspectives • 79
FM EVENTS
80 • f a c i l i t y perspectives
Enjoy every sunrise – Let us
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