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Fire Sprinkler Water Conservation Demonstration Program

ASSESSMENT REPORT CASE STUDY A HIGH RISE OFFICE BUILDING Melbourne Victoria

Prepared by:

Integrated Fire Services Pty Ltd ABN 66 719 809 688 ACN 006 017 723
28 Byron Street Ringwood Vic 3134 Tel. 9870 1317 Fax 8610 2007 W ebsite: www.integratedfire.com.au Email : Principal@ integratedfire.com.au

Paul Verheijden EF 15977 Fire Safety Engineer

Prepared for:

Plumbing Industry Commission Melbourne Victoria

Project: 200741D Issue 3 6 August, 2008

200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report - CASE STUDY A

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TABLE OF CONTENTS
1 EXECUTIVE SUMMARY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1.1 OVERVIEW 1.2 MAINTENANCE TESTING WATER SAVING 1.3 DRAINDOWNS WATER SAVING 1.4 SUMMARY INTRODUCTION. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1 BACKGROUND 2.2 OBJECTIVES 2.3 PROJECT DESCRIPTION 2.4 ABBREVIATIONS 2.5 GLOSSARY 2.6 BIBLIOGRAPHY Page 1 Page 1 Page 1 Page 2 Page 3 Page 4 Page 4 Page 4 Page 5 Page 5 Page 5 Page 6

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SITUATION ANALYSIS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 7 3.1 CASE STUDY DETAILS Page 7 3.1.1 PRINCIPAL BUILDING CHARACTERISTICS Page 7 3.1.2 PRINCIPAL SPRINKLER SYSTEM CHARACTERISTICS Page 7 3.2 MAINTENANCE PRACTICES & REQUIREMENTS Page 10 3.2.1 CURRENT PRACTICES Page 10 3.2.2 MAINTENANCE REQUIREMENTS Page 12 3.3 RISK MANAGEMENT PROCEDURES & REGULATORY REQUIREMENTS Page 13 3.3.1 DESIGN REQUIREMENTS Page 13 3.3.2 SYSTEM ALTERATION MANAGEMENT Page 14 3.4 AS1851-2005 & MONTHLY TESTING Page 15 3.4.1 VALVE SUPERVISION Page 15 3.4.2 LOCKED INSTALLATION CONTROL VALVE ENCLOSURES Page 15 3.4.3 SYSTEM INTERFACE DIAGRAM AND PRESSURE SCHEDULE Page 15 3.4.4 AUTO JACKING PUMP/RETARD CHAMBER Page 15 3.4.5 DUAL STARTING BATTERIES Page 15 3.4.6 PUMP STATUS ALARMS Page 15 3.5 WATER CONSUMPTION Page 16 3.5.1 SUMMARY Page 16 3.5.2 TESTING Page 16 3.5.3 SERVICING Page 22 3.5.4 SYSTEM ALTERATIONS Page 25 3.5.5 CONTINUOUS USAGE Page 25 RECOMMENDATIONS & COSTING. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1 WATER SAVING OPPORTUNITIES 4.1.1 TESTING 4.1.2 SERVICING 4.1.3 SYSTEM ALTERATIONS 4.1.4 CONTINUOUS USAGE 4.2 RECOMMENDED INITIATIVES 4.2.1 INSURANCE COMPANY 4.2.2 ADOPTION OF AS 1851-2005 4.2.3 DRAIN DOWN PROCEDURES 4.2.4 IMPAIRMENT MANAGEMENT 4.2.5 MAINTENANCE SPECIFICATION 4.3 WATER SAVING & OTHER BENEFITS 4.3.1 WATER SAVING Page 26 Page 26 Page 26 Page 31 Page 32 Page 33 Page 34 Page 34 Page 34 Page 34 Page 35 Page 35 Page 35 Page 36
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4.3.2 ADOPTION OF MONTHLY TESTING BENEFITS 4.4 COST ESTIMATES 5

OVERVIEW. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 39 5.1 BENEFIT-COST COMPARISON Page 39 5.2 ACTION PLAN Page 39

REVISION HISTORY Issue 1 2 3 Date 12 May, 2008 17 June, 2008 6 August, 2008 Details Original issue Issued for review by Knight Frank Recommendations, conclusions, estimates revised Format and style revised

COPYRIGHT:
The work and m ethodology adopted in this report is confidential and the author wishes copyright and intellectual property rights be respected and the contents only be distributed to relevant parties concerned with the project. The conclusions or m ethodology adopted for this assessm ent m ust not be used or relied upon for any other situation and no responsibility can be taken for use by a third party outside the direct application.

Integrated Fire Services Pty Ltd

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200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report - CASE STUDY A

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EXECUTIVE SUMMARY

The owners of this building have agreed to participate in a case study which examines the amount of water consumed through periodic maintenance and alteration of fire sprinkler systems. The study also provides recommendations and costings to encourage owners and management to reduce water wastage. This executive summary provides the key findings of the study and includes the following: • Overview • Maintenance and testing water saving • Drain downs and water savings • Summary 1.1 OVERVIEW this site is consuming about 700,000 litres of water per year through periodic testing and draindowns of its fire sprinkler system. About half this consumption - an estimated 364,000 litres - can be cut if the property adopts Australian Standard 1851-2005 Maintenance of Fire Protection Systems and Equipment (AS1851-2005), switches now-weekly testing to monthly testing and establishes different procedures for managing draindowns. The key benefits of adoption of AS1851-2005 is moving from weekly to monthly testing (subject to satisfying certain criteria) and implementation of the new higher level testing requirements and risk management. This will not only save water but will improve management of the owner's common law duty through a more rigorous maintenance regime for the fire sprinkler system. It is considered that the community has an expectation that responsible commercial property owners will minimise their water use wherever feasible. This property has a further life span of at least another 25 years over which time the total water saving will be 9,120,000 litres, or about nine megalitres. 1.2 MAINTENANCE TESTING WATER SAVING About 75% of the water saving - 284,000 litres per year - will be driven by AS1851-2005 and switching current weekly tests to monthly. This change is expected to be easily accomplished for this building. As a building constructed on formerly Commonwealth land it is unclear whether there is a required essential safety measure maintenance standard or frequency from the available documentation. A maintenance standard and frequency of testing has been identified in this report based on the building's age of construction and interpretation and application of the Building Commission's Practice Note 2006-23. With confirmation of implementation of the required precautions in AS1851-2005 this new standard can be adopted. A building permit is only required where building works are required to implement these precautions. While the recommended changes have not yet been reviewed by the property's insurer, it is considered that the likelihood of an objection is low, given Insurance Council Australia and other strong backing for AS1851-2005. As part of its improved rigour, AS1851-2005 requires interface and pressure schedule diagrams for all control valves, entailing a one-off expense of around $4,000. This report also recommends replacement of non-indicating valves (in the basement, controlling pressure maintenance pumps) with handle ball valves locked in line with the pipework, at a cost of $5,000. While not required by AS1851-2005 or mandated by building regulations, this change of valve type is regarded as a necessary strengthening of risk management in the light of
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200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report . but its introduction is regarded as an important step forward in improving the rigour of the maintenance of sprinkler systems.000 fee for tailoring a detailed set of AS1851-2005 maintenance procedures. Based on these recommendations and assumptions. In summary. Whether adopting AS1851-2005 and monthly testing will have an impact on the future ongoing cost of the fire services maintenance contract for the building is ultimately a matter of commercial negotiation between the property's owner and maintenance contractors. one-off. It is assumed both of these services would be performed by a specialist fire services engineer. cost associated with adopting AS1851-2005 and switching to monthly testing is estimated to be $15.CASE STUDY A Page 2 having less frequent onsite visits by maintenance testers.000).000 professional fee to check and approve these two hardware installations and a $4. Faults in sprinkler systems as a result of building alterations are fairly common and a switch to monthly testing raises the possibility of these faults not being detected for up to four weeks.000 (for reviewing the hardware upgrades and specifying tailored sprinkler maintenance procedures). Taking these steps entails an estimated hardware cost of $9. The report further anticipates a $2.1 million litres over 25 years .7. The number of onsite tests will be cut but a comprehensive annual survey and other maintenance regime changes are introduced in the new Standard.000. based on the cost of a fire services engineer specifying appropriate procedures ($4. but current indications are that these ongoing costs will remain about the same.two million litres over 25 years. Assuming this site wishes to continue allowing tenants to choose their own contractors to carry out work involving the building's sprinkler system.3 DRAINDOWNS WATER SAVING The draindowns component of the water recommendations will save about 80.000.000 litres per year .and a major improvement in fire services risk management can be achieved by adopting AS1851-2005 with the associated increase to monthly testing.000 litres per year saving in maintenance testing water consumption . The recommendations for change focus on upgrading the training and management of contractors who perform alterations and draindowns of sprinklers as part of fitout projects for tenants of the building.000 (for mandatory diagrams and a recommended values upgrade) and estimated engineering fees of $6.000) and production of a training DVD ($10. The annual survey is the main cost component. The cost for this risk management upgrade is estimated to be $14. Ongoing costs associated with this change are considered to be insignificant. Integrated Fire Services Pty Ltd Issue 3 . all contract staff who are unfamiliar with the site and whose work may affect the sprinkler systems should be required to have induction training providing key details about the features and operation of the sprinkler system. the total. because this induction practice will become part of the existing process for gaining authorisation to work within the building. a 284. 1.

