1775 facility perspectives june 2012 lowres no crop marks
TRANSCRIPT
Volume 6 Number 2June–August 2012
Print Post Approved 340742 00155 $9.95 inc GST
Official magazine of the Facility Management Association of Australia
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Facility PersPectives | vOlUMe 6 NUMBer 2 1
contents
03 CEO’s message
FMa australia ceO, Nicholas
Burt, relays the industry
disappointment over the Federal
Budget’s dismissal of the tax
Breaks for Green Buildings
program, and looks back on
another year’s successful
ideaction conference.
04 Chairman’s messageFMa australia chairman,
steve taylor, also discusses the
lessons learnt at ideaction, along
with the future of the facilities
management industry.
06 Industry update
the latest news and events
from the facilities management
industry.
LOCaL gOvErnmEnt
10 Facility managing the largest local government in australiaNeil Wood, the facility manager
of australia’s largest council,
and recipient of FMa australia’s
2011 Facility Manager of the
year award, gives insight into his
challenging multi-faceted role at
Brisbane city council.
12 2012–13 Federal Budgetindustry leaders give their
responses to the 2012–13
Federal Budget and its effect on
the built environment industries.
14 Fma australia Facilities management awards for Excellence
16 ideaction12 wrap-upseven pages of information,
photos and awards from
ideaction12, which was held in
canberra from 16–18 May.
BEst praCtICE
26 Horses for courses at Flemington racecourseMark Davies, General Manager
at Flemington racecourse,
elaborates on the different
facilities roles at a venue of such
great size and importance.
grEEn BuILdIngs
32 Euas – a powerful tool to capture the full value of retrofitsscott Bocskay of sustainable
Melbourne Fund provides
information on funding options
for green retrofits, in particular
environmental Upgrade
agreements.
grEEn BuILdIngs – LIgHtIngOne of the main contributors to
energy consumption is lighting,
and there are many simple
ways in which you can reduce
the energy demand of your
building’s illumination.
40 Let there be lightrobin Mellon of the GBca talks
light, and how best to illuminate
your building’s spaces while
minimising energy usage.
44 a sparkling Crown – upgrading Crown towers’ lighting systemsWhen crown towers’ reception
area needed an overhaul, a new
lighting design led to better
illumination with less energy
usage.
level 6, 313 la trobe street
Melbourne vic 3000
tel: (03) 8641 6666
Fax: (03) 9640 0374
Email: [email protected]
Web: www.fma.com.au
published by
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Offices also in adelaide, Brisbane &
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Editor: Gemma Peckham
Editorial enquiries: tel: (03) 9274 4200
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Layouts alma McHugh
Editorial contributors:Matthew trigg, Neil Wood, Mark
Davies, scott Bocskay, robin Mellon,
David Bird, stephen Ward, Brad
Johannsen, Phillip Warren, Glenn
talbot, Matt Kennedy, terry Fraser,
robert Drane, Gerry Goldberg, Gab
aghion, Brett Judd, NaBers, Kirk Fisher,
Graeme Philipson
stock images sourced from:istock, thinkstock and Getty images.
Cover image:istock
the editor, publisher, printer and their staff and
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and neither the publisher or editors can accept
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own inquiries in making any decisions, and where
necessary, seek professional advice.© 2012 executive
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COmpanY prOFILEs5 Diversified exhibitions
8 automated logic
15 bikestorage.com.au
21 service Works Global
22 resene
25 amalgamated Pest control
29 Green Global consulting
30 schneider electric
34 rheem
37 essential Hygiene services
38 eelcO
46 Geckolighting
51 alternative lighting
55 Brightgreen
57 Grace removals
59 High Performance Window
Films
66 Fire safe australia and
New Zealand
69 Programmed Property
services
72 MacMillan Plumbing
74 eternal cleaning services
78 enviro associated Products
Pty ltd
82 elynwood services
85 Perpetual Propertycare
87 cleaning institute of
australia
90 cMc Property services
96 aDt security
100 the construction training
centre
104 Bond University
107 UNe Partnerships
109 Holmesglen
112 GJK Facility services
03 12 32
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2 Facility PersPectives | vOlUMe 6 NUMBer 2
contents
48 practical lighting solutions and innovative staff education for a landmark fit-outarup – winner of the 2011
cityswitch National awards,
tell us how their sustainable
office journey has affected the
company.
52 Fma australia nationally recognisedFMa australia has been
recognised by the federal
government for its commitment
to facilitate the reduction of
mercury-containing lighting
going to landfill.
54 shopping mall’s future is lit with LEdWinston Hills Mall in sydney’s
north-west is embracing leD
lighting technology as a means
of reducing power usage and
brightening its interior.
58 the clear solution for energy inefficient windows on existing buildingsGlazing plays a huge part in
energy efficiency – from daylight
harvesting to reducing cooling
and heating requirements.
maIntEnanCE and EssEntIaL sErvICEs
62 Essential safety measures – how to get a successful maintenance base in placeManagement and
implementation of essential
safety measures can be
daunting, but this is a
worthwhile challenge to take on.
64 maintenance of fire equipment: what the results show a good deal of effort and cost
goes into making your building
safe – but are we getting the
outcomes we need?
68 update on fire protection maintenancethere’s a new australian
standard on the way for the
maintenance of fire protection
systems. What does this mean
for you?
spOtLIgHt On CLEanIngit is said that it takes 10
seconds for you to assess your
surroundings once you enter
a building – first impressions
count. We look at ways to
improve the cleanliness of your
building, and the health of its
occupants.
76 are you swapping one pollutant for another?there are many cleaning
products on the market, but
only some offer environmental
benefits.
80 Innovation or stagnation – is this the cleaning industry of today?innovation has slowed in the
cleaning industry – should
we accept current cleaning
standards?
84 Worldwide webs!spiderwebs on building exteriors
can obstruct views and unsettle
tenants. robert Drane of
Briteway looks at how best to
address the problem.
89 Better ways to reduce the cost of cleaning maintenanceGerry Goldberg, President of the
National cleaning and Hygiene
association, looks at how you
can reduce the cost of cleaning
in your building.
rELOCatIOn
92 relocating premises?Gab aghion of Business
relocation Management
dismantles the daunting task
of relocating your business,
providing four stages that are
easy to follow.
rIsk managEmEnt & sECurItY
98 managing risk in the age of the CloudHow to ensure that your
information is safe, even when
stored in the cloud.
EduCatIOn & traInIng
102 growing demand for green building gurusenergy efficient buildings are
more and more in demand,
and with their growth comes
demand for qualified building
assessors.
106 Jack and the magic beans: the importance of workplace training for facilities industriesKnowledge is power, and in the
facilities management industry
you can never know too much.
rEsEarCH
110 Facilities managers and energy managementHighlights from the energy
efficiency report ‘the
interconnected Office’.
48 64 80 102
Facility Perspectives embrace Green Printing Inititives
This publication has been printed using ECO - CLEAN print processes. Vegetable based inks and
recyclable materials are used where possible.
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Facility PersPectives | vOlUMe 6 NUMBer 2 3
from the CEO
W elcome to the June edition of Facility Perspectives. this
month marks a number of opportunities and challenges
for our industry. there is a certain excitement as the
calendar moves to the middle of the year. as many of us complete
our budgets for the year ahead, so too our various spheres of
government release their fiscal blueprints for the next 12 months.
this year, the australian Government displayed a significant
lack of consideration for facilities management when it released its
Budget on 8 May, with a $1 billion ‘saving’ achieved through the
scrapping of the tax Breaks for Green Buildings program, without any
replacement.
it is common knowledge that the next leap forward in reducing
carbon output and improving energy efficiency is about retrofitting
existing buildings – over 80 per cent of which are over a decade old.
While we accept that the program was not ideal, to remove it
without a replacement will limit our industry’s contribution to climate
change mitigation. in our pre-Budget submission, FMa australia
strongly supported the introduction of a National energy efficiency
(White certificates) scheme that would supersede existing state-
based schemes and capitalise on the advantages of overcoming
differences in coverage, liabilities and eligibility with existing
programs.
FMa australia believes that any significant blanket reduction in
funding aimed at improving the outcomes from the operation of
our built environments is a step in the wrong direction. investment
through government programs is the best catalyst to unlocking what
can be considerable private sector investment.
the challenge now is for our association to work with our members
and industry stakeholders to influence government and ensure that it
firstly commits to a white certificate scheme, and then develops the
program in such a way that it is meaningful for facilities managers.
FMa australia will continue to connect and engage with
government both directly and in collaboration with our strategic
partners, such as the australian sustainable Built environment
council (asBec), to work towards the best possible outcome from
the impending changes in public policy. the next asBec council
meeting is during the last week of June, and at this time i will be
representing our members and the industry’s interest.
On a more positive note, the last month also provided the
single biggest learning, development and networking opportunity
for our industry: the National Facilities Management conference
& exhibition, ideaction12. the forum, held in canberra, was a
resounding success. speakers from across industry, government and
from across the globe helped us to debate and discuss the various
aspects of this diverse industry. these conferences would not be
possible without the support of the industry, and a special thank you
to our Gold supporters GJK Facility services and Programmed, along
with all of the other supporters and exhibitors who enabled us to
make this year’s event so successful.
the presentations, panels, debates, keynote speakers and the
Global FM international workshop all demonstrated the growing
maturity of the facilities management industry and the facilities
management profession. One panel session in particular focused
on professional recognition for facilities managers and included
discussion of professional competencies being developed by FMa
australia and other industry stakeholders for the role of the facilities
manager.
another session that was particularly well received was the
introduction of the first in a series of three videos about the
importance of facilities managers in any retrofit program. this video,
which was developed in cooperation with the city of Melbourne’s
1200 Buildings Program, articulated the important role that facilities
managers play in improving and maintaining performance within our
built environments. each of the videos can be viewed by visiting the
FMa australia youtube channel.
as the conference transitions to meet the changing needs of the
industry, the depth of opportunity that comes from participating
will continue to grow. For those who have not heard, the location of
next year’s conference was announced on the last day of this year’s
conference as Hobart, tasmania. i hope to see you there.
as i pass my first year in this role, i can reflect on the work of the
association and its place in the ever-changing facilities management
industry. i am clear that the mandate is to support and represent the
members both at an individual and organisation level as the industry
continues to demonstrate its value to the australian economy and
wider community.
the core focus over the coming 12 months will be to set out a
program to recognise the skills and expertise of individuals and to
understand the capabilities of companies to ensure that we can
recognise good practice in facilities management.
this is an ambitious task, but one that this association can achieve
with the support of the industry.
Nicholas BurtChief Executive Officer
CEO’s message
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4 Facility PersPectives | vOlUMe 6 NUMBer 2
from the chairman
Welcome to our ideaction12 edition of Facility
Perspectives. i would have to say that a key focus of
the last months for FMa australia has been the delivery
of this successful National Facilities Management conference &
exhibition.
i was once again pleased to host the ideaction12 chairman’s
Welcome reception, supported by UGl services, at the National
Portrait Gallery in canberra. this event included over 250 people and
all in attendance had an opportunity to reconnect with colleagues
and meet new industry players, and were addressed by the senator
for the act, Gary Humphries. He spoke about the importance
of infrastructure and outlined the coalition’s aim to improve
infrastructure spending – an area our association will be monitoring
and discussing continually in the future.
at the opening of the conference, i remarked on some of what the
future holds for the industry. the economic outlook generally appears
to be hedged around the uncertainty of an ever-changing political
landscape. the introduction of the carbon price in July this year will
mark a significant change for the economy, and the specific effects on
the future pricing and procurement of goods and services is yet to be
confirmed.
although the industry is continuing to respond well to the
external climate in which it operates, the association continues
to work with members to ensure they are well equipped for
changes that occur.
as an industry, we need to explore, and indeed exploit
opportunities to place us at the forefront of meeting future
challenges. We need solutions that can be applied globally and
locally to support our industry.
Over several years, the facilities management industry has
developed excellent technological products, whether it is in
field mobility, portals or asset-based systems. We have driven
improvements around the whole sustainability arena. More
harmonised safety requirements introduced in January this
year provide facilities managers with the opportunity to take a
strong leadership role in safety management. i ask: is this an
area that we at FMa australia should enhance as part of our
value propositions?
the private public partnership (PPP) market continues to grow,
enabling facilities management to play a pivotal lifecycle role in
flagship projects across the country. there are many more examples
where facilities managers are excelling, and have the opportunity to
excel. in times of uncertainty, it’s essential, therefore, that we act as
stronger leaders to help shape the future, not only of our industry and
profession, but in business overall.
in summary, in tough times let’s work at propelling our industry
forward to its next stages of growth and evolution. FMa australia
is moving ahead with projects and requires consultation with many
parts of the industry. so please do not hesitate to contact the national
office and offer your opinions, suggestions or thoughts.
at its most recent meeting, the Board of Directors approved
the nomination of Barry Jackson to fill the casual vacancy on the
association’s Board. Barry, as a dedicated facilities management
professional, brings to the Board a wealth of both public and private
sector experience within the industry. i would like to formally
welcome Barry to the role and, along with my fellow Directors, i look
forward to working with Barry closely as we continue to grow the
organisation
For those who could not attend the ideaction12 conference
Dinner, i formalised my announcement regarding the tenure of
chairman for the FMa australia Board, which i will hold until the
annual General Meeting this November. the Board has spent much
time in ensuring that a succinct succession plan is in place and i will
continue on the Board post the aGM as immediate past chairman.
in closing, i would like to take this opportunity to once again
thank our industry supporters. No large-scale event like ideaction
can be delivered without a significant industry commitment. i
would like to acknowledge the gold sponsors, GJK Facility services
and Programmed, and thank those other organisations for their
commitment to the support and development of our industry.
Please visit www.ideaction12.com.au to see the full wrap-up of the
conference and all the organisations that supported the program and
exhibition.
Steve Taylor Chairman
Gold Sponsors
Supporters
Chairman’s message
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Facility PersPectives | vOlUMe 6 NUMBer 2 5
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
The ONLY trade show dedicated to the waste and recycling industry in Australia.Now in its third year, the Australasian Waste & Recycling Expo offers everyone in the industry an
opportunity to showcase innovation, network with key decision-makers from both industry and
government and learn about new products, tech nologies and legislation.
3 is your product used by facility managers to collect, store,
transport or minimise waste?
3 Does your product help to increase recycling rates and reduce
disposal costs?
3 Does your product or service enable greater reuse?
3 is your product made from recycled materials?
then the 2012 australasian Waste & recycling expo is for you!
Who will be there? 3 Facility managers
3 council waste management and purchasing staff
3 state government purchasing staff
3 sustainable design architects and builders
3 Waste collectors and processors
3 recycling organisations
3 Haulage companies
3 environmental education experts.
to name just a few!
the australasian Waste & recycling expo is the leading event,
attracting key decision-makers and influencers from throughout the
waste management and recycling sectors.
“The only trade show dedicated to waste and recycling in Australia”
Some of our supporters and advisory board members
Do you want to exhibit?
BOOK NOwwww.awre.com.au
+61 3 9261 4500
Interested in sponsorship?
21 & 22 November 2012SydNey CoNveNTioN & exhibiTioN CeNTre
The premier industry event for networking, trade, innovation and knowledge.www.awre.Com.Au
Call now to reserve an exhibition booth or enquire about sponsorship opportunities. Phone: +61 3 9261 4500 or Email: [email protected]
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6 Facility PersPectives | vOlUMe 6 NUMBer 2
industry update
FMA Australia Director appointed to the Board of Australian Super
FMa australia Director George stamas has recently been appointed
to the Board of australian super.
as a former Branch chairman and active member, George has
demonstrated a strong commitment to the development of the
facilities management industry. His appointment to the Board in
2010 was further recognition of this commitment.
George continues to play an active role in broadening the profile
and awareness of facilities management and has been instrumental
in increasing the awareness of the industry with government. He
has over 30 years’ experience in corporate governance, corporate
social responsibility, financial management, large-scale business
development and expansion, and has held senior corporate roles
within the industry.
George is also a Fellow of the australian institute of Management,
and victorian President and National vice President of Building
service contractors association of australia. since 1988, George has
held the position of Managing Director at GJK Facility services.
FM Innovations makes FM simpler and affordable
FM innovations (FMi) in partnership with telarus, announce the
launch of their new hosted solution, which enables companies with
smaller budgets to ‘pay-as-you-go’ with limited upfront costs.
in partnership with telarus, state-of-the-art providers of network
infrastructure and support, FMi can offer hosted solutions for
FM works management, property lease management, room
booking & event management and vehicle booking & management.
www.fminnovations.com.au
New FMA Australia Director
Barry Jackson – assistant secretary Property strategy Branch at
Department of Foreign affairs and trade – has been formally
appointed to the Board of FMa australia.
after extensive consideration by the Board of the most suitable
candidate to fill the Board’s casual vacancy, there was unanimous
endorsement for Barry’s appointment to the role. ‘Barry brings a
great deal of experience to the role of Director of our industry body.
His skills and expertise will further strength our Board,’ said chairman
steve taylor. the appointment to the Board was effective from 15
May 2012 and Barry will hold the position until November 2013.
Senator outlines plan for infrastructure
at the recent National conference chairman’s Welcome reception,
senator Gary Humphries not ony welcomed delegates to the
conference, but also announced the liberal Party’s six-point plan for
infrastructure. in representing the position leader, Mr tony abbott,
senator Humphries provided delegates with an overview of the future
of infrastructure policy for those in attendance.
Rentokil Initial Group
Pink Hygiene solutions, rentokil Pest control and ambius indoor
Plants have come together under the rentokil initial Group
banner. Of late there has been a renewed focus on building a total
hygiene solution through the integration of the aligned services. ‘the
purpose behind the alignment of our services is to provide access to
experts in the fields of pest control, tropical plants, washroom and
workplace hygiene, all through one company,’ said sam Mann, sales
Director for the group.
Industry update
ideaction12 Welcome reception
l-r Nicholas Burt (ceO FMa australia) steve taylor (chairman FMa australia) Henry arundel (chief executive UGl services australia New Zealand), senator Gary Humphries
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8 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Energy and comfort – is your energy program hurting the bottom line?Are you managing energy and comfort in your facilities? Or are you managing energy versus comfort?
If you’re not measuring comfort, how can you tell?
Back in the 1970s people thought they needed to sacrifice
comfort in order to save energy. thermostats were set to
20˚c in the winter and 25˚c in the summer. lights were
turned off, fans were duty cycled, and a plethora of energy saving
gadgets hit the market. energy budgets were cut for policy reasons
at the same time that energy costs were rising, leading to further
cutbacks. People were uncomfortable, but they were sacrificing for
the cause of energy conservation.
in the decades that followed, most of the energy programs of the
1970s were abandoned. People were willing to sacrifice to meet a
short-term goal, but they were unwilling to accept uncomfortable
homes and offices as a way of life. stable energy prices eased
the budget pressure, but there was a growing awareness of the
environmental side-effects of energy use. this in turn led to a quiet
revolution in the building industry. Heating and air conditioning
equipment became much more efficient. Digital control systems
dramatically improved the sophistication and accuracy of controls.
NaBers is leading the way to more efficient building design and
operation. Unfortunately, some building managers still view comfort
as a luxury, and
when energy
prices
began to rise again, they returned to ‘sacrifice’ strategies.
By doing this, they ignored one of the key lessons that had been
learned since the 1970s:
Comfort = Productivitystudy after study has shown a direct relationship between how
comfortable people are and how productive they are. a
University of Denmark study showed office workers achieved
their maximum productivity at a room temperature of 21.6˚c,
with productivity falling off sharply at higher and lower
temperatures1.
a study by lawrence Berkeley National laboratories
found that people were most productive when
temperatures were between 21˚c and 25˚c, with
productivity decreasing by roughly two per cent per
degree outside that range2. a european researcher
found that student math performance increased by 28
per cent and reading performance increased by 24 per
cent when the classroom temperatures were dropped
from 23.6˚c to 20˚c. increased ventilation improved
performance by 14 per cent3. it’s not surprising that
these studies showed peak performance at different
temperatures. comfort is influenced by more than just the
room temperature. Humidity, ventilation, air movement,
clothing, activity, and other factors impact an individual’s
perception of comfort. What the studies did agree upon was
the fact that there is a direct relationship between comfort and
productivity.
Comfort is influenced
by more than just the
room temperature.
Humidity, ventilation,
air movement,
clothing, activity,
and other factors
impact an individual’s
perception of comfort
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Facility PersPectives | vOlUMe 6 NUMBer 2 9
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 Y
company profile
How significant are these productivity changes? since a typical organisation spends at least 100 times as much money
on employee salaries as they do on energy, it’s not surprising that the
cost of a slight change in productivity can dramatically overshadow
the cost of energy. One study showed that increased comfort leads
to productivity improvements of a$320 per employee per year.
another study showed that it was the equivalent of $2 per hour per
worker, and a third study showed that a one per cent improvement in
productivity could save more money than the entire facility’s energy
bill4.
With so much evidence showing how important comfort is, why
are many facilities managers still willing to sacrifice comfort for
energy? it’s easy. energy is measured, comfort is not. there’s an old
management axiom that ‘What gets measured, gets done.’ the flip
side of this is also true, ‘What doesn’t get measured, gets ignored.’
there’s a reason NaBers measures several factors that directly
affect comfort. comfort is important, and it needs to be measured.
the first step in a NaBers office assessment is an occupant survey
to determine how the people in the office feel about their working
environment.
Unfortunately, a NaBers assessment is a periodic measurement so
comfort is easy to overlook in the day-to-day challenge of managing
a building within a budget. even if a manager recognises the
importance of comfort, it has traditionally been difficult to measure.
everyone in the management chain sees the energy bill. it’s a known
quantity. you can see how much energy a facility used this week,
this month, and this year. you can compare it to the energy used
last year. turn off a light, slow down a fan, and turn down the heat
and the energy goes down. How did that affect the people inside the
building? Nobody knows. Or at least nobody knows unless you’re
using automated logic’s environmental indextM
.
the environmental index (ei) tells you at a glance how comfortable
the indoor environment is, on a scale of 0 to 100. it can tell you how
comfortable an individual room is, and you can average it across
your facility to tell how comfortable a building or an entire campus
is. you can track it over time to see how comfortable a building was
before and after the latest energy retrofit. smart energy programs
reduce energy use while making the building more comfortable.
short-sighted energy programs cut back on energy use at the expense
of the people who work inside the building. Now you can tell the
difference.
the ei is flexible enough that it can be used in retrofit applications.
if the only sensor in the room is a temperature sensor, the ei will tell
you if the system is maintaining temperature within thermal comfort
limits. that’s not a perfect indication of comfort, but it’s far better
than not measuring comfort at all. if some rooms have humidity
sensors, the ei will take humidity into account to give a more
accurate measurement of comfort. add a cO2 or vOc sensor for
even better comfort readings. the ei isn’t a substitute for a NaBers
assessment; it’s a supplement to it. the ei is a daily indicator of how
comfortable the building is, using the existing building automation
system sensors. thanks to the flexibility of eiKON® graphic
programming, you or your automated logic field office can tailor the
ei to meet the unique requirements of your building, and the very
special people who work in it.
Short-sighted energy
programs cut back
on energy use at the
expense of the people
who work inside the
building.
1. TECHNICAL UNIVERSITY OF DENMARK, ‘THERMAL COMFORT AND PRODUCTIVITY,’ MAY 20092. SEPPÄNEN, O., W.J. FISK, AND D. FAULKNER, ‘CONTROL OF TEMPERATURE FOR HEALTH AND PRODUCTIVITY IN OFFICES’ ASHRAE TRANSACTIONS 111(2):680 – 686, 20043. P. WARGOCKI, ET AL. ‘THE EFFECTS OF CLASSROOM AIR TEMPERATURE AND OUTDOOR AIR SUPPLY RATE ON THE PERFORMANCE OF SCHOOL WORK BY CHILDREN.’ PROCEEDINGS OF INDOOR AIR 2005.4. TOM, STEVEN T. ‘MANAGING ENERGY AND COMFORT,’ ASHRAE JOURNAL, JUNE 2008
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321924E RHS Pg2of2_Auto Logic Corp | 1775.indd 25 10/05/12 1:07 PM1775_Facility Perspectives June 2012.indd 9 5/30/12 4:15 PM
10 Facility PersPectives | vOlUMe 6 NUMBer 2
local government
To set the scene, Brisbane city council is the largest local
government in australia, with a workforce of 8000-plus
employees in 146 different types of industries1, while the
local Government area (lGa) of Brisbane covers a geographic area
more than 1300 square kilometres2 and has the largest population of
any other lGa in australia at 1,067,2793.
Brisbane city council provides leadership and good governance for
the people of Brisbane and manages its resources to create a vibrant
city for the future. to achieve this,
the council works in partnership
with a variety of governments, peak
bodies, industries and community
organisations to build a better
Brisbane. the organisation’s day-
to-day operations and long-term
plans are governed by the city of
Brisbane act 2010. the act, which
became law on 1 July 2010, directs
the way in which the Brisbane city
council is constituted, as well as its
responsibilities and powers.
council delivers core local
government services including
roads and infrastructure, bus and
ferry services, community services,
environmental protection and local
parks, as well as neighbourhood
planning, all under the umbrella of
a long-term vision and community
plan for the city. Our shared vision:
living in Brisbane 2026 was developed in consultation with a broad
cross-section of Brisbane residents. a key element is sustaining
a clean and green environment by ensuring the ‘air we breathe
is free from pollution; we manage our precious water for today
and tomorrow using innovative and diverse options for collecting,
storing, and re-using water; and we reduce, re-use and recycle to
limit waste’. council is focused on being ‘clean and green through
the citysmart Program and is one of the largest purchasers of green
power in australia’4. read on for some great outcomes that Neil
1 BriSBaNE CiTy COuNCil.2 BriSBaNE’S KEy ECONOmiC FaCTS, JaNuary 2012, WWW.BriSBaNE.qld.gOv.au/aBOuT-COuNCil/gOvErNaNCE-STraTEgy/viSiON-STraTEgy/ECONOmiC-dEvElOpmENT/ECONOmiC-dEvElOpmENT-prOgram/iNdEx.hTm#SNapShOT, viEWEd 1 FEBruary 2012.3 auSTraliaN BurEau OF STaTiSTiCS, WWW.aBS.gOv.au/auSSTaTS/[email protected]/prOduCTS/3218.0~2009-10~maiN+FEaTurES~quEENSlaNd?OpENdOCumENT, viEWEd 1 FEBruary 2012.4 BriSBaNE CiTy COuNCil aNNual rEpOrT 2010–11.
achieved in this area.
an employee of Brisbane city council since 1977, Neil has worked
in a variety of roles across the organisation, including management
of council’s diverse property portfolio since 1993. in 1998, Neil
was appointed as a facility manager, providing facility management
services for up to 100 sites at any one time. these sites were diverse,
including internal/external leased, commercial, industrial, retail and
heritage sites across Brisbane.
in this role, Neil leads,
motivates, monitors and controls
delivery of facilities management
services to nominated portfolios,
and acts in the interests of city
building and maintenance services
clients to oversee and manage
nominated facilities with regard to
maintenance, asset performance,
standards, quality assurance,
and workplace health and safety
compliance. Neil provides strategic
management and coordination of
services and activities that enhance
the value of and provide effective
utilisation of council’s physical
assets through the total asset
Management (taM) Framework.
in 2007, Neil became the
inaugural facility manager for the
Green square Precinct located
within Fortitude valley, an inner
city suburb of Brisbane. in this role, Neil is responsible for the
provision of facilities management services for the precinct, which
accommodates 1100 people within the south tower. customers
include the building owner – isPt; external tenants – Queensland
Government Departments of child safety and Housing; and retail
shops. the role also provides assistance to the Brisbane Housing
company, which provides 71 low-cost housing apartments within this
precinct.
it is worth noting that Brisbane city council had never facility
managed a site that was not owned by council until this time. this
leap of faith was a learning experience for council and Neil; however,
the gamble paid off – Neil’s greatest achievement to date has been
to ensure the building maintained its five star green star NaBers
Facility managing the largest local government in australiaNeil Wood, FMA AustrAliA’s FAcility MANAger oF the yeAr, 2011The 2011 recipient of the prestigious FMA Facility Manager of the Year
Award was Brisbane City Council’s Neil Wood. In this article Neil discusses the
importance of a Facility Manager in local government operations and the unique
considerations and decisions of a Facility Manager in the local government sector.
In times of crisis,
particularly during the
Brisbane Flood 2011,
broadening the team’s
experience provided the
team with the flexibility
required to meet
changing demands at
very short notice.
1775_Facility Perspectives June 2012.indd 10 5/30/12 4:15 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 11
local government
rating of the Green square south tower, achieved without relying on
green power. in 2011, Neil completed the introduction of a Waste
Minimisation Project and achieved a 74 per cent diversion of building
waste stream. in 2011, 92 per cent of Green square occupants
indicated in a survey that they were satisfied with the building.
Neil recognises the importance of local government working
closely with residents and the business community to achieve a
win-win for all parties. the success in achieving excellent results in
energy ratings was due to a common desire by both the owners and
tenants to reach this goal, and in January 2012, Brisbane city council
achieved a 6 star NaBers energy whole building rating for the south
tower in the Green square Precinct. this result was achieved as the
building uses 92.4 per cent green power.
in 2011, Neil took up a new challenge, leading the Brisbane city
council’s Facility Management team (a team of 10 people) while also
managing the Green square Precinct in Fortitude valley. this team
manages more than 260 sites within the property portfolio, including
a mix of commercial buildings, swimming pools, libraries, bus depots,
ward offices, community halls, cemeteries and crematoriums, multi-
storey car parks, and construction depots.
Upon taking on management of the Brisbane city council Facility
Management team, Neil worked with each Facility Manager to
identify their strengths and weaknesses within their portfolio
and mapped a forward plan to assist them in their professional
development, which delivered returns for council and the ratepayers
of Brisbane, through better managed sites. this experience was a
positive one for the team, as individuals had the opportunity to work
across portfolios rather than being constrained to one site over an
extended period of time. in times of crisis, particularly during the
Brisbane Flood 2011, broadening the team’s experience provided the
team with the flexibility required to meet changing demands at very
short notice.
in addition to his passionate custodianship of the team and these
buildings, Neil demonstrates a deep commitment to council’s values,
particularly value for money, getting things done and responsive
customer service.
looking to the future, Neil considers succession planning critical
to prepare the next generation of facilities managers and to keep
our industry strong. Neil demonstrates his passion for facilities
management by sharing his knowledge and expertise with a variety of
people wanting to enter the facility management industry, including
Brisbane city council employees who are completing a Diploma in
Facility Management, Queensland state Government employees, and
university and high-school students.
Neil holds a Diploma of Facility Management and a certificate in
Property Management and local Government Planning, as well as
an australian counter Disaster college qualification in the area of
Disaster response Management. this stood Neil in good stead during
the Brisbane floods of 2011, when he was an Operations Manager
in the local Disaster co-ordination centre, which ran on a 24-hour
rostered shift to co-ordinate the local, state and federal response at
the height of the disaster.
Neil’s dedication to the facilities management of the largest local
government in australia sets a shining example for facilities managers
across australia. if one person can take on such a significant task and
become the country’s facility manager of the year, there are no limits
to what other facility managers can undertake in their roles with the
right amount of knowledge, experience and passion.
Specific activities Neil undertakes in his current role include: 3 Provision of 24/7 management and delivery of day-to-day
and strategic activities of sites for landlord and tenants:
3 cleaning
3 Preventative maintenance
3 Programmed maintenance
3 condition assessments
3 emergent maintenance
3 reactive maintenance
3 Unplanned corrective maintenance
3 security
3 approvals of services and fit-out drawings
3 reporting.
Ensuring building legislative compliance, through management and monitoring of the following contracts: 3 Heating
3 ventilation and air conditioning
3 electrical
3 Fire protection
3 lifts and escalators
3 security devices
3 Building services
3 Building fabric.
minimising exposure and risk by addressing compliance issues, due diligence and workplace health and safety. 3 identification and implementation of energy and water
savings.
3 Meeting quality assurance obligations through:
•deliveryofmaintenanceprogramsandinitiatives
•determiningmaintenancepriorities
•advisingonrequiredmaintenanceactivitiesforanasset
•providingoptionstoreduceorminimiseenergyand/or
water maintenance costs for respective assets.
monitoring and reporting on actual and committed costs against allocated portfolio budgets for: 3 preventative maintenance
3 programmed maintenance
3 emergent maintenance
3 reactive maintenance.
developing and maintaining relationships with key stakeholders including council officers, elected representatives, Ward Office personnel, contractors, external tenants, queensland Fire Service, and queensland police Service. 3 Preparation and delivery of ‘induction to Green square
Precinct’ for crime and Misconduct commission (cMc)
personnel.
3 Preparation and delivery of ‘Disaster Management in Bcc’
Presentation to seQrOc Facility Management Forum.
Neil’s awards 3 FMa australia Facilities Manager of the year 2011
3 FMa australia Queensland Branch Member of the year 2011
1775_Facility Perspectives June 2012.indd 11 5/30/12 4:15 PM
12 Facility PersPectives | vOlUMe 6 NUMBer 2
2012-13 federal budget
Tom roper, aSBEC
The cancellation of the [tax Breaks for Green Buildings]
program clearly demonstrates the federal government’s lack
of commitment to the use of complementary measures as a
method for reducing greenhouse gas emissions and improving energy
efficiency in one of the largest consuming sectors of the australian
economy. a carbon price alone will not effectively tackle buildings
emissions.
