Facility Perspectives March 2011

Volume 5 Number 1March – May 2011

Official magazine of the Facility Management Association of AustraliaPrint Post Approved 340742 00155 $9.95 inc GST

Different ways for your building to achieve green credentials

Variations of green:

When China’s largest oil and gas producer looked for a lighting control system for their new headquarters that could redefine office building performance, they looked to Philips Dynalite.

From individual configurable settings for each floor that allow tailored lighting zones and flexible dimming options, to daylight harvesting sensors that automatically adjust internal levels according to natural light availability as it changes throughout the day. Philips Dynalite’s intelligent integration of total flexibility, intuitive functionality and simplicity of use has not only powered significant energy savings for PetroChina HQ, it has helped them set the new benchmark for ‘green’ building performance and efficiency in China.

To find out how Philips Dynalite can power your creativity and efficiency, visit www.dynalite-online.com or call 1300 554 178.

A new kind of superpower has emerged in China.



Facility PersPectiVesV O L U M E 5 N U M B E R 1

1From the chairman

ChaiRMaN’s MEssagE

Welcome to the first edition of Facility Perspectives for

2011.

As many of you would know, FMA Australia is part

of the Global Facility Management Association. This Association is a

worldwide federation of member-centred organisations committed

to providing leadership in the facility management profession.

Founded in 2006 upon the success of the ‘Partners in Excellence

Agreement’, it created a constitution and structure to develop wider

global recognition of FM. The Partners in Excellence Agreement was

a tri-party agreement involving the International Facility Management

Association (IFMA), British Institute of Facility Management (BIFM)

and ourselves.

In 2007, Global FM (GFM) developed a Balanced Scorecard to

drive forward several initiatives. Some of the outcomes achieved over

the three years include:

3 The success of World FM Day. 23 June 2011 will be our third

successive celebration of FM across the world. It gives each

professional body the opportunity to celebrate their successes

with their members and peers;

3 The launch of the annual Global FM Awards for Excellence in

Facility Management in 2010. To be held again in 2011 with

specific category winners of the FMA Australia Awards for

Excellence being nominated;

3 Establishing a resource centre to provide access to FM related

material. This can be found on GFM website; and

3 A gradual increase in GFM membership base. Recent

membership by Euro FM, the International Facility Management

Institute India (IFMI India) and FM Arena (Switzerland) illustrates

further interest from like-minded professional bodies.

The benefit that FMA Australia will gain from GFM will be

predicated on our active involvement and engagement. The global

association was created in 2007 to:

3 Provide a platform to promote products and services to the wider

community;

3 Develop its global voice and influence to ensure that governments

around the world recognise the importance of FM;

3 Offer access to information sharing to enable best practice to be

available anywhere in the world; and

3 Network the FM community to further develop our industry

through international workshops, steering groups etc.

To date, GFM has a membership base of over 40,000. This is made

up of full members from France, Brazil, the UK, Hungary, USA, South

Africa and Australia. Other affiliate members include those previously

mentioned in this article.

In October 2010, GFM appointed Teena Shouse as the new

Chairman taking over from Steve Gladwin. Many of you would know

Steve from being National Chairman of FMA Australia, and being

instrumental with Stephen Ballesty in driving the FM Industry Action

Agenda back in 2004/05. Teena was the Past Chair of IFMA and

is passionate about the future of GFM. With the initial three-year

period involving a great deal of setup and recognition of GFM, Teena

envisages an opportunity to take the association to the next step in

its growth phase. FMA Australia will be working closely with our

international colleagues and contributing to the evolution of GFM at

future International Workshops and other forums in 2011. I will keep

you updated of any future developments.

Enjoy the magazine, and I look forward to a prosperous year ahead

for the FM industry.

Steve Taylor Chairman FMA Australia


2 contents

Green BuildingGreen building is an ever-

evolving facet of the building

sector, and there are a growing

number of ways to achieve

green credentials and implement

cost-saving initiatives.

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Editorial contributors Ross Bagnall, Robin Mellon, Tom

Cantwell, Marianne Baker, Phillip Roös,

Jeff Robinson, Adam O’Brien, Carly

Fordred, Terry Roche, Michael Green,

Chou Lien, Bryan Douglas, Annie Gales,

Peter Johnson.

Layouts Belinda Crawford

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prohibited.

Chairman’s MessageFMA Australia chairman Steve

Taylor discusses the benefits of

FMA Australia’s involvement

with the Global Facility

Management Association, and

looks towards the FM industry

in 2011.

FMA Australia EventsLast November’s Awards for

Excellence was a fantastic night

for FMA Australia, and the

upcoming ideaction11 will again

bring together ideas from across

the industry.

04 Case study: Engineering House

Take a look inside the

Engineers Australia Committee

headquarters, which have

received an overhaul of existing

building services with the help

of Norman Disney & Young.

08 FMA Australian Awards for Excellence 2010

November 2010 saw the best

and brightest of Australia’s

facility management

industry recognised for their

achievements. We provide a

full wrap-up of the winners,

the highlights, and the

entertainment.

46 ideaction 2011

We look towards this year’s

ideaction conference, and

provide information about the

themes and presenters.

14 Stockland wins inaugural award for office energy efficiency

CitySwitch has awarded the

first ever national award

for improving office energy

efficiency to property developer

Stockland.

16 Cool runnings

Robin Mellon from the Green

Building Council of Australia

discusses the drawbacks and

opportunities presented by

air conditioning, and looks at

greener methods of cooling your

building.

20 Tax breaks for green buildings

Going green can be costly,

but there may be good news

for property managers. Tom

Cantwell provides insight into

the government’s proposed

Tax Breaks for Green Buildings

program.

22 Are your buildings healthy?

Sick Building Syndrome can

be responsible for loss of

productivity, the poor health

of workers, and can cost

organisations greatly. Marianne

Baker describes how building

biology can help.

01 08 14

CliENT FEATurESRUD Chains

Brookfield Multiplex

Wiffen Products Pty Ltd

AE Smith & Son

Express Glass

Armstrong World Industries

Haden

Dorma Australia

Dyson Appliances

Judd Farris Recruitment

GLG Greenlife Group

Perpetual Property Care

GGI Office Systems

Australian Exhibition and

Conferences

coming up in the June edition of Facility Perspectives

industry focus: iT meets FMPlus

+ Green workspaces

+ A full wrap-up of ideaction11

+ An FM’s guide to reducing building waste

+ Spotlight on flooring

+ A look at social media for facility managers

+ Education and training feature


3contents

retrofitting for green buildingsRetrofitting provides not only a

new lease on life for a building,

but environmental, health and

cost benefits as well – and

some properties are leading by

example.

Maintenance and essential servicesChanges to HCFC imports and

global lease accounting present

new challenges for facility

managers, and we take a look

at what this means for the

industry.

Spotlight on lightingLighting is an area that can

provide energy efficiency and

cost savings. Two experts from

the field share their insights into

the lighting revolution.

Water and SecurityInsight into Australia’s water

industry is invaluable in order

to optimise water use within

a facility – find out how we

measure against other nations.

The Australian Security Industry

Association (ASIAL) also gives

us a run-down on vital security

considerations.

26 Sustainable retrofits to existing buildings make a big impact

Ensuring that new buildings are

environmentally considerate

is very important, but it’s our

existing buildings that hold the

potential to dramatically lower

our carbon output. Phillip Roös

looks at retrofitting to make a

difference.

32 Finding new value in old assets

Jeff Robinson provides advice

to facility managers, building

owners and tenants to assist in

achieving green credentials.

42 Going green

An old railway building has been

given a dramatic new lease on

life – InterfaceFLOR’s Sydney

office sets the standard for

sustainable refurbishment.

52 Phasing out: the departure of HCFC refrigerants

Facility managers need to

be abreast of changes to

requirements involving HCFC

refrigerants. Carly Fordred

analyses how the phase-out will

affect you.

56 Effective space management

The consideration of building

space is essential in the success

of any organisation, and Terry

Roche provides insight into how

best to use the space around

you.

58 The impact of global lease accounting changes in Australia

New international accounting

standards for operating leases

may place an enormous

administrative burden on

companies leasing real estate

and equipment. Michael Green

looks at the potential impact.

64 low carbon trend is lighting the way

Lighting can make or break the

aesthetic of a building, but as

international lighting designer

Chou Lien points out, it can also

assist in lowering a building’s

carbon footprint.

66 The pros and cons of lEDs

LEDs have the building

industry abuzz, as they promise

substantially lower energy

output. But there are some

obstacles to widespread uptake

of this advancement in lighting,

and Bryan Douglas examines

how to approach these.

68 Water, water everywhere

In the wake of the Canadian

CCPPP National Conference

on public private partnerships,

Annie Gale compares the

Canadian and Australian water

industries.

Security

70 Think security

The facility manager faces a lot

of security considerations for

keeping building occupants and

contents safe. Peter Johnson

outlines the important security

concerns for every facility

manager.

26 52 64 68

Facility Perspectives embraces Green Printing initiatives

This publication has been printed

using ECO-CLEAN print processes.

Vegetable based inks and recyclable

materials are used where possible.


4 case study: engineering house

The mechanical upgrade works included replacement

of the existing packaged air-conditioning plant serving

the John Keys Room and the Hawken Room foyer

with chilled water air handlers to improve energy efficiency

and control accuracy.

The primary airside upgrade, however, was the conversion

of the existing 50-year-old air handling plant from direct

expansion coils to chilled water. This conversion would allow

the entire plant to be converted to variable air volume control

with variable speed drives fitted to the fans to improve

efficiency.

A key component of the brief for NDY was that the

equipment and fit-out demonstrated a commitment to energy

efficiency and building lifecycle.

To achieve this, a Climaveneta air-cooled chiller replaced

the existing York reciprocation compressors and air-cooled

condenser. The old plant was ostensibly from original

construction.

The key feature of the new Climaveneta chiller was the

highly efficient TurboCor compressor, which is a high-speed

semi-hermetic compressor using oil-free bearing technology

and infinitely variable speed control. The coefficient of

performance actually increases as the cooling demand

increases, making the combination of the converted air

handling plant and the chiller very efficient.