this site will gain a water saving of 9.000 2.000 Cost $ 15.CASE STUDY A Page 3 1.1 million litres and an important upgrade in its fire services maintenance regime over its remaining 25 plus year life span for a one-off expense of approximately $29.4 SUMMARY In short.100.020.000 29.000 14.000 9.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .120. Change recommendations Adoption of AS1851-2005 and monthly testing Changing drain down procedures Total water savings Life Cycle Water Saving (liters) 7.000 Integrated Fire Services Pty Ltd Issue 3 .000. The table below summarises the recommendations for change and resulting water savings and estimated costs to bring about the change.

funded and supported by: • City West Water • South East Water • Yarra Valley Water • Department of Sustainability and Environment • Building Commission. Case study sites include properties such as high rise office buildings. 2.CASE STUDY A Page 4 2 INTRODUCTION This chapter provides information on the following: • Background • Objectives • Project Description • Abbreviations • Glossary • Bibliography 2. Electrical and Plumbing Union • Australian Institute of Building Surveyors. Most of the case study sites do not have tanks or other methods for recirculating or re-using water used in maintaining and altering their sprinkler systems. the working group for the project includes representatives from: • Fire Protection Association Australia • National Fire Industry Association • Communication. The project includes a demonstration program. spread across the three water retailer regions in Melbourne. This assessment report is the first Case study undertaken.2 OBJECTIVES The objectives of this study were to provide the client with the following: • Situation analysis. risk management practices. current maintenance practices. The fire protection services industry has been a major driver behind the project. which is typical for these categories of properties in Melbourne. and leaders in the property and facility management industries have supported this important water-saving initiative as a matter of corporate social responsibility. Electrical and Plumbing Union has been key in gaining strong recognition of this issue.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report . covering details about the case study property. particularly through its role in developing Australian Standard 1851-2005 Maintenance of Fire Protection Systems and Equipment (AS1851-2005) and the consequent opportunity to reform sprinkler maintenance practices. regulatory requirements and Issue 3 Integrated Fire Services Pty Ltd . Nearly all of the chosen sites have pump-boosted sprinkler systems with multiple control valves. The Victorian plumbing division of the Communication. along with the benefits and costs of these methods. In addition to the funding organisations.1 BACKGROUND The Plumbing Industry Commission is leading a fire sprinklers water conservation project. because these types of sites offer the best opportunity for reducing the estimated 500 million litres of water consumed annually for the purposes of fire sprinkler maintenance and system alteration. shopping centres and major factories. intended to consist of 15 case studies showing methods for cutting the amount of water consumed through periodic maintenance and alteration of fire sprinkler systems.

5 GLOSSARY The definitions of the following terms used in this report are provided below: Life Cycle Sprinkler installation Installation control valves A building’s life cycle costing is applied over a 25 year period A network of pipes that feed sprinklers within a building that is control by a single set of installation control valves Those valves that are used to control a single sprinkler installation and are used for testing and alarm indication.Quality Assurance RBS .Relevant Building Surveyor Details Case Study A High Rise Office Building Fire Sprinkler Water Conservation Demonstration Program Assessment Report Plumbing Industry Commission 2. Normally means the water is drained so modifications can be undertake to the pipework.3 PROJECT DESCRIPTION The project description is as follows: Item Name: Description: Project: Client: 2. System Alteration Integrated Fire Services Pty Ltd Issue 3 .Ordinary hazard Group 2 (sprinkler design category of car parks) OH3 . including a benefit versus cost comparison and discuss of implementation steps 2. Also referred to as: • Sprinkler installation valves • Sprinkler valves • Installation valves Where the sprinkler system is isolated and not able to operate as design.Ordinary Hazard Group 3 (sprinkler design category for offices) FIP . Recommendations and costings.CASE STUDY A Page 5 • • water usage for the property’s fire sprinkler system.Sprinkler installation control valves OH1 . identifying water saving opportunities. specific recommended initiatives.Fire indicator panel QA .4 ABBREVIATIONS The following abbreviations have been used in the report: • • • • • • • • AS . water-saving and other benefits of the recommendations and estimates of implementation costs Overview and next steps.Ordinary Hazard Group 1 (sprinkler design category for retail shops) OH2 .200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .Australian Standard CV .

Maintenance and testing activities that are undertaken on a weekly.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .CASE STUDY A Page 6 Site Periodic Maintenance Light Hazard A property that is controlled by a water supply that feeds a number of sprinkler installations. monthly or three monthly basis Describes the type of sprinkler system which has small diameter pipe sizes with typical 25 to 32 ranges and 65 to 100 mm mains Describes the type of sprinkler system which has medium size diameter pipe sizes with typical 32 to 40 ranges and 80 to 150 mm mains Describes the type of sprinkler system which has diameter pipe sizes with typical 50 to 65 ranges and 150 to 200 mm mains A professionally qualified engineer registered with the building control commission and practising in fire services design. Integrated Fire Services Pty Ltd Issue 3 .6 BIBLIOGRAPHY Australian Standards The following standards have been referenced in this document: AS 2118 Automatic Fire Sprinkler Systems (all years considered) AS 1851 Maintenance of Fire Protection Equipment PART 3: Automatic Fire Sprinkler Systems (all years considered) AS 1851-2005 Maintenance of Fire Protection Systems and equipment Building Commission Practice Notes The following standards have been referenced in this document: 2002-23 Maintenance of Essential Services. Ordinary hazard High Hazard Engineer 2.