‘scrapping the program altogether sends clear signals to a sector
already fatigued by uncertainty around carbon pricing. in the long
term, it will undoubtedly mean a loss of potential jobs that would
have been created through retrofit projects, which are far less likely
to eventuate without the scheme and will add to unemployment in
the building sector in the next 12 months.
‘We can’t afford to let such an outstanding opportunity, for sector-
wide carbon reductions and efficiency gains, simply slip through our
fingers.’
david parken, CEO of the australian institute of architects and Chair of the aSBEC Climate Change Task groupthe decision to scrap the tax Breaks for Green Buildings program is
extremely disappointing.
the Gillard Government is backing away from a 2010 election
promise and abandoning its commitment to provide incentives for
green buildings.
the $1 billion retrofitting program was expected to provide an
incentive for businesses that invest in eligible assets or capital works
to improve the energy efficiency of their existing buildings. the tax
Breaks program was promised as part of a package of measures to
complement the carbon price.
the decision to scrap the tax Breaks program is particularly
bewildering, coming, as it does, at a time when australia’s future
green economy is a high priority. the scheme would have delivered
triple bottom line advantages and helped the retail, hotel and
commercial office sectors when confidence is low. it would have
delivered jobs, green buildings and a sustainable future.
Despite the hours of consultation, the willingness of the industry
to provide input, and the goodwill generated by non-government
and private sector organisations, the australian Government has, in a
cowardly move, chosen to renege on its commitment.
romilly madew, Chief Executive, green Building Council of australia
One major concern with the budget is the pulling of the tax
Breaks for Green Buildings program. Dropping the scheme is
counterproductive to australia’s commitment to reducing greenhouse
gas emissions and a blow to the green jobs sector.
While we have good regulations for new buildings that improve
energy efficiency and reduce carbon emissions, existing built stock
is a sleeping giant and needs a total makeover. the institute voiced
its support for the program when it was announced as an election
commitment of the Gillard Government in 2010 and industry
members went to great lengths to work with the government in fine-
tuning the logistics of the program.
the asBec climate change task Group commissioned the centre
for international economics and allen consulting to produce the
second Plank and update reports. these show that the carbon price
will not achieve the full potential of carbon abatement through
energy efficiency. complementary measures are required to help
achieve this. there are significant energy and carbon savings available
with current technologies at a lower cost than the $23-per-tonne
starting carbon price, and the existing building stock needs significant
upgrading to unlock this potential.
What industry thinks of the 2012-13 Federal BudgetFacility Perspectives hears from some major players in the building industry about their response to the
2012 Federal Budget.
The Gillard Government
is backing away from a
2010 election promise and
abandoning its commitment
to provide incentives for
green buildings.
A carbon price alone
will not effectively
tackle buildings
emissions
1775_Facility Perspectives June 2012.indd 12 5/30/12 4:15 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 13
2012-13 federal budget
the tax Breaks for Green Buildings scheme would have gone a
long way towards securing a reduction in carbon emissions, and had
the potential to create thousands of much-needed jobs in the building
and construction industry.
good Environmental Choice australia (gECa)Geca finds the scrapping of the proposed tax Breaks for Green
Buildings program in the recent federal budget deeply disappointing.
in order to maintain living standards in an economy constrained by
environmental limitations, innovation is vital.
the demands of the green building sector have driven many
within its broad supplier base to radically rethink their production
and marketing strategies. this has resulted in scores of innovative,
more sustainable products for use in the construction, fit-out and
maintenance of australia’s building stock.
While many businesses have already risen to the challenge, the
proposed incentives would have done much to encourage even more
producers to bring environmentally responsible products to market,
giving the green building industry – and our hopes for a greener
economy – a substantial and necessary boost.
Nicholas Burt, CEO, Facility management association of australia.as expected, the Budget this year did not deliver for facilities
management, with the government instead showing a general
disregard for the operation and maintenance of australia’s buildings,
facilities and infrastructure, and the contribution the industry can
make to securing national productivity and community wellbeing, and
addressing important environmental issues.
While some funding has been allocated in areas such as aged care,
the first stage of a National Disability insurance scheme and the
National Partnership agreement on skills reform, the removal of a
$1 billion energy efficiency program without a replacement shows a
complete lack of commitment to australia’s built environments.
FMa australia supported a range of modest items in our
submission, all of which we still believe have strong merit and need
to be considered by government as they implement this budget and
plan for their 2013–14 cycle:
3 Facilities Management industry innovation research Fund
3 National small and Medium enterprise (sMe) energy efficiency
Helpdesk service
3 review of industry classifications
3 Facilities Management standard and Benchmarking Protocol
3 Facilities Management accreditation strategy Paper
3 education Package on transitional Workplace relations
3 National energy efficiency (White certificates) scheme.
in coming months, Fma australia will increase its engagement with all levels of government to ensure facilities management is better understood by decision-makers and appropriately supported in subsequent budget cycles.
As expected, the Budget
this year did not deliver
for facilities management,
with the government
instead showing a
general disregard
for the operation
and maintenance of
Australia’s buildings,
facilities and
infrastructure, and the
contribution the industry
can make to securing
national productivity and
community wellbeing,
and addressing important
environmental issues.
1775_Facility Perspectives June 2012.indd 13 5/30/12 4:15 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 15
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
As bicycle sales continue to outstrip car sales for the 10th
consecutive year, the impact of cycling’s popularity can be
seen on buildings everywhere.
Providing well-designed bike parking not only improves aesthetics,
it’s also good management. Why? the provision of australian
standards-compliant bike parking reduces work, health and safety
risks.
signs that you need bike storage:
3 bicycles are blocking car access
3 bikes are blocking fire exits, doorways, stairwells and corridors,
and are being chained to services like water and gas pipework
3 your building’s internal fittings are being damaged as cyclists
take bikes into lifts and up stairs
3 your cleaning bills are rising
3 trip hazards are being created by wayward wheels, grease
chains and pedals.
if the wrong racks are installed with the wrong spacing in the
wrong place, there’s a good chance your bicycle facility will be
ignored. australian standards 2890.3 were created to guide the
development of facilities so that they work for cyclists. the standards
cover racks, car space conversions, access and signage, different
security classes and spacing.
as the one-stop shop for bike storage, www.bikestorage.com.au is
experienced at installing australian standards-compliant facilities and
making it easy for clients. Our clients include the atO, aBc, sKM
and www.bikestorage.com.au has installed everything from security
cages with swipe card access to dedicated bike hubs.
Providing the right facility empowers Facilities Managers to
manage bicycle parking effectively. they can direct wayward cyclists
to their facility. it’s a great way to create order out of chaos, manage
risk and increase the feel-good factor in your building.
Bike storage: getting it right
Suzanne Kowalski is the Manager at www.bikestorage.com.au
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16 Facility PersPectives | vOlUMe 6 NUMBer 2
ideaction12 wrap-up
ideaction12 wrap-upThe National Facilities Management Conference & Exhibition has concluded for another year and all
indications are that the event was a resounding success.
held in canberra on 16-18 May, ideaction12 was a milestone
event reflecting the recent growth and change within the
facilities management industry. it has reaffirmed itself as
the principle national event focused on the operation, management
and maintenance of australia’s buildings, precincts and community
infrastructure.
supported by a range of site visits to leading facilities throughout
the region, as well as fantastic social events and networking
opportunities, over 350 professionals attended ideaction12 over the
three days.
across the conference, attendees were treated to a wide
array of topics and experiences covering every aspect of facilities
management. From expert discussions on tri-generation and energy
efficiency, to residential FM and the challenges of succession planning
in an ageing FM scene, there was something for everyone.
Keynote speakers included an array of big thinkers, from Dr David
Orsmond from the reserve Bank of australia, to romilly Madew
speaking on green buildings. lessons from bad business decision-
making was discussed by lionel Prodgers, and effective engagement
with government was also covered.
attendees also had the opportunity to engage with a series of
workshops throughout the program, including the first ever Global
FM international Workshop, with speakers from the United states,
New Zealand and the United Kingdom, as well as industry and
government representatives from australia, all discussing the value of
facilities management in the transition to a low carbon economy.
Presentations and papers from the event are available at
www.ideaction12.com.au.
ideaction12 has been a
resounding success and
lays the foundation for
future growth.
Nicholas Burt
Chief Executive Officer,
FMA Australia
All Photos for ideaction12 Courtesy of Larry Pitt Photography
These images and many more can be viewed on the FMA Australia Flickr page: www.flickr.com/photos/fmaaustralia/sets/
ideaction13the 2013 National Facilities Management conference & expo will be held in Hobart, tasmania, commencing with the chairman’s
Welcome reception on sunday 19 May, followed by a two-day conference program and concluding with a series of site visits on
Wednesday 22 May.
For more information on how you can be involved, contact [email protected] or call 03 8641 6666.
1775_Facility Perspectives June 2012.indd 16 5/30/12 4:15 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 17
ideaction12 wrap-up
1775_Facility Perspectives June 2012.indd 17 5/30/12 4:15 PM
18 Facility PersPectives | vOlUMe 6 NUMBer 2
ideaction12 wrap-up
2012 Branch member of the year – australian Capital Territorycongratulation to lawrence Fraser (National Portrait Gallery) who has
been actively involved with the FMa act Branch through his input
into branch activities, including participating with inForM for young
Fmer’s presentations in 2009. He has continued his contributions to
the branch, by actively taking on tasks and responsibility for selected
Branch events. He has also has been generous in providing assistance
towards the planning of ideaction this year.
2012 Branch member of the year – New South Walescongratulations to Walter rafin (Hirotec) who is referred to as
the person who finds ‘no task too hard and no trouble at all to
undertake.’ His support of the Golf Days and general functions has
been constant, including his tireless contributions to the branch
committee activities and the support he gives to the National Office
staff.
2012 Branch member of the year – queenslandcongratulations to Brad collins (cromwell Group) who has added
his magic touch to the branch with his enthusiasm to ensure that
all members’ ideas and suggestions are listened to. this has been a
proven success with new major sponsors and increased turns-outs for
the branch’s monthly functions. With his enthusiasm and leadership
skills, Brad is ensuring that FMa Queensland will grow and have a
positive future.
Fma australia recognises its members for outstanding serviceCongratulations to our winning members of the following awards:
continued on page 20
2012 Branch member of the year – Western australiacongratulations to ian Bonner, who has demonstrated his leadership
qualities at a committee level; taking on the responsibility for
event coordination or to support other members with events. He
has contributed to FMa activities as an organiser, attendee and/
or supporter. ian has used his broad network of industry peers
to develop interest in FMa australia and its activities through
membership or the sponsorship of events.
(ian Bonner was unable to be at the presentation)
Facilities is where you do
it. Management is what
you do.
Donald Williams
DSW Consulting
1775_Facility Perspectives June 2012.indd 18 5/30/12 4:16 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 19
company profile
321927A RHS_Magnetite (Australia) | 1775.indd 1 30/04/12 1:20 PM
Let us help change your world. T:+61 (0) 2 6241 7853 [email protected] www.fsifm.com.au
Concept Reach™: seamless,instant access via a tablet deviceto the Concept EvolutionTM
completely web-based facility management software solution,from FSI APAC.
Extend the reachof Concept EvolutionTM
322241A RHS_FSI FM | 1775.indd 1 26/04/12 11:51 AM
1775_Facility Perspectives June 2012.indd 19 5/30/12 4:16 PM
20 Facility PersPectives | vOlUMe 6 NUMBer 2
ideaction12 wrap-up
2012 Branch member of the year – South australiacongratulations to Graham Dolman (ecH), who is very energetic with
his commitment to the branch committee activities, and often comes
up with ideas to generate interest in membership, events and other
local challenges. He is very proactive in seeking speakers for events,
and he takes it upon himself to promote FMa australia wherever
possible through his wide network of contacts.
2012 Branch member of the year – victoria congratulations to lou la Delfa who has been committed to the FMa
for many years and has continued to be involved in the creation of
new and innovative ideas for their branch. His contribution to policy
discussion, planning and negotiations with branch speakers has
insured the success of many activities held by the victorian Branch.
continued from page 18
continued on page 24
Fma australia Branch of the year 2012FMa are pleased to announce this year’s Branch of the year is
australian capital territory (act) Branch. they ranked the highest in
three separate categories, which is a great achievement.
these rankings were rated over the period from 1 april 2011 to 31
March 2012, and using these criteria the act Branch achieved first
place with the highest ratio per member for:
3 membership renewals (members retained)
3 number of events per state (these were the number of events
scheduled and held)
3 financial achievement against budget.
2012 Branch member of the year – Western australiacongratulations to ian Bonner, who has demonstrated his leadership
qualities at a committee level; taking on the responsibility for
event coordination or to support other members with events. He
has contributed to FMa activities as an organiser, attendee and/
or supporter. ian has used his broad network of industry peers
to develop interest in FMa australia and its activities through
membership or the sponsorship of events.
(ian Bonner was unable to be at the presentation)
Congratulations to the aCT Branch: 3 chairman: ami sudjiman (GHD Pty ltd)
3 committee Members:
•lawrence Fraser (National Portrait Gallery)
•stephen Morgan (australian sports commission)
• James elliott (UGl services)
•alison Daley (National archives of australia)
•ian Phillips (Jones lang la salle)
•steve Jones (australian sports commission)
•Danny cindric (Brookfield Multiplex services)
•John Hawkins (csirO)
•Matthew Kelly (Hayes Facilities Management)
1775_Facility Perspectives June 2012.indd 20 5/30/12 4:16 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 21
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Global software leadership
Service Works Global is a major international provider of facility
and asset management software. the company’s flagship
application, QFM, is an industry leading web and mobile
enabled FM and maintenance management software application,
comprising an integrated range of modular management tools,
proven to optimise the operational efficiency of asset, building
and service activities. QFM offers comprehensive functionality
including helpdesk, asset management, PPMs, contractor and
sla management, OH&s, property and bookings management.
the software secures rapid return on investment and delivers
measureable cost and sustainability savings across FM operations.
in addition, service Works is the global leader in PPP contract
management software. its flagship application, P3rform, is a
comprehensive operational and service delivery application with
a fully integrated payment mechanism that provides automated
calculation of monthly charges and delivers accountability,
transparency and auditability, and underpins the management of
operational risk.
service Works Global is an accredited Microsoft Gold Partner and
offers a full range of supporting consultancy, implementation and
training services.
Company contact details: Service Works Global Pty Ltd Suite 2.02, 365 Little Collins Street, Melbourne VIC 3000 Tel: +61 (0)3 8676 0380 | Fax: +61 (0)3 9600 2455 e. [email protected] | www.swg.com | Twitter: @service_works See us at Total Facilities LIVE Stand Number C09
QFM Software Driving FM Efficiency QFM software from Service Works Global is an award winning facility, property and space management solution which:
• Extendsassetlifeandimprovesequipmentreliability
• Optimisesservicedeliverybyreducingresponsetimes
• Deliverstypicalfacilitiescostsavingsofupto15%
• Extractsmeaningfulbusinessintelligence,tobuildlongtermFMbudgets
• Improvesspaceutilisationtoreduceoccupancycosts
SeeusatTotalFacilitiesLIVEStandNumberC09
Formoreinformation:T:0386760380E:[email protected]
SWG - Sustainability_Facility Perspectives Oct 2011.indd 1 08/05/2012 14:07:32
322456AE RHS_Service Works | 1775.indd 24 21/05/12 1:47 PM1775_Facility Perspectives June 2012.indd 21 5/30/12 4:16 PM
22 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
We at resene realise that the best products and colours
are not enough to achieve the best finish – you also need
the right professional advice.
resene has significant experience in a wide range of commercial
and residential projects through to nationwide chains. With this
wealth of experience and knowledge, we are confident we can
provide whatever assistance you need to make your next coating
project a success.
the resene product range includes paint, specialist and protective
coatings for residential and commercial buildings. to help building
professionals keep abreast of new developments in our product
range we have an innovative range of project services and reference
materials, including technical and specification manuals, the resene
total colour system, samples and online information.
choose from our extensive range of environmental choice
approved products including innovative products such as:
3 resene coolcolour technology that is designed to reflect more
of the sun’s energy, keeping the coating, substrate and building
cooler.
3 resene Zylone sheen vOc Free and resene Non vOc tinters,
which enable you to achieve a vOc free finish on interior walls
for better indoor air quality in an extensive range of resene
colours.
3 resene Kitchen & Bathroom paints, formulated with anti-
bacterial silver and MoulDefender to inhibit bacteria and mould
growth.
3 resene Write-on Wall Paint, a clear whiteboard-style finish
that you can apply over your existing paintwork to turn it into
a coloured whiteboard. you can then write all over the wall
without damaging the paint. ideal for conference and breakout
rooms.
3 resene waterborne enamels, ideal for trim, joinery and wet
areas, with much lower odour and faster cure times than
traditional solventborne products, minimising disruption to
guests.
Why the professionals use Resene 3 Full support at all stages of the project.
3 complete range of coatings including:
3 Decorative finishes;
3 Protective coatings designed to protect substrates in
aggressive environments;
3 applied finishes, including waterproofing membranes and a
range of textured coatings.
3 technical expertise.
3 innovative colour scheme development and tools – the resene
total colour system.
3 Proven track record in project services.
3 Quality products backed by isO 9001 accreditation.
3 Written warranties.
Our professional and dedicated team can provide you with expert
advice, specifications and colour support.
Qualitythe key to resene’s reputation is its solid commitment to excellence
and quality.
Our internationally recognised quality systems and isO 9001
accreditation allow us to guarantee our products for consistency and
performance, so resene quality is assured – every step of the way.
We are leaders in providing professional advice, high quality
products and superb colours – the three vital ingredients in any
successful coating project.
Whether your requirements are large or small, you’ll find that
resene has the service and products that are designed to suit the
local environmental conditions, and you.
Behind all the best finishes is the right advice
Please contact your Resene representative or your Resene ColorShop for further information; in Australia call 1800 738 383 or visit www.resene.com.au; in New Zealand call 0800 737 363 or visit www.resene.co.nz.
320884E LHS_Resene Paints | 1775.indd 24 21/05/12 1:51 PM1775_Facility Perspectives June 2012.indd 22 5/30/12 4:16 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 23
ideaction12 wrap-up
www.resene.co.nz/ecodecorator
How to maximise your Green Star NZ rating points with Resene:
Specify Resene paints with Environmental Choice NZ for at least 90% of the project.
Specify products for at least 90% of the interior that meet the Green Star NZ VOC limits. These include Resene Zylone Sheen VOC Free, Resene Enamacryl, Resene Ceiling Paint and Resene Broadwall Wallboard Sealer plus many more.
For assistance with your paint specifi cation, contact your Resene representative for professional and friendly advice and assistance.
Specify Resene paints from our extensive Environmental Choice NZ approved range that
meet all Green Star NZ tool requirements and paint yourself Green Star NZ points.
How to paint Green Stars
The maximum points available for paint in core credits are:
IEQ 3:1 point (unweighted) 90% of interior paint, applied on site specifi ed must meet Green Star NZ VOC limits.
Mat 3:1 point (unweighted) 90% of paint specifi ed must have independent verifi cation that it is environmentally preferable, such as Environmental Choice NZ.
Trust a Resene Eco.Decorator to do your job just right
When it comes to decorating, you need the right painter as well as the right paint. Now you can choose the services of an approved Resene Eco.Decorator to complete your decorating projects with the confi dence that the paintworkwill be as good as the paint.
320884A RHS_Resene Paints | 1775.indd 1 12/04/12 11:20 AM
Facilities managers
have one of the biggest
advantages of all
– the advantage of
understanding how
people use buildings,
and what they need from
their occupancy.
Romilly Madew
Chief Executive, Green Building Council
of Australia
1775_Facility Perspectives June 2012.indd 23 5/30/12 4:16 PM
24 Facility PersPectives | vOlUMe 6 NUMBer 2
ideaction12 wrap-up
2012 Fma australia member of the year awardcongratulations to louise rowe (Judd Farris recruitment), who has
been with the association for 12 years and has participated strongly
in all facets of their state branch and national activities.
Membership is a key focus for louise, and over the years she has
participated as a branch representative on the national membership
advisory group. Being a strong advocate for tracking down those
members who move between jobs and engaging their replacements
to join, louise was the instigator of a new process to be written into
the new membership database program when set up six years ago.
as FMa australia’s national office changed staff over the years,
louise is always available to brief new staff from a member’s
perspective on the dynamic of the industry and what opportunities
were opening for targeted membership campaigns.
Not just happy to give personal support, which was recognised
a few years ago with a Branch Member of the year award, louise
encouraged her employer to become actively involved with our
industry magazine, Facility Perspectives, sponsorship opportunities
both statewide and nationally, and projects that help research the FM
industry.
continued from page 20
A well run and a well
managed building does
add value.
David McGlashan
Executive Director, Facility Management
Victoria Pty Ltd
1775_Facility Perspectives June 2012.indd 24 5/30/12 4:16 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 25
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Amalgamated Pest control has been
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companies for over 89 years, and with good
reason.
We understand the importance of
managing your business systems to ensure
you have an effective pest control strategy
in place, and how to implement these and
protect your brand.
With an australia-wide network of over
500 trained professionals, amalgamated Pest
control is fully certified and a quality assured
company to isO9001*.
Our pest control technicians are fully licensed to australian
standards and qualified in accordance with as4349.3 and as3660
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amalgamated Pest control can also provide specialist support for
compliance systems including aQis, HaccP, sQF2000 and Brc.
We provide an online reporting system so you can manage all of
your sites via one easy-to-use portal, allowing you to gain visibility
against your pre-defined goals and KPis. We can also accommodate
centralised billing and accounts for easy accounting.
amalgamated Pest control provides 100 per cent australian-
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engaging amalgamated Pest control on your team is the best
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APC0037 Half Page Facility Perspectives Ad v1.indd 1 17/04/12 11:21 AM
Pest control for peace of mind
321926AE RHS_Amalgamated Pest Control | 1755.indd 24 26/04/12 1:41 PM1775_Facility Perspectives June 2012.indd 25 5/30/12 4:16 PM
26 Facility PersPectives | vOlUMe 6 NUMBer 2
best practice
Flemington is a really diverse facility with numerous function
spaces and events, ranging from weddings and conferences to
major music festivals and, of course, race days – including our
iconic Melbourne cup carnival. Flemington racecourse Operations is
diversified into event Operations, Grounds and Gardens, trades and
Procurement, racecourse and training, and Facilities Management.
racecourse and training manage the facilities for our horse
population at the venue, as well as the horse training that occurs
every day at Flemington. there are 550 horses stabled at Flemington,
with eight different courses available for training.
trades and Procurement manage the stables where horses are
housed and manage the leasing of the 23 trainers that are based at
Flemington.
Facilities Management is responsible for all of the buildings and
facilities that are used for the functions, events and race days.
the key to this large and diverse operation is communication.
With horses training every morning, the communication between the
different areas of responsibility is imperative. if the facilities manager
has construction activities occurring early in the morning, we must
work together to ensure our horse training facilities are not affected
by large sounds or visual stimuli. this can be a safety issue for horse
and rider.
the facilities manager also works very closely with on-course
caterer, Peter rowland catering, and cleaning operation cleanevent,
who also manage function and event set-up, to ensure any work
doesn’t affect their operation, including scheduling around functions
and events.
Horses for courses at Flemington racecourseFAcility PersPectives sPeAks to executive geNerAl MANAger At FleMiNgtoN rAcecourse, MArk dAvies.
racecourses present a range of diverse requirements in one venue, including bars, lounge areas, outdoor areas, restaurants/food provision, entertainment areas, animal accommodation and sports facilities. how is such a variety of facilities integrated, and what part does the facility manager play?
1775_Facility Perspectives June 2012.indd 26 5/30/12 4:17 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 27
best practice
in a facility that requires a substantial amount of electricity (for track lighting, entertainment, music, et cetera), how can facilities managers approach energy efficiency within such an environment?energy efficiency has become a great focus over the last few years.
as part of our Flemington Green Fields sustainability program, all
Flemington racedays are now powered by 100 per cent renewable
energy and we have installed solar panels around the course to
generate our own power.
energy audits are a key component of managing energy. you need
to have a true and accurate understanding of what is the key driver
in energy. large venues will often find that Hvac, refrigeration and
lighting are the top three. One of the areas on which Flemington has
focused is BMs for Hvac, so we can accurately manage turn-on and
-off times for the various events held within the grandstands. We
also isolate specific event areas that are in use within the grandstand.
computer controls provide accurate readings so the days of getting
a call saying ‘it is too hot, turn up the air conditioning,’ are gone. it is
now a matter of using technology to accurately manage one of your
biggest energy users.
refrigeration is an area to which we are about to apply a similar
process. Flemington has several areas that have kitchen and bar
facilities, meaning many refrigerators and cool rooms. this is an
area that we have been working on with ae smith; how we can
best manage refrigeration by using technology. if a kitchen and bar
is required for a function on one floor in one of the grandstands on
one day, that particular area might not be used again for a week or
two. therefore, how we manage
the stock and refrigeration
temperature has become a major
focus. Pilot studies have occurred
recently at Flemington that show
that increasing the beverage
refrigeration temperature just
a few degrees has no effect on
the consumable products, but
makes a substantial difference in
reducing energy.
are there any other sustainability considerations that are unique to the racecourse arena (i.e. water, waste), and how can these specific issues be addressed?Being a racecourse, water is one of the biggest challenges. We
require a track that has a bit of give in it for the safety of horse
and rider, and we need to maintain Flemington’s iconic roses
and gardens. in late 2011, the vrc announced it had secured
funding for a major expansion of Flemington’s world-first in situ
desalination (isD) program, effectively drought-proofing the home
of the Melbourne cup carnival and saving millions of litres of
drinking water each year. On completion, the project will fully
service the considerable irrigation requirements of Flemington’s
famous 2.3-kilometre course proper, and the training tracks. in situ
desalination is a method of desalinating unusable underground saline
water, which is a huge step in the challenge of managing water. a
Melbourne company, Desaln8, is leading the world in this area with
systems that require little power compared to conventional major
desalination plants.
Waste is also a key component of facilities management at
Flemington, particularly during the Melbourne cup carnival. With
over 350,000 patrons descending on the Flemington venue over
four days during the Melbourne cup carnival, it is vital to make
sustainable improvements. in 2008, 28 per cent of waste was
diverted from landfill but, working with cleanevent, we improved this
to 76 per cent in 2011. Waste management isn’t as easy as putting
out a few extra bins with recycling stickers on them. as any facilities
manager will tell you, people don’t always do the right thing, so it is
important to have measures in place
back of house to sort any waste.
small initiatives, such as clear bin
bags so visual inspections can occur
before a bin is emptied into a larger
bin, ensure that no contamination
has occurred between recycling
and general waste before being
transferred off site.
local charity secondBite works
with Flemington caterer, Peter
rowland, to redistribute surplus food
from Flemington racedays to assist Melburnians in need. secondBite
provided more than 6000 nutritious meals to local charities from last
year’s Melbourne cup carnival alone – food that would otherwise go
to landfill.
all of these measures form part of our Flemington Green Fields
sustainability program, which was honored with the prestigious
Melbourne award for contribution to sustainability in 2011. We
are making continuous improvements in sustainability, which would
not be possible without our sustainability partners, Peter rowland
catering, secondBite, city West Water, cleanevent, James Boag and
schweppes.
are there specific requirements with regards to a duty of care for patrons attending the venue (i.e. alcohol and gambling management, grounds maintenance)? Duty of care should be a key focus of any venue or facilities manager,
and this becomes complex with a multifaceted venue of this size.
We have a duty of care associated with horse and rider, our training
facilities, grounds and gardens maintenance – from sprinkler heads
through to broken pit lids – and then you have the compliance
side such as responsible service of alcohol. this is an area in which
we have invested a lot in the last five years. at each race meeting,
Duty of care
should be a key focus
of any venue or
facilities manager
1775_Facility Perspectives June 2012.indd 27 5/30/12 4:17 PM
28 Facility PersPectives | vOlUMe 6 NUMBer 2
best practice
responsible service of alcohol officers are located at each bar to
ensure that responsible service of alcohol is managed. We also have a
compliance team to ensure that responsible service of alcohol officers
are doing their job in the correct way. it is not unusual to see over
150 responsible service of alcohol officers working on a major race
day, as well as a compliance team overseeing this.
racecourses are often hired out for special events. how does a facilities manager’s role change when a community venue is used for a private function? the facilities manager’s role is quite different on a race day compared
to during a function.
Flemington is both a venue and an event promoter. When a client
has booked a space, the facilities manager’s work is very much in
the lead-up to ensure the facility is presented as agreed and that no
contractor works are continuing in the area.
Once the client’s event commences, it is up to the caterers to
deliver, and the rest is often up to the client on what they want
to deliver. However, on a race day the venue is being used by the
business for its own event, so it is a very long day, and although a
lot of work is done during the lead-up, on the day there are always
things that need to be checked and managed. Flemington has a very
good help desk system that will log and action calls – anything from
a trip hazard that needs to be fixed through to technical issues with
pieces of plant or equipment. Many of these issues will relate to the
facilities manager.
Could you outline any special challenges you have faced as the facilities manager of your venue?My role as executive General Manager – Flemington is very
much more of a venue manager role encompassing the whole
Flemington venue, from facilities and operations through to grounds
management and presentation, but above all, management of the
dedicated team that makes Flemington such an iconic and culturally
significant venue. there are challenges every week, and the key
component to this is not being afraid to take on the challenges.
there have been some significant challenging moments at
Flemington over the last five years, including a wild hailstorm on
a race day when we had more than 20,000 people in the venue –
leading to that event being cancelled – and then hosting a music
festival the following day for more than 45,000 patrons. We have
had major train delays with over 80,000 people on course, equine
influenza in 2007 and managing the procedures to ensure it did not
affect the Melbourne cup carnival, and the decision to cap race day
crowds at the venue and pre-sell all Melbourne cup carnival ticketing
are some examples. all of these challenges have come and gone and
make the venue management team more experienced and skilled to
cope with the next challenge.
What advice would you give to those in charge of racecourse facilities?i think any venue manager needs to remain very calm and composed
in the face of challenges, which are inevitable. challenges will arise
more frequently than in most jobs, and each challenge that has been
met gives you more confidence for the next. it doesn’t make it any
less of a challenge or necessarily less stressful, but it is important that
the confidence from the last challenge met is harnessed to provide
a level head and calm rational decision-making process that benefits
all stakeholders involved, especially your employees and customers.
the most important part, though, is a good team with effective
communication and trust. No one person has ever managed a large
facility, venue or event; there are co-workers and trusted event
delivery partners that work as a team, communicate with each other
and trust that each person or company’s responsibilities will be met
completely.
1775_Facility Perspectives June 2012.indd 28 5/30/12 4:17 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 29
company profile
XFacility PersPectives | vOlUMe 6 NUMBer 2
company profile
Sustainable business and infrastructure expert, Green
Global consulting (GGc), says sustainability isn’t just being
‘green’. ceO robert sharon a 27-year industry veteran, says
organisations choosing to make early and active cultural transitions
towards sustainable best practice can also benefit from significant
returns on their bottom lines – but more so for those who take a
more tailored approach. the development and implementation of
tailored and sustainable business and infrastructure requires solutions
that are ‘personalised’ to each organisation.
‘GGc is built on a passion for sustainability’, says sharon. ‘yet we
acknowledge that when it comes to sustainable business practices,
blanket strategies and one-size-fits-all approaches aren’t the solution.
Our first priority is to work intimately with our clients to develop
unique, case-by-case solutions, guaranteed to meet the goals and
expectations of each and every client.’
sharon says large consulting firms are struggling to offer the
level of personalisation required and that matching the right expert
consultant to the right assignment is paramount – because in the
long run, a cookie-cutter approach won’t work.
‘sustainability, by definition, is all about the long term – an
ongoing process,’ sharon says. ‘Part of what we do is fill the void
between strategy implementation and tangible outcomes.’
sharon says too often consultants go aWOl after setting the
ball in motion but the fledgling industry needs services that extend
throughout the entire lifecycle of the project.
‘the consultant needs to stick around to make sure there’s runs on
the board.’
although sharon is a 27-year industry veteran, Green Global
consulting has only been operating for a matter of months, yet it is
now planning to open offices all over the globe.
More information can be found on the firm’s Website: www.greenglobalconsulting.com.au
Sustainability – up close and personalNew Aussie firm matches business to budget.
322409AE RHS_Green Global | 1775.indd 24 15/05/12 10:28 AM1775_Facility Perspectives June 2012.indd 29 5/30/12 4:17 PM
30 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
IT cooling solutions that are fully managedSchneider Electric addresses heat removal for a wide range of IT environments.
Today, cooling challenges affect all it spaces. Heightened
availability expectations, server consolidation, dynamic
temperature profiles, regulatory requirements related to
efficiency, and uncertain long-term plans for capacity or density
have made cooling requirements both complex and particular
to each application. schneider electric can help address cooling
challenges across the board. With its industry-leading experience,
ongoing research, and extensive customer relationships, we have the
complete solution portfolio, design tools and experience to address
your challenges quickly and easily. We ensure that your cooling
infrastructure can adapt on demand to your business needs at all
times throughout its life cycle, making it business-wise and future-
driven.