According to NDY Project Engineer and Project Manager on

this job, Ross Bagnall, timing was a key factor.

‘The changeover and downtime period of any mechanical

plant in Queensland is of high importance on any job, so the

timing of the upgrade was paramount. Luckily the conditions

were in our favour for the downtime period and we were able

to meet tenant demands,’ Mr Bagnall said.

The electrical upgrade in the building included the

ENGiNEEriNG HOuSE FACiliTiES GET AN uPGrADEWhen the Engineers Australia Committee decided that an upgrade of the existing building services

within Engineering House Brisbane was required, they called on the expertise of Norman

Disney & Young (NDY) to act as the building services engineering consultants and project managers.

Engineering House Queensland facade


5case study: engineering house

conversion of all existing luminaires to their T5/T16 energy efficient

equivalent. These lights were controlled using motion control passive

infrared (PIR) detectors, and override switching, which gives each

tenant the opportunity to reduce the energy consumption within

their particular tenancy. Class 1 type energy meters were installed

on each floor to monitor electricity usage and graph energy demand

changes throughout the building.

‘A building management system (BMS) was installed to provide

full function control of the building to Engineers Australia. This

system allows individual control of each zone in the building, while

monitoring the equipment and allowing off-site monitoring and

control of the building’s mechanical systems,’ Mr Bagnall said.

‘Airmaster Australia were the nominated mechanical contractors

who completed the mechanical upgrade. Their understanding of cost

restraints and design initiatives allowed the project to reach practical

completion under budget and within a reasonable time frame.

‘Whilst the budget did not allow for the removal of existing plant

room equipment, Airmaster Australia dismantled and removed

compressors, motors and the air cooled condenser, without charge,

to demonstrate their commitment to not-for-profit organisations that

strive for modern energy efficiencies,’ added Mr Bagnall.

One of the more challenging aspects of the project was the

chiller lift. Council approval was granted to lift the chiller into

place by crane between the hours of 1:30am and 4:30am on a

Wednesday morning. The lift itself went as planned, with very few

traffic disruptions, yet according to Mr Bagnall, ‘the 90-tonne crane

required to lift the chiller into place at the opposing end of the

building involved some creative manoeuvring to minimise disruption

to adjoining tenants.’

Despite a lack of existing building services information, NDY’s

extensive experience in such works allowed for a survey of the

entire building to formulate a workable design. While this was

a rather challenging task that involved creative ways of reaching

areas previously thought to be inaccessible, careful planning and

investigation by the engineers allowed it to be achieved without

major disruption.

AbouT The AuThor

Ross Bagnall

Ross Bagnall is Project Engineer and project co-ordinator within the MPlus

division for norman Disney & Young Consulting Engineers in Brisbane. He

started working in the consulting building services industry in Ireland after

completing his honours degree in engineering and has been working with

norman Disney & Young in australia for the past three years. This work has

included many types of multifaceted projects including mechanical plant

modifications such as chiller upgrades and building modernisations.

Web: www.ndy.com

Top Left: Existing plinth used to support chilled water pipework to new Climaveneta Air-Cooled Chiller. Top Right: Existing York DX Compressors. Bottom Left: New Chilled water pump incl. VSD. Bottom Centre: Main air handling unit Variable Speed Drive (VSD). Bottom Right: Hawken Auditorium Foyer T5 lighting Upgrade.


6 client FeatureCLIENT FEATURE

DEMAND FOR PUBLIC PLACE RECYCLING ON THE RISEWhile good recycling rates are being achieved through kerbside collections, there is still much to be done in collecting recyclable materials in public places.

Public place recycling has become a focus for the Federal Government as it strives to meet our greenhouse gas reduction targets and the growing public demand for access

to recycling facilities wherever they go.A staggering 50% of a household’s recyclable material is generated

in public places1, and under 1/4 of this is recycled compared to more than triple the amount at home2. With public surveys all saying that people want to recycle when they are out and about, the message is clear - provide more public recycling bins.

The National Packaging Covenant (NPC) provides a framework for private sector companies and government agencies to roll out the Public Place Recycling (PPR) program. The goal of this program is to increase the level of recycling in public places through installing recycling bins at key retail, recreational, sporting, tourist and transport sites. Currently, through industry bodies such as the Packaging Stewardship Forum (PSF), the NPC co-funds over 38 projects with a total value of approximately $38 million.

RUD is one company that is working with the PSF on Public Place Recycling projects. They nationally distribute an extensive range of indoor and outdoor recycling bins that encourage efficient waste collection and are designed specifically to help prevent cross-contamination of recyclable materials. And because they are created for public place use, RUD also offers anti-vandalism and fire-resistance options.

RUD Product Specialist Mark Williams explains that “for publicly placed bins to be effective in encouraging recycling with no-cross-contamination, you need to tailor waste bin options to the needs of each particular site and make it visually obvious which materials are to go into which bin. You also need to design the bin lid so that it not only prevents the dumping of general waste, but also encourages the sorting of recyclables.” Options such as RUD’s C-Thru range, which have a clear body to allow an instant visual cue on the appropriate contents, can be combined with signage and shaped lids - round holes for cans, wide slits for paper – to help public users recycle responsibly.

Since it began in January 2008, Public Place Recycling has installed 3,500 recycling bins in 90 public venues in Queensland alone.

Companies such as Queensland Rail and Virgin Blue have successfully implemented PPR programs, each estimating a diversion of 50 tonnes of recyclable material from landfill per month. With audits showing less than 5% contamination and the volume of recycling increasing since implementation, it is clear that these well planned PPR programs are working.

To enquire about the RUD C-Thru bins and other recycling systems,

call Mark Williams on (07) 3712 8000.

1 SOURCE: ABS 2007 REPORT ON SOCIAL TRENDS.

2 SOURCE: HYDER CONSULTING AUSTRALIAN BEVERAGE PACKAGING CONSUMPTION,

RECOVERY AND RECYCLING QUANTIFICATION STUDY.

), the NPC co funds over 38 projects with a a ely $38 million.hat is working with the PSF onon PublicThey nationally distribbututee an

r and outdoor recycliningg ent waste collecctitioonally to help prpreevent

ecyclable mamatterials.ated for ppublics anti-vavandalismm

ns.t Marark or pupubliclyye e ininthh no-crross-to tailoor needs

ngg of ch assch havevenstantriate contenents, gnage and shahapep d s, wide slits for rers recycle responsnsibly.

310142E_Rud Chains | 1685.indd è:–ø2 31/1/11 3:23:11 PM

8 West Link Place, Richlands Brisbane QLD 4077 • P: 07 3712 8000 • F: 07 3712 8001 • E: [email protected] • W: www.bins4recycling.com.au

C-THRU Bin is a large stylish 180ltr capacity container with a clear body to enable viewing of contents to ensure that there is no contamination of waste. The C-THRU Bin encourages responsible recycling by providing a choice of hood apertures, specificially designed to suit an array of different recycling/waste groups. Other key features include:• Robust see through body;• Choice of four hood apertures/colours;• Keyed locking mechanism;• Can be flat-packed for ease of storage;• RecycleNow graphics and text sticker sets (optional extra).

For further information please call our product specialist Mark Williams on (07) 3712 8000.


8 awards For excellence 2010

on Thursday 25 November 2010, FMA Australia announced

the winners of the 2010 Awards for Excellence at Sydney’s

iconic Doltone House.

Opened by the Hon. Anthony Kelly MLC on behalf of the

Premier of New South Wales, Kristina Keneally, and hosted by

Paul McDermott of Good News Week, this massive event included

performances by legendary Aussie rocker Ross Wilson from Daddy

Cool, the outstanding new talent of Justice Crew, the all-male hip-

hop dance and musical group of Australia’s Got Talent fame, and

Darryl and Harmony Lovegrove.

There were an outstanding number of entries across all categories

for the 2010 awards, all of a very high standard, and FMA Australia

would like to congratulate all the finalists and winners.

2010 FMA Australia and uGL Services Young Achiever of the Year AwardWinner – Victoria Rose, UGL Services

About the winnerVictoria has a passion for driving business value through the

development of sustainable strategy with a solutions focus. She is

currently working for UGL Services overseeing the sustainability

management of several key client portfolios. Her background

within Australia’s national stevedoring industry saw her move

from operational efficiency toward a more environmental and

resource focus. She has been involved in NGERS and EEO reporting,

national project management, behavioural awareness campaigns,

strategy development/execution and large-scale global business

case developments. Victoria has recently been a key driver in the

development of an emerging leader’s network within UGL Services

to engage, lead, inspire and empower employees, support the

reduction of attrition and promote employer of choice status.

Currently Victoria chairs an Advisory Committee for a Sydney-

based sustainable equity management firm where she holds a

directorship. Additionally, she is working on developing a young

professional association which aims to position and prepare young

leaders and organisations for future success and growth. Her passion

and vision is to see organisations embrace sustainability as being

‘just good business’, whilst improving bottom lines, competitive

positioning and organisational culture.

This award was sponsored by UGL Services: www.ugllimited.com/services.

FMA AuSTrAliAawaRds fOR ExCELLENCE 2010


9awards For excellence 2010

2010 FMA Australia and Programmed Facility Management State and Federal Government excellence in FM AwardWinner – Integrated Facilities Management Business Line, Jones

Lang LaSalle (ACT)

About the winnerJones Lang LaSalle has been providing excellence in service

delivery to federal government departments since 1996. From

2009, the Integrated Facilities Management (IFM) team at Jones

Lang LaSalle has delivered a number of positive changes to federal

government departments in the management of their facilities. These

include a more strategic approach to property management, cost

savings through more efficient portfolio management, improved

transparency and management of data, enhanced procurement

capability, and refined maintenance processes. The IFM team has

also implemented innovations that have achieved tangible financial

outcomes for its clients. Examples of these are a lease buy-out option

methodology, lease classification rating system, technology systems,

and energy recovery program.