CASE STUDY A Page 7 3 SITUATION ANALYSIS This chapter provides information on the following: • Case study details • Maintenance practices • Risk management procedures & regulatory requirements • Water consumption 3.100 m2 3.2 PRINCIPAL SPRINKLER SYSTEM CHARACTERISTICS The principal sprinkler system characteristics are provided in following sections • Summary of sprinkler control valves • Summary of flow switches • Water supply characteristics 3.75 m .33 Levels 34-38 Height of the building Height of each level Floor area 2.1.1.000m2 2.600 m2 1.250 m2 4.400 m2 3.1 CASE STUDY DETAILS This section provides the case study details and covers the following: • Principal building characteristics • Principal sprinkler system characteristics 3.300m2 1.4 m B3 B2 B1 Ground Levels 1-7 Levels 8 .1.4.1 SUMMARY OF SPRINKLER CONTROL VALVES The following table provides a summary of the sprinkler control valves and their respective floors areas and occupancy classification.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .1 PRINCIPAL BUILDING CHARACTERISTICS The principal building characteristics are summarised as follows: Item Number of levels Characteristic 46 Low rise B3 to Level 13 Medium Rise Levels 14 to 26 High Rise Level 27 & above Level 1 to 39 Ground Basement levels 1 to 3 40 to 42 Occupancy types Offices Retail Car parking Plant Approximately 170 m 3.000m2 3.2. Integrated Fire Services Pty Ltd Issue 3 .

000m2 2.600 m2 1.300m2 2.600 m2 1.600 m2 1.000m2 3.600 m2 1.600 m2 1.300m2 2.600 m2 1.300m2 2.300m2 2.600 m2 Occupancy Classification OH2 OH2 OH2 OH3 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 2 B1 Ground 3 1 2 4 3 4 5 5 6 7 8 9 10 11 6 12 13 14 15 7 16 17 18 19 8 20 21 22 23 9 24 25 26 27 Integrated Fire Services Pty Ltd Issue 3 .300m2 2.600 m2 1.CASE STUDY A Page 8 Control Valve Number 1 Level B3 B2 Floor area (m2 ) 2.250 m2 4.600 m2 1.600 m2 1.600 m2 1.600 m2 1.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .600 m2 1.600 m2 1.300m2 2.400 m2 3.600 m2 1.600 m2 1.300m2 1.600 m2 1.600 m2 1.600 m2 1.600 m2 1.

100 m2 1.600 m2 1.CASE STUDY A Page 9 10 28 29 30 31 1. 3.600 m2 1.2.1.600 m2 1.600 m2 1.2.100 m2 1.1.3 WATER SUPPLY The principal water supply characteristics consist of the following items Item Town main connections Integrated Fire Services Pty Ltd Characteristic 150 mm x 2 Details Lonsdale Street Issue 3 .200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .600 m2 1.600 m2 1.2 FLOW SWITCHES The building contains 41 flow switches which are tested regularly using 15 mm test valves.100 m2 1.100 m2 200 m2 200 m2 200 m2 77552 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 OH1 11 32 33 34 35 12 36 37 38 39 40 41 42 Totals Each sprinkler control valve set consists of the following: • Alarm pressure switch (rising pressure) • Installation pressure switch (falling pressure) • Automatic jacking pump (uses an 8 mm restricting orifice in the downstream ball valve) • 50 mm drain valve • 100 mm alarm and main stop valve • 15 mm test valve In addition to the control valves the following is also provided: • Flow switch on each floor which can be operated remotely from the FIP • A 50 mm isolation valve on each level to the sprinklers to that level • 15 mm drain valve downstream of the 50 mm isolation valve (for the flow switch testing) 3.100 m2 1.100 m2 1.

000 L/min Sprinklers and hydrants used a combined pump but have separate reticulations Pressure Reliefs Flow test branch Services used Method of starting 50 mm diesel 15 mm electric 100 mm Sprinklers Hydrants Hose reels Pressure switches from the combined ring mains sensing a loss in pressure or each ring main stage. This section provides information on the following: • Current practices • Maintenance requirements 3. The water supply for the system is considered a combined sprinkler and hydrant system and divided into four stages as follows: Stage 1 2 -Low 3.2 MAINTENANCE PRACTICES & REQUIREMENTS Fundamentally.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .CASE STUDY A Page 10 Pump details Diesel Electric Duties Unknown power Unknown power 1800 L/min @667 kPa. along with any insurance company contractual requirements.max flowrate 2.3 1985 is undertaken in accordance with the following periodic routines: • Weekly routines (level 1) • Quarterly routines (level 2) • Annual routines (level 3) • 3 yearly (level 4) Integrated Fire Services Pty Ltd Issue 3 . maintenance practices at the site are based on the regulatory requirement to maintain the sprinkler system in a functional state. Australian Standards are used to determine the appropriate activities for maintenance. Single pressure maintenance pump for each stage. Ground and Levels 1&2 Levels 3 to 15 Levels 16 to 27 Levels 28 to 42 3.1 CURRENT PRACTICES Sprinkler system testing in accordance with AS 1851.2.High Details Town main pressure only Pump boosted town main (first outlet) Pump boosted town main (second outlet) Pump boosted town main (third outlet) Levels B3 to B1. 1090 kPa & 1627 kPa Over pressure (did not appear to open) Circulation relief Lost to drain .Medium 4.

The following table provides a description of the routine and the period in which is to be preformed: Routine 1 Alarm valve test Flow Switch test Non return valve test Pressure reducing valve flow test Water supply flow test Remote test valve test Pressure switch test Water tank drainage Alarm valve service Drain valve service Non return valve service Special valve service Anti freeze system recharge Kitchen hood sprinkler replacement Sprinkler head sample testing (every 24 years sample of 10 and then every 6 years thereafter) High temperature sprinkler replacement Sprinkler Pumpset routines in accordance with AS 1851.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .CASE STUDY A Page 11 • • Note: Six yearly (level 5) Greater levels This is not an exhaustive list of the required maintenance and testing required in a sprinkler installation and only provides those routines that require water to be used in the testing and or maintenance.14 1996 Routine 1 Pump run (electric 3 minutes) M 2 M Level 3 M 4 M 5 M M M 2 M M M M 3 M M M M M M M Level 4 M M M M M M M M M M M M M M M 5 Other Integrated Fire Services Pty Ltd Issue 3 .

The RBS is to nominate under the occupancy permit a condition which: • Lists all the essential services referred to under Regulation 11. The requirement to provide maintenance for essential services was not well defined and the practise has been to apply the requirements of the Australian Standard closest to the date of installing the equipment (Refer Practise Note 2002-23).2 • Specifies the level of performance for each of the essential services The following occupancy permits have been issued and provide the following relevant maintenance requirements.2.1 PRE 1994 REQUIREMENTS The Building Regulations stipulate that the maintenance of essential safety measures are to be maintained in a functional state (Building Regulations 2006).2. Integrated Fire Services Pty Ltd Issue 3 .14 .2 BUILDING PERMIT REQUIREMENTS Building works carried out under the Building Act 1993 on or after 1st July 1994 have the maintenance provisions determined by the Relevant Building Surveyor (RBS).1996 • Combined hydrant and sprinkler systems: AS 1851.2. • An application to the Melbourne City Council has revealed that approximately 55 building permit applications since 2003 Note: It was beyond the scope of this report to read and identify the sprinkler maintenance requirements for each of the final certificates associated with the Building Permit. Of the few permits we did review they did not provide any specific information on the maintenance of fire sprinklers.4-1992 • Fire indicator panels: AS 1851.8-1987 3.3 .2.1985 • Fire Pumps: AS 1851.2 MAINTENANCE REQUIREMENTS The subsection covers the following details: • Pre 1994 requirements • Building Permit requirements • Special requirements 3.3-1985 3.CASE STUDY A Page 12 Pump run (diesel 10 minutes) Pump run (diesel 30 minutes) Pump run (electric 30 minutes) Pressure relief valve maintenance M M M M M M M M M M Maintenance of combined hydrant and sprinkler systems in accordance with AS 1851.4 Servicing of equipment on a less regular basis in accordance with AS 1851.2.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report . As the building was completed circa 1990 we expect the following relevant standards apply: • Sprinklers: AS 1851.