Our comprehensive portfolio includes close-coupled cooling, room
cooling, air distribution solutions, raised floors, chillers, and heat
rejection systems. although the purpose of each solution varies, they
all have one thing in common: they work out of the box and are fully
managed.
What is cooling that’s fully managed?schneider electric uniquely provides it cooling solutions that are fully
managed to optimise performance via reliable components, provide
flexibility to adapt cooling capacity to actual loads now and in the
future, and maximise energy efficiency through system design and
proactive energy management.
These cooling solutions enable: 3 availability, including ever-increasing pressure for 24/7/365
uptime regardless of the business
3 energy efficiency, including local, regional, state and national
regulations; energy supply limitations; global concerns regarding
cO2 emissions and carbon limits
3 Modular data centre construction, including the need to scale
cooling needs (even at the facility level) for high-density and
other loads on demand, as well as the demand for flexibility to
manage change
3 visibility, including the need to respond quickly both to capacity
requirements and to availability risks – from server to rack, to
row, to room, to building
3 containment, including the need to eliminate mixed air streams,
as well as increased efficiency requirements and goals
3 Metrics on energy and resource effectiveness, including water
and carbon usage, benchmarking use of energy and resources,
and intelligent performance reporting – all of which require
intelligent controls to monitor, manage and adjust changing
loads.
Cooling solutions for business-wise, future-driven data centresOnly schneider electric offers a comprehensive portfolio of cooling
solutions that give you the reliability, flexibility and efficiency you
need to ensure that your data centre can keep up with your business
at all times. Because our solutions are based on proven research
and pretested designs, they are an integral part of your company’s
27/7/365 uptime. their fast and easy-to-deploy components support
even the most demanding flexibility requirements for your data
centre physical infrastructure. and they can be managed from a
single-seat view across facilities and it to optimise availability and
efficiency.
Finally, their inherently efficient designs (for example variable
speed fans on our inrow units for right-sized cooling) help data
centre operators realise true energy gains. For example, the ec fans
available on our room cooling units, close coupled cooling units,
condensers, and chillers help companies achieve up to 60 percent of
fan energy savings over traditional fan solutions. Whether you need a
dedicated room cooling unit for distributed wiring closets; overhead,
row-based cooling for high-density zones in a retrofit environment; or
innovative economisers for a large data centre build project, we have
the right solution.
322226E_LHS Schneider Electric | 1775.indd 24 10/05/12 1:25 PM1775_Facility Perspectives June 2012.indd 30 5/30/12 4:17 PM
From APC InRow to room cooling, efficiency comes standard on all of our data centre cooling solutions.
Efficient:Energy-efficient design, including EC fans, cuts operating costs
Flexible:Small footprint enables flexible, cost-effective deployment
Easy to service:Front service panels enable easy servicing
Introducing precision air conditioners from the APC InRow innovator and energy management leader: Schneider Electric
Tap the cost savings of economiser modes. Learn how in our FREE expert white paper!Visit www.SEreply.com Key Code 52560K Call 1800 652 725
Economizer Modes of Data Center Cooling Systems
Contents 1
2
7
7
9
10
> Executive summary
Business-wise, Future-drivenTM
Whatever your cooling challenges, we have the right solution:
EcoBreeze economiser HD pod with InRow cooling, including overhead, and air containment
Data centres always have been mission-critical environments. Businesses worldwide depend on their uptime and efficiency. And uptime and efficiency depend on the right cooling deployment. Today, Schneider ElectricTM can deliver the right solution quickly, easily, and cost-effectively.Cooling solutions for every applicationComplementing its innovative APC by Schneider ElectricTM InRowTM line and other cooling innovations, Schneider Electric now offers a comprehensive cooling portfolio. It includes building-level options, including energy-efficient air conditioning equipment and chillers, to keep today’s fully integrated data centres operating at optimal levels.
Faster and easier deployment, installation, and maintenanceSchneider Electric is the only company to deliver its cooling products, parts, and spares via a global supply chain, thereby making deployment, installation, and maintenance faster and easier. What’s more, our efficient cooling solutions are customisable, meeting the specs of even the most complex installations. Each deployment is fast, reliable, and energy efficient, and with its integrated end-to-end software management, ensures your data centre needs can keep up with your business.
©2012 Schneider Electric, APC, InRow, EcoBreeze, and Business-wise, Future-driven are trademarks owned by Schneider Electric SAS or its affiliated companies. All other trademarks are the property of their respective owners. 78 Waterloo Road, Macquarie Park, NSW 2113 AUSTRALIA.
Our comprehensive portfolio of cooling solutions, all of which are fully managed and available through a global supply chain, includes:
> Close-coupled cooling
> Precision room cooling
> Air distribution solutions
> Chillers
> Heat rejection system
From APC InRow to room cooling, efficiency comes standard on all of our data centre cooling solutions.
Efficient:Energy-efficient design, including EC fans, cuts operating costs
Flexible:Small footprint enables flexible, cost-effective deployment
Easy to service:Front service panels enable easy servicing
Introducing precision air conditioners from the APC InRow innovator and energy management leader: Schneider Electric
Tap the cost savings of economiser modes. Learn how in our FREE expert white paper!Visit www.SEreply.com Key Code 52560K Call 1800 652 725
Economizer Modes of Data Center Cooling Systems
Contents 1
2
7
7
9
10
> Executive summary
Business-wise, Future-drivenTM
Whatever your cooling challenges, we have the right solution:
EcoBreeze economiser HD pod with InRow cooling, including overhead, and air containment
Data centres always have been mission-critical environments. Businesses worldwide depend on their uptime and efficiency. And uptime and efficiency depend on the right cooling deployment. Today, Schneider ElectricTM can deliver the right solution quickly, easily, and cost-effectively.Cooling solutions for every applicationComplementing its innovative APC by Schneider ElectricTM InRowTM line and other cooling innovations, Schneider Electric now offers a comprehensive cooling portfolio. It includes building-level options, including energy-efficient air conditioning equipment and chillers, to keep today’s fully integrated data centres operating at optimal levels.
Faster and easier deployment, installation, and maintenanceSchneider Electric is the only company to deliver its cooling products, parts, and spares via a global supply chain, thereby making deployment, installation, and maintenance faster and easier. What’s more, our efficient cooling solutions are customisable, meeting the specs of even the most complex installations. Each deployment is fast, reliable, and energy efficient, and with its integrated end-to-end software management, ensures your data centre needs can keep up with your business.
©2012 Schneider Electric, APC, InRow, EcoBreeze, and Business-wise, Future-driven are trademarks owned by Schneider Electric SAS or its affiliated companies. All other trademarks are the property of their respective owners. 78 Waterloo Road, Macquarie Park, NSW 2113 AUSTRALIA.
Our comprehensive portfolio of cooling solutions, all of which are fully managed and available through a global supply chain, includes:
> Close-coupled cooling
> Precision room cooling
> Air distribution solutions
> Chillers
> Heat rejection system
From APC InRow to room cooling, efficiency comes standard on all of our data centre cooling solutions.
Efficient:Energy-efficient design, including EC fans, cuts operating costs
Flexible:Small footprint enables flexible, cost-effective deployment
Easy to service:Front service panels enable easy servicing
Introducing precision air conditioners from the APC InRow innovator and energy management leader: Schneider Electric
Tap the cost savings of economiser modes. Learn how in our FREE expert white paper!Visit www.SEreply.com Key Code 52560K Call 1800 652 725
Economizer Modes of Data Center Cooling Systems
Contents 1
2
7
7
9
10
> Executive summary
Business-wise, Future-drivenTM
Whatever your cooling challenges, we have the right solution:
EcoBreeze economiser HD pod with InRow cooling, including overhead, and air containment
Data centres always have been mission-critical environments. Businesses worldwide depend on their uptime and efficiency. And uptime and efficiency depend on the right cooling deployment. Today, Schneider ElectricTM can deliver the right solution quickly, easily, and cost-effectively.Cooling solutions for every applicationComplementing its innovative APC by Schneider ElectricTM InRowTM line and other cooling innovations, Schneider Electric now offers a comprehensive cooling portfolio. It includes building-level options, including energy-efficient air conditioning equipment and chillers, to keep today’s fully integrated data centres operating at optimal levels.
Faster and easier deployment, installation, and maintenanceSchneider Electric is the only company to deliver its cooling products, parts, and spares via a global supply chain, thereby making deployment, installation, and maintenance faster and easier. What’s more, our efficient cooling solutions are customisable, meeting the specs of even the most complex installations. Each deployment is fast, reliable, and energy efficient, and with its integrated end-to-end software management, ensures your data centre needs can keep up with your business.
©2012 Schneider Electric, APC, InRow, EcoBreeze, and Business-wise, Future-driven are trademarks owned by Schneider Electric SAS or its affiliated companies. All other trademarks are the property of their respective owners. 78 Waterloo Road, Macquarie Park, NSW 2113 AUSTRALIA.
Our comprehensive portfolio of cooling solutions, all of which are fully managed and available through a global supply chain, includes:
> Close-coupled cooling
> Precision room cooling
> Air distribution solutions
> Chillers
> Heat rejection system
322226A_RHS Schneider Electric | 1775.indd 1 4/05/12 1:12 PM1775_Facility Perspectives June 2012.indd 31 5/30/12 4:17 PM
32 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildings
in the real world, of course, markets are plagued by imperfections
and failures that routinely miss the $50 notes left around. the
point of the joke is that the economist can’t distinguish between
theory and reality.
Facilities managers regularly face the reality that opportunities
exist for improved efficiency but are not captured for a variety of
reasons. some of these reasons have to do with building owner and
tenant investment decisions, engineering challenges, logistical issues,
technology confusion and lack of communication between landlords
and tenants.
Whatever the reason, economic theory does not hold true when
trying to unlock the opportunity of improved efficiency in the built
environment. the reality remains that building owners and tenants
needlessly waste money on energy and water they do not need to
be paying for. the use of this money is effectively as productive as
tossing it into landfill or, indeed, letting it blow away in the wind,
after having not picked it up off the footpath!
energy efficiency, when financed appropriately, enables building
owners and tenants to capture those wasted dollars and reallocate
them to a productive purpose – improvement of the buildings they
occupy and own.
environmental upgrade agreements (eUas) offer building owners
and tenants the opportunity to not only finance energy efficiency
and make productive use of this wasted money, but also to enhance
value, above simple productivity gains.
Historically, energy efficiency projects have been focused upon
either tenant upgrades or base building upgrades – and generally
never the twain have met. eUas challenge conventional assumptions
that the efficiency interests of tenants and building owners cannot be
aligned and enable benefits to be realised by each party. For tenants,
Euas – a powerful tool to capture the full value of retrofitsBy scott BocskAy, chieF executive, sustAiNABle MelBourNe FuNd
An economist spots a $50 note on the footpath but doesn’t stop to pick it up. Why? The economist
knows that it simply can’t exist. Economic theory dictates that in a world of complete and competitive
markets it isn’t possible that a $50 note would be left on the footpath – somebody would have picked
it up.
1775_Facility Perspectives June 2012.indd 32 5/30/12 4:17 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 33
green buildings
eUas provide an opportunity to replace their exposure to volatile
costs – energy and water bills – with a fixed, non-escalating cost: the
environmental upgrade charge (eUc). For example, a tenant may
be able to have a tenancy lighting project undertaken and paid for
through an eUa. similarly, when base building projects that couldn’t
previously be justified are combined with tenancy lighting projects,
they may become commercially attractive to building owners because
of the payments received from tenants.
eUas were developed to assist in the real world of unlocking the
opportunities of energy efficiency. they are a voluntary three-way
agreement between a building owner, a financier and a council
that provides access to funds for environmental retrofits. the funds
advanced are repaid through the council rates system by a special
charge – the eUc – that can be shared between building owners and
tenants. the money to repay this charge is available from the savings
achieved by the energy efficiency improvements, and up to 100 per
cent of the cost of the project can be advanced. the ability to make
payment by savings forms the heart of the eUa model.
in australia, there are currently two pieces of legislation enabling parties to enter into Euas.
the victorian Parliament passed aus tralia’s first legislation to
enable eUas with an amendment to the city of Melbourne act 2001
in september 2010. the New south Wales Parliament introduced
and passed similar legislation, called the local Government
amendment (environmental Upgrade agreements) act 2010, which
came into effect in February 2011. Both pieces of legislation enable
building owners and tenants to work together to share the mutual
benefits of improving the efficiency of buildings in which they both
have an interest.
in victoria, eUas are available under the city of Melbourne’s 1200
Buildings program, developed to accelerate the pace of retrofitting
Melbourne’s existing commercial buildings. sustainable Melbourne
Fund was appointed by the city of Melbourne to set up and
administer environmental upgrade finance for the program.
Broadly, eUas can be used to finance projects that deliver an
ongoing environmental benefit. similar to other council rates and
charges, an eUc is a charge on the land on which a building sits.
Future building owners, and tenants where the eUc is being shared,
will become responsible for meeting this charge. the only difference
is that when a building owner purchases a property subject to an
eUa, the new owner agrees to the terms of the previously established
eUa. in the simplest terms, an eUc will stay with a building
regardless of a change in ownership or lease.
as the charge stays with the building, it is important that the
corresponding benefit also stays with the building. this ensures
that the new purchaser will not hold a liability for which there is
EUAs were developed
to assist in the real
world of unlocking
the opportunities of
energy efficiency.
Move your bins easily safely, quietly and hygienically
A unique hook system handles most bin sizes from any side
Failsafe braking system, increased leverage and wide track increase safety
Move heavy bins safely and easily letting the dolly wheel take the load
Heavy duty wheels and puncture proof tyres make the Dolly Trolley practically maintenance free
The Dolly Trolley
Can handle up to four binsin various configurations
Can handle bins piggyback or abreast
Foldaway kick stand for upright storage
The ‘Multi’
www.wheeliesafe.com.au
Wheelie Bin Trolley Systems
See our website or contact us for more details: [email protected]
Say Goodbye to OH&S problems and Helloto efficiency.
WheelieSafe Pty Ltd is
a newcomer to the
waste industry. Brian
Stafford formed the company
to market a range of braked
wheelie bin trolleys that he had
developed.
An economist by profession
in the pulp and paper industry,
Brian developed an interest in
efficient waste collection – initially in recyclables, especially
paper.
Brian’s interest in wheelie bins was stimulated by the
observation that their utility has made them omnipresent,
despite having several drawbacks when they become so
numerous and ubiquitous.
With the able assistance of his industrial designer, Andrew
Dickinson, and after extensive trialing, a range of three trolleys
was developed.
Each is aimed at solving a particular problem: handling single
bins down steep slopes; efficiently delivering large numbers
of bins to (and retrieving them from) kerbside; and handling
single, very heavy bins in an industrial environment.
WheelieSafe is pursuing a process of innovative development
that involves motorised and ride-on vehicles for use in the
waste collection sector.
Unique waste solutions
321932AE RHS_Wheelie Safe | 1775.indd 24 27/04/12 11:50 AM
continued on page 36
1775_Facility Perspectives June 2012.indd 33 5/30/12 4:17 PM
34 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
A thirst for smarter design
There are rheem boiling water units that are perfect
for virtually all applications including small businesses,
professional offices, commercial buildings or even entire
factories with capacities ranging from 20 cups of boiling water to
over 488 cups per hour.
Rheem on-tap under sink rangethe rheem on-tap range module and stylish next generation
dispenser have been designed in partnership with architects, interior
designers and hydraulic engineers. it is modular, smart and stylish.
the rheem on-tap series includes a three and five-litre boiling
water module. Both models come with an energy efficient seven-
day programmable timer and are available with a filter that removes
chlorine, fine dirt and sediment particles, and reduces costly lime
scale build-up. Both boiling water modules enable connection to
optional rheem chillers in either three or six-litre capacity. a discreet
ventilation kit situated at kick plate level is optional for either chiller.
as with any rheem appliance that dispenses boiling water, safety
is of utmost importance. ready lights advise when the water is ready
for use, and the dispenser includes a safety lock that requires a two-
finger operation for boiling water.
the rheem sink-free kit eliminates the need for a sink, allowing
bench-top mounting. the kit also includes a drainage grate and an
intelligent tap extension to clear tall jugs and bottles. it’s a stylish way
to serve instant teas, coffees and chilled water.
Lazer wall-mounted boiling water rangerheem has turned up the heat with its lazer range of boiling water
products, offering smarter and environmentally responsible options.
With its high-efficiency design and reduced energy use, the rheem
lazer range is setting new standards in boiling water for australian
businesses.
rheem has introduced the lazer, lazer eco and lazer commercial
to assist in achieving greater energy reductions. From professional
rooms, small and large offices, to factories, there’s a rheem lazer
solution to suit every boiling water need.
lazer eco has the unique eco-mode energy saving system. When
in eco-mode the unit will turn off after two hours of use, saving on
energy costs. it also has red for heating and a green for ready-to-go
indicators. the lazer has an integrated tap, and both the lazer and
lazer commercial units have a built-in display with an electronic
controller for simple operation.
the lazer and lazer commercial incorporate a seven-day timer
that provides energy savings and ensures boiling water when you
need it. all lazer models have a sleep mode – when set, and if the
unit is not used for the time that you decide upon, it automatically
stops boiling. all rheem boiling water units that incorporate a
timer and sleep mode are designed to comply with the Bca energy
efficiency requirements outlined in J 6.6.
the rheem lazer is available in three and five-litre sizes in both
stainless steel and white enamel. the rheem lazer eco is available
in 3, 5 and 7.5-litre sizes in white enamel only and the rheem lazer
commercial is available in 7.5, 10, 15, 25 and 40 litre sizes in both
stainless steel and white enamel.
rheem lazer has a seven-year warranty on the tank, rheem
eco, commercial and on-tap have a five-year warranty on the tank.
rheem lazer models have a one-year warranty and on-tap has a two-
year warranty on parts and labour, conditions apply. contact rheem
for full warranty details.
322234E LHS_Rheem Australia | 1775.indd 24 7/05/12 9:06 AM1775_Facility Perspectives June 2012.indd 34 5/30/12 4:17 PM
In st a l l a R h e e m f o r te a , cof f e e an d f i l te re d wate rConfi gure the new Rheem on-tap series any way you need it. Instant boiling water
for tea or coffee and fi ltered drinking water with optional chilling. All from one
convenient solution. Below the counter, the modular unit is designed to save on
space and installation costs. Above the counter, the multi-function tap is designed
to look and feel beautiful, and be safe and simple to use.
Quench your thirst for smarter design with the new Rheem on-tap series.
Visit www.rheem.com.au/ontap to download a brochure or call 132 552.
® Registered Trademark of Rheem Australia Pty Ltd.
Chilled Filtered Boiling
BFD
3548
-10
Yelena (account service)
BFD3548-10 Rheem On Tap Fp A4 Ad QLD Master Plumber
3.08.09FINALyelena@bluefl amedesign.com.au QLD Master Plumber
322234A RHS_Rheem Australia | 1775.indd 1 8/05/12 3:56 PM1775_Facility Perspectives June 2012.indd 35 5/30/12 4:17 PM
36 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildings
no benefit on the asset. all allowable improvements to a building
proposing to use an eUa must therefore be permanently affixed to
the property to avoid the risk of an over-encumbered building where
efficiency benefits can be removed but the charge remains.
sustainable Melbourne Fund has established two types of
improvements that can receive funding through an eUa under the
1200 Buildings program – common improvements and custom
improvements.
common improvements have an established track record of
producing energy or water savings. common improvements include
insulation, glazing, lighting control upgrades and Hvac upgrades.
in order to make a common improvement, building owners need to
undertake a level 2 energy audit (as/
NZs 3598:2000). the audit will
provide a list of opportunities
from which a building owner
can develop a project scope for
their retrofit. any items that are
on the common improvements
list, available on the sustainable
Melbourne Fund website, qualify
as pre-approved for financing
through an eUa.
innovation is an important
aspect of optimising building
performance, and sustainable Melbourne Fund encourages the use
of new technologies and approaches through custom improvements.
Building owners undertaking custom improvements need to
provide more detailed information in addition to a level 2 energy
audit to better ensure the retrofit’s environmental outcomes and
performance. sustainable Melbourne Fund has established an
external panel review process to assess the appropriateness of
custom improvements for inclusion under an eUa.
a commonsense approach to utilise the information that would
be generated as a matter of course in undertaking an efficiency
or optimisation project underpins the assessment criteria for both
common and custom improvements. Qualifying for an eUa simply
requires that the information be presented in a straightforward
manner to enable proposed retrofits to be assessed. the aim of the
program is to finance projects that forward-looking building owners,
tenants and facilities managers would already be considering.
there are many factors providing
major impetus for the use of
eUas to upgrade, including ready
access to competitive, long-term,
fixed finance with a$60 million
available from the National
australia Bank, a sound legislative
framework, support through
the 1200 Buildings program,
expansion of the victorian energy
efficiency target (veet) to include
the business sector, and the
Federal Government’s commercial
Buildings Disclosure program.
eUas can help facilities managers unlock a wide range of
opportunities for improved efficiency within buildings, enable tenants
to reallocate wasted money to improve their tenancy lighting systems
without having to spend money upfront, and provide building owners
with longer payback for projects that may have previously been
uneconomic. By working together, facilities managers, tenants and
building owners can deliver comprehensive retrofit projects with
shorter paybacks that improve the performance of tenancies and the
base building.
With finance available at fixed rates for 10 years, the optimal
project is one where the simple payback is around six or seven
years and financed over 10. this type of project would be a true
representation of optimal reallocation of unproductive money to
deliver positive, productive outcomes for buildings. such a project
would be cash flow neutral in year one and, as energy and water
prices increase over time, the total cost of occupancy of that building
would be less than if no action were taken.
economists practice theory. Facilities managers deal with reality.
eUas are a groundbreaking tool to help theory and reality meet,
and can achieve results on a scale meaningful to the problem for all
parties. Facilities managers can play an important role in assisting
tenants and building owners to identify and pick up the $50 notes left
on the floor of their tenancies and plant rooms.
Scott Bocskay is the Chief Executive of Sustainable
Melbourne Fund, which administers the environmental
upgrade finance mechanism for the City of Melbourne’s
1200 Buildings program. For further information on
how EUAs can help facilities managers, building owners
and tenants to capture the full benefits of retrofits,
visit the Sustainable Melbourne Fund website at
www.sustainablemelbournefund.com.au,
email. [email protected] or call
+61 3 9658 8740.
Innovation is an
important aspect of
optimising building
performance
continued from page 33
1775_Facility Perspectives June 2012.indd 36 5/30/12 4:18 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 37
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Fast, Efficient, Hygienic Hand Dryers
Find Out Why Our Customers Prefer Our Hand Dryers Compared To Any Other Hand Dryer
Is our most stylish and advanced electric hand dryer.
Designed for up to 1000 dries a day it features high levels of
air filtration including an optional HEPA filtering and anti bacterial
coating. Water collection tray plus adjustable air speeds.
The Bio Drier is our economical and hardworking jet hand dryer, providing the fastest airspeed with lowest power consumption.
Electric motor features brushless technology for longer, cooler more reliable running. A cost effective unit able to withstand the most
demanding applications.
The MINI is a great smaller but very stylish jet hand dryer with low
power consumption. Designed for lower volume use
i.e. Smaller bathrooms associated with offices and cafes.
The Mini has all the big machined features including
powerful airflow with air filtration and water collection.
The ECO provides our entry level standard style robust hand dryer, high vandalism resistance ideal for lower and
high traffic areas. Powerful airspeed for faster drying than most standard
hand dryers. The ECO is simply designed to do its job with no fuss.
Fast, Efficient, Hygienic Hand Dryers
Find Out Why Our Customers Prefer Our Hand Dryers Compared To Any Other Hand Dryer
Is our most stylish and advanced electric hand dryer.
Designed for up to 1000 dries a day it features high levels of
air filtration including an optional HEPA filtering and anti bacterial
coating. Water collection tray plus adjustable air speeds.
The Bio Drier is our economical and hardworking jet hand dryer, providing the fastest airspeed with lowest power consumption.
Electric motor features brushless technology for longer, cooler more reliable running. A cost effective unit able to withstand the most
demanding applications.
The MINI is a great smaller but very stylish jet hand dryer with low
power consumption. Designed for lower volume use
i.e. Smaller bathrooms associated with offices and cafes.
The Mini has all the big machined features including
powerful airflow with air filtration and water collection.
The ECO provides our entry level standard style robust hand dryer, high vandalism resistance ideal for lower and
high traffic areas. Powerful airspeed for faster drying than most standard
hand dryers. The ECO is simply designed to do its job with no fuss.
Fast, Efficient, Hygienic Hand Dryers
Find Out Why Our Customers Prefer Our Hand Dryers Compared To Any Other Hand Dryer
Is our most stylish and advanced electric hand dryer.
Designed for up to 1000 dries a day it features high levels of
air filtration including an optional HEPA filtering and anti bacterial
coating. Water collection tray plus adjustable air speeds.
The Bio Drier is our economical and hardworking jet hand dryer, providing the fastest airspeed with lowest power consumption.
Electric motor features brushless technology for longer, cooler more reliable running. A cost effective unit able to withstand the most
demanding applications.
The MINI is a great smaller but very stylish jet hand dryer with low
power consumption. Designed for lower volume use
i.e. Smaller bathrooms associated with offices and cafes.
The Mini has all the big machined features including
powerful airflow with air filtration and water collection.
The ECO provides our entry level standard style robust hand dryer, high vandalism resistance ideal for lower and
high traffic areas. Powerful airspeed for faster drying than most standard
hand dryers. The ECO is simply designed to do its job with no fuss.
A_EHS | 1775.indd 1 9/05/12 1:55 PM
Experience the confidence that comes with quality hygiene
There is nothing more essential than a hygienic workplace.
that’s why we offer a comprehensive and affordable range of
hygiene services – at a quality you can always count on. Our
solutions can be tailored to meet your specific needs; our customer
service is efficient, timely and hassle-free, while our professional and
friendly team are always on-hand 24/7 for emergency call outs.
Our products and services are delivered with total reliability – by
a professional and caring team that will never let you down. it’s a
simple formula that means you can get back to business as usual,
with the peace of mind that comes with knowing you’re in good
hands.
Ten Unbeatable Service Guarantees 3 a comprehensive range of washroom products and services
3 Flexible agreement terms – including services and payment
options tailored to your personal needs
3 total transparency – no ‘hidden extras’
3 timely and reliable service – guaranteed delivery within two
days of the agreed date, or the service is Free!
3 24/7 emergency call out service
3 Fully-trained, knowledgeable and professional staff who are
discreet and provide minimal disruption to your business
3 service Docket
system to guarantee
satisfactory completion
of services
3 all units feature the
latest technological
innovations as we
strive to continually
develop our product
range to keep up with
current market trends
3 complete customer
satisfaction – across all
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3 testimonials and
references are available
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Call today – and discover a whole new world of innovation, safety and convenience with EHS. ‘When Hygiene is essential, you can count on us’ Ph: 1300 88 90 91 | www.ehservices.com.au
321925AE RHS_EHS | 1775.indd 24 10/05/12 12:36 PM1775_Facility Perspectives June 2012.indd 37 5/30/12 4:18 PM
38 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
The right lighting product at the right time
As electricity prices soar, industrial facilities are urgently seeking viable cost-saving solutions.
‘Lighting is one area of energy
usage where industry has been
poorly served compared with the
United states and europe,’ said eelcO
Managing Director, Mathew Fear. ‘We began
manufacturing our linear fluorescent lighting
systems in australia to provide a viable energy
efficient and cost-effective alternative to the
standard high and low bay systems.’
Ready to beat carbon taxadelaide-based auto components
manufacturer, Hirotec, wanted to minimise
energy costs when they were planning a
5000 square metre extension to their existing
facility.
‘With the carbon tax just around the corner
there was a strong incentive to look more
closely at energy efficiency,’ said Facilities &
services co-ordinator, andrew Pearson.
Hirotec installed 60 eelcO high bay lights, which resulted in a cO²
emissions reduction of 72.1 tonnes and an energy saving of 67,500
kilowatt hours annually. complete return on investment is expected
in around 30 months.
Not only is the new extension using less energy, it’s providing
better quality, brighter light, making the working environment safer
for staff.
Combining energy efficiency and emergency lightingGreens General Foods, famous for their cake and pancake mixes,
wanted an energy efficient alternative to the standard power-hungry
high bays, as well as an upgrade of emergency lighting to comply
with the australian standards as/NZs 2293.
‘initially, we needed to upgrade emergency lighting in three
warehouses,’ said Green’s Magdon ismail. ‘But eelcO came up
with a solution that replaced our existing high bay lighting with
lower wattage lamps and could double as emergency lighting when
needed.’
australian-made eelcO 1848a_4lt5_eM high
bays, with built-in emergency lights, were installed,
making an immediate and dramatic improvement
in both lighting quality and lUX levels.
‘they saved us from spending extra on standard
emergency lighting that would only be used during
a power outage,’ said Mr ismail.
Projected cO² emissions reductions will exceed
55 tonnes a year, while electricity cost savings will
amount to over $10,000 annually. the retrofit also
qualified for an energy savings certificate (esc)
rebate of over $11,000.
‘in the majority of large commercial and
industrial facilities our linear fluorescent lighting
systems are one of the most viable solutions to
cutting lighting and maintenance bills, improving
workplace lighting and creating a safer work
environment,’ Mr Fear said.
the carbon tax was a strong incentive for Hirotec to choose eelcO’s energy efficient lighting
eelcO replaced energy hungry high bay lighting with energy efficient lamps that could double as emergency
lighting at Greens General Foods
321929E LHS_EELCO | 1775.indd 24 1/05/12 10:44 AM1775_Facility Perspectives June 2012.indd 38 5/30/12 4:18 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 39
FOR YOUR OBLIGATION FREE* COST BENEFIT ANALYSIS
Energy EfficientHigh Bay Lighting
Systems
Quality Australian made EELCO High & Low Bay Lighting Systems are specially designed to replace conventional power hungry high bay lighting in warehouses, factories and other large industrial facilities. Finance options, huge rebates and government assistance packages are now available in some states.
One for one replacement saving up to 70% on running costs
Guaranteed energy andmaintenance savingsusing proven technologies
Longer lasting superior illumination designed to AS/NZS1680
Call 1300 335 769 TODAY!
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*Eligibility criteria applies. Rebates vary from state to state.
Before After
“ We have better lighting at reduced cost. In the high bay area the EELCO fittings produce twice the illumination at half the ongoing electricity cost.”
Peter Wood, Gazal Apparel
1775_Facility Perspectives June 2012.indd 39 5/30/12 4:18 PM
40 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
Let there be lightroBiN MelloN, executive director – AdvocAcy ANd iNterNAtioNAl,greeN BuildiNg couNcil oF AustrAliA
For millennia, the sun played the central role in illuminating building interiors by day.
Natural daylight was the only practical, readily available source
until the mid-19th century, when gas lighting and kerosene
oil lamps flooded the market. these new light sources
provided relatively good levels of light for many tasks. But it wasn’t
until electricity was switched on in the 20th century that artificial
lighting loomed large in our buildings. From then on, buildings with
larger floor plates could be illuminated artificially, and electric lighting,
particularly in the workplace, became the norm.
artificial lighting brought with it new levels of productivity – people
could work long after the sun had set. ironically, we now know that it
can also have a detrimental impact on occupant health, wellbeing and
productivity. artificial light can influence the natural pattern of our
circadian rhythms, leading us to feelings of depression, poor sleep
quality, lethargy, and even illness.
according to a study published in December 2011, light
directly influences the amount of melatonin a person produces,
which indirectly affects alertness. the research team from the
swiss Federal institute of technology in lausanne exposed
subjects to daylight or artificial light for six hours a day for two days.
each evening, after the exposure, the researchers evaluated melatonin
and cortisol levels, and rated sleepiness and cognitive functioning.
This latest study
reinforces a raft of
research that finds
that comfortable,
bright facilities
promote alertness
and motivation.
the GreenHouse, GBca head office
1775_Facility Perspectives June 2012.indd 40 5/30/12 4:18 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 41
green buildingsgreen buildings – lighting
‘subjects felt significantly more alert at the beginning of the
evening after the daylight condition, and they became sleepier at the
end of the evening after the artificial light condition,’ said researcher
Mirjam Münch. the study found even short-term lighting conditions
had an impact on cognitive task performance in the evening. ‘such
a relationship could be crucial for workers requiring high attention
levels and executive functioning, such as bus drivers, industrial
workers in sensitive areas, or air-traffic control,’ the research found.
this latest study reinforces a raft of research that finds that
comfortable, bright facilities promote alertness and motivation. the
Office lighting KnowHow report, published in 2008, found that if
poorly designed lighting distracts the average worker for only one
per cent of the time, this is equivalent to a Us$5 per square foot
annual loss.
the Heschong Mahone Group has published a number of studies
that examine how daylight affects human performance. For instance,
a 1999 study of more than 21,000 students found a dramatic
correlation between daylit school environments and student
performance, including a 20 per cent faster progression in maths and
a 26 per cent faster progression in reading.
a 2003 study into office worker performance revealed that
workers in call centres processed calls up to 12 per cent faster when
they had access to the best possible view versus those with no view.
a pleasing view was found to improve mental function and memory
recall of office workers by up to 25 per cent, and they were the least
likely to report negative health symptoms.
a further Heschong Mahone study into the effects of daylight in
the retail environment found that the value of the energy savings
from natural light was far overshadowed by the value of the
predicted increase in sales. ‘By the most conservative estimate, the
profit from increased sales associated with daylight is worth at least
19 times more than the energy savings, and, more likely, may be
worth 45 to 100 times more than the energy savings,’ the report
found.
access to daylight is not just a productivity booster. One 2005 study into the effect of sunlight on patients undergoing
spinal surgery found that lighter and brighter rooms in hospitals
contributed to stress reduction and that patients experienced
less pain and used less analgesic medicine. another study at the
Mackenzie Health sciences centre in canada found that depressed
A pleasing view was
found to improve mental
function and memory
recall of office workers
by up to 25 per cent, and
they were the least likely
to report negative health
symptoms.
rMit’s swanston academic Building.
image courtesy of lyons architects.