The IFM team has positively impacted the perception of the FM

industry by generating significant real estate savings for federal

government departments (and in turn the Australian taxpayer),

implementing transparent service delivery models, assisting in

improving sustainability credentials, getting staff involved in industry

associations, and implementing thought leadership, as well as

building robust career paths for employees.

This award was sponsored by Programmed Facility Management: www.programmed.com.au

2010 FMA Australia and Spotless Most Significant research Initiative excellence AwardWinner – Space as a Knowledge Management Tool, Geyer Pty

Ltd

About the winnerGeyer undertook research to better understand the role of space in

supporting the management of knowledge in organisations. Findings

suggest that despite its passive nature, space plays an active role in

the creation, storage and transfer of knowledge. This could imply that

the best tool that organisations have to manage knowledge may be

their buildings.

This research suggests that the relationship between space and

knowledge demands consideration as part of the operational and

strategic management of the facility. Facility managers thus have

a privileged role as custodians of the organisation’s competitive

advantage. The research was led by Laurie Aznavoorian and Dr

Agustin Chevez from Geyer, with over 25 years in the profession.

This award was sponsored by Spotless: www.spotless.com/fm

2010 FMA Australia and ISS Product excellence AwardWinner – Airblade™ Hand Dryer, Dyson Appliances

About the winnerThe Dyson Airblade™ hand dryer is the world’s fastest and most

hygienic hand dryer.

Dyson Airblade™ hand dryers deliver significant cost and energy

savings, providing a hand drying solution that dries hands hygienically

in just ten seconds. Using a hospital-grade HEPA filter, the Dyson

Airblade™ hand dryer eliminates 99.9 per cent of bacteria to ensure

that hands are hygienically dried. A safety and hygiene benefit to all

facilities, especially when considering that cross contamination of

bacteria between people is 1,000 times more likely to occur when

hands are damp.

Hand drying provisions are a core requirement of all facilities,

regardless of the size of the building, purpose of the facilities or end

users of the amenities. A hand drying device that can offer significant

savings, both environmentally, as it provides a solution to the gross

waste of paper towels, and from an operational point of view, as

it reduces the maintenance required to constantly refill dispensers,

as well as being a standout in its uniqueness, speed and appeal,

prompts good hand hygiene, and in the end delivers to facilities and

facility managers a healthier and more sustainable environment.

This award was sponsored by ISS Facility Services: www.au.issworld.com



2010 FMA Australia and Integrated Initiative in Customer Service excellence AwardWinner – Glen Eira City Council

About the winnerGlen Eira City Council is the local government authority for the City

of Glen Eira, which covers 38.7 square kilometres of Melbourne’s

inner south-east. It was created in 1994 following a merger of

the former City of Caulfield and the nearby suburbs of Bentleigh,

Bentleigh East, McKinnon and parts of Ormond. The area is home to

129,000 people across 56,000 households, representing more than

160 different cultural backgrounds, and is the centre of Melbourne’s

Jewish community.

Council works to develop a tolerant and caring community where

everyone can feel that they belong and participate in the decision-

making that leads to achieving the best possible health, safety and

lifestyle options within the city.

Council is proud of the services it provides to the community,

and also of its occupational health and safety record. In order to

provide a first-class responsive service to the community it serves,

Council utilises a customer tracking system. It also uses an asset

management database.

This initiative involved the integration of other databases into

the customer request and asset management processes to further

enhance the service that Council provides to the community. In

this example, Council’s hazardous material database has been

successfully integrated into its customer request tracking system and

asset management database to enable it to provide an enhanced

service to the community and a safer working environment for staff

and contractors.

This award was sponsored by Integrated: www.integrated.com.au

2010 FMA Australia and Jones Lang LaSalle Impact on organisation and Workplace excellence AwardWinner – Commonwealth Bank Group Property

About the winnerCommonwealth Bank Group Property manages a complex property

portfolio for Commonwealth Bank and Bankwest, encompassing

retail branches and commercial offices across Australia and abroad,

for a workforce of around 45,000 people.

In 2007, the group reviewed its property strategy, and in particular

the support model available to manage the national portfolio of

sites, consisting of over 1,320 branches and 65 commercial office

buildings.

The fundamental premise of the group’s vision is that the

customer is at the centre of everything it does. To support this vision,

Group Property embarked upon a workplace renewal program to

not only provide state-of-the-art workplace facilities, but also to lead

a major change management initiative for greater collaboration and

more flexible work practices across business units.

Group Property’s approach involved consolidation of office space

in key locations, by vacating old buildings and moving into new

purpose-built premises, and insourcing its entire facilities team

to support the initiative. This was an opportunity for the team to

introduce a comprehensive client services model with locally-based

facilities management (FM) resources, which are integrated with the

business to support its retail and commercial priorities. Accordingly,

new workplaces were commissioned and designed to:

3 Facilitate collaborative team-based work styles without ‘silos’;

3 Foster innovation for competitive advantage; and

3 Support faster, smoother workflows across the business.

The new workplaces are complemented by innovative technology

to support smarter ways of working.

This award was sponsored by Jones Lang LaSalle: www.joneslanglasalle.com.au

2010 FMA Australia and GJK Facility Services Sustainability and environmental Impact excellence AwardWinner – Forster Shopping Centre, Stockland (Shane Monro)

About the winnerForster Shopping Centre, on the mid-north coast of NSW, is

Stockland’s first naturally ventilated mall. It relies on the natural

sea breezes to cool the centre, which means a huge reduction in

energy consumption. In addition, the centre is designed to rely

heavily on natural daylight rather than artificial light. As a result of

these initiatives, Forster has recently been awarded Australia’s first

5 star retail NABERS energy rating. In addition, it achieved a 3.5 star

NABERS water rating.


11awards For excellence 2010

The driving force behind these operational changes is the

centre’s facility manager, Shane Monro. Shane, in conjunction

with the Forster centre management team, initiated a number of

comprehensive sustainability programs and trials which have led to

reductions in energy and water consumption, and reduced waste

to landfill. Shane, who has been at Stockland since 2007, is at the

forefront of Stockland’s grass-root trials, and plays a fundamental

role in ensuring that Stockland’s shopping centres are responding

to the sustainability challenge. In addition, as a result his great work

at Forster, Shane has been utilised at other Stockland buildings for

providing ‘one-on-one’ coaching as a result of his capabilities and

expertise.

This award was sponsored by GJK Facility Services: www.gjkfacilityservices.com.au

2010 FMA Australia and Atlantis Service Provider excellence in FM AwardWinner – Spotless / Department of Education and Training,

NSW

About the winnerSpotless has over 30 years experience in large-scale facilities

management and maintenance contracts throughout Australia. One

of the top 15 employers in Australia, Spotless has over 37,000 staff

internationally who work in facilities management, cleaning, catering

and laundry services.

From July 2005, Spotless has worked with the NSW Department

of Education and Training to deliver facilities maintenance for 485

public schools across Sydney. Over this time, they have developed

a strong collaborative partnership with the Department, based on

exceptional service delivery and a strong focus on safety. This year

Spotless achieved a record zero injuries in the contract, and delivered

all project works on time and on budget.

Spotless’ service excellence is evidenced in their annual review

and audit results. They achieved 99 per cent in the most recent

annual review and received over 90 per cent in weighted scores for

all assessments in the last three years. Spotless has also achieved

100 per cent compliance over the last three years in the delivery of

programmed, statutory maintenance, according to Australian FM

Standards.

The Department strongly supports Spotless as an expert FM

provider, and has praised Spotless for their dedication to Department

projects.

This award was sponsored by Atlantis: www.atlantis.net.au

2010 FMA Australia and rider Levett bucknall Industry Innovation excellence AwardWinner – Airblade™ Hand Dryer, Dyson Appliances

About the winnerDyson Airblade™ hand dryers are the world’s fastest, most energy

efficient and hygienic hand dryers, drying hands in just ten seconds.

These new technology hand dryers offer facilities an efficient,

sustainable and healthy alternative to the wastage of paper towels

and other drying devices.

Airblade™ technology

Dyson Airblade™ technology is different. Instead of painfully

slow evaporation, the Dyson Airblade™ hand dryer uses patented

technology to wipe hands dry with high velocity blades of air.

Unheated air is channelled through a 0.3 millimetre gap, no thicker

than an eyelash, and acts like an invisible windscreen wiper to wipe

moisture from hands; leaving them completely dry.

The Dyson Airblade™ hand dryer was the first product to be

awarded the Carbon Reduction Label from the Carbon Trust, a UK

environmental organisation dedicated to lowering carbon emissions,

which is strongly supported by the UK government. Represented

in Australia by Planet Ark, the Carbon Reduction Label program

was only recently launched in Australia to inform consumers about

the carbon footprint of their everyday products. Locally, Dyson

Airblade™ was the second product to be recognised by Planet Ark

Australia for its positive impact on Australians’ carbon footprint.

Compared to conventional warm air hand dryers, the Airblade uses

80 per cent less energy, so along with reducing energy consumption,

this also reduces the electricity bill. With certain facilities running

hundreds of hand dryers at a time, these costs can add up, and the

reduction outlined above with one Airblade™ unit, once extrapolated

across all hand dryers, results in significantly reduced running costs

for a facility.