The following alternative solutions were provided and the associated special requirements: • None identified The building owner ISPT had engaged the Hendry Group to undertake an investigation on the essential safety measures that exist within the building and to list the typical level of maintenance required for building constructed prior to July 2004.1. 3.1.3 SPECIAL REQUIREMENTS Where an alternative solution is used the essential services list may be expanded in consultation with the designers to ensure safety of the occupants and the building in the event of a fire. Their investigation did not reveal any special requirements that may have resulted from any of the following processes: • Certificates of final inspection • Building Appeals Board determinations • Building notices and orders • Building permits An application was made to the Building Appeals Board to establish if any appeals Board Determinations have been issued and their implications or additional requirements are yet to be determined at the time of writing of this report.1. Integrated Fire Services Pty Ltd Issue 3 .2.1 FIRE BRIGADE REPORTS We were unable to find any fire brigade reports for the building that were relevant to the maintenance of the fire sprinkler installation.1 DESIGN REQUIREMENTS Design of the fire sprinkler system was subject to the Building Code and associated Australian standards of the day (crica 1989). The following additional requirements also need to be considered as part of the design of the sprinklers: • Fire brigade reports • Alternative solutions • Building Determinations • Other statutory requirements • Insurance Company requirements 3.3 BUILDING DETERMINATIONS We did not have a copy of the building determinations to review to determine the effect on the maintenance of fire sprinkler maintenance and inspection.3 RISK MANAGEMENT PROCEDURES & REGULATORY REQUIREMENTS This section provides information for the following: • Design requirements • System Alteration management 3.2 ALTERNATIVE SOLUTIONS We were unable to find any alternative solution reports for the building that were relevant to the maintenance of the fire sprinkler installation.2.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .3.3.3.3. 3. 3.CASE STUDY A Page 13 3.

On reinstatement equipment may not be reinstated to their correct operating positions During a system alteration more of the building is isolated than required WATER SUPPLY VALVES 3. 3.2.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report . Integrated Fire Services Pty Ltd Issue 3 . The only valves that are not supervised are the street sluice valves. 3.2 SYSTEM ALTERATION MANAGEMENT During an alteration to the sprinkler system the water supply is required to be isolated to enable works to be undertaken on dry (un-pressurised pipework). These will not be operated very often and should be checked for their correct orientation.1.3.4 OTHER STATUTORY REQUIREMENTS We were not aware of any other requirements. 3.2 EQUIPMENT We have identified that the following equipment can be easily over looked and not returned to the normal operating position (by contractors not familiar with the system operation and design) and this will not be identified until the next regular inspection: • • • 8 mm orifice valve may be left in line (by passed) and hence risk a non fire call in the event of a sprinkler head operating A jacking pump may be left in the off position risking a false alarm and an unnecessary fire brigade attendance incurring unwanted costs The pressure maintenance pump isolated switch left off and hence operating the pumps unnecessarily with the unwanted attendance and costs of the maintenance contractor The pressure maintenance pump (basement control valves) non-indicating valves may be incorrectly left and cause the pumps to start when not required or not start at all.2.3.2. The following risks are involved with alterations: • • • On reinstatement water supply valves may not be reinstated to their correct operating position. The risk of isolating the circuit and the valve is low and can be picked up by contractors or managers of the building provided a system alteration process is properly undertaken.3 The alteration of the sprinkler installations is possible to be undertaken on a floor by floor basis as isolating valves have been provided.5 INSURANCE COMPANY REQUIREMENTS We have not had any feed back at this time from the insurance company or under writers.CASE STUDY A Page 14 3.3.1.1 Most water supply valves are monitored in this building and any operation will provide an alarm at the FIP.3.3. There is however no practical way of draining the floor water downstream of this isolation valve except through the 15 mm flow switch drain.3. SYSTEM ALTERATION SCOPE • 3.

CASE STUDY A Page 15 The consequence of this is that the water will be drained via the sprinkler control valve drain and impair up to 4 floors even though only one floor is required to be drained. 3.6 PUMP STATUS ALARMS This items has been provided.4. 3.4.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .3 to AS 1851-2005.4. These will need to be provided as part of the movement from AS1851. 3.1 VALVE SUPERVISION The building is provided with valve monitoring devices on all sprinkler main stop valves and water supply valves.5 DUAL STARTING BATTERIES This item has been provided. 3. 3.2 LOCKED INSTALLATION CONTROL VALVE ENCLOSURES All installation control valves are locked in enclosures and only available with keyed access.4.3 SYSTEM INTERFACE DIAGRAM AND PRESSURE SCHEDULE The building did not have a system interface diagram provided at any of the installation control valves nor did it have any pressure schedules.4.4. This compromises more than the works area and uses up to 4 times the water a single floor drain would waste. Integrated Fire Services Pty Ltd Issue 3 .4 AS1851-2005 & MONTHLY TESTING For a sprinkler system to comply with the movement to AS1851-2005 and monthly testing regime the following control measures are required: • Main stop valve and subsidiary valve monitoring • Locked installation control valve enclosures • System Interface diagram and pressure schedule • Automatic jacking pump or retard chamber • Diesel pumps to comply with AS 2941-2002 or dual starting batteries • Pump status alarm to provide: • Low battery voltage alarm • Low fuel alarm 3.4 AUTO JACKING PUMP/RETARD CHAMBER Jacking pumps are provided to all installation control valves. 3.

1 0.5. Integrated Fire Services.000 litres per year.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .000 litres over a seven month period. as part of a new ‘smart metering’ upgrade for the building. Issue 3 Integrated Fire Services Pty Ltd .0 694. Discussion with the facility managers however revealed that this seven month period had an unusually high number of tenancy changes and consequent draindowns of the sprinkler systems. 3.2 TESTING The subsection covers the following details: • Alarm valve test • Flow switch test 1 Water usage in sprinkler installation Issue 3. which will cause loss of water from the system for a given time and then the system would be repaired and recharged.5 WATER CONSUMPTION This chapter provides information on the water consumption in the fire sprinkler system and covers the following areas: • Summary • Testing • Servicing • System alterations • Continuous usage 3.5 This report does not consider the discharge of water through a sprinkler installation due to a fire or accidental damage. Item Maintenance testing Equipment servicing Building alterations resulting in sprinkler draindowns Leaks or other continuous usage Annual water usage: Water usage (kL) 561. as detailed below. Drawing on this actual consumption data and prior report provided a model for estimating water consumption by fire sprinklers1 . The analysis attempts to quantify the absolute water usage for the site using current information available throughout the industry.5.CASE STUDY A Page 16 3.1 SUMMARY This site has installed water meters on its fire services supply. As recorded by these meters. This initiative reflect the owner’s commitment to measuring and improving the environmental sustainability of the property. We are aware that the estimates may be questioned without having measured water loss in these installations or similar installations. the estimated current water consumption for purposes of fire sprinklers maintenance and alteration in a typical year at this site is to be about 700. the fire services water consumption was 600.3 6. 2007.1 127. In some cases we have undertaken hydraulic modelling to determine typical figures. Water usage estimates are based on experience of the author and other estimates undertaken by associates.