1775_Facility Perspectives June 2012.indd 41 5/30/12 4:18 PM
42 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
patients in sunny rooms recovered 15 per cent faster than those in
darker rooms.
clearly, applying simple green building practices, such as providing
access to natural light, can have a significant impact on health and
wellbeing, patient outcomes, learning environments and productivity.
the Green star environmental rating tools contain credits that
encourage and recognise designs that provide good levels of daylight
for building users.
access to daylight is only part of the
productivity equation. Good artificial
light and access to task lighting are also
important. Green star awards points
for building projects that incorporate
lighting that is not over-designed (with
a maintained illumination level of no
more than 400 lux for 95 per cent of
the net lettable floor space) and also
projects that include greater flexibility
for light switching.
at the Green Building council of
australia’s headquarters in sydney,
known as the GreenHouse, a Digital
addressable lighting interface (Dali)
system controls the lights above each
workstation. task-based lighting is
controlled by each user via a program
on each user’s computer. all lighting
zones are less than 100 square metres
and are controlled within enclosed
spaces by sensors and a touch screen
near reception. this initiative contributed to the GreenHouse’s 5 star
Green star – Office interiors v1.1 rating.
While a number of credits address lighting in the design and
construction of green buildings, Green star is increasingly recognising
the influence and importance of facilities managers during the
operational phase of buildings. a number of our most recent rating
tools, including the Green star – education v1 and Green star –
Healthcare v1 rating tools, feature the ‘Maintainability’ credit within
the ‘Management’ category. Green star recognises that buildings
should be designed with longevity in mind. With proper planning,
Green star-rated buildings can substantially reduce maintenance and
operational costs. this credit aims to encourage building design that
supports and minimises ongoing maintenance throughout a building’s
lifecycle.
Points are awarded when a qualified facilities manager is engaged
at the earliest stages of the Green star design process, and submits
a design review that considers ongoing operational and maintenance
issues. the facility manager is asked to consider issues such as the
modularity and standardisation of lighting fittings and fixtures, and
the ability to clean, replace and repair lights.
the rMit swanston academic
Building project in Melbourne,
which achieved a 5 star Green star
– education v1 rating, achieved the
‘Maintainability’ credit. the rMit
facilities manager who reviewed the
design identified a number of potential
improvements. ‘By engaging with the
facilities management team at the
earliest stage of the design process,
we were able to explore potential
maintenance challenges from the
outset,’ explains aecOM’s shu-Hsin
soong, who was the Green star
accredited Professional on the project.
in particular, the facilities manager
recommended that the quantity
of individually controllable Dali
ballasts in the project was minimised.
there was a preference for standard
electronic ballasts, as they cost less and
were quicker to replace.
‘By working together, we were able to come to a design solution
that used both types of ballasts appropriate to lighting control
functionality required. We were able to explain the benefits of the
individually-controlled system and, at the same time, we were able to
revise our design to better serve the way the facilities management
team would maintain the lighting,’ shu-Hsin explains.
the result was a better building. By being part of the design team,
the facilities manager can ensure that design professionals deliver
innovative, yet practical, building systems solutions that can be easily
maintained well into the future. and with lighting consuming 19 per
cent of the world’s electricity, this means a productive, economical
and green future.
The facility manager
is asked to consider
issues such as the
modularity and
standardisation
of lighting fittings
and fixtures, and
the ability to clean,
replace and repair
lights.
the GreenHouse uses a Digital addressable lighting interface
1775_Facility Perspectives June 2012.indd 42 5/30/12 4:18 PM
LAZER LINEAR T5 / LED LUMINAIRE
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Almost all of the commercial sector including shopping centres, warehouses, office buildings, sports grounds, car parks, schools, et cetera, which require a large amount of light, are currently using halogen, fluorescents, metal halide and mercury vapour systems to achieve high lighting results.
With our LED T8 retrofit lamps and induction lighting systems, we can save your energy costs up to 50 per cent. We can retrofit existing light fixtures and accommodate all new lighting applications as we have an extensive range of commercial and industrial lighting to replace the old lighting systems currently being used.
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We can custom build, alter or re-design our fittings to suit your particular requirements.
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Attributes of T8 LED lamp and other LED lamp options: � • Replacement of the old 18 watt, 30 watt, 36 watt and 58 watt fluorescent lamps � • Replacement of halogen and fluorescent lighting in domestic and commercial applications� • Cuts your energy costs by more than half� • Up to 40,000 hours run time.� • Easy installation.
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Lazer linear T5 and LED luminaires are a unique alternative option for all applications where a nice clutter- free ceiling or wall light is required. This low profile luminaire can be mounted on the ceiling or wall, with both recessed and flush mount options available.
We can custom design any lengths of Lazer lighting to suit your lighting layout requirements. This is ideal for any application where excellent uniformity and continuous lighting effects are required.
The ‘Lazer Menada’ range offers an architecturally pleasing alternative to recessing. Lazer Menada is available in module or continuous, suspended or surface mounted options.
Lampart Australasia Pty Ltd, 6 Arkley Street, Bankstown NSW 2200, Ph: (612) 9790 8788 Fax: (612) 9790 8777 Email: [email protected]
322266AE RHS_DMB Design | 1775 HIGHRES.pdf 1 26/04/12 11:30 AM
1775_Facility Perspectives June 2012.indd 43 5/30/12 4:18 PM
44 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
The original foyer had, as its focus, a grand sweeping stair and
two hero pendants. the lighting was based on incandescent
and low voltage downlight and accent lighting and low
voltage cove lighting, all of which was controlled by a central
dimming system. as part of the upgrade, both the stair and hero
pendants have been removed.
the new foyer is more open and bright, with a single 7.5-metre
diameter chandelier as the key focus, complemented by a large
sculptural feature on the wall behind the new reception counter. the
ceilings, columns and floor finishes remained as originally designed.
the vast majority of the lighting in the new foyer is leD. the
starting point was the selection of leDs for the chandelier. Working
with interior designers stephen Hennessey and Bates smart, we
selected an leD to give the pendant sparkle and highlight the
material of the fitting.
the next area to be addressed was the cove lighting that
illuminates the coffers above the chandelier, as well as those on the
lower ceiling of the foyer. again, we reviewed many options to find
an leD that complemented the chandelier, the colour of the coves
and the lighting of the adjacent areas within both the Mahogany
room and Foyer Bar. concurrent with this activity, we addressed
the reception feature. again, working with Bates smart, we selected
the leD that was to be installed within the feature, which had to
complement the stone colour. the next significant task was to
address the accent lighting to wash the wall behind reception, as
well as the lighting over the reception desk. Here, the critical issue
was the impact the light had on flesh tones. Many different leD
fittings were assessed before we found one that gave the right result.
included in the deliberation was the availability of the fittings, as
timing on a project like this is always critical.
a sparkling Crown – upgrading Crown towers’ lighting systemsBy dAvid Bird, 2B desigNed
The upgrade of the Crown Towers Hotel lobby
was part of a much larger project that focused
on the upgrade of the high rollers’ ‘Mahogany
Room’ of the Crown Entertainment complex,
and was completed in 2011. The hotel, as part
of the Casino complex, was opened in the mid-
1990s, and the foyer had not been updated until
the upgrade. Crown was keen that the upgrade
reflected the status of a modern six-star hotel
and provided an exciting destination for their
guests, many of whom are from overseas.
1775_Facility Perspectives June 2012.indd 44 5/30/12 4:18 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 45
green buildingsgreen buildings – lighting
Next, we addressed the options to replace the incandescent
downlights and accent lights. the last major challenge was to select
a light source for the accent spot that focuses on the centre of the
‘medallion’. No leD fittings could meet our tight specification so we
selected a metal halide spotlight and added a colour correction filter
to give the same hue and feel as the adjacent leD fittings. the loose
table lamps were tested with a number of lamp options before a cFl
dimmable lamp was selected.
the lighting control system was upgraded to control all the light
sources in the renovated space, and the various lighting presets
programmed. the presets automatically change depending on the
time of day.
the most challenging aspect of the project was the selection
of the light sources. Using a number of different leD suppliers,
coupled with metal halide fittings, the key was to select those with
an appropriate colour, light output and electrical performance so that
the final installation did not give the appearance of ‘white fruit salad’.
this process took many hours and many on-site mock-ups before an
acceptable solution was achieved.
the actual load, as opposed to the connected load, was not known
when we started; however, in estimating the impact on the electrical
load, we reviewed the 400-odd metres of cove lighting as it has
changed from approximately 100 watts per metre to 10 watts per
metre. the new downlights are 11 or 18 watts rather than 100 or
150 watts, so we estimate that overall the electrical load has been
reduced by approximately 75 per cent.
The team that worked on the project includes: 3 client – talis sterns and his team from crown Projects
3 interior Design – Jeff copolov and his team from Bates smart
3 chandelier Design – stephen Hennessey
3 lighting Design – vision Design with 2B Designed
3 Photography – 2B Designed
Suppliers 3 coolon – leDs for coves and chandelier
3 Famco – chandelier manufacturer
3 ac/Dc – accent/downlights
3 KKDc – linear leDs
3 Deltalight – accent lights
3 Philips Dynalite – lighting control.
1775_Facility Perspectives June 2012.indd 45 5/30/12 4:19 PM
46 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Geckolighting® – saving money, saving the planet
Geckolighting is an leD lighting specialist focused
on developing and supplying Geckolighting®
Brand leD lighting products for commercial,
industrial and mining applications.
…Saving money, saving the planet…Geckolighting products reduce energy, maintenance and
waste costs and are environmentally friendly. saving
money, saving the planet is Geckolighting’s motto.
Generally, Geckolighting products, such as leD
replacements for fluorescent tubes, reduce energy
consumption for lighting by 70 per cent, and, because
leDs operate at lower temperatures, save an additional 12
per cent when air-conditioning is in use.
in cool rooms and freezers, energy savings on lighting
and refrigeration plant often exceeds the total energy used
by standard lighting products.
...return on investment through reduced energy bills within two (2) years…Many commercial and industrial customers receive a
return on investment through reduced energy bills within
two (2) years. customers with extended operating hours
attain returns in shorter time periods.
…better quality light…reducing lighting costs does not mean reducing lighting
quality. in fact, Geckolighting products are often installed
specifically to resolve light quality problems by providing
better quality light, or to improve light quality without
resorting to costly upgrading of electrical infrastructure.
…do not contain mercury…there are many benefits to consider other than just
saving money, such as eliminating products containing
mercury. Most lighting products contain mercury, whereas
Geckolighting products do not contain mercury and are roHs
compliant.
While the danger of asbestos and lead is widely known, little
attention is given to mercury – the most toxic non-radioactive
material known. Blood levels above 2.8 micrograms per decilitre of
mercury are cause for concern.
a single cFl contains 5000 micrograms of mercury. Break one
and you need to evacuate the area quickly, ventilate and clean up
using protective equipment. this is always difficult and disruptive.
Geckolighting products do not contain glass or phosphor
powders, eliminating risk of broken glass and toxic materials
from lighting products – particularly critical in food preparation or
processing areas.
...do not attract insects… Geckolighting products do not attract insects like standard lighting
products because they do not emit Uv or ir radiation. this is
particularly beneficial in areas plagued by insects. One business that
was about to relocate from a shopping centre across from a lake
because of insects installed Geckolighting products to resolve the
problem, and a car dealership was pleased when Geckolighting flood
lights eliminated insects and therefore seagulls chasing insects over
the yard at night.
Geckolighting has a comprehensive range of leD products
developed specifically for the australian and New Zealand 240v
electrical system.
For product range and more information about Geckolighting products refer to www.geckolighting.com.au or call (08) 9371 2652
321930E LHS_Pearl Island Trading Company | 1775.indd 24 21/05/12 2:18 PM1775_Facility Perspectives June 2012.indd 46 5/30/12 4:19 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 47
®
Geckolighting (Pearl Island Trading Company Pty Ltd ABN 151 31 113 258)PO BOX 444 BELMONT WA 6984 Phone: (08) 9371 2652 Fax: (08) 9371 2444 E-mail: [email protected]
N24206
Preferred Supplier
Preferred Supplier
LED Lights are amongst the most economical and environmentally responsible products on the Australian market. Geckolighting products are developed specifically for the Australian 240 volt electricity system.
Replace existing light productsReduce electricity useReduce CO2 emissionsReduce waste and waste handlingReduce maintenance costsDo NOT contain mercury and leadDo NOT emit UV RadiationReduce fire riskImprove air conditioner efficiency
Gecko LED Lights
www.geckolighting.com.au
1775_Facility Perspectives June 2012.indd 47 5/30/12 4:19 PM
48 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
practical lighting solutions and innovative staff education for a landmark fit-outAs the creative force at the heart of many of the world’s most prominent built environment projects,
Arup has taken their approach to sustainability closer to home to achieve best practice in a landmark
fit-out.
arup, the engineering, design and planning consultancy firm,
was recently awarded ‘2011 cityswitch signatory of the
year’ in recognition of their energy efficiency and business
leadership efforts at their Brisbane tenancy. We spoke to Peter
James, esD Manager for arup in Brisbane, to find out more about
their innovative application of technology, measurement and staff
engagement.
as winner of the 2011 CitySwitch National awards, tell us about how the sustainable office journey began.We joined cityswitch Green Office in 2009 in order to optimise
energy performance within our (then) new headquarters. as an
engineering company, we saw cityswitch and the actions of energy
efficiency as an opportunity to share knowledge and expertise with
their clients and, in turn, help them to improve energy performance.
So, following an office move, what were the priorities of the consequent fit-out?Our original tenancy was within a cBD high-rise building, which
imposed a number of limitations. a priority for us was to move
to a high-performing base building and plan an interior fit-out
that would minimise our environmental footprint and strengthen
company culture through creating a positive, interactive and healthy
environment for our staff and visitors.
What are the fit-out’s key features? Our open plan layout has created a light-filled and contemporary
space, and the fit-out incorporates a range of sustainable features
in its design and choice of furniture and fittings. the space is very
interactive, with a staircase connecting all floors, a number of
breakout spaces on each floor, plants and visible greenery, user-
controlled blinds on all façades and good natural light.
What were the main projects undertaken? We rolled out plant and equipment upgrades and a lighting retrofit,
embodied energy efficiency into policy, and implemented a number
of innovative behaviour change programs.
lighting measureannual Electricity Saving(KWh)
Cost Saving implementation Cost payback (years)
leD replacement tubes – this technology was not pursued due to lamp flickering that was experienced.
Pierlite 1 x 1 x tl5 He
eco 25W28,800 $6200 $71,300 11
Green t5 troffer with
louvre5300 $1150 $50,490 43
Pierlite Futcha 5 Miro 5
5228 PBa424,200 $5200 $58,800 11
conversion kit t8 to t5
2 tubes15,000 $3250 $9240 3
these calculations were undertaken by arup and reflect the particular circumstances of their location and existing lighting systems
1775_Facility Perspectives June 2012.indd 48 5/30/12 4:19 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 49
green buildingsgreen buildings – lighting
The lighting retrofit was one of the key projects – what were the steps taken? We firstly undertook an energy audit in order to identify practical
measures to improve our energy efficiency. We then set about
trialling various lighting technologies within the working office to
determine what lighting systems would be suitable for use in future.
From this we made estimates of the costs and savings that might be
available to us (these are shown in the table on the previous page).
What were some of the options and issues highlighted by the trial? initially we looked at leD tube fittings as a replacement of the
existing t8 tubes, but we weren’t satisfied with the flicker that
occurred. so, we then looked at replacing the entire lamp and
housing fittings with two different types of bespoke t5 system (the
‘Green t5 troffer’ and the ‘Pierlite Futcha’ types). One problem with
these options was that as our existing lighting system is only a few
years old, the economic case for simply abandoning it for something
else – albeit for something more energy efficient – was not an easy
decision to make. in addition, our then landlord had told us that at
the end of our tenancy we might have to reinstall the original lighting.
Next, we considered converting to t5 tubes. this would have avoided
the issue of replacing the light fittings, but we were advised that by
installing the conversion kits we might have run into warranty issues
with the fluorescent tubes and fixtures.
so, while we have not yet completely decided which option we
will adopt, we did note that there were, in any case, some flow-on
benefits from this process. For example, through our testing regime
we identified and corrected issues with our daylight balancing
perimeter lights; and additionally, staff learned how to better use
the existing lighting controls, both of which have delivered energy
savings. so we have learned that putting the effort into monitoring
and staff is just as important as technical solutions.
We also encouraged staff to make use of the demand-based
controls in all meeting rooms, so staff could obtain air conditioning
on a needs basis, and tweaked lighting movement sensors.
What advice would you have for others considering a lighting upgrade?there are lots of new products on the market, but you really have
to be aware of all the claims salespeople make and try them out for
yourselves, as the results may vary depending on the environment
and space. Often the simple solutions are the best. Use switching,
sensors and daylight balancing – and make sure you finetune
and monitor them to optimise performance. also, make sure you
educate the occupants about how to use available control systems
(and switch-off procedures) to really get the most out of them.
What part does ongoing monitoring play in building management? as a firm of engineers, ongoing monitoring and measurement
is, of course, for us essential, so our first step was to assess the
current and proposed lighting solutions’ power consumption and
lux readings. We also talked to staff about their perceptions and
needs. Once the solutions were installed, the tridium system
provides ongoing monitoring through our lighting sub-metering
system.
enabled by a NiaGara energy management framework,
the tridium building automation system software enables the
integration of various automation and control systems into one
interface and facilitates not only integrated monitoring, but
ultimately active, intelligent building control from one desktop. this
is a cutting-edge technology. We are currently at phase one of our
integration, having connected all our power and lighting sub-meter
data to the system, as well as a data monitor that tells us which Pcs
are left on at night or over the weekend.
Were there any challenges? the project led us to some interesting challenges; we found
information missing or incorrect – for example, the electrical
schematics did not match the configurations we were observing,
and our lease drawings had never been measured to Pca standard.
But essentially the project has delivered great insights so far, and the
intention is that information captured will feed into the arUP Office
realtime system for others in the company to share. in phase two
of the project, we will activate the intelligent building controls to
automate the performance management of key systems.
‘In addition to walking the
talk, Arup has really stood
out this year for market
innovation. Leveraging
existing technology to
generate realtime data is
no easy task.
We commend Arup for
looking into the future and
creating practical solutions
for making
the invisible visible.’
CitySwitch National
Awards judges
1775_Facility Perspectives June 2012.indd 49 5/30/12 4:19 PM
50 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
What are some of the other learnings as far as maximising performance? arup has undertaken a number of retro commissioning (rcx) projects
in california, working with utility companies and building managers
to get the best out of their existing systems to reduce energy. Many
buildings have building management systems (BMs) that are poorly
implemented in the building or poorly documented, and/or their
capabilities are not being best used for maximum performance. We
bring our engineering experience to review their Hvac systems,
sub-metering and lighting, and examine load demand in order to
minimise cost and optimise performance. Many of our projects there
have seen a sub six-month payback on the implemented measures.
Would you recommend the Tridium system to others?installing tridium is like putting a brain into your building. it converts
your ‘dumb’ meters into smart meters and means that you don’t have
to physically travel through the building to collect data. Now, you
can achieve this through the network, but meters are still just passive
information collectors. this system goes to the next level and enables
the management of demand. it’s being used in the United states by
smart grid projects and i think we’ll see it being used more and more.
it is fair to say that the system is best used for base building services
– although we are monitoring our tenancy performance – and it does
need a reasonable amount of it skills to get the implementation
happening, so is probably best suited to those who run multiple
buildings that they would like to compare, and those who are hit with
big peak demand charges.
Tell us about the arup realtime data visualisation systemthe arup Office realtime data visualisation system allows our
staff to see their energy, water, paper, and flight impact trends on
permanent flat screen displays that are installed on each level. the
system also displays public transport information including airport
trains, and the number of computers turned off overnight.
Developed internally by arup, the displays take in data feeds
from sources including the tridium, invoice and procurement data,
photocopier and pool car usage. this allows us to track the office’s
overall progress detailing, for example, today’s resource consumption
with yesterday’s and last week’s, and compares this with how we
are looking against our daily targets as well as against other national
offices. importantly, it ensures a correlation between individual
actions and overall outcomes, and the information is analysed each
month to identify what measures can be undertaken to ensure
increased energy and water efficiency.
the response from clients and visitors has been very positive, and
we are very excited to now be working with several clients to develop
customised solutions for their work environments as well.
What role has staff engagement played? Whilst our fit-out incorporated various ‘designed in’ green initiatives,
employee behaviour was identified as the significant out-of-hours
energy contributor and a key factor to reducing energy use. the
impact of our projects was significantly increased by combining
technical solutions with successful staff engagement.
engaging staff in the problem-solving process definitely contributes
to the take-up of solutions and helps embed these solutions in
day-to-day work culture. For example, our ‘Biggest energy loser’
inter-floor competition, where office floors competed with each other
to reduce energy consumption, was a great success. We continue to
keep staff informed about our building’s ongoing performance and to
educate them as to how they can make a difference in a number of
ways, including via our ‘be an energy hero’ poster campaign and our
Office realtime data screens on each level of our building.
What are the anticipated outcomes?We’ve achieved a 4 star NaBers energy tenancy rating for the year
ending 2010 and are due to complete our next rating for the year
2011 shortly. the results for our current (2010) NaBers energy
tenancy rating are shown below. We are also currently looking at
the potential savings from the initiatives we have outlined above and
hope that these will have improved our energy performance over the
year.
Year Star rating
Benchmarking
Factor/
Normalised
Emissions
2010 4 76
GreenPower
usage
% used
Energy Intensity
MJ/m2/yr
Total Emissions
(scope 1, 2 & 3)
kg CO2/yr
0 383 544653
Arup is part of a national network of businesses that, through
CitySwitch Green Office, are playing an important part in
reducing the carbon emissions of our cities and demonstrating
a high level of environmental leadership and action.
1775_Facility Perspectives June 2012.indd 50 5/30/12 4:19 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 51
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Welcome to alternative lighting, a company dedicated
to the carbon reduction commitment. aside from the
overwhelming negative effects on our environment and
lifestyles, there will be substantial effects on our economies if we do
not take steps to reduce our carbon emissions. We will assist you in
providing the highest quality energy saving leD lighting alternatives
for government, projects, commercial and industrial requirements
and residential developments, and are proud to offer a range of
quality, energy saving luminaires to suit your applications.
the next generation of leDs are available and as technology moves
forward, we will be there!
Our leD products constitute the newest range of leD technology
due to the support of our research and development teams, along
with our partnered companies. this gives us a leading edge in
the technology of solid state luminaires. contact us to arrange a
presentation of our latest leD products.
For more information P: +61 7 3339 7959
F: +61 7 3339 7958
W: www.alternativelighting.com.au
S: alternative_lighting
ALTERNATIVE LIGHTING
LATEST LED TECHNOLOGY
LED HIGH BAYS – Dimmable Option
LED STREET LIGHTS
LED FLAT PANELS – Dimmable Option
LED HIGH END FLOOD LIGHTS
LED COMMERCIAL DOWN LIGHTS
NEW IP65 PANEL LIGHT
COMING SOON
CONTACT US FOR A PRESENTATION OF
OUR NEWLY DEVELOPED
LED PRODUCTS
Alternative LightingSuite 1, 39 Melbourne Street
SOUTH BRISBANE QLD 4101
P: +61 7 3339 7959F: +61 7 3339 7958
W: www.alternativelighting.com.au
S: alternative_lighting
Alternative LightingSuite 1, 39 Melbourne StreetSouth Brisbane QLD 4101
P: +61 7 3339 7959F: +61 7 3339 7958E: [email protected]: alternative_lighting
Latest LED Technology• LED HIGH BAYS – Dimmable Option• LED STREET LIGHTS – Solar Option• LED FLAT PANELS – Dimmable Option• LED HIGH END FLOOD LIGHTS• LED COMMERCIAL DOWN LIGHTS• COMING SOON - DALI PROTOCOL COMPATIBLE LED PANEL LIGHTS
Contact us for a presentation of Our newly developed led products
Alternative Lighting
322412AE_RHS Alternative Lighting | 1775.indd 24 18/05/12 1:10 PM1775_Facility Perspectives June 2012.indd 51 5/30/12 4:19 PM
52 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
in an event hosted by FMa australia, a number of south australian
companies have been recognised by senator the Honourable
Don Farrell, Parliamentary secretary for sustainability and Urban
Water, on behalf of the australian Government for their commitment
to reducing the amount of mercury entering the environment from
the disposal of fluorescent lighting.
Held in conjunction with the Fluorocycle scheme, this event
recognised the important aim of reducing the amount of mercury
entering the environment from the disposal of mercury-containing
lighting to landfill. Fluorocycle is delivered jointly by lighting council
australia and the australian Government on behalf of the australian,
state and territory environment ministers.
in introducing senator Farrell, Nicholas Burt, chief executive
Officer of FMa australia, highlighted that while much of what
facilities managers deal with may not grab the headlines, this
does not mean it is not critically important to the national interest.
initiatives such as Fluorocycle are important drivers for ensuring
higher levels of professional practice in facilities management.
senator Farrell said an estimated 95 per cent of lamps that contain
mercury end up in landfill each year, posing a potential risk to the
environment and human health.
‘i congratulate the 100 organisations nationally that have already
signed up to this worthwhile initiative.’
local and national organisations based in South australia and recognised at the event include: 3 adelaide shores
3 chemsal
3 cMa ecocycle
3 environment Protection authority (south australia)
3 etsa Utilities
3 Gerard lighting
3 Globe Force
3 Hills Holdings limited
3 Kmart australia ltd
3 KP lighting
3 laser electrical – adelaide cBD
3 Neca
3 rawtec
3 sita australia
3 Zero Waste sa.
senator Farrell was particularly pleased to welcome etsa to the
Fluorocycle scheme.
‘etsa Utilities is the first electricity distributor in australia to
become a signatory and, as an organisation responsible for more
than 200,000 public streetlights in south australia, it will make a real
difference to reducing the amount of mercury going to landfill,’ he
said.
‘i encourage more companies to sign up, particularly in the lead-up
to changes in the management of waste fluorescent lamps in south
australia.’
the senator noted that Fluorocycle and the landmark Product
stewardship act 2011 are both priority initiatives under australia’s
National Waste Policy, and that product stewardship initiatives such
as these, where industry voluntarily agrees to take action, make an
Fma australia nationally recognised The Facility Management Association of Australia has been recognised by the Australian Government
for its commitment to facilitate the reduction of mercury-containing lighting going to landfill.
Beautiful autumn day in adelaide
As an organisation
responsible for more
than 200,000 public
streetlights in South
Australia, it will make
a real difference to
reducing the amount
of mercury going to
landfill.
1775_Facility Perspectives June 2012.indd 52 5/30/12 4:19 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 53
green buildingsgreen buildings – lighting
important contribution to reducing the impacts of products on the
environment and human health.
attendees were also provided with a briefing from the south
australian environmental Protection agency on the state-based
landfill restrictions that came into effect in september 2012 (and will
increase periodically thereafter) on the disposal of fluorescent lighting
under the environment Protection (Waste to resources) Policy 2010
and landfill Bans.
tony circelli, Director, strategy and sustainability, provided an
overview of existing requirements, including how similar restrictions
could soon be introduced in other jurisdictions.
Further information on the bans can be found at
www.epa.sa.gov.au. FMa australia will brief members if and when
similar bans are introduced in other parts of australia.
Founding signatoryFMa australia was also recognised during the event for its status
as a Foundation signatory to the Fluorocycle scheme. senator
Farrell presented the certificate to Nicholas Burt and Matthew
stein, contracts Manager with spotless Facility services Pty ltd and
member of FMa australia south australian Branch committee.
FMa australia has been working closely with the Fluorocycle
program for more than a year, with numerous articles and other
activities.
similar presentation events are being held in other capital cities.
For more information contact [email protected] or check
www.fma.com.au for details when they are available.
What is FluoroCycle? Fluorocycle is a voluntary scheme that aims to reduce the amount
of mercury entering the environment from the disposal of waste
mercury-containing lighting.
there are no fees to apply for signatory status.
Networking after the presentation
Fluorocycle signatories
Presentation to FMa australia
(from left Matthew stein, senator Farrell, Nicholas Burt)
For more information visit www.fluorocycle.org.au
1775_Facility Perspectives June 2012.indd 53 5/30/12 4:20 PM
54 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
like any modern shopping precinct, the mall supports a broad
range of electricity-dependent processes, including air-
conditioning, building management systems, communication,
security and lighting systems.
With expansion plans on the drawing board, which would see
the refurbishment of the existing centre, the addition of 2300
square metres of retail floor space and the construction of a 140-car
underground car park, it was determined that the mall’s existing
mains power infrastructure would not be able to maintain its
current draw and also accommodate the power requirements of the
proposed expanded facility.
the mall owner had two options – upgrade the mains power feed
to the centre at an approximate cost of $1.5 million, or significantly
decrease energy consumption in the existing building as well as in
the new development.
‘a mains power infrastructure upgrade was cost-prohibitive, so
we had to come up with a way to reduce our energy demands,
especially at peak times,’ says steven Baker, Winston Hills Mall
Building Operations Manager.
‘With the existing metal-halide lighting system accounting for more
than a third of the mall’s energy consumption – and with electricity
prices due to increase significantly in the coming years – we decided
to review our building services operations and optimise the lighting
system.’
at this stage it was clear that an innovative solution was essential.
enter engineering and design group, Hyder consulting. the firm was
selected to design all the mall’s new building services, including the
lighting system.
‘We set out to specify a lighting solution that would deliver
significant energy savings, while at the same time maintain or
enhance the Mall’s lighting aesthetic and reduce maintenance costs,’
says Hasan Hasni, Hyder consulting senior electrical engineer.
‘also, the lighting solution had to be able to be retrofitted into the
existing mall’s lighting infrastructure.’
One of the few lighting options that could fulfil these criteria was
the Philips luxspace leD white light downlight.
Out with the oldas part of the first stage of the redevelopment, over 250 leDs were
installed in areas of the existing mall, with an additional 100 units to
follow. the same leD lighting system was then deployed throughout
the new portion of the centre, making Winston Hills Mall one of the
first shopping precincts in australia to be lit entirely by leDs.
a major attraction was that each of the leD downlights consumes
35 watts – a significant improvement on the mall’s original metal
halide fixtures, which each draw 150 watts.
‘With the leDs installed, peak power demand has been reduced
significantly,’ said Baker.
shopping mall’s future is lit with LEdIncorporating 24,700 square metres of floor space populated by a wide variety of supermarkets,
specialty shops, a discount department store and 1100-plus undercover car-parking spaces, Winston
Hills Mall is long-established with locals as a preferred shopping destination in Sydney’s north-western
suburbs.
continued on page 56
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Facility PersPectives | vOlUMe 6 NUMBer 2 55
company profile
New lighting codes demand careful balance of lux and wattsWith the gradual phasing out of 50-watt halogen and incandescent lights over the next few years,
business and commercial facility managers have begun to face the dilemma of finding a suitable
replacement for the tried and tested 50-watt halogen that falls in line with the Building Code of
Australia’s new regulations of only five watts per square metre.
Compounding this situation is the fact that while the wattage
per square metre has changed, the regulations for lux levels
have not, and commercial properties are still required to
meet the minimum lux levels based on the Australian Standards Lux
Levels (AS 1680 series) for commercial settings.
This means facilities managers are going to need to find a solution
to the problem of complying with the new energy efficiency codes
as well as maintaining the required lux levels as part of their OH&S
guidelines.
Lux standard levels, while legally required, are a necessary
regulation for your workplace, ensuring it is a safe environment
to work in, and are also a component of many facilities’ insurance
policies.
In general, good lighting should enable people to easily view
their work and environment without the need to strain their eyes.
However, different activities require different levels and qualities of
light. The visual demands of the activity or task performed determine
the lighting needs of an area. Activities that do not require a high
level of visual acuity – for example, walking through a corridor – do
not require high levels or an optimum quality of light.
On the other hand, tasks such as drawing or checking a document
for errors involve fine and detailed work requiring a moderate- to
high-level of visual control, and so greater levels and a higher quality
of light are required.
Poor light levels can be an Occupational Health and Safety concern
causing problems for workers. Eyestrain, general vision problems
and headaches can all be caused from poor or defective lighting. This
can result in employees having time off as well as increased workers’
compensation premiums.
One solution to this issue that has recently come to market is high-
quality Light Emitting Diode (LED) downlights.
LED technology has gone through something of a revolution over
the last few years, with many LED products now able to reproduce
the same lighting quality as the common 50-watt halogen globe,
effectively becoming a direct replacement.
With a flood of new LED products on the market, it is important,
however, to make sure you choose the right LEDs that meet the
specifications you require for your commercial property.
One important specification in maintaining lux levels will almost
always be the luminosity of the LED.