This award was sponsored by Rider Levett Bucknall: www.rlb.com



AWArdS For exCeLLenCe 2010 FInALISTS

Brisbane City Council, Neil Wood

Clean Space Solutions, Sani Seat

Commonwealth Bank Group Property

Dyson Appliances, Airblade™ Hand Dryer

Express Glass, 24 Hour Service

Foster’s Group

Geyer Pty Ltd, Space as a Knowledge Management Tool

GJK Facility Services

Glen Eira City Council

Jones Lang LaSalle (ACT), Integrated Facilities Management

business line

Jones Lang LaSalle, John Burgess

Jones Lang LaSalle, The MLC Centre

Knight Frank, Jon-Paul Mather

Port of Brisbane, Roger Waalder

Spotless Facilities Services, Nathan Volke

Spotless/ACT Defence

Spotless/Department of Education and Training, NSW

Stockland, Forster Shopping Centre (Shane Monro)

Sustainable Living Fabrics, Green Living Collection

UGL Services in Partnership with Australia Post

UGL Services, Victoria Rose

University of Melbourne, ESD Operations Guide

University of Woolongong

Woolworths Ltd, Rod Glover

2010 FMA Australia and Airmaster Facilities Manager of the Year AwardWinner – John Burgess, Jones Lang LaSalle

About the winnerJohn Burgess, General Manager Transition – ANZ Centre, recently led

a team of property and facilities specialists in planning and executing

‘operational readiness’ for ANZ Centre – the Southern Hemisphere’s

largest single occupancy office building, accommodating over 6,500

people.

On behalf of Jones Lang LaSalle’s major client, ANZ, John and his

team delivered all operations contracts, site commissioning, testing

and mobilisation on time and with no business interruption.

The success of this work has been acknowledged by ANZ who

requested that John take on a broader role to close out the ANZ

Centre project and transition of all project functions to business as

usual operations – a role that would normally be filled in-house.

John Burgess is a director with Jones Lang LaSalle’s Integrated

Facilities Management (IFM) business. Working with one of Jones

Lang LaSalle’s largest clients in the Asia Pacific, John currently fills

the role of general manager, ANZ Centre. John has contributed

significantly to the environmental outcomes that the building has

achieved, including its 6 Star Green Star ‘Office Design’ rating and

registration for another two Green Star ratings. He also ensured that

the building services were delivered to the highest standard, befitting

an iconic building such as ANZ Centre. He has helped to set the

benchmark in facilities management; many of the practices from ANZ

Centre are being rolled out across ANZ’s global portfolio.

This award was sponsored by Airmaster: www.airmaster.com.au

THE 2011 FMA AuSTrAliA AWArDS FOr ExCEllENCE Will BE HElD ON 10 NOVEMBEr 2011 AT THE GrAND HyATT MElBOurNE

90,000 ASSETS, 10,000 FACILITIES,121 BASES AND A CONTINUING COMMITMENT TO EXCELLENCE

PH: 02 9322 2000 WEB: www.au.brookfield.com

office buildings, workshop facilities, live-in accommodation, messes, warehousing, carparks, teaching and conference facilities, childcare facilities, hospitals, wharf/docking facilities, airfields, fuel farms, recreational fields and equipment, gymnasiums and swimming pools, firing ranges, vast areas of bushland and fencing, specialist training facilities, chapels, research and test facilities, armouries, fire stations, museums, libraries, cinemas, sewage and water treatment plants, substations and high-voltage infrastructure,and data/communications/transmission facilities.

Brookfield Multiplex Services has been providing comprehensive maintenance services to the Department of Defence for more than 10 years.

The market-leading property and facilities management company won its first contract for the Department of Defence’s Sydney region in 2000, at that time as part as a joint venture with John Holland and under the brand of Defence Maintenance Management (DMM). A year later DMM acquired the Shoalhaven portfolio. The contracts were merged to form the new Northern NSW region, one of five of the larger national regions.

In 2007, DMM won the Department of Defence’s Southern Victoria contract and has subsequently been successful in maintaining these contracts. Combined, the three portfolios comprise 121 bases, more than 10,000 individual structures and facilities and approximately 90,000 items of fixed plant and equipment.

Services provided include hard facilities management, project management, Help Desk services, fixed plant and equipment maintenance and Engineering Operations. Specialist considerations include:

- Heritage regulations for facilities such as the historic Victoria Barracks in Paddington and Victoria Barracks in Melbourne

- Issues surrounding OH&S, asbestos and environmental management, including Environmentally Sustainable Design

- Compliance with statutory regulations such as Civil Aviation Safety Authority requirements and the Defence Aviation Safety Manual

- The need for 24/7 site availability - The requirement for Plant Special Licences and

Defence security clearance levels for subcontractors.

DMM REBRANDS TO BROOKFIELD MULTIPLEX SERVICES

In 2011 DMM is rebranding to Brookfield Multiplex Services, bringing the benefits of the market-leading Brookfield Multiplex Services brand to the Department of Defence portfolio. This rebranding coincides with the Department of Defences’ own Strategic Reform Program.

The expansion of Brookfield Multiplex Services’ service delivery into the Central Northern NSW region, as well as its centrally based Property Service Centre, enables it to capitalise on these arrangements. Commensurate with Defence’s new priorities, the company is in the process of establishing a Relationship Hub. This will simplify and standardise processes, ensure consistency of approach, promote synergies and eliminate inefficient variances between the regions.

BROOKFIELD MULTIPLEX SERVICES MANAGES A DIVERSE RANGE OF PROPERTY ASSETS FOR THE DEPARTMENT OF DEFENCE INCLUDING:

315563AE_Brookfield Multiplex | 1685.ai 2/2/11 3:58:24 PM


14 green Building

Property developer Stockland, who reduced carbon emissions

by 800 tonnes a year and saved $90,000 in energy bills, has

won the first ever national award for improving office energy

efficiency as part of a national partnership program led by the City of

Sydney Council.

Monica Barone, CEO of the City of Sydney, presented Siobhan

Toohill, Stockland’s general manager for corporate responsibility and

sustainability, with the inaugural CitySwitch signatory of the year

award at its Sydney office in Castlereagh Street.

CitySwitch assists companies leasing office space to improve their

energy efficiency. The program is run in partnership between the

cities of Sydney, North Sydney, Parramatta, Willoughby, Brisbane,

Adelaide, Melbourne, Perth, Port Phillip, the ACT Government, the

NSW Department of Environment, Climate Change and Water, and

Sustainability Victoria.

The judges said that Stockland is undoubtedly a green market

leader who demonstrated innovation, a dedicated commitment to

the pursuit of office energy efficiency, and an ability to find creative

solutions.

‘Energy efficiency is becoming a key competitive driver in the

commercial office market as electricity prices continue to rise and the

government prepares to put a price on carbon pollution,’ said Ms

Barone.

‘CitySwitch is now Australia’s leading energy efficiency program,

representing 1.46 million square metres of office space and over 305

tenancies – a 72 per cent increase on last year and approximately 6.5

per cent of the total office space in Australia’.

Stockland achieved a top 5 star NABERS Energy tenancy rating for

their Sydney head office through inititatives such as sub-metering

to monitor energy use, motion sensors for lighting, energy efficient

appliances, replacement of all energy-intensive CRT monitors with

flat screen LCDs, timed air-conditioning switches in all meeting

rooms, and extensive staff engagement.

The rating was achieved without the use of GreenPower, where

customers pay a premium for electricity produced from renewable

sources such as wind. The NABERS rating, from 1 to 5, is an

industry-recognised tool to help tenants benchmark their greenhouse

gas reduction performance.

‘Stockland has placed a strong emphasis on both leading building

management practices as well as trialling emerging technology

towards reducing their carbon emissions by 800 tonnes, and saving

over $90,000 on energy bills during 2010,’ said MsToohill.

Energetics in Melbourne, and Cameron Chisholm Nicol in Perth,

were both runners-up of the 2010 CitySwitch Signatory of the Year

award, having achieved considerable savings through innovative

energy efficiency initiatives and extensive staff engagement.

The CitySwitch program, which began in 2006 in Sydney and was

launched nationally in June 2008, assists organisations to improve

the energy efficiency of their offices. Organisations that become

CitySwitch Signatories commit to achieving an accredited 4 stars or

higher NABERS Energy rating for their tenancy or whole building.

The current Australian market average is 2.5 stars.

An estimated 60 per cent of total energy demand in the central

business districts of Australia’s capital cities is attributed to stationary

energy use including office equipment, lighting and computers, with

tenants accounting for almost half the electricity consumed.

If all of Australia’s commercial office tenants were to achieve

a NABERS Energy tenancy rating of 4 stars or higher, a saving of

960,000 tonnes of CO2

could be made each year, which is the

equivalent of taking 200,000 cars off the road.

The national CitySwitch Signatory of the Year was selected from

the state winners as judged by representatives from the Green

Building Council of Australia, the Property Council of Australia and

CitySwitch.

This year’s CitySwitch National Awards acknowledged leading

signatories from each state who have demonstrated an exemplary

commitment to reducing greenhouse gas emissions and a high level

of environmental leadership and action.

The CitySwitch state award winners are as follows:New South Wales

3 Jones Lang LaSalle – CitySwitch Signatory of the Year under

2000m2

3 Stockland – CitySwitch Signatory of the Year over 2000m2

Australian Capital Territory 3 Exergy – CitySwitch Signatory of the Year under 2000m

2

Queensland 3 Queensland Nurses’ Union – CitySwitch Signatory of the Year

under 2000m2

3 Parsons Brinckerhoff – CitySwitch Signatory of the Year over

2000m2

South Australia 3 Zero Waste SA – CitySwitch Signatory of the Year under 2000m

2

3 Department for Families and Communities – CitySwitch

Signatory of the Year over 2000m2

Victoria 3 Energetics – CitySwitch Signatory of the Year under 2000m

2

3 EPA Victoria – CitySwitch Signatory of the Year over 2000m2

Western Australia 3 Cameron Chisholm Nicol – CitySwitch Signatory of the Year

under 2000m2

3 Wood and Grieve Engineers – CitySwitch Signatory of the Year

over 2000m2

STOCklAND WiNS iNAuGurAl NATiONAl AWArD FOr OFFiCE ENErGy EFFiCiENCy

POSITIVE RELATIONSHIPS ARE KEY

Mills Oakley Lawyers of level 6, 530 Collins Street, Melbourne are ready to tell anyone who wants to listen about how delighted they are with the work carried out by Formula Interiors. They were particularly impressed that the project came in on time and on budget without any compromise on quality.

The following is an extract from an unsolicited letter written by The Information Technology Manager of Mills Oakley Lawyers, Mr Josh Piper.