0 12.3 The operation of the alarm valve to activate the automatic fire brigade alarm and local water motor gong will consume water on an installation by installation basis.5.0 0.0 Integrated Fire Services Pty Ltd Issue 3 .0 10.2.0 52.5.0 0.0 12.0 78.0 0.5 0.0 561.0 0.1 ALARM VALVE TEST Water usage (kL) 156.0 156.3 0.0 12. The following table provides information on the water usage for the testing of this item: Size (DN) 15 20 25 Usage per test Tests per year Annual water usage: 3.0 3.2 FLOW SWITCH TEST Flowrate (kL/min) 0.500 1.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .2.0 41.0 104.CASE STUDY A Page 17 • • • • • • Running of fire pumps Pressure switch testing Special valve testing Water supply drain test Water supply flow testing Remote test valve testing A summary of the above water usage is provided in the following table with details in the following subsections below: Item Alarm valve test Flow switch test Running of fire pumps weekly Running of fire pumps 3 monthly Pressure switch testing Special valve testing Water supply drain test Water supply flow testing Remote test valve testing Annual water usage: 3.0 Number tests Water usage (kL) 3.0 168.200 Duration (min) 0.000 1.0 4.

The following table provides information on the water usage for the testing of this item: Size (DN) 15 20 25 Usage per test Tests per year Annual water usage: 3.0 12.0 104.0 2.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .3 RUNNING OF THE FIRE PUMPS Flowrate (kL/min) 0.0 0.0 0.000 1.3 4.0 41.0 41.0 Number tests Water usage (kL) 10.0 12.0 The running of fire pumps will consume water when tested or operated due to automatic operation.000 0.CASE STUDY A Page 18 The testing of a flow switch requires water to be drained downstream of the device for a period until an alarm is generated.0 0.0 52.5 0.200 0.2.500 1.0 Integrated Fire Services Pty Ltd Issue 3 .0 10.000 0.5.0 2.000 Duration of test (min) 90 0 10 10 Water Usage (kL) 0.200 Duration (min) 0.0 0. The following tables provides information on the water usage and considers the following testing: • Weekly testing • Three monthly testing WEEKLY TESTING The following table provides a summary of water usage: Item Electric pump circulation relief Electric Pump Pressure Relief Valve Diesel Pump cooling water Pressure Relief Valve Usage per test Tests per year Annual Usage Flow rate (kL/min) 0.3 0.

0 0.0 Usage per test Tests per year Annual water usage: Integrated Fire Services Pty Ltd Issue 3 .0 12.200 0.0 0.4 PRESSURE SWITCH TESTING Flow rate (kL/min) 0.0 Testing of pressure switch operation requires that the installation pressure be reduced to the set point of the pressure switch.0 Water usage (kL) 10.0 0.0 10.0 0.5.0 Number tests 20.0 36.0 10.0 1.CASE STUDY A Page 19 THREE MONTHLY TESTING The following table provides a summary of water usage: Item Electric pump circulation relief Electric Pump Pressure Relief Valve Diesel Pump 60% load test Diesel Pump cooling water Pressure Relief Valve Usage per test Tests per year Annual Usage 3.0 42.0 6.0 4.200 0.000 0. Size (DN) 15 20 25 Flowrate (kL/min) 0.000 Duration of test (min) 3 0 30 30 30 Water Usage (kL) 0.0 0. This may require the installation to drain if a hydraulic circuit has not been provided.000 1.500 1. Verification of the pressure switch setting will however require the system to be drained to simulate operation.0 12.000 1.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .200 Duration (min) 1.0 0.2.0 168.

CASE STUDY A Page 20 3.3 0.5.5 0.1 0.0 3. Non return valves are provided on this site for the following items: • Town main supplies x 2 (annual testing) • Pump outlet x 6 (3 monthly testing) The following table provides information on the water usage for the testing of this item: Size (DN) 15 15 15 Flowrate (kL/min) 0.3 Annual water usage: 3.3 Water usage (kL) 1.1 0.5.0 4.1 1.5 0.2.5.2.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .5 Duration (min) 0.1 Number items 2 6 0 Tests per annum 1 4 0 Water usage (kL) 0.5 SPECIAL VALVE TESTING The testing of special valves shall be undertaken on a less frequent period and include the following items: • Non return valve test • Pressure reducing valve test • Pressure relief valve testing Item Non return valve test Pressure reducing valve test Pressure relief valve testing Annual water usage: 3.1 NON RETURN VALVE TEST Non return valves are testing by isolating the supply to upstream of the valve and drain the chamber between the isolation valve and non return valve.0 1.2.2 0.5.5.2 PRESSURE REDUCING VALVE TESTING Not supplied to this installation Integrated Fire Services Pty Ltd Issue 3 .

200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report . medium and high rise) • Town main 1 plus pump 2 (low.6 WATER SUPPLY FLOW TESTING Flow testing is undertaken to provide a characteristic of pressure at a number of flow points for each source of water supply. The sources of water supply are: • Town main 1 plus pump 1 (low. medium and high rise) • Town main 2 plus pump 1 (low.0 1.0 1.0 Duration (min) 1.5.3 PRESSURE RELIEF VALVE TESTING Testing of the pressure relief valves require the pumps to run and the setting tested and set if necessary.0 kL Integrated Fire Services Pty Ltd Issue 3 .0 3.5. Testing is undertaken annually.CASE STUDY A Page 21 3.2. medium and high rise) • Town main 1 • Town main 2 Item The maximum flow rate to be test: Duration of a flow test: Water used per flow test Number of flow test pa Annual usage Quantity 2.0 Water usage (kL) 1.0 1.0 3. medium and high rise) • Town main 2 plus pump 2 (low.5.0 1.500 L/min 10 minutes 13.0 1. Testing to be undertaken annually The following table provides information on the water usage for the testing of this item: Size (DN) 50 50 50 Flowrate (kL/min) 1.0 kL 6 78.0 Usage per test Tests per year Annual water usage: 3.2.0 1.0 1.

2 NON RETURN VALVE SERVICING Non return valves are required to be checked and serviced (if required) every three years and will require isolation upstream and downstream of the valve.5 0.5 Duration (min) 0.0 0. As each floor has an isolation valve the volume of water is small and not considered in the water usage estimation.1 6. Annual water usage is based on the following: Size (DN) 15 15 15 Flowrate (kL/min) 0.0 0.5.5 0.0 0.5 0.0 0.0 Annual water usage: Water usage per remote test: Nil (there is no such facility provided) 3.0 6.5.3 SERVICING Servicing of the fire sprinkler installation shall include the following water usage activities: • Alarm valve servicing • Non return valve servicing • Special valve servicing • Water tank drainage • Sprinkler replacements Item Alarm valve servicing Non return valve servicing Special valve servicing Water tank drainage Sprinkler replacements Annual water usage: 3.5 0.1 Servicing of the alarm valves is required every three years under AS 1851.7 REMOTE TEST VALVE TESTING Testing using the remote test valve requires the operation of the alarm valve to activate the automatic fire brigade alarm and local water motor gong .0 0.CASE STUDY A Page 22 3.0 0.3.2.5 Number items 0 0 0 Tests per annum 1 0 0 Water usage (kL) 0.3 1985 and requires the draining of the water from upstream of the installation. Integrated Fire Services Pty Ltd Issue 3 .1 ALARM VALVE SERVICING Water usage (kL) 0.5.5. 3.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .3.