A lumen is a unit of measurement that is used to express how
much illumination a light source provides. An easy way to illustrate
this measurement is to imagine a birthday cake with candles. A lamp
that puts out one lumen of light is as bright as one birthday candle.
A lamp that puts out 100 lumens of light is as bright as 100 candles.
Thus, the higher the amount of lumens the brighter the light.
LEDs have major advantages over halogens as they can produce
high luminosity from a low wattage, easily complying with the new
building codes and lux level standards.
In fact, some high-quality LEDs can produce up to 720 lumens
while only running off 10 watts of power, making them a direct
replacement for 50-watt halogen.
So as a facility manager, what is the best course of action? Well, firstly and most importantly, you should thoroughly read the
specifications of an LED light to work out whether it meets your
requirements. You should make sure that any LED you choose can
produce a minimum of 720 lumens without exceeding 15 watts.
It is also a good idea to investigate the colour temperature
and Colour Rendering Index (CRI) of the light – two factors that
determine how well the light is capable of reproducing vibrant
colours. This is important in workplaces where visual clarity is
needed, an example being advertising or media publishing.
Eyestrain, general
vision problems and
headaches can all be
caused from poor or
defective lighting.
company profile
FACILITY PERSPECTIvES | vOLUME 6 NUMBER 2 X
322411E RHP_Bright Green | 1775.indd 24 21/05/12 2:25 PM1775_Facility Perspectives June 2012.indd 55 5/30/12 4:20 PM
56 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
the energy savings are not only limited to the lighting system,
either.
‘Winston Hills Mall can also anticipate a reduction in air-
conditioning-related power consumption in the hotter months,’
says Hasni. ‘Unlike metal-halide lighting, the leDs do not radiate
heat from the lamp into the shopping environment, so cooling
requirements should be reduced.’
importantly, Winston Hills Mall has been able to leverage these
significant energy savings in addition to delivering impressive light
levels on the floor as the design of the luxspace leD downlight
allows it to achieve extremely low power consumption without
sacrificing light quality – especially in general lighting applications
such as shopping centres. Beam angle, optics and white correlated
colour temperature (cct) lighting schemes can be tailored to
enhance retail environments.
‘We chose to implement the ‘Neutral White’ leDs with a cct of
4000K,’ says Baker. ‘in doing so, we have been able to achieve a
crisp, clean atmosphere in the Mall and get a pleasant reflection off
the terrazzo floor. it has really brightened up the Mall, and allowed
us to create an inviting environment, conducive to shopping and
entertainment.’
Fit and forgetinstallation of the leD lighting system was straightforward as the
leD selected has been designed to accommodate 200-millimetre
diameter downlight cut-outs, allowing both retrofit and greenfield
installation.
‘We simply removed the metal-halide fixtures and replaced them
with the leDs, which sat snugly in the existing ceiling opening,’
says Baker. ‘it allowed us to leverage the mall’s existing wiring
infrastructure, so no additional lighting fixture cuts or wiring were
required – it was a really streamlined process.’
in operation, the new leD lighting system is more responsive than
the legacy metal-halide lighting – there is no warm-up or re-strike
time associated with the leD solution. When switched on, lights are
activated instantaneously without the flickering normally associated
with magnetic ballast-based metal-halide lighting.
this level of reliability is carried through to the maintenance
requirements of the lighting system.
according to Baker, maintenance of the metal-halide lighting
at Winston Hills Mall was previously time-consuming and costly.
‘Maintenance was a never-ending task,’ he says. ‘On average, we
were replacing a dozen globes every two weeks, as well as some of
the transformers. at approximately $70 per globe, the maintenance
cost on materials alone was significant, not to mention the time
implications.’
Efficient collaborationthe success of the Winston Hills Mall leD lighting installation
can be largely attributed to the ongoing collaborative consultation
process between Hyder consulting, Philips and Winston Hills Mall
management.
Here, information-sharing, system modelling and meticulous
pre-planning saw the delivery of the most energy efficient lighting
solution possible. ‘We set out to make the redeveloped Winston
Hills Mall the most energy efficient building it could be, aiming for a
three-star NaBers energy rating,’ says Baker. ‘With the leD lighting
system a vital contributor, we’re on track to achieve this rating.
Furthermore, the benefits of the system are passed on to the tenants,
whose energy bills are also set to decrease.
‘leD-based lighting systems are certainly the way of the future,’
says Hasni. ‘We have many clients with projects in the design phase
that are looking to follow the lead of the Winston Hills Mall and
implement a similar energy-efficient leD lighting system.’
With the new leD lighting system delivering environmental,
operational and maintenance benefits, Winston Hills Mall looks set
to remain an appealing home for future tenants, and a preferred
destination for discerning shoppers, long into the future.
‘We’re extremely happy and, in fact, i’ve recommended the
lighting to other centres,’ said Baker.
Benefits of lEd lighting 3 a dramatic reduction in lighting system energy use compared to
conventional lighting systems.
3 Potential reduction in air-conditioning system energy use.
3 Minimal lamp maintenance required.
3 instantaneous light – no time delay for warm-up or re-strike.
3 available in various colour temperatures.
continued from page 54
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Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Grace on the moveDue to the ever-increasing real estate costs in or near the centre of Brisbane, there was little or no
expansion potential for Grace’s then current three commercial properties.
I n addition, retrofitting these buildings to comply with the
latest australian enviornmental and fire protection standards
and requirements was going to prove an inefficient and costly
exercise. the obvious solution was to consolidate Grace’s assets into
one purpose-built facility on the immediate fringe of the cBD.
Obviously many factors are weighed up and considered when
embarking on constructing a purpose-built facility, such as location,
appropriate size of real estate, proximity to major arterial roads, and
easy access to infrastructure. Grace recognised that the purpose-
built facility also gave them an opportunity to acknowledge their
commitment to supporting a sustainable and greener environment.
it goes without saying that the combining of different business
units creates numerous challenges. in Grace’s situation, it made
perfect sense to accommodate Grace removals Group, Grace
records Management and Grace information Management on a site
specifically designed to house all three, thereby providing significant
cost and operational efficiencies, and other benefits by removing
logistical and resource duplications.
it took a total of 18 months from having plans drawn up to
relocate all of the business units under one roof at Willawong. the
high security facility, on over 21,000 square metres, would provide
sufficient space for the current Brisbane corporate sector and
government contracts, and well into the future for the records and
information Management side of the business, and amply cover
the space and storage requirements of the removals arm of Grace
Group.
Of course, who better to move Grace but Grace? in total, 1,200
storage models, 170 shipping containers and an enormous 22,916
pallets of record boxes were relocated with 689,850 metres of shrink
wrap recycled during the process. Monday 8 august 2011 marked the
official first day in the new premises.
Willawong boasts many green features, and now complies with all
the latest australian environmental and fire protection requirements
and standards. For example, extensive water retention pits ensure
the controlled release of stormwater back into the surrounds.
Perspex sheeting is also utilised across 20 per cent of the roofing
area, allowing natural light to filter through and reducing the need for
artificial lighting during daylight hours. Movement controlled sensor
lighting was installed across all office areas.
One of the most environmentally friendly innovative features is the
140 lux lights – a far cry from the typical warehouse high bay 450kw
lighting. located at one-metre distances, set by movement sensors,
they provide not only a great monetary saving but are also energy
smart, reducing total energy consumption by approximately 35 per
cent.
a total of 800 cover the entire expanse of the warehouse.
the lux lighting also ensures less time is spent on replacing light
bulbs with a lifespan two to three times that of traditional high bay
lighting.
it is truly an innovative structure and will see that Grace meets the
current and future demands of their customers and businesses, as
well as doing their bit for the environment.
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Facility PersPectives | vOlUMe 6 NUMBer 2 57
company profile
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58 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
rather than go through the expensive, disruptive exercise of
replacing existing windows with new energy efficient ones,
it makes sense to apply an energy efficient film onto existing
glass.
When considering which film to use, it is helpful to understand
how solar radiation affects windows.
eastern windows are exposed to the morning sun, and western
windows the harsh afternoon sun. in our hemisphere, south-facing
windows are not exposed to the direct sun. the northern sun is more
penetrating in the winter months when it is lower in the sky, whilst it
tends to go over the buildings during the summer months.
Depending on shading from other buildings, external blinds or
awnings, protection is generally required, therefore, for western,
eastern and northern windows.
When considering what type of film is required, it is important to
understand the three components of solar spectrum. Fifty-three per
cent comprises infrared, the invisible heat source, and 44 per cent
comprises visible light that has both heat and light. the balance of
three per cent is ultraviolet, which is the main cause of fading.
Until recently, there were just two ways to keep the solar heat out
using film. One was a reflective coating and the other a less effective
tint, both relying on reducing the visible light coming through the
windows.
However, there is now superior spectrally selective technology
that reflects the infrared but still allows a high level of visible light to
enter. although it is more expensive due to multi-layers of sputtered
metals, this clear heat-control film has several very important
advantages over dark conventional films:
daylight harvestingNatural light has a universal appeal. it comes free! architects like to
design buildings with plenty of glass so that the inhabitants can both
enjoy the views outside, and enjoy the pleasure of natural light for
interior illumination.
the clear solution for energy inefficient windows on existing buildingsBy stePheN WArd, v-kool AustrAliA, ANd uNique greeN solutioNs
Glazing has a major impact on the energy efficiency of existing buildings. New buildings are required to
install energy efficient glass to ensure that they comply with current building requirements. However,
this does not solve the problem of the 80 per cent of buildings that were built before these regulations
were put into place.
continued on page 60
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Facility PersPectives | vOlUMe 6 NUMBer 2 59
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Cutting-edge design with no limits
‘Your imagination is your only limitation’, a catch-cry when
considering just how much scope there is with designer
and decorative window film.
High Performance Window Films is australia and New Zealand’s
largest network of commercial window film specialists. consulting
with engineers, architects, interior designers and project and facility
managers to provide a new dimension in window film products.
Designer and decorative films are an inexpensive yet highly flexible
design option. they’re ideal for making a dramatic impact in retail fit-
outs or to reinforce corporate identity.
they can also serve as an identity marker for office areas, work
centres and business units. For example, frosted and opaque films
will create privacy, whilst allowing the transmission of natural
light. When used in offices they can also save on the capital cost of
conventional window furnishings and their ongoing maintenance.
High Performance Window Films is in an era of rapid technological
change where the integration of designer and decorative window
film simply transforms clear glass into a ‘statement’ using digital
graphics and computer cut technology to create the most unique and
breathtaking visuals. High Performance Window Films’ state-of-the-
art digital production process has no limit in its capacity to create
cutting-edge design solutions.
For more information visit www.hpwf.com.au or call 1800 686 186
320454AE_High Performance | 1775.indd 24 17/04/12 1:24 PM1775_Facility Perspectives June 2012.indd 59 5/30/12 4:20 PM
60 Facility PersPectives | vOlUMe 6 NUMBer 2
green buildingsgreen buildings – lighting
this is why it is such an advantage to have a clear heat-control film
on the windows through which the natural light is able to penetrate
the building. this infrared-reflecting film is able cut out the heat,
whilst at the same time letting in the visible light.
it is not only in our private homes that we can switch off lights
when they are not needed to save electricity, but also in our
commercial buildings.
By making clever use of the natural light that clear heat-control
film permits we can reduce the reliance on artificial lighting. this is
known as ‘daylight harvesting’.
Darker conventional films reduce the ability to harvest daylight
because they reduce the natural light that comes through the glass,
increasing the need for artificial lighting.
reduces the heat entering the buildingthis reduces the load on the air-conditioning, as well as making it
easier to balance the air-conditioning between the centre and outer
areas of the room. this in turn increases the comfort for those people
seated close to the windows, allowing for an increase in productivity.
Film technology that reflects the infrared is more efficient than one
that absorbs it. to use an analogy, it is like comparing an invisible
mirror with an invisible sponge; one reflects the heat whilst the other
absorbs and reradiates it.
maintains the existing look of the glassthis means that film can be installed on one floor or one side of the
building without looking different to the existing windows. this is
very important for aesthetics when looking at the building from the
outside. Darker films can stand out and spoil the look of a building.
less thermal stress on glassBecause conventional dark films have a higher absorption rate, it
means that they may put unacceptable thermal stress on the glass,
which in turn may lead to thermal cracking. clear heat-control film
has lower absorption, reducing the risk of thermal stress.
to determine the benefits of applying an energy efficient film to
existing windows, an energy audit can be undertaken.
Benefits:apart from improving the GBca Green star or NaBers rating of
existing buildings, there are also ongoing energy savings associated
with lower usage of lighting and air conditioning. there may well
also be benefits in reducing the need to upscale the chiller or air-
conditioning system.
these calculations can be determined by mechanical consulting
engineers who can input the improvement in the solar heat gain
coefficient (sHGc) and the u-value into their modelling to determine
the savings that can be achieved.
From this, the facilities manager can determine the payback on the
cost of installing the film.
For more information call 1800 085 665, or
visit www.v-kool.com.au
continued from page 58
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Facility PersPectives | vOlUMe 6 NUMBer 2 61
Your state manager can tell you more about the benefits
of relying on O’Brien for your glass replacement:
NSW & ACT Annette Hall 0407 226 200
QLD & NT Beth Pope 0438 490 890
VIC & TAS Scott Manson 0401 984 256
WA & SA Michael Lipscomb 0439 071 572
Three reasons why property professionals think we’re better:With our large workforce of glaziers, we can cover 98%
of Australia’s populated areas, and replace almost any
type of glass—fast.
We really are available 24 hours of every day of the year.
Our E-Link service keeps you updated on the progress
of your job, so you are informed but not interrupted.
And there’s two thingswe always like to leave behind: excellent workmanship
and a lasting impression.
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62 Facility PersPectives | vOlUMe 6 NUMBer 2
maintenance & essential services
it would be fair to say that many of the readers of this article
know what esM means and how it is defined; however, the
management and the implementation of the esM is not so easy,
and is often considered cumbersome and just another part of having
to maintain your building. in order for a building to have a successful
regime of maintaining their esMs, a strong and well put-together
scope of services or works is required to be provided to the tenderer/
contractor. in addition to the scope of works, you should consult your
legal team with regards to the terms and conditions of any tender;
however, for the purposes of this article i shall only draw on the
expectations of the scope of works and asset requirements.
programmed maintenance/scope of worksin order to achieve this, the facilities manager and/or consultant
must ensure that a clear scope of works is prepared and an up-to-
date assets register is provided. the scope of works needs to be very
clear, and must also meet the objectives of the occupancy permit
and/or maintenance determination issued by the building surveyor
for the site. this shall give the tenderer the anniversary dates for
maintenance and, ultimately, the issuing date for certification – that
being the annual essential safety Measures report (vic). Other states
have differing names and titles. For the purposes of victoria it is a
requirement within the Building regulations Part 12 (reg1208 and
1214) that this be provided for all buildings (with the exception of
class 1a and 10) regardless of age.
it is the responsibility of the facilities manager and/or the
consultant to determine the frequency and australian standard within
the scope of works as it is written in the occupancy permit and/
or maintenance determination (vic) should there be no schedule of
esMs listed for the building. Many readers are probably thinking,
‘well, my occupancy permit is not correct when it comes to the
schedule of esMs’. you are not alone. With the introduction of the
Essential safety measures – how to get a successful maintenance base in placeBy BrAd JohANNseN, director, totAl esseNtiAl services grouP (tesg)
Essential safety measures (ESM) have many different names depending on the state or territory in
which you have property. The National Construction Code, formerly known as the Building Code of
Australia, recognises the term ‘essential safety measures’ as determined in Part I, which contains the
performance requirements for maintenance. For the purposes of this article we shall use that reference.
It is key to work
with your existing
supplier to determine
the assets you have
currently...
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Facility PersPectives | vOlUMe 6 NUMBer 2 63
maintenance & essential services
victorian Building regulations 2006 (reg1206), the building surveyor
may create or update a maintenance schedule. this allows the
maintenance of the esMs to be correct and, in turn, the issuing of
the annual essential safety Measures report (vic), annual Fire safety
statement (NsW), annual Declaration (Qld) and/or certification is
not affected.
the scope of works for the building is now prepared based on the
conditions as mentioned earlier; however, you may wish to update
your maintenance requirements to incorporate perhaps as1851-
2005 or even as1851-2005 (revision 2011 still only in draft format).
this may be done, but only without diminishing the frequency of
maintenance unless approval from the reporting authority is provided
– that being the building surveyor and/or municipal surveyor.
this shall require the original occupancy permit or maintenance
determination to be amended. the systems within your building may
require additional features in order to satisfy testing requirements.
additional features may include the interface testing of your
mechanical systems and your fire systems, which is often called a
full function fire test (FFFt), but is referenced in the standard as a
systems interface test, or sit. this feature is becoming more and
more common in buildings, and the tender should incorporate or
have provision for time expectations – some sites may take only
four hours and others four days. so, as you can imagine, the cost
impact is high, and if treated as a variation outside the contract costs,
may be even higher. costs for the sit are then fixed for the term
of the contract and fiscal planning can be achieved. sit testing is a
very involved process and should be done in consultation with your
contract companies and coordinated by your consultant, with the
appropriate cause and effect matrix provided for the building.
Once the scope of works is created and standards of maintenance
are determined, we then proceed into asset capture. this is a critical
component of a successful tender, will provide the tenderer with
schedules on which they can base all costings, and will provide a
successful basis from which to create your budget and fiscal strategy
moving forward.
local knowledge and an understanding of your building’s esMs
will provide a benchmark for the creation of an asset base; however,
an increasing amount of companies are now acquiring this data
electronically, which aids more in capturing the asset. it is key to
work with your existing supplier to determine the assets you currently
have, and be open with them to inform them of the reasons you
need the data in the first place.
items such as lifecycle analysis reports on plant and equipment
provide the tenderer with an expectation of life expectancy for the
plant and equipment – this will allow them to determine the hours
required to maintain such a piece of plant. another item may be
the age of a fire indicator panel and its number of outputs, allowing
the tenderer to determine the number of monthly and annual tests
required for that particular unit. it can go as far as requesting the
number of detectors controlled from any particular fire indicator
panel in order to cost for the cleaning and recalibration of devices, as
a general example.
Many variables need to be considered when preparing the scope
of works, which, in my mind, should be done in consultation with
your incumbent contractors and/or your consultant. the type of
fire-fighting foam currently being used, and their age, can assist a
tender with sourcing the supplier and availability of certain fire foam
products. the same can be said about plant and equipment with
regards to the type of gas the unit requires to operate, and whether
or not oil samples can be taken from certain support units to plant
and equipment.
Commercial tenderOnce you have successfully achieved the scope of works and the
asset register, the tender and/or quotation process can then occur.
it needs to be said, however, that the best outcome for any tender
is to build a relationship within the tender document, which also
provides some level of security to the tenderer in order to achieve
the best fiscal outcome. For example, you could allow the contract
to run for a term of three to five years, depending on which standard
of maintenance you are applying to your site. My experience has
been to request a three-year term with a one-plus-one-year option,
thereby allowing all levels within the australian standard to be
addressed – for example, five-yearly hydrostatic pressure testing, or
three-yearly valve overhauls. it is quite simple to roll your contract
for services over to your building year-to-year, but this is not going to
achieve compliance and you may face council or fire authority fines,
or risk exposing your insurance company to risks unless you can
achieve the higher levels of maintenance required of your building.
simply maintaining your site to the monthly and annual levels in the
present climate is not going to achieve compliance.
the greatest mistake clients or facilities managers can make is to
expect a short turnaround time for the tender process. this often
leads to variations being sought down the track, and/or a poorly
managed rollout occurring, lacking in structure and strategy and
leading to missed tests, which may then affect the issuing of your
annual certification.
Brad Johannsen is a Director of total essential services
Group (tesG) and has been involved in essential safety
Measures consulting for the past 15 years. Brad holds
a Bachelor in technology – Building surveying and
has been involved in the past on numerous standards
committees. tesG is celebrating 10 years’ service this
month and would like to thank all of their clients for
their valued support over the past 10 years.
Simply maintaining
your site to the
monthly and annual
levels in the present
climate is not going to
achieve compliance.
For more information, please visit our website:
www.tesg.com.au
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64 Facility PersPectives | vOlUMe 6 NUMBer 2
maintenance & essential services
much time and effort has been spent developing
appropriate standards for building maintenance. this
is particularly so with regard to fire services and other
essential safety measures. these standards link to government
regulations that impose a legal framework on the design and
maintenance of building safety systems. a great deal of effort and
cost is expended in delivering the maintenance required to satisfy
these standards and regulations.
in the middle of all this effort, how often is the question asked: are
we getting the outcomes we need?
to answer this we must ask a number of further questions:
is the appropriate maintenance being delivered?the standards are very prescriptive on what maintenance to do, when
to do it and how to record it. Despite this prescription there is still a
wide variety of interpretations and outcomes across the industry.
how good is the industry at delivering these maintenance outcomes? if we had the ability to measure service provider performance, how
would it stack up? if we had a clear picture of what was happening
in the field, what would it tell us? is performance good or bad? are
requirements followed? the truth is, we just don’t know. What
information we do have is purely anecdotal!
how effective are standards and state regulations in ensuring the right results?the only way to assess their effectiveness is to measure the actual
outputs and compare them
with the desired
outcomes.
if we had access to maintenance information, what could we learn?By understanding the gaps in delivery, an improvement path could be
established.
the answers to all of these questions rely on having accurate data
about field activities. But does this data exist? is anyone collecting it?
there are lots of paper records in thousands of locations. But there is
no simple way to collate this information. Hence, it is very difficult to
analyse the results.
We all know there is a requirement for hard-copy records on site.
it’s part of the standards requirements. But imagine if we could turn
the hard-copy results into electronic data. taking the actual recorded
information on the test sheets and putting it into a database. then we
could easily analyse what outcomes we’re getting. We could graph
them, trend them, measure them, and use that information to see
where the gaps are.
such a database does exist and this article will examine and
analyse actual maintenance data gathered over a seven-year period.
verified has been collecting this data for our clients since 2003.
Using our unique process for capturing field data from hard-copy
records, we have captured over one million test sheets from more
than 40,000 sites across australia. this is real field data; actual results
filled out by actual technicians in the field around australia.
These results are not anecdotal.From these one million test sheets, 62 million data records have been
created:
3 the pass or fail for every test
3 every defect noted
3 test dates, voltages, pressure readings, flow test results and so
on.
in fact, all the information required by the standard is easily
recorded, converted, checked and stored in a single database. at
verified, we have one of the largest databases of essential safety
measures maintenance data in australia.
so what does the data tell us?
1. What has and what hasn’t been done?By analysing the maintenance that has been delivered against the
requirements of standards and state regulations, we can clearly see
what has been missed.
Moreover, we can easily assess the quality of the information
that is being recorded.
What we find when we first start to measure maintenance
performance is shown in Figure 1.
maintenance of fire equipment: what the results showBy PhilliP WArreN, geNerAl MANAger, veriFied
Building owners and facilities managers face the unenviable task of providing workspaces that support
tenant activities on a continuing basis. These spaces must meet tenant requirements. But they must
also be safe to occupy.
Figure 1
1775_Facility Perspectives June 2012.indd 64 5/30/12 4:20 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 65
maintenance & essential services
Must performance be at 100 per cent to achieve compliance?
some would argue that it should. What cannot be argued,
however, is that the performance levels in Figure 1 do not achieve
compliance. it’s worth noting that the higher the frequency the
poorer the result (and the higher the cost of the test). it is likely that
most building owners are paying for 100 per cent of these tests,
regardless of the actual delivered outcomes!
how can this performance be improved?When the maintenance process is controlled through the monitoring
of field data, when a feedback mechanism is in place and when
transparency of results occurs, you can achieve very significant
improvement.
sprinkler system results from 2004 to 2010 show the level of
improvement that is possible.
Performance in the range of 90-95 per cent has been achieved
here. is that good enough? Our experience suggests that these are
exceptionally good results.
the first step in compliance maintenance is for the appropriate
maintenance to be completed, but what happens if it is not delivered
on time? if two annual tests are done six months apart, and the third
is delivered 18 months later, is that compliant? the current standard
for maintenance of fire services (as1851 – 2005) introduced
tolerance periods within which each test needs to be delivered.
When we track performance against these tolerance periods, we
see a reduction in ‘on-time’ performance of as much as 15 per cent.
We would contend that this is an unacceptable drop in performance
levels.
2. What’s in the detail?Overall performance levels are only part of the story. When you
analyse the information that is being recorded on the test sheets,
the devil is in the detail! Few people have the time or knowledge to
interpret the information contained within the test sheet. Our analysis
shows that there are some critical issues that get lost in the process.
examples of these critical issues include:
3 annual sprinkler flow test failures not reported
3 annual sprinkler test completed but critical questions such as
flow tests not answered at all
3 annual hydrant tests not completed fully, again no defects noted
3 ongoing problems where critical flow tests could not be
completed because required equipment was not installed on the
system
3 reported year after year but no action by building owner
3 annual testing of fire alarms where the required testing of smoke
and heat alarms has not been completed.
We see thousands of examples of the above. a test record has
been completed, but on closer examination, critical information is
missing and vital elements of the test have not been completed. this
situation seriously compromises compliance levels and certainly does
not represent value for money!
3. are defects rectified?One of the critical outputs from all preventative maintenance is the
identification of defects and equipment or operational failures. it is
one thing to identify these issues – it is far more important to ensure
that they are rectified.
Our data shows that by having effective tracking and control
mechanisms in place, the incidence of defects and test failures can be
reduced significantly over time. there was an overall reduction of 50
per cent of reported defects over the period 2004 to 2010.
there was a spike in 2007 that reflected the implementation of
as1851 – 2005. service providers misinterpreted changes in the
standard at this time.
Hundreds of sprinkler systems were fine one day and all defected
when the new standard was implemented. a small change requiring
a pressure gauge schedule resulted in thousands of systems being
defected incorrectly.
What conclusions can we draw?the records of building compliance maintenance must be in a usable
form and easily obtained. the results and records of maintenance are
intended for the building owners and facilities managers. this is how
they demonstrate (with the evidence) that they comply with the law,
meet their insurance obligations, ensure OH&s is covered and that
life safety systems actually work.
if it is measured, it can be managed. this is particularly true in this
space. the data clearly shows that when the maintenance process
is measured, it can be effectively controlled. What’s more, these
measurement and control processes can:
3 change behaviour
3 improve performance
3 increase efficiency, and
3 better manage costs.
the detailed results need to be analysed. there is important
information buried in the records. analysis of the results is vital to
manage your risks.
a ‘snapshot in time’ audit does not identify the systemic issues
highlighted by this data analysis.
maintenance must be controlledessential safety measures maintenance can be a little bit ‘out of sight,
out of mind’. everyone wants to believe it’s under control and that
there are no problems out there. the results of our data analysis
clearly question that adage.
Phillip Warren is a qualified mechanical engineer with
over 30 years’ experience in maintenance engineering.
He has worked across a wide range of industries,
including the water industry, telecommunications and
commercial property. the last 13 years have seen Phill
involved in the facilities management industry, where
he gained significant operational experience running
large national contracts.
Phill joined verified in 2009 as General Manager.
verified is a leader in field-based data gathering and
management. it provides building owners and facility
managers with a unique way to manage building
compliance.
Phill is an active member of FMa australia and is a
certified Facility Manager (cFM).
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66 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Just over 10 years ago when the requirement for electrical safety
was introduced into the OH&s provisions of most states and
territories, tag safe australia Pty ltd was formed to provide a
professional testing and tagging service across australia.
Backed by an excellent sales organisation and a total commitment
to outstanding customer service, the new company soon had several
large national and multinational clients across australia and New
Zealand, and added essential fire services maintenance and thermal
imaging to its range of services.
in 2012, tag safe australia changed its name to Fire safe australia
& New Zealand Pty ltd to more accurately reflect its range of services
and geographic coverage.
Fire safe australia & New Zealand Pty ltd is now a full service
fire safety organisation and one of the major players in the industry
nationally.
Fire safe australia & New Zealand are licensed electrical
contractors, licenced to carry-out all fire safety inspections and
testing in those states where licenses are required. they are also
members of Neca, FPaa and FPaNZ, the peak industry bodies in
the electrical and fire safety industries.
a variety of industries and sites trust Fire safe australia & New
Zealand with their fire safety responsibility, including hotels and
clubs, large and small retail outlets, healthcare and educational
establishments, and many specialised service and industrial sites.
Fire safe australia & New Zealand are a full service fire protection
company. its services include installation and maintenance of all
types of equipment including panels, eWis, portables, hoses and fire
doors.
Many insurance companies require regular thermal imaging of
distribution boards and other electrical equipment, especially in
older buildings before renewing insurance policies. FsaNZ will
produce annual thermal imaging reports that are widely accepted
by insurance companies at the most competitive rates available,
especially if bundled with the regular maintenance of the site.
in its first 10 years, Fire safe australia & New Zealand Pty ltd
has developed from a small electrical safety company to become a
national organisation offering a full range of fire and electrical safety
services in both australia and New Zealand. their head office is
in North sydney and operates during normal east-coast business
hours. Fire safe australia & New Zealand Pty ltd will provide you
with personalised service through its account management team; call
them for any further information and put their service promise to the
test.
Introducing Fire Safe Australia & New Zealand Pty Ltd
Level 12, 83 Mount Street, North Sydney NSW 2060
Phone: 1300 553 566 (Australia) 0800 448 213 (New Zealand) Email: [email protected] Website: www.firesafeanz.com.au
321202E LHS_Fire Safe Australia | 1775.indd 24 7/05/12 3:08 PM1775_Facility Perspectives June 2012.indd 66 5/30/12 4:20 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 67
We service over 5500 sites across Australia and New Zealand Retail Education Hospitality Government Health Care
Call 1300 553 566 (Australia) or 0800 448 213 (New Zealand)
www.firesafeanz.com.au [email protected]
L12, 83 Mount Street, North Sydney NSW 2060
All Your Essential Services Maintenance in the One Bucket
PortablesEmergency lighting systemsDetection & suppressionHose reelsThermal imagingPanels
We service over 5500 sites across Australia and New Zealand Retail Education Hospitality Government Health Care Strata Management
Call 1300 553 566 (Australia) or 0800 448 213 (New Zealand)
www.firesafeanz.com.au Email: [email protected]
L12, 83 Mount Street, North Sydney NSW 2060
FIRE SAFEAUSTRALIA & NEW ZEALAND PTY LTDINCORPORATING TAG SAFE AUSTRALIA PTY LTD
Scan Here With Your QR Reader
1775_Facility Perspectives June 2012.indd 67 5/30/12 4:20 PM
68 Facility PersPectives | vOlUMe 6 NUMBer 2
maintenance & essential services
There has been much written around building regulations
and the requirements to maintain fire protection systems in
commercial buildings. Unfortunately for building owners and
occupiers, this maintenance is not discretionary. regulations define
what has to be done, and it can be a criminal offence to not do it.
this places a large burden on the shoulders of facilities managers.
Despite all the differing state-based regulations that apply
across the country, there is one constant: the australian standards
for maintenance of fire protection equipment. this is a single
set of requirements that simplifies the process. By meeting the
requirements of the standard, you effectively make the safety item
compliant.
the current australian standard is as1851-2005 Maintenance of
Fire Protection systems and equipment. although this standard is
seven years old, there are still many buildings that continue to use
even older australian standards, dating as far back as 1987. some
commentators put this down to various regulatory barriers in different
states and territories, even though as1851-2005 can already be used
in any australian state. the current standard took over five years to
develop. there is no doubt that it’s time for another update.
this year a new standard will replace the 2005 edition. it will be
known as as1851-2012 routine service of Fire Protection systems
and equipment, and will bring with it a number of significant changes
whilst retaining many core elements of the earlier edition.
Don’t be afraid. there is some good news on the horizon for all
facilities managers out there who have to deal with fire protection
maintenance and compliance in buildings.
the best news is that FMa australia now holds a position on
australian standards committee FP-001, the committee responsible
for development of the new standard. For the first time, we have
representation that provides a facilities management perspective.
there has been significant input into many of the items that facilities
managers had to deal with over the past seven years, including things
that impacted on the cost, complexity and success of maintenance
and operational activities.
We have the benefit of hindsight of many years’ experience of
using as1851-2005 in thousands of buildings nationally. this broad
base of experiences, gathered from numerous facilities managers and
property owners, has provided a wealth of knowledge of the practical
application of such standards. let me briefly explain some of what
we have been able to achieve.
One of the primary aims was to ensure all stakeholders could easily
understand the new standard. if you have experience with the 2005
edition’s 257 pages, you would be well aware that trying to work
out what routine tasks the maintenance contractor should perform
at each frequency was impossible. there were multiple tables to be
cross-referenced in order to work it out. this has been simplified into
tables by frequency. For example, a six-monthly test now has its own
table that nominates all the routines to be completed. Much simpler!
another aim was the reduction of service frequencies where
reliability of systems justified it. the new standard has no reference
to any weekly testing, and many systems have had some major
routines pushed out. this should result in a reduction in maintenance
costs and reduced asset wear from over-testing.