“We are delighted with the fit out at our new premises, the design and layout suit us perfectly and

the quality of the materials and workmanship is outstanding. Throughout the process you and the team were courteous and happy to answer any of our queries while working with us to oversee the project and ensure all our needs were met. The ability of you and the Formula Interiors team to meet our needs while working within a tight timeframe and strict budget was critical and you did an exceptional job.

It was such a pleasure to work with the team at Formula Interiors, I would highly recommend you to anyone looking to refurbish or fit out office space.”

Formula Interiors know the relationships established with their clients, and how they manage their expectations are critical elements to their success.

“The ability of you and the Formula Interiors team to meet our needs while working within a tight timeframe and strict budget was critical”

“Choosing Formula Interiors as the key partner for your

project gives you confidence in both the project’s outcome

and in the process through which it is delivered”

AdelaideBrisbaneCanberraMelbournePerthSydney

P 1300 004 004 | F 1300 404 404 | E [email protected] | W www.formulainteriors.com.au

I&D

13764


16 green Building

While the Chinese can lay

claim to devising the

rotary fan for cooling in

the second century AD, it was not until

1902 that the first modern electrical air

conditioning unit was invented.

When American Willis Haviland

Carrier conceived of a machine that

could control not only temperature

but humidity too, he could never have

foreseen that his invention would irrevocably change our buildings

and the lives of the people within them. With less need for openable

windows, buildings could be constructed with larger floor plates. At

the same time, air conditioning led to productivity increases as office

workers could work through long, hot summers without raising a

sweat.

But while air conditioning technology solved many problems,

it brought with it some new ones. In his book, Losing our cool:

Uncomfortable truths about our air-conditioned world, Stan Cox

argues that society is paying a steep price for our air conditioning.

We stay inside longer, exercise less and get sick more often – and,

of course, the electricity required to keep our buildings icy-cold is

contributing to global warming.

As air conditioning has made the leap from a luxury to a necessity,

its use is ensuring its future use. The more we use air conditioning

now, the more it contributes to climate change, hotter summers and

even greater demand in the future.

However, recent innovations in heating, ventilation and air

conditioning (HVAC) technology are looking at ways of improving

energy efficiency, and in turn delivering significant financial

advantages and environmental benefits.

Smart, sustainable cooling concepts should be considered in

conjunction with other good, green design principles. Simple

passive design techniques that assist in controlling ventilation and

the temperature of a building, without the use of any mechanical

systems, should form the basis of building design and retrofit work.

Reductions in energy needs can be achieved through site orientation,

window glazing and shading, good thermal mass and insulation

appropriate to the climatic conditions. Features such as these can

enable mechanical HVAC systems to be downsized. In essence, the

better the building façade, the less energy required inside.

While traditionally most of the focus on HVAC has been on

minimising its energy consumption, the Green Star rating system for

buildings takes an holistic approach to HVAC, assessing the amount

of fresh air delivered into a space, the mix and circulation of the air,

the quality of the air being circulated, and the capacity of the building

to deliver the air effectively, all of which can affect the wellbeing of

occupants.

The design and construction of an HVAC system is also considered

within a number of Green Star tools. In Green Star – Healthcare

v1, for instance, access to the ducting for maintenance purposes is

assessed, as is the construction of the system. In Green Star – Office

Interiors v1.1, projects are required to clean the existing ductwork

prior to use in order to reduce the amount of mould in the system

itself.

All Green Star rating tools measure the proportionally large

environmental impact of a refrigerant’s ozone depletion potential

(ODP) and global warming potential (GWP) – as a refrigerant

molecule might contribute 1,000 times more to climate change than

a molecule of carbon dioxide, for example. Furthermore, the water

use of an HVAC system is considered if the system uses a cooling

tower, as well as the risks that such systems pose with regards to

Legionella.

Innova21, the University of Adelaide’s new building for the

Faculty of Engineering, Computer and Mathematical Sciences,

boasts an array of HVAC innovations which will not only reduce the

environmental impact of the building, but help improve learning

outcomes for students.

COOl ruNNiNGSBy ROBiN MELLON, ExECUtiVE diRECtOR – adVOCaCy aNd iNtERNatiONaL – gREEN BUiLdiNg COUNCiL Of aUstRaLia

Robin Mellon

The break-out staff area at Norman Disney & Young’s Green Star office.


17green Building

The eight-storey building was awarded a 6 Star Green Star –

Education v1 rating in May 2010, representing ‘world leadership’ in

environmentally sustainable design.

Innova21 features a natural gas-fired tri-generation plant

that supplies all of the building’s electricity, heating and cooling

requirements and will reduce peak electrical demand by around 60

per cent compared to ‘business as usual’. Due to local planning laws,

the plant has been designed to run in ‘island’ mode, which means it

is isolated from the grid. This posed a number of design challenges

but was deemed worthwhile due to the significant operational,

environmental and life-cycle savings offered by the plant.

Tri-generation installations typically convert around 75 to 85 per

cent of the energy source into electrical power and useful heat. This

compares favourably with conventional power generation, which has

a typical delivered energy efficiency of only around 30 to 35 per cent.

This is particularly important in South Australia where the majority of

power is generated by coal-fired power plants.

Costs for the plant were further offset by reducing the need for

traditional plant infrastructure such as back-up generators and

separate boilers and chilling units. Innova21 also gained a ‘green tick’

for the 500,000-litre water tank that harvests water from around the

campus for use in the building’s cooling towers and toilets.

Another stand-out feature of Innova21 is the innovative use of

the building’s foundation piles for geothermal energy storage. This

system uses the thermal mass of the earth beneath the building to

provide an efficient source of cooling for the building after hours.

The system involves reticulating chilled water, produced by the

building’s tri-generation plant, through pipework embedded within

the foundations. This cools the ground, and in effect enables the

building to ‘store’ energy to cool areas, such as data rooms, after

hours, when the tri-generation plant is turned off. Cooling the

building in this manner is more efficient as it allows most cooling

potential to be produced using the tri-generation plant’s absorption

chiller, which uses waste heat to produce chilled water, rather than

less efficient electric chillers. The use of geothermal energy storage is

an Australian first and is calculated to reduce the building’s cooling-

related CO2 emissions by 58 per cent.

Innovative cooling systems aren’t just the preserve of new

buildings. Norman Disney & Young’s Melbourne office at 115

Batman Street is the first refurbished building to achieve certification

under all three Green Star Office rating tools. The project, which

has transformed a derelict factory into a state-of-the-art multi-storey

office block, achieved a 5 Star Green Star rating under the Office

Design and As Built v2 rating tools, as well as a 5 Star Green Star

Office Interiors v1.1 rating. The building now accommodates the

entire Melbourne team of consulting engineers, and is a strong

symbol of NDY’s commitment to a sustainable future.

Within the building, a passive chilled beam system is used

for ground, first and second floor air conditioning. Chilled beam

technology works via convective cooling, where warm air rises and

is cooled by the chilled beam pipework in the ceiling panels and

then falls back to the floor. The process is more efficient than air-

based cooling in drier climates and also eliminates the effects of

draughts that may occur with conventional air conditioning systems.

NDY’s system ensures the space is comfortable and operates well in

extreme conditions.

The bottom line for facility managers is this: the efficiency of HVAC

systems has improved significantly over recent years. Replacing an

existing HVAC system with a newer model may help you to deliver

significant energy savings. However, if capital costs are an issue,

03 8761 6155mullerindustries.com.au

BEFORE AFTER

Using a cooling tower like this is yesterday’s thinking.They consume over 5000 litres of drinking water per day.They carry the risk of the deadly Legionnaires’ disease.

Choosing a 3C Cooler is a decision for now,and for the future. They consume up to 80% less water.

They eliminate the risk of Legionnaires’ disease.

WHY WOULD YOU? WHY WOULDN’T YOU?

LET MULLERFIND THE BESTSOLUTIONFOR YOU

COMPANY MEMBER


18 green Building

consider how you may improve existing equipment through tuning

and installing advanced control systems.

Air conditioning should not be considered a ‘bad’ practice. It can

be an effective solution for cooling and ventilation needs, provided

it is considered as one element in a range of solutions, rather than

the starting point for building design or operation. Smart passive

design features should be at the forefront of design considerations,

not an afterthought. From time to time, even with the right aspect

and natural ventilation, some artificial assistance may be required.

In cleverly-designed green buildings, the air conditioning and

heating won’t need to work as hard – which means less energy and

greenhouse gas emissions, and more dollars in the bank.

One final note about air conditioning and the important role

facility managers can play in maintaining indoor environment quality

and occupant comfort. In an analysis of over 6,000 office workers’

complaints in 34 Australian buildings over two years, researchers

at the Investa Sustainability Institute have found that gripes about

being too hot, too cold, too stuffy or too draughty are most frequent

on Mondays (25 per cent of all complaints) and fall dramatically

throughout the week (down to 14 per cent of all complaints on

Fridays).

In some buildings, the air conditioning system may be switched

off over the weekend, reducing energy costs and emissions.

However, this means that the air and the materials in the building

heat up over a summer weekend and cool down during winter. At

the same time, people have been in their homes all weekend and

have become accustomed to being either in a space set to their

own personal comfort level or able to dress in accordance with their

surroundings. So, when they arrive at work on Monday, it’s easy

to blame their lack of motivation on the air conditioning; by Friday

the building may be more in balance and the people within it are

looking towards the weekend once more. Facility managers have

an important role in making sure that buildings can be not only

cost-effective, but productive spaces throughout the week – and

throughout the year. Visit Investa’s Green Buildings Alive website

(www.greenbuildingsalive.com.au) to find out how you can diagnose

Monday-itis in your office.

The passive chilled beam system at 115 Batman Street was purposefully left exposed and is an active display of Norman Disney & Young’s commitment to Green Star efficiency.

CLIENT FEATURE

5 -7 April 2011Melbourne Exhibition Centre

Register now at cleansceneshow.com.au

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CLEANSCENE: The National Cleaning & Hygiene Expo will be held 5 – 7 April at the Melbourne Exhibition Centre. CLEANSCENE enjoys association support across a plethora of

sectors and at a level unprecedented for an Australian cleaning show (NCSA, NUCCRA, ACCA and BSCCA are all supporters of the event and between them represent over 90% of the cleaning industry).