Water usage is given as follows: Item Volume of water stored Frequency of drainage Annual usage 3.freeze systems are required to be drained and refreshed every three years. If they fail then a further 10 heads shall be removed from the area of failure to determine if all heads are to be removed and replaced.6 SPRINKLER REPLACEMENTS The following system servicing activities will use water in the sprinkler system: • Sprinkler head sample testing • Fast response sprinkler heads • Kitchen hood heads • Dry Pendent sprinklers • Anti freeze systems • High temperature heads 3.5.CASE STUDY A Page 23 Water usage is regarded as small and not considered in the water usage estimation. The building does not have any anti freeze systems.3. 3.6.3.4 WATER TANK DRAINAGE Drainage of water tank are required for cleaning and inspection purposes. 3. A representative of 10 sprinklers shall be removed and tested.3. 3.5.3.1 SPRINKLER HEAD SAMPLE TESTING Sprinkler head testing is required after 24 years in service and then every 6 years after that.5.5 ANTI FREEZE SYSTEM SERVICING Quantity 0 kL NA 0 kL Anti.5. Water usage is based on the following assumptions and table • No failures • Sample taken from separate installations (x10) • Water usage averaged over 100 years Integrated Fire Services Pty Ltd Issue 3 .3 SPECIAL VALVE SERVICING Special valves that require servicing include the following: • Pressure relief valves ( every three years) • Pressure reducing valves (every three years) • Tail end dry pipe valves (every three years) Water usage is regarded as small (due to the small amount of water losses in isolating these items) and not considered in the water usage estimation.3.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .5.

36 0 0 Total 1.CASE STUDY A Page 24 Alterations per annum Estimated stored volume kl/m2 0. 6 yearly intervals.0 6.1 1. This building does not appear to have such sprinklers.6.5 MJC SPRINKLERS Under AS 1851-2005 a representative quantity (14 throughout the building) of fast heads are required to be inspected at 30 years and then every 12 years thereafter.3.0 4.0010 0.3.5.5.2 FAST RESPONSE SPRINKLER HEADS Under AS 1851-2005 a representative quantity (14 throughout the building) of fast response heads are required to be inspected at 12.6.0010 Number of installations Average area m2 Estimated Volume consumed per annum kl 6.0 Note: We are assuming that 10 sprinkler heads per installation are tested and we are looking at the building life cycle over 100 years to get the average number of Alterations per annum.0 4.0010 0. 3.6.3. 3. This building does not appear to have such sprinklers. 12.0 4.500.3 KITCHEN HOOD HEADS Kitchen hood sprinklers are require to be replaced every 5 years in accordance with Australian Standards.5.0 4. This building does not appear to have such sprinklers. 3.0 4. Integrated Fire Services Pty Ltd Issue 3 .1 0.4 DRY PENDENT SPRINKLERS Under AS 1851-2005 a representative quantity (14 throughout the building) of fast heads are required to be inspected at 12 yearly intervals.0 0.600.3. 3.6. 6.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .500.5. The building does not appear to have such sprinklers.

0010 4.0010 4. The above estimates are representative of a typical building of this size and actual usage may vary from year to year based on the amount of activity in tenancy alterations and other needs to drain the sprinkler installation. CONTINUOUS USAGE 3.5 Sprinkler systems will use water continuously in the following areas: • Pump glands (packed glands) • Leaking pipework and or fittings • Over pressure relief The continuous use of water in sprinkler system is regarded as being small as an overall figure and is not considered in this report.500 2 0.500 112.0012 Average area m2 Estimated Volume consumed per annum kl 5.5. Based on the above volumes and expected alterations the following table provides an estimate of the water usage for modifications: Site Type Alterations per annum Estimated stored volume l/m2 0.4 SYSTEM ALTERATIONS Each time a sprinkler installation is modified the volume stored is required to be reinstated and the original volume lost to drain.1 The estimate on the number of drain downs undertaken is not easily determined as the contractors do not log this event.4 Ordinary Hazard Basement Ordinary Hazard Podium Ordinary Hazard Office Total Note: 1 4.5.5 127.CASE STUDY A Page 25 3.2 25 0. Integrated Fire Services Pty Ltd Issue 3 .600 9.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .

1.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report . The following table provides a description of the routine and the period in which this could be preformed: Routine Weekly Alarm valve test (see note) Flow Switch test Non return valve test Pressure reducing valve flow test Water supply drain test Water supply flow test Remote test valve test Pressure switch test Water tank drainage Alarm valve service Alarm interface functional testing M M Monthly M Level 6 Monthly M M Yearly M M M M M M M M M 3 Yearly M M M M M M M M M M M Integrated Fire Services Pty Ltd Issue 3 .1 TESTING Water usage can be reduced by the providing a testing schedule in accordance with AS 1851-2005.CASE STUDY A Page 26 4 RECOMMENDATIONS & COSTING This chapter provides information on the following: • Water saving opportunities • Recommended initiatives • Water saving & other benefits • Cost estimates 4.1 WATER SAVING OPPORTUNITIES This section provides information on the following: • Testing • Servicing • Alterations • Continuous usage 4. This subsection provides information on the following: Changing the testing and maintenance to the current standard AS 1851-2005 provides for the following routines: Note: This is not an exhaustive list of the required maintenance and testing required in a sprinkler installation and only provides those routines that require water to be used in the testing and or maintenance.

5 Figure 4.0 78.0 0.0 41.0 104.5 0.0 20.1 demonstrates a comparison between water usage in testing for the current usage and the potential usage under the AS 1851-2005.3 0.0 86.0 20.0 4.0 24.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .3 Water usage (kL per annum) Potential 12.0 82.0 0.0 168.0 80.0 0.0 561.0 -40. Integrated Fire Services Pty Ltd Issue 3 .5 10.3 40. Routine Current Alarm valve test (Weekly / Monthly) Flow Switch test (Quarterly / 6 monthly) Pressure switch test Special valve testing Water supply drain test (nil / 6 monthly) Pump run (weekly / monthly) Pump run (3 monthly/ yearly) Water supply flow test Remote test valve test Total 156.CASE STUDY A Page 27 Sprinkler Pumpset routines in accordance with AS 1851.0 0.8 Saving 144.0 10.0 4.0 286.14 1996 Routine Weekly Pump run (electric 3 minutes) Pump run (diesel 10 minutes) Pump run (diesel 30 + minutes) Pump run (electric 10 + minutes) Pressure relief & isolating valve maintenance Note: Weekly testing may be omitted if the system meets certain monitoring conditions. Monthly M Level 6 Monthly M Yearly M 5 Yearly M M M M M M M M M M WATER SAVINGS The following table is an summary that estimates the water savings that could result from changing to the current AS 1851-2005 and adopting the following testing regimes.0 78.0 0.0 274.