When the 2005 standard was introduced, many maintenance
contractors inferred that there was a requirement to upgrade existing
systems and devices to comply with this standard. this was never the
intention. the 2012 edition makes it very clear that the standard can
be applied to any existing installation with no requirement to modify
or upgrade any item. so there is no capital cost for the owner to
adopt the latest industry best practice.
a significant issue that came to light when as1851-2005 was first
applied was that interpretation of some of the clauses left a lot to be
desired. thousands of systems were suddenly defected for various
reasons:
3 a new clause calling for a pressure gauge schedule for a
sprinkler system resulted in technicians defecting every system.
this kept building managers awake unnecessarily at night for
fear their sprinkler systems wouldn’t work.
3 thousands of dollars were spent unnecessarily on new fire doors
when references to gaps were included – another clause taken
out of context.
3 a building owner spent $250,000 on modifications to pumps
and sprinklers to go to monthly testing, on the advice of his
contractor, all in vain.
3 Maintenance providers suggesting that sprinkler pipe sizes must
be increased to apply as1851 – 2005.
sound familiar? the list goes on.
the 2012 standard has much clearer definitions and is not open
to as much interpretation. that is not to say it is perfect, but a lot of
those issues have been cleared up.
currently there is some crossover between the existing 2005
standard and the relevant state regulations. the 2012 standard
update on fire protection maintenanceBy gleNN tAlBot
There’s a new Australian Standard on the way for the maintenance of fire protection systems. Glenn
Talbot, FMA Australia’s committee representative, provides an insight into changes that the new
Standard will bring, and how they will affect facilities managers.
One of the primary
aims was to ensure
all stakeholders could
easily understand the
new Standard.
continued on page 70
1775_Facility Perspectives June 2012.indd 68 5/30/12 4:20 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Creating a lasting impression for Monash University
For a renowned institution like Monash University, its grounds
and gardens play a vital role in conveying its image as a
respected learning establishment. Good first impressions
count, and with this in mind the team at Programmed reinvigorated
one of the main roundabouts at Monash’s clayton campus. the
revamp was part of a long-term grounds maintenance program that
Programmed provides to the University.
However, this was not one of the team’s standard jobs. to
inject a little creativity into the redesign, the team decided to run
a competition. currently, there are three crews of Programmed
gardeners based at the campus and each person was given two
weeks to devise a design. crucially, it was important that their
creations were in line with the institution’s heritage, landscape
aspirations and current horticultural appearance. the gardeners’
designs had to be of a high standard, especially since the clayton
campus is regarded as one of the 23 top Most significant
landscapes in australia.
Management at the University were wholly supportive of the
initiative. the University selected luke O’Griffiths’ celtic-inspired
design, featuring a series of low hedges and colour accents from
white flowering myporums, red flowering grevilleas and correa. the
low hedges were designed to provide high visibility as daily traffic
drove past and around the roundabout. the selection of flora was
chosen for its sustainability and drought-tolerance ability.
as well as providing the winning design, Mr O’Griffiths also
earned the opportunity to project manage the job. as stuart Barker,
contracts Manager for Programmed explains, ‘it was an exceptionally
great way to give our gardeners a distinct sense of pride and
ownership over their work.’
the roundabout is now fully completed and well on its way to
maturity. come spring, the roundabout should be in full bloom.
We have the expertise to look after your facility.
Painting Services
• Maintenance painting programmes
• Term break and out of hours projects
• Graffi ti removal and anti-graffi ti coatings
• Internal and external painting
• High pressure cleaning
Corporate Imaging
• Signage and branding audits
• Identifi cation and directional signage
• Signage design• Project management• Manufacturing and
installation• Sign servicing and repairs
Grounds Services
• Gardens and grounds service
• Landscape planning and construction
• Water management and recycling
• Sports turf management
programmed.com.au1800 620 911
Advert for Facility Perspectives June.indd 1 9/05/2012 3:59:11 PM
322404AE RHS_Programmed Property | 1775.indd 24 22/05/12 8:56 AM
Facility PersPectives | vOlUMe 6 NUMBer 2 69
company profile
1775_Facility Perspectives June 2012.indd 69 5/30/12 4:21 PM
70 Facility PersPectives | vOlUMe 6 NUMBer 2
maintenance & essential services
removes these. this is an article in itself so i won’t go into detail,
except to say it is now very clear where the standard starts and
stops.
a particular improvement for facilities managers will be a greater
emphasis on the records and evidence required by the building
owner to demonstrate regulatory compliance. the standard clearly
defines the paperwork and reporting that is needed for sign-off.
Make sure you get this evidence of compliance. it is your right; you
own the records, not the contractor.
the treatment of defects is now better defined, including what the
different types of defects are, when and how they are to be reported,
and how quickly each type should be rectified.
there is now a clear definition of what a critical defect actually is: a
defect that renders the system inoperative.
Missing or incorrect features that do not affect the system
operation are not defects; they are non-conformances and shall
be reported as such. the example on the previous page relating
to the lack of pressure gauge schedules is not a defect, it is a non-
conformance.
these clear definitions will stop the unnecessary reporting of
‘defects’ that do not affect actual system operation.
Please remember that maintenance standards are for just that:
maintenance. they refer to the items that already exist in buildings:
items that were required to be installed at the time the building
was constructed. they should not be used as a mechanism to justify
system modification or upgrade.
there are organisations suggesting that there are requirements
for independent third party audits and certification of maintenance.
there is no requirement to get another party beyond a competent
maintenance contractor to deliver and sign off that systems meet
the performance requirements. the suggestion that a third party is
required to do a survey, or a full function interface test, for example,
is incorrect.
the as1851-2012 standard provides you with the ability to deliver
important mandatory maintenance that is the right maintenance for
your building. your responsibilities as facilities managers demand
that it be delivered correctly. Make sure this happens.
FMa australia will be providing educational seminars on the new
standard when it is published. these will equip facilities managers
with a better understanding of the requirements in this area and how
to better manage successful outcomes in building compliance.
Glenn talbot is currently an FMa australia member
and represents the association on australian standards
committee FP-001. He is the founder and Managing
Director of verified, a company that provides state-of-the-
art management processes for the control of maintenance.
Glenn holds an associate Diploma in applied science (Fire
technology), and has been in the building services area for
over 20 years. His roles have included state Manager and
General Manager of some of the industry’s largest service
providers.
If you have any questions relating to fire protection
maintenance, please feel free to contact Glenn at
[email protected]. For information on other Australian
Standards committees, contact the Advocacy & Research Team
e- Bench is one of a number of products offered by Programmed
Facility Management. Please contact Donald Macdonald on
tel: 03 9697 0008 for further information.
Key features include:
Data acquisition
Invoice reconciliation & verification
Normalised benchmarking that eliminates the distorting effects of:
• Structure & design • Core function of building occupants •
• Utilisation of the facilities • External environment factors
Continuous commissioning, with typical payback of 1.1 years comprises:
• Baseline load identification • Load profiling of cooling & heating (p.a)
• Continuously monitoring HVAC consumption against the external environment
• Identifying the utilities consumption trigger point for re-commissioning
>200 specialised Management reports
Perhaps the highest profile issue to face the facility management industry in recent years is utilities consumption. The carbon tax; NGER; and Green star building ratings are just three of the drivers behind this situation.
As a Facility Manager it can be tempting to adopt a ‘quick fix’ approach without considering
how our client will respond once their initial requirements have been met. For example: once
reporting on utilities consumption is in place, the FM is likely to be asked where the money is
being spent and how it can be reduced!
Programmed Facility Management’s e-Bench product uniquely meets all utilities monitoring,
managing and reporting requirements.
Programmed Facility Management
320490A_Prog facility managment | 1775.indd 24 4/05/12 9:02 AM
continued from page 68
1775_Facility Perspectives June 2012.indd 70 5/30/12 4:21 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 71
GLG GreenLife Group is devoted to the maintenance and care of commercial and institutional facility grounds, ensuring their ongoing functionality with our large range of landscape services. Encompassing a wide range of landscaping principles and disciplines all with a strong environmental focus, GLG can maintain and improve the effectiveness of any facility’s environment. GLG are the specialists in developing routine and sustainable maintenance programs, providing tailored, long-term solutions in the operation and care of facility grounds, creating optimal, safe and cost effective environments for people to work, live and play in.
To � nd out more visit:
www.glgcorp.com
Grounds Maintenance Specialists
- Hospitals & Aged Care
- Schools & Universities
- Power & Water Utilities
- Development Estates
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- Transport: Road,
Rail, Airports
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Properties
- Sporting & Recreation
- Housing Authorities
BUILD | MAINTAIN | SUSTAIN
AUSTRALIA WIDE
1775_Facility Perspectives June 2012.indd 71 5/30/12 4:21 PM
72 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
What is PPM?Today, the world is full of abbreviations as people
are too busy or lazy to use the correct form of
the English language. Personally, I think we
should put the blame squarely on the shoulders of
‘TXTing’ (can’t even spell it myself). Abbreviations
that spring to mind are LOL, LMAO and DCM.
Facilities Management also has its own barrage of catchy
abbreviations. FM, for example, is the common everyday term
accepted throughout the industry for Facilities Management.
Others include eOM, KPis and slas.
this leads me to the abbreviation PPM – planned preventative
maintenance. everyone knows what it stands for but what does it
mean? i have asked numerous people in the last couple of months
whilst thinking about this article. each person instantly replied with
the same description.
i have a different take on it, which i think is easier to understand –
Please Preserve Money, ©,tM, iNc (see, more abbreviations).
the average PPM goes something like this: the building owner sets
a budget, the services provider (sP) then creates a PPM program to
fit inside this budget and then proceeds to undertake some checks
for the next year until the next budget comes up and they put in the
same checks, check and/or increase the hourly rate and do the same
checks for the same 12 months and so the cycle continues. in the
meantime, i can guarantee there has been callouts throughout the
year where things have happened that could potentially be included
in the PPM program for the next year, which will help reduce costs in
the long run.
PPM?
MacMillan Plumbing
Ltd is striving to be
the Auckland Market
leaders on Hydraulic
and Plumbing Services
Providers. Six-monthly
meetings are scheduled
to discuss half the year’s
maintenance issues and
ways to solve ongoing
problems in order to help
the client’s PPM ™
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Facility PersPectives | vOlUMe 6 NUMBer 2 73
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 Y
company profile
MacMillan Plumbing ltd is striving to be the auckland market
leaders on Hydraulic and Plumbing services Providers. six-monthly
meetings are scheduled to discuss half the year’s maintenance issues
and ways to solve ongoing problems in order to help the client
PPM™.
One instance that springs to mind for me is that MacMillan
Plumbing ltd took over a building and one day we had a flooded
car park below ground level with no water draining away. to cut a
long story short, after emptying a six-foot manhole of silt we found
a submersible pump that nobody, including the building’s owner,
knew even existed. this is now part of our six-monthly checks at no
cost to the owner. lift the manhole, check the pump is working, and
close the manhole. ten minutes later move on to the next check.
By checking that this pump is working correctly, you are effectively
implementing PPM – Please Preserve Money™. if the pump failed
and blocked storm water lines up to the canopies and overflowed
into the shops flooding stock and property, absolute disaster could
result, which could be averted by being proactive.
Who has pigeons that continually block up rainwater heads
because they think it is a good place to build a nest during the
summer months? Who has had gutters overflow into their building
because of the flying rats above? How much has it cost you to
clean the carpet, repair the gib, paint the ceiling and keep good
faith with your tenant? i’ll bet it’s a lot more than the cost to cover
these rainwater heads so they can’t build any more nests in ensuing
summers. rather than just unblocking these rainwater heads (band
aid) we spent fractionally more and created PPM™ for our client for
the life of the building.
One issue of which i have not been able to convince FMs is the
old blocked toilet. i have offered to buy them a plunger, which would
definitely help PPM™, but i’m yet to have one take me up on the
offer. Funny, that!
i believe if you are receiving the same PPM schedule each year,
there is little to no thought from your service provider going into
looking after your biggest asset – your building.the companies and
businesses that partner up with MacMillan Plumbing ltd know that
we are always looking to preserve money, which does not always
mean a cheap quick fix. sometimes you need to spend money to save
money, but if you do it right i guarantee you will spend less money
over the space of a year and you will have a building that runs a lot
smoother with less ‘band aid’ jobs covering up underlying problems.
Now here’s a test for you: if you can correctly decipher the
abbreviation WGMGD, we will give you a complimentary building
overview and some cost-saving ideas.
Rohan MacMillan is the owner of MacMillan Plumbing and specialises in commercial maintenance and cost-saving ideas throughout the Auckland CBD and greater Auckland area.
MacMillanPLUMBING & GAS
7 Year Workmanship Guarantee1st Hour FREE GuaranteeIf you’re not completely happy with our service then the first hour is free.
Same Day Service GuaranteeIf you call before 1pm.
0800 LAST DROPOr contact Rohan: 021 794 [email protected]
FM Plumbing Services Provider and PPM Specialists
320877AE RHS_MacMillan Plumbing | 1775.indd 25 21/05/12 9:13 AM1775_Facility Perspectives June 2012.indd 73 5/30/12 4:21 PM
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Eternal cleaning services was established by Nick Delimitros,
who has worked in the cleaning industry for over 40 years.
eternal cleaning services is a family-owned and operated
national company based in sydney. Nick’s son Bill is now the
company’s General Manager overseeing all facets of the business
under Nick’s guidance.
Bill has been working in the cleaning industry for over 24 years
and believes that the success of eternal cleaning services is primarily
due to the employment of honest, reliable and motivated people,
together with staying up-to-date with new releases in cleaning
products and equipment to ensure that the proper products and
equipment are used. eternal cleaning services is committed to a
program of continuous improvement in the quality of the services
they provide, and in the performance of their staff. eternal cleaning
services has developed the ECS Manual, which details all of eternal
cleaning services’ policies and procedures.
the recruitment, management and ongoing training of the cleaning
team is one of the key determinates in achieving superior outcomes
for our customers. eternal cleaning services knows that a constant
investment in the ongoing training of our personnel is the only way
to achieve success. Ninety per cent of eternal cleaning services’ staff
have been with the company for over 10 years.
all of eternal cleaning services assignments involve a high degree
of initial planning by their management team. at the very inception
of each project, eternal cleaning services endeavours to analyse
all aspects of the tasks thoroughly, identifying potential problems,
obstacles and risks in an attempt to find the most effective solution
for each situation.
eternal cleaning services recognises that environmental
management is among the highest corporate priorities. eternal
cleaning services is committed to the establishment of policies,
procedures and work practices for conducting operations in an
environmentally sound manner. eternal cleaning services has
also established a ‘Green clean team’ to ensure that all of their
obligations are met. eternal cleaning services believe that green
cleaning is the future to the provision of cost effective cleaning
services. Green cleaning involves the use of preventative measures,
less toxic chemicals and modern equipment, along with processes
that reduce the need and frequency of cleaning.
eternal cleaning services always maintains a ‘can-do’ approach to
customers and guarantees that all of their customers’ requests are
responded to within a reasonable period of time.
eternal cleaning services has a large number of long-standing
relationships with many businesses including:
3 Knight Frank australia
3 Jones lang lasalle
3 cBre
3 UGl
3 clipper Property Group
3 transport NsW
3 Unitingcare
3 australian catholic University
3 st Patrick’s college strathfield
3 international Grammar school Ultimo
only to name a few…
Honest, reliable and ‘can-do’ cleaning
322413E LHS_Eternal Cleaning | 1775.indd 24 22/05/12 8:58 AM
XFacility PersPectives | vOlUMe 6 NUMBer 2
company profile
Eternal cleaning services was established by Nick Delimitros,
who has worked in the cleaning industry for over 40 years.
eternal cleaning services is a family-owned and operated
national company based in sydney. Nick’s son Bill is now the
company’s General Manager overseeing all facets of the business
under Nick’s guidance.
Bill has been working in the cleaning industry for over 24 years
and believes that the success of eternal cleaning services is primarily
due to the employment of honest, reliable and motivated people,
together with staying up-to-date with new releases in cleaning
products and equipment to ensure that the proper products and
equipment are used. eternal cleaning services is committed to a
program of continuous improvement in the quality of the services
they provide, and in the performance of their staff. eternal cleaning
services has developed the ECS Manual, which details all of eternal
cleaning services’ policies and procedures.
the recruitment, management and ongoing training of the cleaning
team is one of the key determinates in achieving superior outcomes
for our customers. eternal cleaning services knows that a constant
investment in the ongoing training of our personnel is the only way
to achieve success. Ninety per cent of eternal cleaning services’ staff
have been with the company for over 10 years.
all of eternal cleaning services assignments involve a high degree
of initial planning by their management team. at the very inception
of each project, eternal cleaning services endeavours to analyse
all aspects of the tasks thoroughly, identifying potential problems,
obstacles and risks in an attempt to find the most effective solution
for each situation.
eternal cleaning services recognises that environmental
management is among the highest corporate priorities. eternal
cleaning services is committed to the establishment of policies,
procedures and work practices for conducting operations in an
environmentally sound manner. eternal cleaning services has
also established a ‘Green clean team’ to ensure that all of their
obligations are met. eternal cleaning services believe that green
cleaning is the future to the provision of cost effective cleaning
services. Green cleaning involves the use of preventative measures,
less toxic chemicals and modern equipment, along with processes
that reduce the need and frequency of cleaning.
eternal cleaning services always maintains a ‘can-do’ approach to
customers and guarantees that all of their customers’ requests are
responded to within a reasonable period of time.
eternal cleaning services has a large number of long-standing
relationships with many businesses including:
3Knight Frank australia
3Jones lang lasalle
3cBre
3UGl
3clipper Property Group
3transport NsW
3Unitingcare
3australian catholic University
3st Patrick’s college strathfield
3international Grammar school Ultimo
only to name a few…
Honest, reliable and ‘can-do’ cleaning
322413E LHS_Eternal Cleaning | 1775.indd 2422/05/12 8:58 AM
74 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
1775_Facility Perspectives June 2012.indd 74 5/30/12 4:21 PM
Get the Eternal Cleaning Services sparkleEternal Cleaning Services is a family owned and operated company with over 40 years experience in cleaning commercial, industrial, educational and retail properties. Since the company’s formation, Eternal Cleaning Services has developed a strong reputation for service excellence throughout. Eternal Cleaning Services is accredited under AS/NZS:4801 – Health & Safety Management Standard, ISO:9001 – Quality Management Standard and ISO:14001 – Environmental Management Standard. Eternal Cleaning Services are proud members of the FMA, BSCAA and the Green Building Council of Australia.
At Eternal Cleaning Services we strive to achieve the highest level of cleanliness by understanding our customer’s needs and translating these needs into practical and tailored solutions. We aim to maintain long-term relationships with our customers through our consistent level of professional service. We are committed to the continuous improvement of our service by staying up to date with the most effective processes and equipment.
Our specialised services include:
• High rise office cleaning• Carpet and fabric care• Hard floor maintenance & sealing• High pressure cleaning• Low and high rise window cleaning (internal & external)
• Waste management and recycling• Graffiti removal• Washroom products• Sanitary services
Call us for a free quote today on (02) 9793 1168. Eternal Cleaning Services – forever clean…pure and simple.
Diamonds are forever,and forever is… Eternal Cleaning Services
Unit D2, 101-115 Rookwood Road, YAGOONA, NSW, 2199 telephone 02 9793 1168 facsimile 02 9793 1169
email [email protected] website www.eternalcleaning.com.au
commercial | industrial | retail
Like ‘Eternal Cleaning Services Pty Limited’ on Facebook
1775_Facility Perspectives June 2012.indd 75 5/30/12 4:21 PM
spotlight on cleaning
76 Facility PersPectives | vOlUMe 6 NUMBer 2
Studies have also shown that our choice of cleaning product
has the potential for significant impact on both the users of
the environments we clean and the cleaning staff themselves.
Of primary concern are volatile organic compounds (vOcs), which
are known to have compounding long-term health effects, such as
respiratory issues, headaches, nausea and burning or watery eyes.
some vOcs have even been linked with cancer.
What are vOCs?a vOc is defined as any organic compound that can volatilise (i.e.
become a gas) under normal indoor atmospheric conditions. Once
released into the air, vOcs react with other atmospheric elements
to produce ozone, a significant contributor to air pollution and
photochemical smog. this is, of course, in addition to the broad
range of health issues associated with exposure to vOcs.
Where do they come from? vOcs are emitted from an incredibly diverse range of products,
which, aside from many commercial and domestic cleaning
chemicals, include dry-cleaning fluids, paints and strippers,
pesticides, building materials, furnishings, printer-copiers, glues,
markers and even correction fluid. all of these items (and more) can
release vOcs while in use, and, to some degree, even when they’re
stored.
some of the more common vOc-related products include: surface
cleaners (acetone and butoxyethanol, among others), deodorisers
(dichlorobenzene), disinfectants (ethanol) and orange and pine
fragrances (d-limonene and pinene respectively).
how can i limit exposure?
the potential health effects of vOcs ranges from highly toxic to no
known health effect at all, and, as with other pollutants, the extent of
the health effect will depend on factors such as intensity of exposure,
length of exposure and repeated, long-term exposure.
ensuring that you have adequate ventilation when using products
containing vOcs is often the simplest way to limit exposure to these
potentially harmful substances, and, as you might imagine, residual
concentrations of vOcs are higher indoors than out (up to 10 times
higher). Of course, avoiding vOcs as much as possible in the first
place is your best bet.
So how do you know if the product you’re using contains vOCs? Well, in the past, if you were unfamiliar with the chemicals on the
label, the smell-test was often your only option. Basically, if it has an
odour, you’ve probably got a product that contains vOcs, but this is
by no means an accurate test.
these days, the best possible way to ensure you’re using a low-
vOc product is to purchase it from a manufacturer whose product
has been certified to a recognised australian standard and has their
product labelled accordingly. ecolabels like Good environmental
choice australia (Geca) provide a convenient way to choose
safe, certified products that are better for human health and the
environment.
What are the challenges for the cleaning product manufacturers?
a cleaning product that dries quickly without leaving a residue has
are you swappingone pollutant for another? By MAtt keNNedy, good eNviroNMeNtAl choice AustrAliA
Members of the cleaning industry, from product
manufacturers to the cleaners on the frontline,
are well aware of the contribution they’ve
made – and continue to make – to the health
and wellbeing of the general population. Many
studies have shown that dust control and surface
cleaning methods with modern cleaning products
have been most effective in reducing bacteria,
viruses, particulates, mould, allergens and
endotoxins from the built environment; however,
it’s not all good news.
1775_Facility Perspectives June 2012.indd 76 5/30/12 4:21 PM
spotlight on cleaning
Facility PersPectives | vOlUMe 6 NUMBer 2 77
often traditionally been achieved using vOcs. this has presented a
significant challenge for those manufacturers who wish to market
low-vOc products, as customers expect window cleaners that don’t
leave streaks and floor cleaners that won’t leave slippery residues.
Many manufacturers have indeed risen to this challenge, and are
producing world-class products that conform to low-vOc standards
while still delivering very high-quality results.
there are, of course, sound commercial reasons to manufacture
certified low-vOc products. as more
and more organisations are
implementing environmental
policies that help them to
differentiate themselves
in the marketplace
(as buyers, suppliers
and responsible
employers), many
manufacturers have
also differentiated
themselves by
creating low-vOc
products to serve
this ever-increasing
market, and shown leadership, vision and environmental credentials
in the process.
The current GECA standard for cleaning products is available
at: www.geca.org.au/products/standards/10/
Please note, this standard is currently being revised and will
be available for public comment from May 2012.
1775_Facility Perspectives June 2012.indd 77 5/30/12 4:21 PM
78 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Having been established for just three years, australian-owned
enviro associated Products Pty ltd (eaP) has started above-
the-line marketing to drive sales of its veora brand tissue
paper and hygiene solutions in the populous victorian and New
south Wales markets.
Focused on the away-from-home segment, eaP extols the
veora range’s virtues of attractive cost-in-use quality, backed by
the organisation’s environmental credentials that include an active
membership of the Forest stewardship council (Fsc) australia.
the veora everyday range offers customers bathroom tissue, facial
tissue and paper towel products that are both exceptional in quality
and price competitive. For discerning users requiring soft luxurious
tissues, the veora Premium range and veora exclusive taD paper
towel range meets the demands of the premium segment.
eaP backs its products by offering advice, guidance and
information on all aspects of disposable tissue products and
solutions. Whether it is an office building washroom, factory facility
or a commercial kitchen, service providers and in-house teams can
rely on eaP for the right solutions that meet their needs.
all veora disposable tissue products are biodegradable;
manufactured from chlorine-free bleaching processes; made by isO
certified suppliers; fit into most existing dispenser systems; and are
free of inks, dyes and perfumes.
eaP stresses its sustainable development commitment by
purchasing material from sources that demonstrate legality and
will not knowingly purchase product or raw materials from illegal
sources, working only with isO-certified suppliers globally and by
providing our customers with innovative tissue paper solutions that
deliver excellent quality and value.
eaP will be launching australia’s first Fsc-certified 100 per cent
post-consumer recycled tissue range under Neutra brand.
eaP points out that its suppliers have internationally recognised
credentials including isO 9002 Quality Management system
certification; isO 14001 environmental Management system; Forest
stewardship council (Fsc); and Programme for the endorsement of
Forest certification (PeFc).
Veora complements your hygiene solutions
Company Contact Detail: Enviro Associated Products Pty Ltd (EAP) Ph: 1300 962 898 Email: [email protected] www.veora.com.au
NSW Distributors Alpha Paper Pty Ltd Ph: 02 8834 5800 Email: [email protected] www.alphapaper.com.au
Caterex Supply Pty Ltd Ph: 1300 228 222 Email: [email protected] www.caterex.com.au
VIC Distributor A & J Australia Pty Ltd Ph: 03 9318 0886 Email: [email protected] www.ajaustralia.com.au
321075E LHS_Enviro Associated Products | 1775.indd 24 1/05/12 1:08 PM1775_Facility Perspectives June 2012.indd 78 5/30/12 4:21 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 79
BE KINDTO YOUR HAND
With the concept in mind to make life easier for our customers, we offer a complete washroom solution with one of the biggest hand towel range that will accommodate the most demanding individual. All Veora paper towels come with unique embossing for superior softness and absorbency efficiency that treat your hand kind and gentle.
Made by ISO certified manufacturers for quality consistency, these high bulk papers and 2 ply quilted products with lamination ensure exceptional performance in all professional environment.
Ask our distributors about Veora towel range or contact us directly.
NSW DISTRIBUTORS
ALPHA PAPER PTY LTD15 Distribution Place Seven Hills NSW 2147Ph: (02) 8834 5800 Fax: (02) 8834 5850Email: [email protected]
VIC DISTRIBUTOR
A & J AUSTRALIA PTY LTD8 Westside Drive Laverton North VIC 3026Ph: (03) 9318 0886 Fax: (03) 9318 0887Email: [email protected]
CATEREX SUPPLY PTY LTD20 Lawson Street Wagga WaggaNSW 2650Ph: 1300 228 222 Fax: 1300 228 333Email: [email protected]
www.veora.com.auPh: 1300 962 898
VEORA is brought to you byEnviro Associated Products Pty Ltd..
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P R E M I U M W H I T E H A N D R O L L T O W E L • U L T R A S L I M S E A W AV E E M B O S S E D T O W E L • Q U I L T E D U L T R A S L I M T O W E L • Q E X T R A L A R G E T O W E L • E X T R A L A R G E T O W E L • L A R G E I N T E R L E AV E T O W E L • W O V E N U L T R A S L I M T O W E L • T A D U L T R A S L I M T O W E L • M U L T I F O L D T O W E L • K I T C H E N T O W E L E X T R A L E N G T H • C O M P A C T T O W E L • C E N T R E F E E D T O W E L
SOFT&
STRONG
CONSISTENTPRODUCTQUALITY
GENTLETO
SKIN
100%VIRGINPULP
CHLORINEFREE
BLEACHING
INK &DYE
FREE
321075A RHS_Enviro Associated Products | 1775 | 27/4/12 12:11pm
1775_Facility Perspectives June 2012.indd 79 5/30/12 4:22 PM
spotlight on cleaning
80 Facility PersPectives | vOlUMe 6 NUMBer 2
Then came the revolution of lightweight backpack vacuums,
increasing carpet-vacuuming productivity from 300 square
metres per hour to 800 square metres per hour.
there were many other new cleaning products and equipment
developments introduced to australia from europe and the
United states, all making commercial cleaning more effective and
productive.
Unfortunately, development and innovation of new concepts for
the cleaning industry have slowly been lost, to the extent that today
cleaning organisations need to take shortcuts and cheat on good
hygiene results to make a profit.
From leading the world in standards in the 1970s, australia in
2012 has, on far too many sites, cleaning standards equivalent to
those of third-world countries.
The dirty dollarso what has caused this big downturn in cleaning standards?
answer: the mighty dollar and the need to drive down prices to
make a reasonable profit – all at the expense of good cleaning and
hygiene. evidence of this is everywhere.
i am sitting in a four-star hotel and can’t believe the poor hygiene
standard. at first glance, the room looks reasonable – nice clean
surfaces, bright white sheets and towels, and vacuumed carpets –
but that’s where it stops. stamp on the carpets and dust rises. Wipe
over the fittings and there are fine human dust particles. the body
fats and odour in the bathroom are alarming.
it is just not acceptable to be presented with this level of hygiene
in an environment that we expect to be as clean as – in fact cleaner
than – our own homes. We can live with the germs in our home
Innovation or stagnation – is this the cleaning industry of today?By terry FrAser, FBicsc FAiM chAirMAN, steeriNg coMMittee, cleANiNg & hygieNe couNcil oF AustrAliA
Innovation in the cleaning industry in Australia was a big part of increased productivity during the mid-
20th century. The introduction of high-speed floor polishing machines in the early 1960s, the addition
of a vacuum onto the polishing machine, development of seals and polishes for high-speed polishing
and the development of open web, high-speed pads – all were designed and produced in Australia by
the 1970s.
1775_Facility Perspectives June 2012.indd 80 5/30/12 4:22 PM
spotlight on cleaning
Facility PersPectives | vOlUMe 6 NUMBer 2 81
as we get used to them, but we should not be required to live with
other people’s hidden germs.
the same applies in the average office, and we wonder why the
people of the nation have increasing health complaints.
Training down the drainWhy has this come about? rising costs are one thing; however, i am
convinced that the lack of support by contractors for good training
and better skilled cleaning operators is also significantly contributing
to poor work practices, and therefore more poorly cleaned and less
hygienic environments.
i have been in the cleaning industry for over 45 years, both here in
australia and in many other countries, and i am almost ashamed to
call australia home due to the growing lack of concern by employers
for their frontline people – cleaners, who must clean up the mess we
leave behind.
Why you get what you train forWe can go back to the good old 1970s, when government and
building owners and managers actually cared about the cleaning and
hygiene results. it certainly doesn’t seem the same today. While they
continue to drive down the price paid for cleaning and accept shonky
operators, we will get the results we deserve.
if we insist on properly trained and rewarded cleaning operators
to clean our buildings, we will be on the first rung of the ladder to
getting better results, and we will be able to charge premium prices
for a premium service.
innovate or go backwardthe industry needs to encourage and support greater innovation. in
2012, the National cleaning suppliers association is challenging its
members to ramp up innovation in their products. Now it is up to the
services side of our industry to become more innovative on service,
and stop using discounted prices as the only way to win contracts.
Owners and users of commercial buildings, especially
governments, need to start demanding that properly trained and
skilled personnel specifications be included in tenders to ensure that
the cleaning organisation delivers what it has promised.
is the tide turning?
innovations in the industry over the least few years, such as daytime
cleaning, have not been widely accepted due to requiring different
training, equipment and customer acceptance.
Battery-operated equipment is becoming better, but there is still
some improvement needed. ‘clean as you Go’ entails the occupant
cleaning their own desk after being issued with a special cleaning kit,
and if they make a spillage they are responsible for cleaning it up.
Measures such as these can assist in sustainable cleaning practices.
the cleaning and Hygiene council of australia was formed
by concerned associations within the cleaning industry to be the
umbrella organisation for the professional cleaning industry. Our aim
is to work with industry at all levels to ensure that the people who
use professional cleaning services get what they pay for. so don’t go
cheating on health, because in time you will be exposed.
We welcome your comments and suggestions to pave
the way ahead. For more information, please contact
cleaninghygienecouncil.org.
1775_Facility Perspectives June 2012.indd 81 5/30/12 4:22 PM
82 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Cleaning with integrityBy Michael eBejer, Managing Director, elynwooD ServiceS
In today’s corporate environment, i believe
the word ‘integrity’ is inappropriately
overused. However, at elynwood it runs deep
into our vision statement and company culture,
as it resonates with what this organisation is
achieving, both day-to-day and long-term. it
is the earliest attribute demonstrated once
service delivery is engaged, as results speak for
themselves. yet it still surprises me how many
organisations come unhinged when a little
pressure is applied.
With more than 20 years since incorporation,
and with continual growth in the cleaning
and facility services industry, i have had the
opportunity to learn what it takes to build and
maintain relationships with our clients. success
factors are providing extraordinary customer
service, ability to communicate effectively,
techniques that can add value, and business
operator expertise, just to name a few. While
providing it all at better value than the next guy.
the difference, as with all market segments,
is maintaining a level of consistency with the
quality of work standards. Procedure, training
and supervision are absolutely essential;
anyone familiar with a quality assurance process would know that,
the implementation of a standard procedures manual is critical to
operational success. However, we also found early on into our isO
implementation that the single greatest success factor was that the
internal auditing process had to be rigorous, and regardless of the
potential disruption and/or discomfort, it had to be a robust and
unwavering business mandate.