Training companies (Joined Forces), educational institutions (Gordon TAFE) as well as companies and organisations offering the latest in cleaning and hygiene products and services will be on hand to inform and challenge your current practices and processes. Wash room products (Pink Hygiene), large machinery and sweepers (Tennant), cleaning consultation and hygiene supplies are just a few examples of what exhibitors have on offer.

Association members and facilities and building professionals alike will benefit from numerous features at the cleaning show including a free seminar series, workshops, a live demonstration stage and the Clean & Green product area featuring companies who have gained green certification from GECA or a European or American equivalent.

CLEANSCENE will be co-located alongside Safety In Action, a

principal source of expert knowledge for OHS professionals, thus providing facilities and building professionals with an opportunity to source hygiene and safety products simultaneously.

To register to visit CLEANSCENE: The National Cleaning & Hygiene Expo in Melbourne in April go to www.cleansceneshow.com.au.

315643AE_Aust Exhib & Conf (CleanScene) | 1684.indd è:–ø2 21/1/11 12:38:23 PM

309789A_Grace Removals | 1685.indd 1 3/11/10 2:58:58 PM

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20 green Building

TAx BrEAkS FOr GrEEN BuilDiNGSBy tOM CaNtwELL, hEad Of REaL EstatE, dLa PhiLLiPs fOxFresh from the implementation of the Commercial Building Disclosure (CBD) laws in November 2010,

the Commonwealth Government is pressing ahead with its drive to green Australia’s building stock.


21green Building

The CBD program requires

owners of commercial

office buildings of greater

than 2000m2 to disclose the energy

efficiency of the buildings during

a sale and for major leases. This

compulsory regime has increased

the focus within the property

industry on the energy efficiency of

the existing building stock and is a

move away from the former voluntary rating processes.

However, the cost of retrofitting existing buildings to make them

more energy efficient has remained the major stumbling block for the

industry and has delayed the widescale take-up of energy efficient

retrofits. Assistant Treasurer, Bill Shorten, and Parliamentary

Secretary for Climate Change & Energy Efficiency, Mark Dreyfus,

have now jointly released the government’s consultation paper on

their proposed Tax Breaks for Green Buildings scheme, which aims

to increase the payback from green retrofits and overcome this

hurdle.

Scheme overviewThe scheme proposes a one-off bonus tax deduction of 50 per

cent of the cost of eligible improvements. This tax deduction is in

addition to the normal capital allowance deduction, enabling 150 per

cent of their total value to be deducted over their life and providing

significant cash flow benefits to owners upgrading their properties.

The scheme is open to existing commercial office buildings,

shopping centres and hotels, provided they are currently covered

by the National Australian Building Environment Rating System

(NABERS) and have below average energy performance. NABERS

is managed by the NSW Department of Energy, Climate Change

& Water on behalf of all Australian states and territories and is

becoming the de facto energy efficiency standard, having also been

adopted by the mandatory CBD program.

Being limited to buildings with a NABERS rating of two stars or

less, the scheme will deliver the most benefit by improving the worst

performing buildings. In order to qualify, the energy efficiency of the

building must lift by at least two stars and achieve a minimum four-

star rating.

The scheme is due to commence from 1 July 2011 and run until

30 June 2015, with $1 billion allocated for the life of the scheme.

With this budget likely to be rationed, one of the questions to be

resolved is whether the deductions will be granted on a ‘first come,

first served’ basis, or whether only the best-performing projects will

be chosen.

A global approachThe consultation paper proposes that a global approach be applied

to the costing of the energy efficient elements. This is appropriate

as most retrofits seeking to achieve significant energy efficiency

improvements include many different elements, such as improving

lighting, heating, ventilation, air conditioning systems, upgrading

building management and control systems, and, more rarely,

improvements to the façade or building fabric.

Where many parts of the retrofit work together to deliver the

energy efficiency improvement, it is not clear how the amount

eligible for the tax break will be calculated. For instance, the

consultation paper contemplates that non-capital expenditure on a

post-installation NABERS assessment, development or installation of

improved software for building automation and costs associated with

commissioning of the building may be examples of non-construction

costs to which the tax break applies. However, it is unclear how

fees payable to consultants such as architects and engineers, ESD

advisors or NABERS assessors for pre-submission evaluations would

be handled.

Key requirementsThe scheme does not apply ‘as of right’ or as a self-assessment

regime. To obtain the tax bonus, a building owner must complete

three stages with significant approvals and reporting obligations:

3 Stage 1: The submission of the initial retrofit proposal, which

has to be accepted and registered by the Department of Climate

Change & Energy Efficiency (DCCEE).

3 Stage 2: The implementation of the retrofit. The current

proposal is that any contracts entered into prior to the retrofit

being registered would not result in eligible expenditure, even if

the works took place later. This may lead to significant delays in

the timing of works and be difficult to manage from a practical

perspective. Biannual reports must be submitted to DCCEE

throughout this stage.

3 Stage 3: Upon completion of the works, a new four star-plus

NABERS rating must be obtained. Various compliance materials

must be compiled and submitted to DCCEE for approval and

for DCCEE to issue a certificate confirming eligibility of the

project for the tax bonus. As a NABERS rating requires 12

months of operational data after the building is commissioned

and optimised, two years have been allowed for the issue of the

NABERS rating, with the ability to request extensions if building

performance has not achieved the required level.

It is only after DCCEE has issued a certificate that the bonus tax

deduction could be claimed. There would therefore be no certainty

at the commencement of the project whether or not the tax break

could ultimately be achieved, or the timing of the deduction. This

will make budgeting for the impact of the tax break difficult for

building owners.

A number of completed projects have struggled to perform at the

level of energy efficiency predicted by the design modelling. It will be

critical to ensure that all assumptions made in the modelling process

are appropriate so that the building will achieve the required rating

upon the retrofit being completed.

As for the CBD program, the proposal is for much of the

information in applications to be accessible through an online

register. This should prove a useful tool for the future planning of

retrofits, with much greater transparency of costs and benefits.

The scheme is undergoing consultation with the public and the

property industry, prior to its details being finalised. Submissions can

be made online to DCCEE.

Tom Cantwell


22 green Building

With the current emphasis on energy efficiency, buildings

are often constructed to be airtight, which can lead to

insufficient air exchange. Hence, chemicals that enter the

indoor environment either from the outside or from internal sources

stay trapped inside, where they may make us sick. In addition, the

use of electronic equipment and wireless communications is now

commonplace.

What is Sick building Syndrome?Sick Building Syndrome is a condition in which people experience

ill health only when inside a particular building. They are free of

symptoms outside of that building. While symptoms vary from

person to person, they may include headache, fatigue, poor

concentration, eye/nose/throat irritation and asthma.

This condition is different to building-related illness, which refers

to ill health caused by a particular building contaminant. These

symptoms are felt even when occupants are away from the source

of exposure. Examples include Legionnaire’s disease and asbestos-

related diseases.

What makes buildings sick?Each room in a building may contain hazards that can make people

sick. It is particularly important to consider the contaminants present

in areas where people spend the most time. Common indoor

contaminants and their sources include:

3 Dust and dust mites. Sources:

3 air conditioning systems;

3 ineffective cleaning practices.

3 Mould. Sources:

3 Air conditioning systems;

3 Surfaces subjected to condensation;

3 Areas kept damp by flooding or leaking water pipes.

3 Chemicals. Sources:

3 Cleaning products, pesticides;

3 Chemicals released from paints, adhesives, building

materials, furnishings;

3 Fumes from photocopiers, fax machines, printers;

3 Automobile exhaust.

3 Electromagnetic radiation. Sources:

3 Computers, printers, photocopiers and other electronic

equipment;

ArE yOur BuilDiNGS HEAlTHy?Headache, fatigue, poor concentration… If the occupants of your building were frequently complaining

of these health issues, would you stop to consider the possibility of a sick work environment?


23green Building

3 Wireless internet, cordless phones and other wireless

devices;

3 Electrical switch boxes and building wiring;

3 Street power lines;

3 Electrical substations;

3 Rooftop mobile phone masts, radio repeaters and other

telecommunications antennae.

3 Other sources:

3 Temperature and relative humidity either too high or too

low.

how building biology can helpBuilding biology is the study of the relationship between buildings

and life. It is concerned with the impact of the built environment

on human health and the use of this knowledge to create healthier

buildings. It considers the connection between people and buildings

and between buildings and the environment.

The application of building biology principles can result in an

energy-efficient building with minimum exposure to environmental

sources of illness. These principles can be applied either when

designing a new dwelling or when planning or executing changes to

an existing structure.

reducing exposure to environmental causes of illness indoorsIdeally, the best way to reduce exposure to adverse factors is to

eliminate their sources from the work environment. If necessary,

less toxic alternatives can be substituted for more toxic products. If

it is not possible to either eliminate or substitute a source of illness,

then either isolate it or increase your distance from it. Improved

housekeeping practices may be beneficial if sources cannot be

eliminated.

While a professional assessment, such as an electromagnetic field,

radio frequency or indoor air quality assessment, of your property is

the only way of ascertaining your exposure to indoor health hazards,

there are many simple things that you can do to make your interior

spaces healthier.

3 To reduce exposure to electromagnetic radiation:

3 locate spaces where people spend the most time as

far away as possible from power lines, substations and

electrical switch boxes;

3 use corded appliances rather than mobile or wireless

equipment.

3 To reduce exposure to moisture and mould:

3 ensure good ventilation to reduce humidity in all indoor

areas;

3 completely dry all wet materials within 48 hours of them

becoming wet;

3 fix all water leaks, broken pipes, etc., as soon as they are

identified.