1.0 12.5 0.0 1.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .1 4.000 1.1. Integrated Fire Services Pty Ltd Issue 3 .500 1.CASE STUDY A Page 28 Figure 4.1 ALARM VALVE TEST The operation of the alarm valve to activate the automatic fire brigade alarm and local water motor gong will consume water on an installation by installation basis.2 As1851-2005 allows to cycle sprinkler alarm valve tests every 3 months FLOW SWITCH TEST The testing of a flow switch requires water to be drained downstream of the device for a period until an alarm is generated.0 Number tests 4.0 0.0 Usage per test Tests per year Annual water usage: Note: 4.0 0.1.0 12.0 12.0 12.0 0.1. The following table provides information on the water usage for the testing of this item: Size (DN) 15 20 25 Flowrate (kL/min) 0.0 Water usage (kL) 1.200 Duration (min) 0.

0 0.0 0.5 Usage per test Tests per year Annual water usage: 4.0 12.0 2.3 2.0 24.0 Water usage (kL) 10.0 Integrated Fire Services Pty Ltd Issue 3 .1. The following tables provides information on the water usage and considers the following testing: • Monthly testing • Yearly testing MONTHLY TESTING The following table provides a summary of water usage: Item Electric pump circulation relief Electric Pump Pressure Relief Valve Diesel Pump cooling water Pressure Relief Valve Usage per test Tests per year Annual Usage Flow rate (kL/min) 0.000 1.0 2.CASE STUDY A Page 29 The following table provides information on the water usage for the testing of this item: Size (DN) 15 20 25 Flowrate (kL/min) 0.000 0.3 RUNNING OF THE FIRE PUMPS The running of fire pumps will consume water when tested or operated due to automatic operation.5 0.000 Duration of test (min) 45 45 10 10 Water Usage (kL) 0.0 20.0 10.0 0.1.000 0.0 12.0 12.500 1.200 0.3 0.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .0 Number tests 41.0 0.200 Duration (min) 0.

000 0.200 0.0 20.0 1.0 86.0 86.1.0 Annual water usage: Integrated Fire Services Pty Ltd Issue 3 . This test has been introduced into the AS 1851-2005 schedule.0 The water supply drain test is undertaken to determine the water supply pressure to the alarm valve is in accordance with the pressure gauge schedule.1 0.0 0. The following table provides information on the water usage for the testing of this item: Size (DN) 50 15 15 Flowrate (kL/min) 2. This test is to be undertaken on each group of control valves.0 0.000 0.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .000 2.0 6.0 0.0 Duration (min) 1.1 Number items 10 0 0 Tests per annum 2 4 0 Water usage (kL) 40.0 40.000 2.0 0.0 1.1.0 60.000 Duration of test (min) 10 10 0 30 30 30 Water Usage (kL) 0.0 1.0 0.CASE STUDY A Page 30 YEARLY TESTING The following table provides a summary of water usage: Item Electric pump circulation relief Electric pump full flow Electric Pump Pressure Relief Valve Diesel pump full flow Diesel Pump cooling water Pressure Relief Valve Usage per test Tests per year Annual Usage 4.4 WATER SUPPLY DRAIN TEST Flow rate (kL/min) 0.

600. Water usage is based on the following assumptions and table • No failures • Sample taken from separate (installations x 14 or maximum CVs) • Water usage averaged over next 100 years Alterations per annum 1.904 0 0 Total Normal Usage Water savings Estimated stored volume kl/m2 0.special heads at 12 years “ Sprinkler head testing is required after 24 years and then every 6 years after that.6 0.2 SERVICING Water usage can be reduced by providing a testing schedule in accordance with AS 18512005.0 0.0010 0.1. A representative of 14 sprinklers shall be removed and tested.0 4.0 Estimated Volume consumed per annum kl 8.1 SPRINKLER HEAD SAMPLE TESTING Monthly Level 6 Monthly Yearly M 3 Yearly M M M M M M At 24 years and then every 6 yearly cycle .2.5) Integrated Fire Services Pty Ltd Issue 3 .1 (-2.1. If they fail then a further 14 heads shall be removed from the area of failure to determine if all heads are to be removed and replaced.500.CASE STUDY A Page 31 4.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .0 4.0 8. This subsection provides information on the following: Changing the testing and maintenance to the current standard AS 1851-2005 provides for the following routines: Routine Weekly Water tank drainage Alarm valve service Non return valve service Special valve service Anti freeze system recharge Kitchen hood sprinkler replacement Sprinkler head sample testing High temperature sprinkler replacement 4.0010 Average area m2 4.6 6.500.0010 0.

500 37.6 25 0.5 46.8 Integrated Fire Services Pty Ltd Issue 3 .1.1 80.0012 Average Area m2 Estimated Volume consumed per annum kL 4.2 Ordinary Hazard Basement Ordinary Hazard Podium Ordinary hazard Office Total Normal usage Water savings 1 3.0010 1.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .3 SYSTEM ALTERATIONS Each time a sprinkler installation is modified the volume stored is required to be reinstated and the original volume lost to drain.CASE STUDY A Page 32 Figure 4. If each floor was drained individually instead of the three floors at a time the following water usage would be provided: Site Type Alterations per annum Estimated stored volume kL/m2 0.500 2 0.2 demonstrates a comparison between the current servicing water usage and the potential usage under the AS 1851-2005 Figure 4.0010 2.2 4.3 127.300 4.

4.CASE STUDY A Page 33 Figure 4.1.3 demonstrates a comparison between water usage under alterations for the current usage and the potential usage the AS 1851-2005. Integrated Fire Services Pty Ltd Issue 3 .3 Figure 4.4 CONTINUOUS USAGE Continuous usage is expected to be such a low water user the we have not identified any cost effective method of saving water in this area.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .

2. FM Global and other insurance companies. It is unlikely that the insurance company would have any objection to implementing the new standard as their has been strong backing by the Insurance Council. Many companies are proactive in this area and would want to be asked for their opinion on such an important system change. INSURANCE COMPANY • Note: 4. These recommendations are considered to represent a responsible and managed approach using cost effective water saving initiatives. maintenance procedures or management process be managed by a suitably qualified engineer to document and inspect the works for compliance to these recommendations. Based on a review of the risk management procedures and regulatory requirements there does not appear to be any reason not to adopt the monthly testing given the recommendations in this report are adopted. 4. We do not believe this will require any additional time for contractors to undertake drain down because the time to drain four floor compared to one Integrated Fire Services Pty Ltd Issue 3 .2 ADOPTION OF AS 1851-2005 The adoption of AS 1851-2005 and monthly testing would be easily achieved for this building with the provision of the following items being satisfactorily provided: • Interface diagram at each set of control valves • Pressure schedule at each control valve set The other requirements noted in 3.CASE STUDY A Page 34 4. Whilst we recognise that additional initiatives could be employed to further reduce water usage we do not believe them to be cost effective and have not provided these. That any change of design. 4.1 The insurance company is a stakeholder in having the fire sprinkler installation maintained in a satisfactory manner.2. That the sprinkler maintenance schedule be based on that of AS 1851-2005 with monthly testing in lieu of weekly Drain down procedures should include the isolation of floors not requiring alterations by using the existing isolation valve for those floors.2.4 have been attended to satisfactorily we also would add the following to provide a greater level of risk management in the basement pump house: • Provide normal operation position labels on all control valves • Provide ball valves in stead of the handle type valves so that it is clear to the operator that the valve is open or shut and if it is in the correct position.2 RECOMMENDED INITIATIVES Based on the review of the water usage and possible savings the following initiatives are recommended for consideration by the owners and managers.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report . • • • • This report be provided to the insurance company for their comments.3 DRAIN DOWN PROCEDURES To limit the amount of water loss in drain downs due to alterations we recommend that contractors are required to use the existing isolation valves to trap the water on the floors that will not be drained. That maintenance contractors are provided with a clear specification on their role and requirements to undertake the required testing.