Within all our sectors we are continually sourcing, updating and
implementing the latest technology and systems to ensure our
processes are delivered in a timely manner, with OH&s paramount
across the board. We are proud of the fact that we have contributed
to the wider community and are committed to providing all our
staff with the option of further training in their chosen field. We are
passionate about developing our employees, which starts with our
stringent induction process. Many of our managers initiated their
employment with elynwood at ground level and have adopted the
culture of elynwood in their development to senior management.
We are recognised in the industry for having a personal rapport with
all our clients starting from myself (Managing Director), all the way
down to our staff at ground level.
it is business values and drivers like ‘integrity’ in our company
culture that allows our organisation to retain many long-standing
clients. to this day, we still service our very first contract, which
has now been retained for over 20 years – the elynwood team, as a
whole, is especially proud of this and many relationships like this.
We are continually
sourcing, updating
and implementing
the latest
technology and
systems to ensure
our processes
are delivered in a
timely manner
321043E_LHS_Elynwood_1775.indd 24 10/05/12 12:42 PM1775_Facility Perspectives June 2012.indd 82 5/30/12 4:22 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 83
Integrated facility services. Done the right way.Elynwood Services is a privately owned Australian company with an operational history dating back to 1990. Since then we have developed a comprehensive service capability across the spectrum of property services segments including contract cleaning, commercial catering, ground maintenance and more.
CleaningCateringMaintenanceGrounds & Garden MaintenanceWaste Management & Environmental
Go online to:www.elynwood.com.au/competitionEnter
www.elynwood.com.au
online at www.elynwood.com.au/competition
1775_Facility Perspectives June 2012.indd 83 5/30/12 4:22 PM
spotlight on cleaning
84 Facility PersPectives | vOlUMe 6 NUMBer 2
at certain times of the year, window cleaners find themselves
battling thick cobwebs that form on the outside of city
buildings. residents of high-rise buildings spend time almost
every day sweeping away spider eggs and webs from balconies.
those without balconies notice a build-up at certain times of the
year. some years are worse than others, and sometimes the problem
is controlled via extra cleaning. But one thing is certain: cities are not
exempt from nature, and spiders will keep coming back!
spider webs can spoil a view. Not all occupants complain, but if
enough do, it will become an issue, according to David McGlashan,
Facility Manager at Freshwater Place apartments in Melbourne.
‘a committee has to determine how best to spend its budget.
Do they want to spend an extra, say, $30,000 on spider control?
the answer would be yes, if there turns out to be enough interest
from owners. in the end, it comes down to the level of enquiry and
complaint by residents.’
Worldwide webs!By roBert drANe, huMAN resources MANAger, BriteWAy WiNdoW service
Spiders are everywhere! For some, it’s just a fact of life. For others, the very thought is unbearable.
It’s one of those challenges that nature will always present to us. Spiders will never go away; however,
they can be controlled. But is it always worth it? It’s up to you to decide.
No matter where you
are – city, country,
bush or backstreets,
high or low – you’re
never far away
from a spider.
continued on page 86
1775_Facility Perspectives June 2012.indd 84 5/30/12 4:22 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 85
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Perpetual Propertycare has
strengthened our management
with well-known industry figure
adam atkin joining our team in March.
adam, being the inaugural winner of the
industry young manager of the year and a
member of the Bscca New south Wales
management board, continues Perpetual’s
commitment to employing quality
management staff to grow our business.
adam fills the newly created position of
National sales Manager and is charged with
the responsibility of building our facility
services capabilities in conjunction with our
sister company trojan Workforce.
Perpetual Propertycare currently
provides cleaning and cleaning related
ancillary services to major contracts, and
full facility service management to several
commercial buildings. trojan Workforce
will provide the qualified trade staff
to carry out repairs and maintenance
services to our contracts. closer ties
with trojan, which has a national
network, will also assist in Perpetual‘s
goal in being able to provide national
coverage within the next two years.
in promoting facility services
packages to potential customers,
Perpetual Propertycare will always
tailor a package that best suits the
customer’s needs for each individual
property. the use of our own staff and
specialised contractors will ensure our
customer receives a professional and
consistent service that enhances the
property that their customers or staff
occupy.
ReliableService
Innovative Solutions
Quality Care
Your Choice is Clearfor the best sustainable solutions in
> Offi ces
> Educational Facilities
> Event Venues
> Industrial Sites
Contact Perpetual PropertyCarep 02 9641 2021f 02 8020 6608info@perpetualpropertycare.com.auwww.perpetualpropertycare.com.au
The Right Choice
Perpetual PropertyCare strengthens facility service capabilities
320494AE_Perpetual Property Care | 1775.indd 24 8/05/12 10:18 AM1775_Facility Perspectives June 2012.indd 85 5/30/12 4:22 PM
spotlight on cleaning
86 Facility PersPectives | vOlUMe 6 NUMBer 2
such a simple issue illustrates the complexity of facilities
management. For example, occupants on lower floors might wonder
why the matter is even an agenda item. those higher up might,
rightly, say, ‘i pay more to be up top and i don’t want to see spiders
on my windows.’ in office buildings, workers on the higher floors
barely notice, simply because they don’t have to live there.
to many, the movements of these errant arachnids are an enigma.
Why do they favour one side of a building? Why do residents on
upper floors tend to notice more activity? How do they get there? Do
spiders just crawl all over the outside of buildings and agree on which
floors they will occupy? Do they fly somehow – and if they do, why is
it that we don’t see millions of airborne arachnids all over the place?
Why do they pick on us urban dwellers? actually, they don’t just pick on us urban dwellers. No matter where
you are – city, country, bush or backstreets, high or low – you’re
never far away from a spider. entire sections of forest have been
known to be cocooned in colossal webs as thousands of spiders
alight in the same place. you might have seen one of these vast, tulle-
thick veils of silk yourself. it’s a spectacular sight! looks great on
trees. i’m not saying it doesn’t look great on your building. it does – if
you like that… well… derelict look.
When it comes to describing the spider’s favoured mode of
transport, e.B. White, the author of Charlotte’s Web, wasn’t just
making it up. Many tiny species actually do go ‘ballooning’ – a feat
that involves throwing a dragline of silk into the breeze, getting
pulled along until airborne, and riding the updraft. according to the
cartoonist Gary larson, buffalo disperse by doing the same thing –
but we think he might be making it up. We’re yet to scrape a nest of
steer off the underside of anyone’s balcony.
anyway – the thing about spider ballooning is its randomness.
they don’t always end up attached to anything. spiders can’t control
what happens once they’re up there. Pilots have recorded seeing
them 10,000 feet up. a fortunate few wind up stuck to your building
– which is unfortunate for you.
Why do they fly at all? it’s an instinct thing. it’s how young spiderlings migrate away from
the place where they are hatched.
We window cleaners have been likened to spiders as we hang
from ropes attached to your building, busily sliding up and down
like orb weavers. like us, spiders check the weather before they
take to the air. We tend to use weather reports on the news or our
phones. they use sensory hairs and organs. What they’ve learned is
that windy, warm and dry days provide the best conditions for flight,
because wind provides the power, and warmth provides the updrafts
useful for take-off. Hence, roughly three seasons of the year are
favourable for your building to get covered in silk, especially in those
high-up, hard-to-access places.
this makes window cleaners the best-placed people to help
you deal with the problem. the challenge for us has been the fact
that we’re not pest exterminators. Dealing with cobwebs is simply
necessary for us to do our core business. clearing expansive networks
of fabric from the sides of buildings can almost double the cleaning
time. yet our expertise in accessing your building and working in
high places often means we’re the most logical people to do the job.
lately, during periods of spider infestation, we’ve found it handy to
tackle the task in two parts: spray, then come back and do the clean.
David McGlashan has found that one extra clean per year goes
a long way toward addressing the problem. ‘We budget for three
cleans, but for the last few years we’ve been doing two. We’re going
back to a third clean so we are hoping it might minimise the issue.
We had a section on the northern end of Freshwater Place sprayed
as a trial prior to a clean, to assess how long it would take for the
spiders to come back. they took a long time, but they did come back.
it was a worthwhile exercise, though.’
Of course there’s a balance. ‘it all depends on cost and just accepting it’s a part of nature,’ says
David, who had to deal with a ‘massive infestation of Bogong moths’
a few years back.
although we’re not licensed as pest exterminators, there is a lot
for us to consider, not least of which is the health and safety of the
public, our workers and occupants of the building. there are three
types of chemicals that can be used to eliminate spider populations:
carbonates, organo-phosphates and synthetic pyrethroids. after
much consideration, and consultation with the Health Department,
which licenses the Pest control association of victoria, we decided
one of the best ways to eliminate the problem and ensure no-one is
adversely affected is to use the synthetic pyrethroid, which eliminates
spiders by slowly penetrating their exoskeletons.
the pyrethroid is actually a chemical imitation of the
chrysanthemum flower, and is considered by the Health Department
to be the safest option of the three for humans. its use is
accompanied by risk assessments conducted by our operators.
We are also exploring the latest completely organic and water-
based pesticides and awaiting evaluation of their effectiveness in
spider elimination.
in our field, the health and safety of the public, our clients and
our workers is paramount, and therefore we are active in seeking
ever-safer ways to meet the challenges we, and you as the facilities
managers who engage us, meet in the maintenance of city
buildings.
When it comes
to describing the
spider’s favoured
mode of transport,
E.B. White, the
author of charlotte’s
Web, wasn’t just
making it up.
continued from page 84
1775_Facility Perspectives June 2012.indd 86 5/30/12 4:22 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 87
company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
For a more informative discussion on how the CIA can provide better FM solutions for your assets, call Stephane on 03 9510 4150 or email [email protected]
Our comprehensive service delivery gives clients the confidence that the ongoing cleaning, maintenance and capital improvement projects of their properties will be completed on schedule and within budget.
Our clients benefit from our commitment to:
• providing cost effective solutions
• streamlined reporting and communication
• engaging only fully compliant, ‘best practice’ subcontractors
• investing in new technologies to better manage process
• delivering to the highest standards
CIA uMonitor, our on-line collaboration and communication software, takes the stress out of reactive building maintenance by allowing 24/7 access to our managers.
CIA deliver results on time and on budget.
For more information call 03 9510 4150Email: [email protected]
Facility managers are constantly required to balance cost
efficiency while delivering improved service and managing
ever increasing maintenance schedules. No easy task.
the cia – cleaning institute of australia – understands that
facility and property managers are both time-poor, often under-
resourced and are in need of industry innovation to assist them in
streamlining the management and maintenance of their assets. it
is in response to this that cia has developed a customer service
package that streamlines processes through a holistic management
software system that enables a strong communication channel with
regular reporting and trafficking of jobs. this facilitates accuracy and
efficiency throughout the lifecycle of individual jobs and ongoing
service.
a comprehensive service provider, the cia gives clients the
confidence that the ongoing cleaning, maintenance and capital
improvement projects of their properties will be completed on
schedule and within budget.
the cia provides facilities and maintenance services for many
older commercial and residential buildings, some of which are
heritage listed. From maintaining mosaic stone floors to restoring and
replacing old window frames, this extensive experience has afforded
the cia a practical understanding of undertaking maintenance and
renovation works in these challenging environments.
With experienced employees and an extensive network of quality
sub-contractors specialising in a wide range of trades services, cia
ensure all clients’ needs are met and serviced in an efficient and
timely manner. the cia manages commercial risk by ensuring all of
our sub-contractors have current, appropriate insurance cover and
have completed relevant OH&s training.
CIA services provided: 3 customised maintenance schedules
3 Planning and delivery of capital improvement works
3 Planning and delivery of building sustainability improvement
works
3 Programmed and reactive building maintenance
3 Building condition audits
Balancing cost efficiency with improved service
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88 Facility PersPectives | vOlUMe 6 NUMBer 2
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spotlight on cleaning
Facility PersPectives | vOlUMe 6 NUMBer 2 89
Better ways to reduce the cost of cleaning maintenanceBy gerry goldBerg, PresideNt, NAtioNAl cleANiNg suPPliers AssociAtioN
It must be pretty obvious that any facilities manager would place cleaning and hygiene high up on their
priority list when considering what is important to the maintenance of their facility – especially at a low
cost.
how, then, does a facilities manager ensure that they are
following the best path? How is it possible, where cleaning
is not necessarily an area of specific expertise for a facilities
manager, for that manager to be sure that their cleaning and hygiene
needs are being catered for in the best possible way and at the best
value available? How does a manager establish and judge the standards
either required or achieved?
to some extent, managers are thrown to the wolves and are at
the mercy of the contractor they appoint. Of course, over time many
managers have reached a rapport with their contractors such that
there is a peace, albeit sometimes an uneasy peace, existing between
contractor and manager. But this does not necessarily answer the
question of standards. Nor does it answer the question of whether the
manager is getting the best value.
value not predicated on pricethe question of value has considerable ramifications because it is not
predicated on price. the price asked and accepted in absolutely no
way guarantees that the manager is getting either value for the money
spent, or the results that they expect.
the fact is that the judging of cleaning standards is generally
subjective and superficial. the attitude taken is too often: ‘if it looks
reasonable it must be OK.’ But there is much more to cleaning and
hygiene than that.
On one hand, there are the standards that determine whether the
results of the cleaning operation are satisfactory. and yes, there are
subjective standards that can be – and are – applied to this judgment.
But on the other hand, there is the vital consideration of whether
the results obtained justify the cost thereof. and the costs need to
be based firstly on realistic expectations of value for money, but
secondly, and again, most importantly, on an understanding of the
facts surrounding productivity. the question of cost is not and should
not be based merely on the best price that any or all contractors can
be beaten down to. that kind of demand leads only to shoddy work,
cover-up jobs and shortcuts to try to survive under the demands of
high expectations against low pricing.
Consider productivity of suppliesthe answer, then, lies not just in price, but also in how to achieve the
best results at the lowest cost, and that is achieved by considering
productivity of the materials used. Here is the crux of the matter.
Managers need – and often have – a clear understanding that
at least 90 per cent of the cost of maintaining their building to a
satisfactory standard of cleanliness and hygiene in australia is ascribed
to labour. But every cleaning contractor (or in-house cleaning division,
for that matter) is committed to paying their labour award wages and
applies award conditions. so in that regard the contractor has virtually
continued on page 91
1775_Facility Perspectives June 2012.indd 89 5/30/12 4:22 PM
90 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
You could say that this has been the key to cMc’s success,
having achieved an exceptional 30 per cent net growth this
year and expecting double-digit growth next year.
cMc is a specialist in the cleaning and maintenance, management
and reporting of offices, retail outlets, commercial buildings, multi-
sites and educational facilities. since it was established in 1994, cMc
has grown to be one of the leading national cleaning and property
maintenance companies in australia, with a national footprint
expanding not only in metro, but remote regional areas.
cMc’s Managing Director Paul Mccann says that cMc has always
worked closely with its customers to understand their needs.
‘Our it infrastructure has been designed and built upon the needs
of our customers. Over the past seven years we have worked closely
with our customers to develop our tailor-made ecrM (electronic
customer relationship Management system).
‘this system allows our customers to access our services
instantaneously. Our customers can log requests, track what we do
with their request and receive reports on the outcome of the request
– all in real time. they are always in the know about the service we
provide to them,’ Mr Mccann said.
‘We have tailored our ecrM from years of feedback given by our
customers. For instance, if our customer is a facilities management
company and requires elements of their reporting in a particular
format or graph, we have been able to accommodate.’
the shift towards green cleaning is another customer need that
cMc have focused on. they have recently partnered with expert
Bridget Gardner from Fresh Green clean to pilot the Fresh Green
clean Program into their operations. a key customer site that cMc
provides cleaning and maintenance services for was recently audited
as part of the program.
the program gives a third-party review of work methods and
processes used in operations at individual sites, with the key areas
audited to include low harm, clear air, clean hygiene, resource use,
energy efficiency and waste management. recommendations on
improvements in these areas are made and changes implemented.
the service is then re-audited and improvements against the key
audit areas are measured and quantified.
Mr Mccann said that cMc’s aim is to use this site as a test site
and once the results are returned, use the improvements suggested
throughout all the sites that cMc services.
‘to us, green cleaning is cleaning effectively to create healthy
buildings while at the same time reducing our environmental
impacts,’ he said.
‘it’s not just about using environmentally friendly products,
it is comprehensive and includes assessing the unique needs of
each facility and its occupants, as well as the cleaning chemicals,
equipment, paper products, procedures and training.
‘the findings have and will assist us in becoming key leaders
in green cleaning as well as helping to educate our cleaners and
managers.’
Understanding customers’ needs – a successful formula for CMCUnderstanding its customers’ needs has always been the driving force behind CMC Property Services.
Whether it be keeping up with cleaning trends and needs for green cleaning or investing in its IT
infrastructure so it fully integrates with their customers, CMC has always strived to service the needs
of its customers.
For more information, contact CMC Property Services on
1300 889 210 or visit our website at cmcservices.com.au
cMc uses Galaxy tablet technology to conduct onsite quality cleaning inspections that
are sent electronically to its ecrM system.
cMc use the Unger HiFlo system, cleans with pure water, without chemicals and up
to nine feet high. this results in a safer, chemical-free workplace for cleaners and no
harmful chemicals destroying our environment.
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spotlight on cleaning
Facility PersPectives | vOlUMe 6 NUMBer 2 91
no room to move – in either direction. the labour constitutes 90 per
cent of their total cost, and they cannot pay their labour any less,
even if they do allow their price to be beaten down.
so where does the astute manager go from there to contain or
even reduce the high cost of that labour, and therefore the cost of the
cleaning maintenance? the contractor has no further wriggle room
and the facilities manager is being squeezed to reduce costs. the
answer lies in the manager and the contractor working to achieve a
win-win result, finding better, less labour-intensive ways to do the
job. there are such ways. there are ways by which even paying more
for the supplies can result in a saving simply because the superior
supplies bring productivity gains that more than offset the additional
price of supplies. this can apply equally to machinery, chemicals, and
accessories. cheap is not necessarily inexpensive. low price does not
automatically mean a win for anyone. it certainly does not mean low
cost. cost is a product of price, together with productive life of the
material used and, most importantly, time expended to achieve the
desired result.
Changing the 90/10 formulain other words, the answer lies in changing the well-known 90/10
formula. if 90 per cent of the 100 per cent of the cost is in labour
(and overheads, it must be said) then only 10 per cent is spent on
supplies. isn’t it worth paying, say, 20 per cent more for the supplies
if that can save just five per cent on labour? after all, paying out an
extra 20 per cent of 10 per cent of the cost (the supplies) equals two
per cent extra on the total cost. against that, save just five per cent
of 90 per cent of the cost (labour) and the saving equates to 4.5 per
cent. isn’t it worth paying out an extra two per cent on the cost of
the maintenance to save 4.5 per cent on that cost – a net saving of
2.5 per cent over the whole job? if that could be proven, isn’t that
a better way to go than to simply demand cheaper pricing from the
contractor?
if the supplier of the cleaning requisites is unable to make such
suggestions or generate such offers to either the contractor or the
facilities manager, or both, and both parties cannot see a way to
change the 90/10 formula – for that is what has been done in the
above example – then perhaps the facilities manager should call
in a supplier who can point out ways to change the formula, and
then bring their contractor up to date with better ways to achieve
legitimate savings. if the contractor sees this as a way for both parties
to benefit rather than a push to lower the maintenance price at the
total expense of the contractor, then everyone ends up a winner. and
longer-term, cooperative contracts are the result.
Changing the formula 3 if a supply costs $10, then according to the 90/10 rule, $90 is
spent on labour.
3 assuming the cost of supply increases by 20 per cent, the extra
cost is $2.
3 if the more productive supply saves five per cent of the labour
cost (five per cent x $90) = $4.50
3 extra cost of supply $2. saving on labour $4.50. Net saving
$2.50 = 2.5 per cent
3 this saving is 2.5 per cent over the job. the 90/10 formula no
longer applies.
CMC Property Services has over 18 years of experience in cleaning and maintenance services across commercial, educational and government sectors.
We are a national company providing the following services across metropolitan and regional areas:
• general and green cleaning• carpet cleaning• hardfloor strip and seal• graffiti removal• window cleaning• waste management services• hygiene services• pest control • washroom consumable supplies• electronic reporting and management of our services
Contact us on 1300 889 210 for more information or visit our website at cmcservices.com.au
Your cleaning and maintenance solution partners
AS/NZS 14001:2004Environmentally Certified Company
AS/NZS ISO9001:2008Quality Certified Company
AS/NZS 4801:2001OH&S Certified Company
321983A_CMC Property Services | 1775.indd 1 2/05/12 9:01 AM
continued from page 89
1775_Facility Perspectives June 2012.indd 91 5/30/12 4:22 PM
92 Facility PersPectives | vOlUMe 6 NUMBer 2
relocation
gab aghion from Business relocation Management breaks
down the daunting and complex process of relocating into
the four stages, and provides practical hints to ensure your
next relocation project is flawlessly planned and stress-free.
1. Site selectionHow do you find the perfect premises? What do you do once you
have found it?
3 Before rushing out to view potential premises, take a step back
and plan your project goals, timeline, budget and approach.
3 create a property brief to help hone your requirements.
Brainstorm everything specific to your operations, including
permits and zoning, and engage staff if change management is
important.
3 appoint the designer early to handle an initial spatial analysis if
space requirements aren’t known.
3 Go to market using the internet, commercial agents and property
advocates. if the agent or advocate is not charging a fee, be
aware that the landlord is providing the finder’s fee and the
advice is not impartial.
3 shortlist and view preferred options. take photos, request
layouts and compare shortlisted premises against preset
criteria to help make impartial assessments. research potential
premises, and handle thorough due diligence if purchasing.
3 if an existing fit-out is preferred, assess the quality and costs
associated with making changes. Be careful not to inherit an
overly tired fit-out or end up contorting yourself into another
company’s layout.
3 Negotiate the heads of agreement and then the lease with legal
guidance.
3 Negotiating tips – start early to allow for false starts and reduce
timing pressures; research the local and general market including
supply and incentives; understand the other party’s motivations;
investigate the property’s strengths and weaknesses; have a
quality second option and be prepared to walk away from
unrealistic negotiations.
2. design 3 appoint consultants aligned with your project goals and intent.
Understand the distinction between drafting, design and
construct, architectural and interior design services to ensure the
best project fit.
3 create a thorough fit-out brief, including organisational changes,
and engage staff appropriately.
3 Follow the design process from sketch design and layout through
to design development and documentation. engage engineers
and additional consultants as required.
3 conduct storage and loose furniture audits to document
requirements and what is planned for relocation or disposal.
check lead times, as sourcing imported and purpose-built
furniture can have a longer lead-time than the fit-out itself.
3 Obtain the building permit and landlord approval, together with
complying with reasonable tenancy guidelines.
3 identify early ict areas that will impact the design and
documentation, for example: power, data, comms room, raised
flooring, networking and phone system overhauls. engage your
it consultants during the design.
3 tighten the budget and timeline based on the developing plans.
relocating premises? By gAB AghioN, director, BusiNess relocAtioN MANAgeMeNtWith property enquiries on the rise but landlords still listening, the current market indicates that it’s
shaping up to be a good time to secure your future premise.
1775_Facility Perspectives June 2012.indd 92 5/30/12 4:23 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 93
relocation
3. Fit-out works 3 if tendering, allow time to ensure responses match the
documentation and research the shortlisted providers. the
tender should identify project timing, contract type, payment
schedule, retentions, defects, warranty and any tenancy
guidelines. in addition to an approved price, the winning head
contractor must have relevant experience, resources to deliver,
meet OH&s obligations and be hungry for the work.
3 appoint the builder and provide site access (for example: bank
guarantees, approvals, insurances, access cards). create a
condition report on the new premises and lodge with the builder
and landlord prior to any works commencing.
3 Use base building trades where required and suitable, but
avoid the temptation to force the builder to use your preferred
trades. Work proactively with the facility manager and follow the
tenancy guidelines if they exist.
3 resist making changes until the end of the project. if changes
are valid, follow a formal process and track all documentation
and contract adjustments.
3 set aside time and money contingency for unexpected costs and
delays so that an internal approval process doesn’t need to be
sought for every minor impact.
3 Near site handover, there are often finishing trades swamping
the site. company staff, contractors and removalists typically
sharing the busy site before handover will need approval from
the fit-out contractor, who is still responsible for rubbish, safety,
damage, completion and approvals.
Tender and appoint a
commercial removalist
with experience,
equipment and
resources to deliver
your move.
1775_Facility Perspectives June 2012.indd 93 5/30/12 4:23 PM
94 Facility PersPectives | vOlUMe 6 NUMBer 2
relocation
4. phySiCal rElOCaTiON aNd haNdOvEr 3 tender and appoint a commercial removalist with the
experience, equipment and resources to deliver your move. the
existing and new premises should both be inspected to identify
any risks and access concerns, and to estimate the labour and
move timing.
3 Microplan the move to minimise down time, including it,
removalist, contractors and staff requirements. create a plan
for staff seating, furniture and contents. Management should be
free to supervise and guide the packing, physical relocation and
unpacking at both premises.
3 replicate services at both ends if no down time is acceptable.
Manufacturing, warehousing and specialised equipment
require stock level and customer order planning together with
warehouse layout planning. skeleton staff operating the new
premises and a coordinated overlap of operations can reduce
double handling and move risks.
3 create a relocation guide for staff and brief them with clear
instructions for packing, move day and unpacking requirements.
3 Unpack as soon as possible and have fit-out and it providers
together with management available to assist with trouble-
shooting.
3 Hold a relocation de-briefing with staff and welcome them
to the new premises. Open up communication channels to
understand any concerns and respond accordingly.
3 Plan out the old premises’ handover before the relocation so the
make-good and asset recovery can be handled efficiently and
sustainably.
Companies relocating can visit
www.businessrelocation.com.au for checklists, further
resources and to download the project pack.
Gab aghion is the director of Business relocation
Management, which provides search, fit-out and
relocation project management services.
SHORT ON TIME? 10 ESSENTIAL RELOCATION TIPS
1. planningset early goals to steer your project and assist with decision-
making.
2. get informedresearch the commercial real estate market. visit recent
fit-outs. speak to previous project owners. interview
consultants.
3. Key providersProviders must have a strong match to your scope, budget
and timing goals. appointing consultants without the relevant
skills and experience will drain company resources and
compromise the project.
4. Form an initial budget investigate and assemble an idea of likely project costs to
guide early decisions and appointments. Keep the numbers
rough to allow flexibility.
5. Start earlyMany projects are compromised by starting late, and then
commence under pressure. start early, especially if site
selection is required.
6. Change managementstaff engagement, information flow and balanced input are
essential to a quality project. Use your project to make a
positive change to the working environment and how it is
perceived.
7. resourcesProject owners need time, back-up resources and access
to senior management for decision-making. steering
committees are often appointed to share the workload,
typically guided by a consultant.
8. EnvironmentMake sustainability a key deliverable goal. ensure
environmental impact is considered at every stage, including
site selection, fit-out design, physical relocation and asset
recovery.
9. inject personalityMany workspaces look glossy but lack personality and
relevance. consider the organisation’s personality, branding
and achievements, and weave this into the front-of-house
and internal zones.
10. Seek assistance relocation projects can be stressful black holes for time,
money and resources. stay positive, keep the project goals in
focus and seek external guidance.
1775_Facility Perspectives June 2012.indd 94 5/30/12 4:23 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 95G R A C E . C O M . A U 1 3 1 4 4 2 .
A C R O S S T H E S T R E E T , A C R O S S T H E W O R L D . T H E B E S T M O V E S A R E M A D E W I T H G R A C E .
across the street, across the world, or even simply across the hall - the best moves are made with Grace.
GRACE BUSINESS SER VICES IS A LEADER IN THE REMOVALS BUSINESS SEC TOR AND PROVIDES SOLUTIONS AND SER VICES FOR GOVERNMENT AND COMMERCIAL CLIENTS.
OUR SYSTEMS AND PROCEDURES ENSURE A SEAMLESS SER VICE, REGARDLESS OF THE SIZE OR T YPE OF THE RELOCATION BE IT OFFICE, LABORATORY, MEDICAL, FAC TORY, WAREHOUSE OR L IBRARY.
› Project management and relocation consultation
› Specialised equipment and vehicles
› Secure storage
› Online technology for asset management
Whatever your business move -
Contact one of our experienced Project Managers to discuss your needs.
1775_Facility Perspectives June 2012.indd 95 5/30/12 4:23 PM
96 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
Enhancing building security with visual surveillance
Regardless of the size and purpose of a building, security is a
key consideration for facility managers and building owners.
aDt security offers a wide range of systems and solutions
including alarm monitoring, access control, visual surveillance and
virtual guards.
video surveillance continues to be a popular choice for facility
managers looking to secure premises as it is a cost-effective method
of monitoring for security threats. advances in video surveillance
technology have expanded its capabilities to applications that can
enhance every aspect of a business – from security to operations, to
risk management.
visual surveillance systems can enable fast response times and
reduce false alarms while also providing comprehensive reporting
and recording features. With aDt security’s video surveillance
systems, operators can view images from multiple cameras when an
alarm is activated, dramatically increasing the likelihood of identifying
the true cause of an alarm. this becomes particularly important in
potentially life threatening situations, where a traditional guard may
take too long to respond.
installing surveillance cameras as part of a risk-management
approach provides operators with the ability to cost-effectively
monitor for security threats. When implemented effectively, video
surveillance can offer significant benefits to businesses, and footage
gathered can also be used as evidence in some police and legal
investigations.
visual surveillance technology exists in multiple forms. in addition
to traditional wired video surveillance, aDt security also offers
wireless video surveillance technology that enables the transmission of
video and camera control via radio Frequency (rF) signals in a flexible
and cost-effective manner. Wireless systems are ideal for remote
locations that require a high level of surveillance but for which a wired
solution may be costly or physically impossible.
For more information on the solutions available, please visit www.adtsecurity.com.au or phone 131 238.
321149E_ADT Security_1775S.indd 24 21/05/12 3:16 PM1775_Facility Perspectives June 2012.indd 96 5/30/12 4:23 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 97
Master Licences: VIC No. 65201491P | WA No. SA40562 | SA No. ISL152299 | NSW No. 405187443 | ACT No. 17501009 | QLD No. 3258669
Facilities Management Starts with ADT ADT Security is the world’s largest provider of electronic security solutions with over 130 years experience across residential, small business, retail, commercial, industrial and government sectors. We constantly work with the latest technology, drawing from a wide range of products and services, to provide the best protection for any environment.
Our Facilities Management solutions are designed to detect unauthorised entry and help maintain your business’ integrity to keep track of visitor and employee movements.
Intrusion Alarms and Monitoring
CCTV Surveillance
RFID
Remote Visual Surveillance
Fire Monitoring
Access Control including proximity cards and keypad access
Building Management Solutions
When it comes to security, we can design, install, integrate and maintain your customised security systems to meet all your needs.
To find out more, call 131 238 or visit www.adtsecurity.com.au/facilitiesmanagement
1775_Facility Perspectives June 2012.indd 97 5/30/12 4:23 PM
98 Facility PersPectives | vOlUMe 6 NUMBer 2
risk managment & security
managing risk in the age of the CloudAs more services move online, both IT and physical security considerations need to be addressed to
minimise the risk of downtime, information theft or data loss, writes Brett Judd, Exhibition Director,
Security 2012 Exhibition, Diversified Exhibitions Australia.
australia leads other asia Pacific countries in the adoption of
cloud computing. according to a recent report from Frost
and sullivan, titled ‘state of cloud computing in australia:
2011’, 43 per cent of enterprises are now using cloud computing in
some form, and 41 per cent of it decision-makers agreed that cloud
computing will continue to be a top priority.
cloud computing is the delivery of computing as a service rather
than a product, whereby shared resources, software, and information
are provided to computers and other devices as a utility over a
network (typically the internet). it is a natural evolution of what
started as ‘software as a service’ a couple of years ago.
But while the business world is embracing the cloud as a preferred
delivery channel for information technology, facilities managers need
to understand the multi-dimensional complexities it can bring to their
organisation. cloud computing, if not properly secured, can result in
the loss of direct control over systems for which facilities managers
are nonetheless accountable. the problem is that many managers
have not yet got a handle on the risks – particularly at the most senior
level.
Why iT can be risky businessat last year’s security exhibition, 26 per cent of visitors identified
information security as a key security challenge. the survey queried
more than 400 government and business professionals. so what are
the specific security risks in the age of the cloud?
The Cloud Security Alliance’s ‘Top Threats to Cloud Computing’ report1 identified some of the key threats:1) anonymity means impunityto use a public cloud service, often nothing more is needed than a
valid credit card to get started. this relative anonymity has enabled
spammers, malicious code authors, and other criminals to conduct
their activities with relative impunity.
2) insecure interfaces and apis cloud computing providers expose a set of software interfaces or
application Programming interfaces (aPis) that customers use to
manage and interact with cloud services. the security and availability
of general cloud services is dependent upon the security of these
basic aPis. From authentication and access control to encryption
and activity monitoring, these interfaces must be designed to protect
against both accidental and malicious attempts to circumvent policy.
3) malicious insiders the threat of a malicious insider is well known to most organisations.
this threat is amplified for consumers of cloud services by the
convergence of it services and customers under a single management
domain, combined with a general lack of transparency into provider
process and procedure. For example, a provider may not reveal
how it grants employees access to physical and virtual assets; how it
monitors these employees; or how it analyses and reports on policy
compliance.
to complicate matters, there is often little or no visibility into the
hiring standards and practices for cloud employees. this kind of
situation clearly creates an attractive opportunity for an adversary –
ranging from the hobbyist hacker to organised crime and corporate
espionage, or even nation/state sponsored intrusion.