3 To improve indoor air quality:

3 place photocopiers, faxes and printers in an area that is

away from desks and is vented to the outside;

3 use cleaning agents such as microfibre cloths, white vinegar

and water;

3 have air conditioning systems serviced, ducts cleaned and

filters cleaned/replaced regularly;

3 ensure that intake air for air conditioning systems does not

come from damp, mouldy or polluted areas;

3 vacuum regularly with either a HEPA vacuum cleaner or a

ducted vacuum system exhausted to the exterior;

3 avoid using pressed woods, particle boards and plywood;

3 use only paints, varnishes, wood oils and adhesives which

are made from natural, non-toxic products.

how indoor air quality testing identified another potential workplace health hazard at client richard’s workplaceSeveral of Richard’s team members were concerned that the eye

soreness and headaches that they often experienced at work may

have been associated with dust entering the office through the air

conditioning vents.

Although previous investigation by HVAC professionals had found

the air conditioning ducts to be clean, Richard asked me to conduct

an assessment of the airborne particulate levels in the workplace to

determine whether or not they were within safety guidelines.

Test resultsTesting found that respirable particulate (PM10) levels in all

sections of the workplace were well within the Australian Air

Quality Standard. While there is no standard for ultrafine particulate

exposure, levels in all sections of the workplace were well within the

range normally found in indoor environments and were significantly

less than the outdoor levels.

outcomeThe finding that respirable and ultrafine particulate exposures in

the workplace were acceptable provided some peace of mind for

Richard and his staff.

In addition, I noted during the assessment that the staff members

who had been experiencing headaches and eye soreness occupied

workstations beside the windows on one side of the building, where

glare was greater than it was elsewhere in the workplace. I therefore

recommended that steps be taken to reduce the glare to which these

team members were being exposed.

AbouT The AuThor

MaRIannE BakER

Marianne Baker is director of Building Wellness Pty ltd. she holds a Diploma

of Building Biology and is President of the australasian society of Building

Biologists. Further information about indoor environment assessments can be

obtained at www.buildingwellness.com.au or by emailing

[email protected].



From the campfire Billy to today’s original Boiling Billy, concepts haven’t changed much.

The simple things in life are often the best, that’s why we at Boiling Billy have come up with a new, energy efficient range of Boiling Billy Green T.

Wiffen Products Pty Ltd has been providing Australians and many others of our great world with their daily doses of caffeine for over 17 years, the difference today is that we have made things easier, more efficient and more productive for today’s consumer.

The Boiling Billy Green T range has 9 different options for you to choose, unlike other units available on the market, Boiling Billy work on water pressure alone. So we

don’t need power consuming devices such as pumps, sensors, electronic taps or complex

electronic control boards. This makes us the most energy efficient unit on the market.

We pride ourselves on simplicity!The new range of units come with extra thick pure new

wool blend insulation straight from the sheep’s back to minimise energy loss and ensure that water temperature remains at its upmost. They are also fitted with a 24 hour 7 day timer which allows the consumer to decide on what times they need the unit to be running at its full potential and when it needs to be in sleep mode. We don’t believe in having a time out period as who wants to wait 10 minutes while there instant boiling water unit decides to wake up!! The units come with all the usual components solid brass Australian made tap, twin filter system and a pressure limiting valve to allow your unit to work at its optimum and conserve water flow into your unit. Also if a water leak occurs the unit

will shut itself off automatically to provide peace of mind1.Our filter system allows any maintenance crew, plumber or

electrician to change them, no need for a costly call out fee to the manufacturer to come out and our unit doesn’t turn itself off when filters are due to be changed so no interrupted tea times due to filter breakdown!

Our chiller unit requires minimum ventilation to operate and doesn’t need an electronic pump to get rid of unwanted hot air and it certainly doesn’t waste our most precious resource water on cooling itself unlike some competitors who waste up to 16 litres of water over a 24 hour period and that’s on standby mode!!

Boiling Billy Green T is affordable, cheap to run, makes minimum impact on the environment and leaves almost no carbon footprint.

Boiling Billy Green T complies with all relevant Australian Standards, C Tick, CE Mark and BCA.

All Boiling Billy units are 99% recyclable and are all 100% repairable. All units are also available in stainless steel and/or other Kw capacities for all your needs.

Remember you don’t have to be the biggest to be the best!!

Come grab yourselves the Original Boiling Billy Green T, 100% Australian owned and made in Australia.

1 Optional extra

BOILING BILLY

315635E_Wiffen (Boiling Billy) | 1685.indd è:–ø2 24/1/11 9:23:39 AM

It’s finally here! A boiling water unit that is effecient and 99% recycable. Not only does it work on water pressure alone, it doesn’t need power zapping water pumps, solenoid valves or electronic taps.

Simple Design It Eliminates costly parts, and has easy maintenance.

No Electronic WasteThe unit has no toxic components that is hazardous to people, as well as the environment.

Saves PowerAll units fitted with a 24 hour timer to stop power wastage when not in use.

Come grab yourself the most green unit on the market, get the original Boiling Billy by going into your

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WIFFEN PRODUCTS Pty Ltd

1/33 Cedar Parade,

Moolap, 3221 Victoria

ABN 95 073 810 616

Ph 61 3 5248 7072

Fax 61 3 5248 7272

Email [email protected]

www.boiling-billy.com


26 retroFitting For green Buildings

It is a popular belief that vehicles, industry and fossil fuel burning

power plants are the principal culprits contributing to climate

change. However, the global buildings and property sector

actually generates about 40 per cent of the world’s greenhouse gas

emissions, meaning that existing buildings are an essential element in

the global assault on kicking the carbon habit.

Few new sustainable buildings are constructed so they lack the

ability to impact global warming in a significant way. This is where

existing buildings provide so much opportunity as they typically

undergo periodic upgrading and refurbishments.

Such refurbishments can be a combination of ‘hard’ engineering

solutions as well as smart, informed choices in fit-out design and

specification.

At the fit-out stage, the application of sustainable design principles

can deliver significant energy savings that produce less carbon

emissions for the equivalent cost of a standard commercial fit-out.

And sustainable building design and commercial office fit-out

is not just limited to achieving reduced energy consumption.

Considering many of us spend a considerable portion of our lives

inside an office environment, applying smart design is a protection

from hazards such as poor indoor air quality and eyestrain from

insufficient or inappropriate lighting.

The considered nature of sustainable design typically creates office

working environments with thoughtful layouts that respond to an

organisation’s purpose and culture. Such environments contribute

strongly to productivity, staff interaction and collaboration, and

respond to critical issues of staff engagement and retention.

From a commercial property owner and manager’s perspective,

desirable facilities translate to improved occupancy and return on

investment.

The measures of a sustainable buildingA wide range of sustainable building measures can be incorporated

into the fit-out of existing commercial buildings including:

3 Energy efficiency through energy management;

3 Energy saving lighting systems;

3 Energy efficient supplementary air conditioning systems;

3 Low energy computer servers and IT solutions;

3 Water efficient fixtures, fittings and appliances;

3 Materials and furniture with low environmental impact;

3 Internal planting;

3 Waste management;

3 Sustainable transport.

SuSTAiNABlE rETrOFiTS TO ExiSTiNG BuilDiNGS MAkE A BiG iMPACT By PhiLLiP ROös, sUstaiNaBLE dEsigN PRaCtiCE LEadER, siNCLaiR KNight MERz

Sustainability Victoria Offices


27retroFitting For green Buildings

A key to success is good project management One hurdle to overcome is the common perception and anxiety

around incorporating environmentally sustainable design (ESD) into

the retrofitting of existing buildings: that it is not easy being ‘green’.

Developers and clients alike believe that it is more expensive to

achieve than regular construction; that it works at odds with the

capital budget, and that additional features and consultants increase

costs.

The reality is that any additional capital cost will result in

decreased operational costs and add value for the client. If

sustainable principles are incorporated into the project from the

outset, great efficiencies can be achieved. This is because the

efficient use of natural resources and reduced wastage translates into

better building performance and savings in whole-of-life costs.

Successful development of green buildings begins with an

integrated project team who are committed to achieving a

sustainable building and taking a holistic approach to construction.

Then comes environmentally sustainable and energy efficient design,

through to construction and operation.

At the beginning of a project all stakeholders should collaborate

in a workshop environment, including ESD consultants, client and

design team. They should work to identify the project’s vision,

individual’s values, client needs, potential outcomes, project risks,

constraints, goals, milestones and tasks.

These workshops are key to a project’s success because if ESD

principles are not incorporated into the design from the outset, it is

difficult and costly to make changes once the construction phase has

been reached.

To illustrate the potential of this kind of approach, Sinclair Knight

Merz’ (SKM) ESD team recently assisted Sustainability Victoria

(SV) to achieve a certified 5 Star Green Star Office Interiors Version

1.1 rating for the fit-out of their Melbourne office. It also achieved

outstanding results in energy efficiency and greenhouse gas

emissions reductions, and in addition to the Green Star achievement,

with SKM’s assistance, it was awarded a 5 Star NABERS tenancy

energy rating 12 months after occupancy.

Being the government agency charged with championing the

efficient use of natural resources and reduced environmental

impacts, SV was keen to demonstrate what could be achieved.

Innovation through design elicits the best resultsThrough the design process, an abundance of innovative ideas were

manifested and duly implemented into SV’s tenancy. These included

‘plant walls’ of climbing plants on a wire screen with integrated

lighting. This met security requirements and assisted in filtering air

pollutants from the indoor environment.

Paints, carpets, adhesives and finishes with low VOC (volatile

organic compounds) content were selected to minimise toxic off-

gassing.

To encourage a reduction in motor vehicle use, best practice

cycling facilities were installed in the basement of the building

including a dedicated secure bicycle parking area, lockers, showers

and change rooms. In addition, car parking spaces dedicated to SV

were reduced to 25 per cent less than the maximum allowed by the

local planning scheme.

Naturally, a key target was a reduction in energy use. Passive

design features included positioning work stations adjacent to

natural daylight sources and individual light fittings were retrofitted

with daylight dimming and occupancy sensors to minimise hours of

operation and maximise use of natural daylight.