This would be similar to the induction DVD provided to new contractors attending petrochemical sites. 4. The contractor needs to know the following information to be able to complete their work satisfactorily: • The number and location of plant and equipment that is to be tested and maintained • The frequency of testing the plant and equipment • The expected performance of the plant and equipment • Records that provide evidence of the testing.2.2.2 there are a number of concerns that valves and equipment may not be returned to their requirement automatic status. This would include a reporting and management system where the contractor provides the correct communication and fills out certain forms to inform insurance company and or the facility manager of the proposed impairment. Documentation and procedures are recommended to be used to communicate the inhouse requirements specific to the building. As noted in 3.3. We have recommended that a DVD be provided for all contractors to review which also provides a comprehension test to determine if they fully understand their requirements. 4. These will explain the processes involved achieving a satisfactory impairment and provide the steps the contractors must follow. As it is the practise to allow tenants to use their own contractors to undertake modifications to the sprinkler system on their floor it is important that a consistent approach to undertaken that minimises the risk.CASE STUDY A Page 35 floor will be reduced and the time to go to each floor can be undertaken by the second fitter engaged to undertake the work (we assume most companies would send at least two fitters to undertake any alternation work). Such procedures would need to be documented and managed so that contractors do not take the easily solution and drain all four floors for each control valve installation.4 IMPAIRMENT MANAGEMENT Each time a sprinkler system is impaired the building is under an increased level of risk. maintained and inspected.3 WATER SAVING & OTHER BENEFITS This section provides information on the following areas: • Water saving summary • Benefits of adoption of monthly testing Integrated Fire Services Pty Ltd Issue 3 . Whilst some contracting companies may be able to provided this service we recommend engaging a professional consulting company that will be able to provide an independent focus and will also be able to review the processes undertaken by an appointed contractor. maintenance and inspection undertaken • Who and how the information should be provided so that accurate records are kept We recommend this specification be provided by suitably qualified professional who have a thorough understanding of the design and maintenance requirements of the services being tested.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .5 MAINTENANCE SPECIFICATION Providing a clear specification to contractors on the requirements of the maintenance routines required for the building is very important. 4.

2 ADOPTION OF MONTHLY TESTING BENEFITS The new standard AS 1851-2005 was changed from earlier versions of the AS 1851 suite of standards in order to: • Provide a consistent approach for maintenance of fire safety and protection systems • Adopt a more quality assurance approach through better documentation • Ensure better systems reliability • Eliminate any scope of corner cutting by maintenance practitioners • Provide more comprehensive functionality and performance testing Integrated Fire Services Pty Ltd Issue 3 .5 -2.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .5 80. Item Testing: adopting 1851-2005 and Monthly Testing Servicing: Adopting 1851-2005 Alteration to the sprinkler installations: Sprinkler installation zoning Continuous Usage Annual Water saving: Water savings (kL/annum) 286.CASE STUDY A Page 36 4.4 4.3.4 demonstrates a clear comparison between the water usage estimates for the current usage and the potential usage under the AS 1851-2005.8 0.8 Figure 4.0 364. Figure 4.1 WATER SAVING The following table provides a summary of the water saving opportunities identified for the site.3.

• Reduce the amount of water being used in the testing of alarm valves and running of booster pumps Integrated Fire Services Pty Ltd Issue 3 . corporate governance.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .CASE STUDY A Page 37 • • Move to monthly testing of sprinkler installation if certain risk processes were managed Lowers the level of compliancy due to familiarisation from contractors attending the site weekly and attending to their duties in a myopic manner The new standard will bring the following benefits: • Greater clarity of maintenance requirements and accountability by maintenance providers • Possibility of reducing life cycle costs by proactive maintenance • Annual statements of system conditions which provides clear and useful information for risk management. insurance and future planning • Greater confidence in the system operating to specification in the unlikely event of a fire • Greater transparency of processes using better recording and documentation processes • Provide a QA check on maintenance that can fit straight into a corporate QA plan.

The table considers two part which include: • Initiatives in testing • Initiatives in system alterations Item No 1 1. Integrated Fire Services Pty Ltd Issue 3 .System Alterations Engage a suitably qualified professional to provide alteration procedures and control procedures for contractors working on drain downs and other building fire services alterations Provide a process to train contractors that provide drain downs and alteration to the fire services. They represent a complete and professional service that would be expected to be provided by suitably qualified and experienced practitioners (ie Engineers).2 Item Details Cost ($) MAINTENANCE TESTING REQUIREMENTS Control valve information Basement control valve replacement The cost to implement interface and pressure schedule diagrams to all control valves Small diameter valves located in the basement that control the function of the pressure maintenance pumps are of the non-indicating type.000 2 2.000 2.2 Contractor Training $10.000 1.000 $29.1 SYSTEM ALTERATION REQUIREMENT Professional Fees .Testing $4. Our estimate is to change these to a handle ball valve locked in line with the pipework.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .4 COST ESTIMATES The costing details of various recommend initiatives are provided in the following table.1 1.000 Sub Total Alteration TOTAL Note: $14.3 Professional Fees .000 $15.CASE STUDY A Page 38 4. Cost would include an audio visual DVD for contractors to play on the site and provide instructions to approved contractors before starting work on any of the fire systems $4. To engage an engineer to provide a detailed specification of the required maintenance procedures Engage an engineer to review the upgrade works (Hardware Requirements) Sub Total Testing $4.000 These costs are only an estimate and reflect to the total investment which may involve in house personnel or professional consultants.000 $5.000 $2.

1.000 dollars. • • • • This report to be provided to the building owner through the Facilities Manager This report to be provided to the insurance company for their recommendations The sprinkler maintenance schedule to be based on that of AS 1851-2005 and monthly testing Engage a professional engineer to provide instructions and documentation to complete the work satisfactorily and reduce the risk associated with adopting monthly testing.2 and 1. • Integrated Fire Services Pty Ltd Issue 3 .000 with no expected increase in cost to the annual contract (See Recommendations 1.CASE STUDY A Page 39 5 OVERVIEW This chapter provides an overview of the project findings and recommendations with the following sections: • Benefit-cost comparison • Action plan 5. A total saving of 9120 kL over the building’s life cycle can be saved with an approximate cost of $29.1.1 BENEFIT-COST COMPARISON The benefits of adopting the recommendations as noted above are compared with the expected capital costs: • The changing from the current maintenance practices to AS 1851-2005 and monthly testing option of the fire sprinkler system and fire pumps is estimated to save over 284 kL per annum.000 (See Recommendations 2. Train contractors for drain downs and alteration to the sprinkler system processes. Adopting monthly control valve testing imposes an additional risk to the site and additional management processes are required to be established for approximate costs $14. Additional 80.3).2 and 2. Adopting AS 1851-2005 has an approximate one off setup cost of $15. • • • • 5.2 ACTION PLAN The following action plan is recommended as a result of the findings of this case study.3).8 kL/ annum can be saved by changing the drain down procedures.200741D Fire Sprinkler W ater Conservation Dem onstration Program Assessm ent Report .