4) multi-tenant architectureOne of the key selling points for cloud services is that cost benefits
can be derived from sharing infrastructure. But in some instances,
the isolation properties for a multi-tenant architecture are not strong
enough to prevent inappropriate levels of control or influence on
the underlying platform. Generally speaking, customers should not
have access to any other tenant’s actual or residual data and network
traffic.
5) data loss or leakage the threat of data compromise increases in the cloud, due to the
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number of, and interactions between, risks and challenges, which
are either unique to the cloud, or more dangerous because of the
architectural or operational characteristics of the cloud environment.
6) account or service hijacking account or service hijacking is not new, but cloud solutions add
a new threat to the landscape. if an attacker gains access to your
credentials, they can eavesdrop on your activities and transactions,
manipulate data, return falsified information, and redirect your
clients to illegitimate sites. your account or service instances may
become a new base for the attacker. From here, they may use your
good company name and reputation as a cover to launch subsequent
attacks.
Security policies and technologies alleviate Cloud risksthankfully there is a raft of new technologies available that help
minimise the risk of external and internal data loss and theft in the
cloud.
as a rule of thumb, businesses should conduct a comprehensive
supplier assessment when choosing an external cloud service
provider, and insist on transparency into overall information security
and management practices, as well as compliance reporting.
another must-have is strong authentication and access controls
that govern who has access to information and can alter it. also
ensure that data is being encrypted and data integrity protected. in
addition, implement strong key generation, storage and management,
and destruction practices; and leverage strong two-factor
authentication techniques where possible.
On the contractual side, specify human resource requirements
as part of legal contracts and determine security breach notification
processes. take the time to understand cloud provider security
policies and service level agreements (slas). ask the provider to
wipe persistent media before it is released into the pool.
physical data centre security is paramountFurthermore, data centres themselves – as the physical ‘home of the
cloud’ – present a vulnerability that needs to be addressed as part
of a comprehensive risk assessment. the servers where the cloud
service is hosted can be located on the premises or outsourced to an
external data centre provider.
large, modern data
centre facilities, such as
the Us$65 million equinix
sydney 3 compound, feature
an impressive array of
access control and intrusion
prevention technologies. a
dense network of security
cameras provides cctv
coverage that allows security
staff to monitor the premises
24/7. Other popular physical
security measures include
high-tech security gates
and mantraps. some new
facilities also take advantage
of biometrics, for example
fingerprint or iris scans that
ensure that only authorised personnel have access to the server
infrastructure, even after hours.
While not every smaller-scale data centre requires the whole
spectrum of security technologies, it is important to remember the
potential damage to assets and reputation in the cloud age that can
result from having server security compromised. Unless you have a
back-up copy in an external data centre, a thief could simply walk out
the door with your new cloud service!
About Security 2012 Exhibition
Now in its 27th year, Security 2012 Exhibition is expected
to attract more than 4500 visitors from government and
private enterprises. On the show floor, more than 150
local and international exhibitors will showcase the latest
industry innovations, ranging from alarms, CCTV and access
technologies, network and mobile security solutions and
robotics to a raft of new training courses, perimeter security
solutions and even custom-built armoured vehicles. Security
2012 Exhibition is endorsed by the industry’s peak body, the
Australian Security Industry Association Limited (ASIAL).
Register to attend Security 2012 Exhibition at
www.securityexpo.com.au
1 WWW.ClOudSECuriTyalliaNCE.Org/TOpThrEaTS/CSaThrEaTS.v1.0.pdF
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company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
With the carbon tax imminent and much greater emphasis
now on the environment, the construction training
centre (ctc) – a commercial leasing organisation that
provides facilities for the construction, training and other industries –
is expanding within its 12-hectare property, incorporating innovative
ecological and environmentally sustainable technologies, creating
what is essentially a user-centred, open-innovation ecosystem. Or
more succinctly put: a living laboratory!
Proud of its heritage in salisbury to the south of the Brisbane cBD,
ctc utilises the original buildings of evans Deakin industries, where
Brisbane’s famous and much-loved story Bridge was fabricated.
Building on its undoubted sustainability credentials through re-
use, ctc is about to launch the next chapter of its history with the
development of a number of workshop, office and training buildings
creating over 15,500 square metres of additional leasing space, all
built with the highest green credentials in mind. Underpinning the
A living laboratory for sustainabilityby Maggie LighezzoLo
Sustainability is fast becoming the smart choice for environmentally conscious businesses, and
Brisbane’s Construction Training Centre is no exception – currently developing interactive and
observable buildings that will pave the way for green technologies of the future.
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company profile
scheme is the concept ctc is calling living laboratory: sustainability
in the Built environment.
conscious of the fact that the built environment is the major
contributor to greenhouse gases, ctc, which is part-owned by the
building and construction industry, believes it has a responsibility to
redress the balance in favour of the environment. What better way
to do this than build green facilities where the industry’s apprentices,
trainees, tradesmen and women are trained.
the technology in the buildings comprising the living laboratory
will be observable and interactive. tenants and apprentices alike
will be able to connect their own technology and monitor how the
different eco-technologies work. this process ensures that ‘being-
green’ goes beyond theory and becomes a measurable reality. With
interactivity comes engagement; with engagement comes comfort.
the enterprise and innovation Hub is the centrepiece of the new
development. this is where it is anticipated that those businesses
attracted to the centre will refine existing, and create new,
pioneering eco-technology, offering research and development
organisations the opportunity to realise their ideas in an industrial
setting. the living laboratory also offers a great opportunity
for manufacturers and suppliers of the latest ecological and
environmentally sustainable technology to test their equipment and
building products, obtain performance data in a rigorous industrial
setting and potentially market the innovative technology through
being exposed to the construction industry and government; the two
shareholders.
ctc’s living laboratory will be adding to an already extensive list
of green credentials including:
3 Waterless urinals
3 a carbon-neutral office
3 Movement sensor lights in all facility bathrooms
3 Fair trade and sustainable coffee served at the onsite café
3 100 per cent of the construction training centre’s fleet is diesel-
powered
3 the centre was the first in Queensland to submit a Water
efficiency Management Plan
3 earning the company a place in the finals of the Healthy
Waterways award, ctc re-vegetated the riparian zone around
rocky Water Holes creek – part of the Oxley creek catchment
system
3 the solar training centre of Queensland – one of the centre’s
tenants – have invested in a photovoltaic system to adapt power
consumption to a cleaner, greener alternative, in an effort to
reduce greenhouse gas emissions and the ever-increasing costs
of electricity.
ctc will be developing the living laboratory through a design
and construct approach over a number of years, responding to
potential tenant demand. those tenants wishing to become a part of
Brisbane’s most sustainable precinct are likely to be environmentally
focused and understand the business advantage of a low carbon
intensity footprint. With an increased focus on sustainability and
energy consumption, tenants taking up the opportunities at ctc
will participate in a dynamic and organic environment deploying the
latest and on-the-horizon technologies and products. assisted by
ctc, which has an enviable track record in networking and brokering
relationships, tenants can expect to derive the benefit of working
in close proximity to like-minded organisations where synergies are
likely to multiply. When the choice is put to locate to just another
building or become part of a sustainable site with other thought
leaders, it is quite a simple one. the future’s bright... the future’s
green!
Become part of Brisbane’s most sustainable industrial precinct
For enquiries please contact Phil Diver: 07 3216 6711 [email protected] www.ctc.qld.edu.au
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education & training
The industry standard for measuring the environmental
performance of buildings is the NaBers rating, which is
now mandatory1 when office buildings are sold or leased.
Dramatic growth in the number of buildings seeking ratings means
new opportunities for NaBers accredited assessors, who are able to
conduct ratings.
NaBers enjoys tremendous industry support throughout australia.
Buildings containing 14.5 million square metres of office space,
representing 60 per cent of the national office market, have rated
their energy efficiency using NaBers energy. the take-up of NaBers
is stronger than ever – more than 1100 NaBers ratings were
completed in the 2010/11 financial year and demand for ratings and
for NaBers accredited assessors continues to grow strongly.
NaBers is a government initiative to measure and compare
the environmental performance of australian buildings. there
are NaBers tools to measure energy, water, waste and indoor
environment performance. ratings are currently available for offices,
hotels and shopping centres, with tools for other building types under
development.
What is a NaBErS accredited assessor and why should you become one?While anyone can use the self-assessment calculator online, only
certified NaBers ratings can be publicly reported, or promoted
or used for disclosure. certified ratings can only be performed by
accredited assessors, who collect and verify all the data for a rating.
NaBers accredited assessors provide valuable insight to
building owners on the true performance of their buildings, and
the effectiveness of their sustainability initiatives. Growing demand
for NaBers ratings is providing opportunities for new assessors
to establish themselves in the marketplace. NaBers accreditation
provides a strong value-add for consultants who specialise in energy,
water, waste or indoor environment. assessor training includes
a comprehensive off-site training course, along with on-the-job
supervision of the first two ratings done by a trainee assessor. Many
building owners also choose to have a number of their own staff
accredited, to conduct their NaBers ratings in-house.
is NaBErS accreditation right for you?ideal candidates for NaBers assessor accreditation have formal
qualifications, or are skilled in the management and operation
of buildings. if you have experience in energy efficiency or water
efficiency projects, waste management or monitoring of indoor
environment quality in buildings, you may also be suited.
1 uNdEr ThE NaTiONal COmmErCial BuildiNg diSClOSurE SChEmE, mOST SEllErS Or lESSOrS OF OFFiCE SpaCE OvEr 2,000m² arE rEquirEd TO OBTaiN aNd diSClOSE aN up-TO-daTE NaBErS ENErgy raTiNg – WWW.CBd.gOv.au.
growing demand for green building gurus By the NAtioNAl AustrAliAN Built eNviroNMeNt rAtiNg systeM (NABers)
With demand for energy efficient buildings growing, so too is the demand for qualified professionals to
assess a building’s green credentials.
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education & training
extensive hands-on experience and technical ability is highly
desirable. the NaBers scheme relates to existing buildings, and
candidates should be comfortable with inspecting these buildings and
auditing information such as energy and water consumption, size,
occupancy levels and hours of operation.
every assessment includes at least one site visit to confirm data.
you will need to have the confidence and ability to inspect. Many
assessors are engineers, architects and facility managers.
What does the NaBErS training involve?the NaBers training program is offered in two stages. you need to
complete both before you can become accredited. NaBers training
is offered throughout the year in all capital cities.
introduction to NaBErS seminarthis is a prerequisite for the accredited assessor training course,
and can be attended by anyone wanting to know more about
NaBers. this seminar gives an overview of the NaBers scheme.
the NaBers introductory seminar is a compulsory prerequisite for
the NaBers accreditation course.
accredited assessor training coursethis training course is for those seeking NaBers assessor
accreditation. it covers:
3 What NaBers accreditation means to you and what you need
to know, including becoming an assessor, contracts, insurances,
procedures, the code of conduct and the role of an assessor.
3 Knowing the rules – rules for collecting Data and validation
Protocols – and how to apply them, understanding the rating
spreadsheet and collecting the data.
3 Performing NaBers rating applications – you will have an
opportunity to perform NaBers rating applications; taking
you through an analysis of the data required, and the data
calculations made, right up to performing the final rating online.
Theory exam and supervised ratings processthe assessor course runs for two days, followed by completion of
the theory exam. you will be required to attend the training, pass
the exam and enter into a contract to qualify as a trainee accredited
assessor. as a trainee accredited assessor you can then undertake
the required two supervised ratings. you must pass at least one of
the two supervised ratings to qualify as an accredited assessor.
For more information on the course or on working as a
NABERS Accredited Assessor, email
[email protected], or phone 02 9995 5000.
Course details can be found at www.nabers.com.au.
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company profile
Bond University and UN-Habitat Partnership
Dr Craig Langston, Professor of ConstruCtion anD faCiLities ManageMent, BonD universityMirvac partners with Bond University to deliver the
Mirvac School of Sustainable Development. This
partnership offers a unique educational experience
in Australia which, with Mirvac’s commitment to
sustainability, will produce graduates who will be
industry leaders in their field and who will bring
knowledge of sustainability to the business world.
Bond University is an institution with high commitment towards
an environmentally sustainable future. enormous efforts
have been made to disseminate sustainability principles in all
processes within Bond University, and results have been evidenced
in teaching, research and operations. Moreover, Bond University
established a sustainability committee in september 2008 to
enable the development of appropriate policies and procedures to
institutionalise sustainability and create and implement a framework
for environmentally sound, and socially and financially feasible
practices across the campus. Bond University has also joined forces
with local authorities and the private sector, achieving significant
impacts in the region. Positioned within the institute of sustainable
Development and architecture, the Mirvac school of sustainable
Development aims to expand the boundaries of its current impact
by establishing partnerships with other Universities, governmental
institutions, research institutes and NGOs in order to create and
disseminate sustainability and climate change knowledge for the
benefit of the community at large.
By joining the Habitat Partner Universities initiative (HPUi), Bond
University is taking a further step to achieve this aim. the University,
through this partnership, intends to engage with UN-Habitat and
other University members in joint research efforts, review research
agendas, and actively participate in knowledge-sharing activities. in
terms of education, Bond University is open to continual review of
its curricula and exploring joint coursework partnering with other
Universities.
The expected benefits for Bond University from this partnership include: 3 access to a research network with great potential to develop a
common research agenda in the area of sustainable urbanisation
3 enhanced links between research and practice on global,
national and local levels
3 receive/transfer knowledge and expertise from/to HPUi
members through a range of innovative practices of knowledge
management and sharing
3 Develop joint research proposals with UN-Habitat/HPUi
members aiming at a higher number of funded research projects
by governmental institutions
3 enhanced influence in the legislation/reform process of policies
and by-laws
3 access to UN-Habitat knowledge products and capacity building
tools
3 UN endorsement of innovative and relevant education and
research programs advancing sustainable urbanisation
3 engage UN-Habitat staff and partners on research projects and
training programs, and enhance their relevance and applications
3 Opportunities for scholar visits and exchange programs involving
university professors and UN-Habitat staff
3 Opportunities for students to learn from, and research and work
on, field projects with innovative practice
it is through the forging of global partnerships such as these that
the Mirvac school of sustainable Development will continue to
strive to become a world-leading sustainability teaching and research
institution – ultimately building a better future for generations to
come.
Bond University is modelled on the traditions of the world’s most
elite educational institutions, with the state-of-the-art campus on
Queensland’s Gold coast.
institute of sustainable Development and architecture
6 star Green star education PilOt certified building
Mirvac school of sustainable Development - student research trip
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education & training
Excellent companies take the time to develop their people in
smart ways, and i call this ‘the Magic Beans Principle’. you’ll
recall the story of Jack and the Beanstalk, in which Jack learns
that his beans are valuable, though at first hard to justify.
For leaders in any field, training is their magic beans, and can
protect them in times of change. in 2007, the United Kingdom
commission for employment and skills (UKces) stated that:
‘research in 2007 confirms that firms that don’t train are 2.5 times
more likely to fail than those who do. Now is precisely the time to
keep investing in the skills and talents of our people. it is the people
we employ who will get us through. When markets are shrinking and
order books failing, it is their commitment, productivity and ability to
add value that will keep us competitive.’
the letter goes on to say: ‘From our experience in previous
downturns, it was the businesses that did invest in their staff that
saw the most dynamic recovery.’
a quick look at other research supports this in terms of
effectiveness. take two people: one with training and one without.
the person who has been trained has been shown to be between
two and six times as effective as the non-trained person. the
benefits can be simple: they don’t have to stop and consult to
determine their next step. they waste less time on re-starting tasks
again and again, and they can proactively predict and plan around
problems in multiple tasks. it is also important to remember that a
trained workforce is more motivated, can adapt to change and finds
more purpose in their work.
this is particularly important in the facilities management industry
as we answer the question, ‘what is it we manage?’ as this field
of work has changed, so have the demands on its professionals
become more about management and less about facilities. the
current literature reveals developments in security, complex systems,
green technology and social psychology among the areas that require
serious thought and practical solutions. to lead in such complexity
requires that our people continually develop their skills, and this
implies a good training strategy.
consider this for yourself, and ask yourself: ‘What am i doing now
that i wasn’t doing five years ago?’ How much of this is the result of
continuous improvement in people capacity? Of innovating new ways
to work? you might also be asking: ‘What might i need to be doing
differently next year?’
Jack and the magic beans:the importance of workplace training for facilities industriesBy kirk Fisher, heAd oF FAculty, AustrAliAN school oF APPlied MANAgeMeNt, WtAA
High-performing industries take the link between learning and excellence seriously. Leaders in these
industries know the link between the development of their people and the evolving demands of new
client expectations, technology and competition. They know that if they want to keep up with the
developments of their profession they have to move beyond what they know now, and grow their
team.
Formal informal
intentional classroom learning
(10 per cent)learning on the job
with peer and team
cooperation
(70 per cent)
responsive
coaching and Daily
Management
(20 per cent)
continued on page 108
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company profile
Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Improve efficiency and sustainability through education and training
Are you involved in facilities management and keen to
broaden your skills and knowledge and enhance your career
for future professional success? Organisations in all sectors
are experiencing the rising costs of occupying buildings and providing
support services to maintain and improve business operations.
Facility Managers, supervisors, Work and asset Managers are all key
contributors to improving quality, reducing risks, and increasing the
overall profitability of an organisation. UNe Partnerships’ Facilities
Management programs are designed to improve skills in managing
people, assets and risk exposure in the workplace. they also present
an opportunity for those already involved in a facilities management
role to gain not only formal recognition, but also practical expertise
by learning on the job and being able to immediately apply skills to
meet organisational demands.
UNe Partnerships has two work-based courses that progress
through the Facilities Management Unit (FMU) Management cycle.
the certificate (for supervisors) course is designed for you to study
the theory of facilities management and apply what you learn in
practice. the Diploma (for Managers) moves beyond the traditional
building and asset management aspects and tackles the legal,
environmental, business and strategic planning skills required to
achieve organisational objectives effectively and efficiently.
the programs offer flexible delivery allowing you to schedule your
study to fit in with work and family commitments. customisation is
also available for corporate groups for contextualised and targeted
staff training.
Management
programs are
designed to improve
skills in managing
people, assets and
risk exposure in the
workplace.
For enquiries please call the Facilities Management Program Team on 1800 818 458 or go to www.unep.edu.au/FacilitiesManagement
Learning for a sustainable future
Ask about inhouse training and short courses l 1800 818 458 l www.unep.edu.au
UNE Par tnersh ips Pty Ltd - The Educat ion & Tra in ing Company of the Univers i ty of New England
The Hotel EngineerSize: 177mm x 125mmDeadline: 12 April 2012
Diploma of Facilities Management
Certificate in Facilities Management
by distance delivery and blended workshops
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education & training
in our programs, when looking at how to develop a learning
organisation, we ask participants to survey their skills and knowledge
development. We track it between formal and informal learning, and
intentional and responsive learning.
the 70:20:10 rule is a good rule of thumb for where you need to
be putting your time. this rule states that:
3 70 per cent of all learning happens informally, on the job
3 20 per cent of all learning happens through formal coaching and
daily management on the job
3 10 per cent of all learning happens in the classroom.
interestingly, it is the final 10 per cent that receives most of the
attention in a training development plan.
How can we improve in the informal learning category? a good
training strategy will assist informal learning when the facilitator
helps team members develop positive communication skills,
peer coaching, knowledge about group development and shared
leadership responsibility. Other skills such as project management,
job swapping, acting up, informal feedback, and team learning are
helpful as well.
twenty per cent of learning will happen based on formal coaching
and feedback. this is largely the job of the manager of the team,
and points to the further importance of leadership and management
skills. a study by Olivero, Bane and Kopelman (1999) found that a
classroom training exercise results in a 28 per cent improvement in
performance. if that classroom exercise is matched with effective,
solutions-focused coaching and feedback as a part of daily
management, the results can go up to 88 per cent improvement.
leaders and managers need to be trained, and train their teams, in
the importance of coaching, and what effective coaching means.
Finally, 10 per cent of all learning happens in the classroom. For
this training to be effective, though, we need to shift away from the
traditional way we were ourselves taught. there is nothing worse
than boring, ineffective workshops. leaders in the training industry,
in fact, have begun to shift away from the way many continue to
learn in most classrooms, including in most universities.
i recently began a workshop with a group of highly educated
engineers. Many of them came in, set up their notebooks and
prepared to take notes. the first thing i got them doing, though,
was to talk about their experience, develop answers together, build
solutions and adapt new research to their current trends. they were
moving about the room, laughing and arguing as we went. the
workshop time was passing quickly and lunchtime soon arrived.
One of the engineers turned to his friend, and asked: ‘this is great,
but when do you think he’s going to start the lecture?’
‘Mate, i don’t think he’s going to lecture,’ his colleague replied.
and he was right.
the traditional method of classroom teaching relies on an
assumption that all listeners have excellent verbal and listening skills,
passive acceptance of ideas, and, frankly, more patience than we
should have with PowerPoint presentations. traditional learning also
trusts that short-term memory automatically translates to long-term
memory. these assumptions do not carry for everyone, and this is
not the way our brain works most effectively.
it is helpful, therefore, to find a trusted provider for training and
development. i suggest you find a provider who understands what
really works in terms of learning styles, motivation and emotionally
intelligent facilitation. a good training provider will often provide
coaching for individuals as a part of the training program, to
capatalise on informal and responsive learning. Most importantly, a
good training provider will motivate participants to take action, and
keep your people coming back.
as suggested here, good training strategy is a key team leadership
issue. this includes teaching your team how to teach each other,
having good management and coaching skills, and effective
workshops. When workers are involved in working together –
communicating, problem-solving, improving efficiencies, innovating,
giving feedback, challenging, being excited about new developments
– what we find is that the learning in the organisation is exponential.
Please ask yourself: What are you hoping to create in your role
at work? One main difference between a great organisation and an
ordinary work group is that the excellent team sees its work as a
learning process, and continually returns to the question: ‘can we
do this better?’ leaders of these teams look to a comprehensive
strategy for growing their team members as the key to answering that
question. this is the magic bean that will lead to new discoveries and
capabilities into the future.
continued from page 106
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Facility PersPectives | vOlUMe 6 NUMBer 2 X
company profile
Building a future in facilities management
The growth of a specialist discipline can be identified with
three observable developments. Firstly, there need to be
organisations that represent and promote the discipline. Next,
the evolution of occupational roles needs to occur at increasingly
influential levels. Finally, programs of education, training and
research need to be developed that contribute to and disseminate
the body of knowledge and skills that identify that discipline.
these developments promote a strong identity for the discipline
that is founded on a clearly defined body of knowledge and skills
that underpin the discipline, and serve the common interests of the
community of practitioners in facilities management.
Facilities management focuses attention on the alignment
of corporate capability with core business missions and the
improvement of enterprise productivity. the pressing need
for australian service and manufacturing industries to improve
productivity will create opportunities for facilities management driven
innovation.
Until recently, australia has lagged behind other developed
countries where the discipline of facilities or management has seen
phenomenal growth rates. a major contributing factor to this has
been the lack of availability of education and training programs that
serve the pathway needs of school leavers, technicians and non-
specialist practitioners.
the recent development of a Graduate Diploma in Facilities
Management by Holmesglen institute now adds to the diploma,
undergraduate and postgraduate courses available through a
small number of providers. the Graduate Diploma of Facilities
Management is a postgraduate program that caters for the specialist
upgrading of existing practitioners and graduates from other
disciplines who wish to enter the practice of facilities management at
a professional level.
the Graduate Diploma of Facilities Management and the Bachelor
of Facilities Management offered by Holmesglen are available by
study on campus or online.
For more information, contact 03 9564 1648 or [email protected], or visit www.holmesglen.edu.au.
322465AE RHS_Holmesglen | 1775.indd 24 10/05/12 12:37 PM1775_Facility Perspectives June 2012.indd 109 5/30/12 4:24 PM
110 Facility PersPectives | vOlUMe 6 NUMBer 2
research
The built environment is responsible for nearly a quarter of all
greenhouse gas emissions. Many facilities managers are now
becoming aware that energy efficiency is not just good for
the environment, but it also makes sound business sense and saves
money.
But many of them don’t know what to do. Facilities managers are
generally restrained by both the limited nature of the information
provided from their Building Management systems, and the lack
of integration of most of the systems in use. Much of their energy
management analysis is still undertaken manually, if at all. Half of
them have undertaken energy audits, which they have found to be
useful in reducing energy consumption.
these and many other findings are contained in a new report, ‘the
interconnected Office’, conducted by connection research, which
looks at energy efficiency and technology usage in the australian
office and tenancy market. the report is based on a detailed survey of
over 1000 business owners and office managers about their attitudes
and behaviours in energy management and energy efficiency.
supplementary questions, some
of which are examined in this
article, were asked of 78 facilities
managers, in association with
FMa australia.
the profile of the properties
surveyed was significant in both
size and structure. the majority
of the commercial buildings
studied were constructed before
energy efficiency became a
prominent topic of discussion,
and well before the establishment
of initiatives such as the Green
Building council of australia. We
believe that the analysis derived
from the survey is representative
of the majority of commercial
buildings in australia.
the sample covered 1.26
million square metres of
commercial buildings. Based
Facilities managers and energy managementgrAeMe PhiliPsoN, reseArch director, coNNectioN reseArch, looks At the highlights FroM the eNergy eFFicieNcy rePort ‘the iNtercoNNected oFFice’.
Energy efficiency and energy management are increasingly important issues for facilities managers.
New Australian research shows that they still have a long way to go.
reasons for staying with current energy supplierGuaranteed
continuity of
supply
2.9 8.6 25.7 58.6
cheaper
rates2.9 17.4 37.7 39.1
Better service 17.1 31.4 37.1 10.0
supplier
offers green
power23.9 23.9 32.4 11.3
More flexible
billing31.4 22.9 22.9 2.9
Provision
of energy
contracting
32.4 25.4 18.3 5.6
customer
education38.6 14.3 20.0
customer
reward
program
29.0 10.1 7.2
least important a little important Quite important very important Most important
Time in current role
26.0
24.7 24.7
12.3
8.2
4.1
less than 1
year
1 to 2 years 2 to 5 years 5 to 10
years
More than
10 years
N/a
Total area (square metres)31.3
29.7
18.8
12.5
7.8
<2000 2000-5000 5000-10,000 10,000-
25,000
>25,000
1775_Facility Perspectives June 2012.indd 110 5/30/12 4:24 PM
Facility PersPectives | vOlUMe 6 NUMBer 2 111
research
on Pca data, there are 3900 commercial buildings with a total of
21 million square metres of commercial space currently available in
australia. therefore, the survey sample represents approximately six
per cent of the total space, though only two per cent of the building
stock.
the space surveyed was 76 per cent commercial, with the
remaining space allocated across supporting services, and with 60
per cent of the building stock greater than 10,000 square metres. the
median building age was approximately 11 years, and none of the
buildings have been subject to major energy efficiency programs such
as the Green Buildings program. therefore, the views of the sample
can confidently represent the majority of building management
services in the commercial sector. in total, the survey sample
represents over 350 years of operational experience.
One question asked about attitudes towards electricity supply.
as one would expect for commercial premises, reliability of supply
for electricity far outweighs price, or value for money, as a factor in
staying with the current electricity supplier, by a significant margin.
customer service rates much lower, as do issues around billing and
contracts, which do not present themselves as significant motivators
for remaining with the incumbent supplier.
a separate question asked about facilities managers’ opinions of
how well their current supplier was doing, in a number of areas.
in this question, customer service also rated very low. and across
the entire building stock, less than seven per cent of electricity is
considered Green Power, although offering Green Power rates was
the fourth-highest motivator for staying with the incumbent supplier.
therefore, offering Green Power is seen to be an important feature,
although this in itself does not translate to purchases – unless the
price is right.
Facilities managers generally show a strong concern for the
environment, and have a good appreciation of the concept of
greenhouse gas emissions. Most of the significant building rating
systems are well understood, and environmental concerns are a
strong motivator for changing energy consumption patterns.
Over half the sample has undertaken an energy audit, although the
results suggest that these audits have only been partially effective.
What is less well understood is the range of energy efficiency services
available, such as White certificates and environmental upgrade
agreements. How these measures can be translated in policies and
actions requires much attention.
everything about sustainability and building management starts
with information and metrics. some specific techniques and
technologies in the energy efficiency area, such as time of use tariffs,
are not well understood. Nor is there a good understanding of how
these can be used to reduce energy costs.
Most facilities managers are still manually comparing energy
bills, and few think that their Building Management system (BMs)
provides good information. an important issue for facilities managers
is their inability to evaluate the efficiency of their electricity supply
because of poor reporting from their BMs facilities and the lack of
supplier customer service.
Fewer than half the respondents have experience with energy
performance agreements (ePas) and energy service companies
(escOs). to negotiate better supply contracts in the future, facilities
managers will require an improved understanding of energy efficiency
programs and access to improved information from their BMs.
the use of BMs is further complicated by their general lack of
integration. Outside of security and Hvac, the level of integration
drops away rapidly. in addition, many of the reporting systems offer
only manual reporting, meaning that their ability to develop holistic
views of the energy usage is limited.
the bottom line is that facilities managers have a significant role to
play in improving the energy efficiencies of their buildings, with the
proviso that continued energy supply is not compromised.
Graeme Philipson is Research Director of Connection
Research. [email protected]
usefulness of energy auditreduced our energy
consumption 8.1 29.7 45.9 16.2
Provided useful
recommendations 10.8 35.1 40.5 13.5
increased our
knowledge of energy
efficiency
8.1 37.8 43.2 10.8
Not Much Use some Usefulness Quite Useful extremely Useful
BmS provider ratingslevel of detail in
reporting17.9 50.0 28.6 3.6
customer service 48.3 34.5 13.8
reliability of service 44.8 34.5 17.2
value for money
6.9 10.3 55.2 27.6
Bad OK Good very good
About the Interconnected Office Report
‘the interconnected Office in 2012’ is a report from
connection research based on a survey of over 1000 business
owners and facilities managers. the survey asked detailed
questions about a range of respondents’ energy consumption
patterns and their energy efficiencies practices and knowledge,
and about the technologies employed in their offices.
results are cross-tabulated by region, industry and size of
organisation, and by many other demographics. the result is
a unique and thorough analysis of technology and energy in
australian offices, and attitudes and behaviour in energy usage
in the business sector.
‘The Interconnected Office in 2012’ is available from
Connection Research: www.connectionresearch.com.au,
or call +61 2 9467 9800.
1775_Facility Perspectives June 2012.indd 111 5/30/12 4:24 PM
112 Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
X Facility PersPectives | vOlUMe 6 NUMBer 2
company profile
We first opened our doors 25 years ago and we’re proud
to now be one of the country’s foremost providers of
cleaning and related facility support services. Originally
operating only in victoria, our capacity to offer industry-specific
expertise and tailored solutions for clients across all public and
private sectors has meant a demand interstate for our skilled project
teams. We now have offices throughout australia and manage 1200
employees and contractors with an annual turnover of $50 million.
although we’re continuing to grow, we stay true to the values that
mattered to us when we first started out – integrity, reliability, hard
work, excellence, and taking care of our clients. Our team of skilled
staff ensures that communication, accountability and day-to-day
monitoring of the work carried out on site keep us in line with our
service delivery commitments. clients are also given peace of mind,
with the assurance that GJK provides a 24-hour help desk so we can
work alongside you to deal with any issues, whenever they arise.
By putting our clients first, and continually improving our systems
and processes, we have earned the respect and loyalty of our long-
standing clients and industry partners. We’re not afraid to put our
word to the test, and we believe that greater transparency leads to
better business practices and improved sustainability performance.
Our groundbreaking integrated Management system (iMs)
ensures all our systems from finance to OH & s are integrated and
externally audited regularly. We’re also proud to be members of the
Global reporting initiative (Gri) Organisational stakeholders Group
– which pioneered the development of the world’s most widely used
sustainability reporting framework (G3).
GJK is dedicated to creating sustainable communities by extending
its work culture of empowerment beyond the company doors.
recent winners of a 2011 Australian Business Award for Community
Contribution, GJK has changed lives by creating employment
opportunities for society’s disadvantaged and through positive
contributions to many charities and organisations in need.
GJK Director, George stamas, is excited about taking his company
forward, and is set to embrace any of the challenges that face the
industry in the years ahead.
‘i am passionate about this business and this industry we’re in.
i want us to never settle for “good enough”; i want to exceed our
clients’ expectations, and to surprise ourselves by what we can
achieve.’
Creating a better futureGJK Facility Services care about the things that matter to all Australians – our people, our community
and our environment. We don’t just pay lip service to sustainability; each day we actively reduce our
environmental and social impact across every facet of our operation to ensure we’re part of creating a
better future for all Australians.
321045E LHS_GJK Facility Services | 1775.indd 24 7/05/12 8:57 AM1775_Facility Perspectives June 2012.indd 112 5/30/12 4:24 PM
3066
321045A RHS_GJK Facility Services | 1775.indd 1 7/05/12 9:01 AM1775_Facility Perspectives June 2012.indd 113 5/30/12 4:24 PM
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1775_Facility Perspectives June 2012.indd 114 5/30/12 4:24 PM