Information and communication technology is another major

consumer of energy. Careful server room design and technology

selection achieved large reductions in energy consumption. IBM

blade servers were implemented, with the number of servers

reduced through consolidation and virtualisation. Blade servers

consume approximately 30 per cent less power than standard rack

servers and utilise monitoring tools that can further reduce the

power consumption of non-critical servers during the night and on

weekends. And energy efficient laptops (which use approximately

one-fifth of the energy of desktops) replaced desktop computers.

Much of the fit-out furniture is modular, which contributes to

materials’ efficiency. Items can be easily moved around the office

and reused in new locations. Plus the inclusion of an internal

environmental management system for the recycling of waste

resulted in an incredible 94 per cent of operational waste being

diverted from landfill.

Implementing these principles resulted in the achievement of

the certified Green Star rating. However, to achieve longer-term

environmental sustainability the tenant needed to know how to run

the building to maximise energy and water efficiency whilst reducing

waste generation. This meant creating a ‘Building Users Guide’,

setting out recommendations for maintenance and instructions on

the use of all building systems.

The achievements of this project are very good news for

Sustainability Victoria and its staff. The performance of the ESD

initiatives exceeded expectations and achieved superior occupant

comfort and workplace health compared to conventional office fit-

outs.

One study conducted post-occupation revealed increased

productivity levels and a reduction in sick leave of 30 per cent

compared with Sustainability Victoria’s previous tenancy.

In addition to this, the following improvements were evident:

3 Concentration in meetings increased by 34 per cent;

3 Meeting participation increased by 41 per cent;

3 Staff perception of better air quality and office ambience

improved by 19 per cent.

Sustainability Victoria’s offices now consume 40 per cent less

energy, produce less carbon emissions and provide improved indoor

environment quality, yet were completed for equivalent cost of a

standard commercial fit-out. Careful waste management during fit-

out construction and office relocation also saw many items reused or

ConTInued on PAGe 30

Sinclair Knight Merz’ Rooftop Garden


28 client Feature

An iconic Melbourne art deco building has just won a grant to transform their 90 year old heating and cooling systems to 21st century energy efficient standards.

Working with AE Smith’s Emerald Sustainable Performance (ESP), the owners of the iconic 131-141 Queen Street building have been awarded a $500,000 grant via the “Green Building Fund” – a government initiative to improve energy ratings and efficiencies of older buildings.

Built in a time when a building’s design was not focused on saving energy, reducing carbon emissions or achieving Green Star Ratings, the building’s HVAC systems are receiving a complete overhaul.

As part of applying for the Green Buildings Grant, AE Smith’s ESP completed NABERS assessments of the property as well as looked at ways to replace the inefficient old systems.

“131-141 Queen Street will be going from a zero NABERS Rating to a 31/2 Star Rating with this retrofit project,” says Doug Binns, General Manager of AE Smith’s ESP business unit – established by AE Smith to help customers find ways to turn their commitment to being efficient with energy and water management of their property assets into reality.

Now collaborating with Lincoln Scott Engineers, AE Smith ESP are facing some challenges designing and reinstalling systems for a property built in the 1920s. The work on the HVAC system includes a new chiller; new air handling unit and new heating hot water system throughout the building to replace the old electric duct heaters. The work has been undertaken primarily after hours so that the disruption to the occupants has been minimised.

“These older buildings can throw up a few challenges – but we’re mindful of keeping costs down as much as possible while achieving the environmental outcomes,” adds Doug.

In addition to the Green Building Grant to ensure HVAC systems

are far more environmentally friendly, the 131-141 Queen Street icon has recently won another Green award through the Committee for Melbourne.

In a unique program designed to beautify Melbourne’s city building rooftops that are dominated by air conditioning units, “Growing Up” brought together green roof industry partners with award winning design and CBD buildings to create an environmentally vibrant, green space to the city skyline.

131Q’s rooftop is now an award winning living sanctuary, with landscaping, tiered gardens, BBQ facilities and various sculptural screens - giving the building an external green makeover.

“It’s great to work with building owners such as these who really embrace preserving the heritage of their property with green initiatives,” adds Doug.

Owners Corporation Manager and part owner Amanda Black commented “the need to upgrade the HVAC systems was undeniable however the enormity of the task and the limited financial resources of the ten owners proved to be a stumbling block in taking the very first step.

“With the help of AE Smith, the owners were able to break the project into achievable goals which gave us the confidence to finally face the challenge head on. It was a significant step in ensuring the building retained its position in the ever changing Melbourne CBD property market which is fast becoming environmentally focused. At the same time, we were mindful that the project met the performance expectations of the building occupants, the majority of which are owner occupiers”.

CLIENT FEATURE

HELPING AN OLD DECO DAME GO GREEN – INSIDE AND OUT1920s Melbourne city building gets a green makeover.

Installation by AE Smith of the new air handling unit for 131 Queen Street, Melbourne – crane-lifted into place onto the building rooftop.

315644E_AE Smith | 1685.indd è:–ø2 1/2/11 10:00:58 AM

315644A_AE Smith | 1685.indd 1 31/1/11 2:48:25 PM



recycled, with waste to landfill reduced to less than five per cent by

volume and 87 per cent of construction waste being recycled.

Size is not importantThese outcomes are within the reach of every business and

organisation regardless of size. Modifying existing buildings does not

necessarily require a complete overhaul. Changes can be small and

incremental. For instance, lighting and other forms of energy usage

provide significant opportunities. Light and movement sensors avoid

excess energy use and applying insulating film to exterior façades

also reduces the load.

In the Sustainability Victoria project, further annual energy

reductions are being achieved with an automatic master switch that

controls all non-essential equipment (e.g. computers, desk lamps and

printers) during out of office hours. A zoned manual override switch

is also provided to accommodate occasional out-of-office hour use.

Newer and more powerful blade computer servers reduce the

need for large air conditioning systems and therefore deliver energy

and cost savings. This mitigates a major hurdle for existing buildings,

which is the ability to upgrade ventilation and air conditioning

systems due to constraints of building structures and space.

Traditional notions that natural materials are more environmentally

friendly than man-made products have become redundant. The

science of life cycle analysis measures all the energy used to

procure, manufacture, transport and recycle materials and provides

a complete understanding of the comparative impact of material

choices.

In the case of SV’s fit-out, workstations were designed for

disassembly and return to the manufacturer for recycling

and/or reuse when no longer required. This also contributed to the

fit-out achieving maximum points in the Green Star Office Interiors

Workstation calculator.

Exceptional sustainable outcomes occur where building designers

and constructors can respond strongly with an integrated design

approach that ensures the right outcome without a dramatic change

in overall design or capital cost. And anticipating new technologies,

even when they are not applied in the initial capital works, should be

provided for.

From the perspective of legislation, building owners and operators

also need to be aware that governments are signaling the imposition

of broad-scale sustainable building legislation and regulation, e.g.

the Australian Government has accepted a recommendation from

its 2020 Strategic Summit for all buildings to be carbon neutral after

2020.

Already, the Australian Government’s Energy Efficiency in

Government Operations (EEGO) has nominated 2011 as the target to

reduce the energy intensity for tenant light and power by 25 per cent

and for central services by 20 per cent.

ConTInued FroM PAGe 27


31client FeatureCLIENT FEATURE

w w w . t h e g l a s s i s g r e e n e r . c o m . a u

www.expressglass.com.auChoosing to have your existing glass changed to energy efficient glass is one of the most simple and cost effective ways to cut power consumption, improve your energy rating and ensure a comfortable building environment all year round.

Are your exist ing windows costing you MONEY?Did you know that in summer 87%

of heat gain in a building is via

windows?

How about the fact that in winter

those same windows allow 49%

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to 70% of heat transfer, reducing

your air conditioning costs and

save you money.

Speak to an expert at Express Glass to find out more....1300 666 234

Energy ef ficient windows - Help the environment Add market value to your building mprove the star rating of your

building Decrease the use of

electricity educe the noise coming

through your window Never stop working mprove your re-sale position.

The Council of Australian Governments (COAG) met in 2009 to

outline the “National Strategy on Energy Efficiency”.

Some of the outcomes from this meet included; increasing the

energy efficiency requirements for new residential buildings to target a

minimum of six stars or equivalent, to be implemented by May 2011. Also

a major change being the phasing in of mandatory disclosure of residential

building energy, greenhouse and water performance at the time of sale

and lease, commencing with energy efficiency by May 2011.

A separate 18-month independent study has concluded that in many

areas of Australia, typical Australian homes can achieve an increase of

up to 2-2.5 stars of energy efficiency simply by changing from the worst-

performing windows to the best-performing windows.

Key findings from the study

3 Moving from the worst-performing windows to the best performing

windows can increase the star rating of typical houses in many parts

of Australia by up to 2-2.5 stars

3 Applying passive solar design principles in glass can provide further

improvement by up to 1 star

3 Different locations within Australia require different glazing solutions,

and within that, even different orientations of the building benefit

from different window solutions

Speak to an expert at Express Glass on 1300 666 234 or visit

www.theglassisgreener.com.au

THE GLASS IS GREENER...

316155AE_Express Glass | 1685.indd è:–ø2 16/12/10 11:55:27 AM



The sustainable refurbishment of existing

buildings is topical in the commercial

property industry at the moment, with

much discussion about the imperative for

owners of buildings to improve the energy

performance of their buildings in order to retain

tenants and the value of their assets. There

are compelling reasons for the sustainable

refurbishment of existing buildings, and the

many opportunities to reduce energy and water

usage or to improve the indoor environment

quality for building occupants. These

range from building tune-ups to large-scale

refurbishments.

To illustrate the critical roles of the facilities

management provider, the building owner, and

the tenant in helping to achieve and maintain

the environmental targets that have been set

for the building, we can review some case

studies where our clients have realised new value from their existing

buildings by strategic reinvestment in their services and the people

who operate and maintain these. We will also discuss some of the

opportunities for building owners to obtain financial assistance with

funding their sustainable refurbishments.

Compelling reasons for the sustainable refurbishment of existing buildings

3 There is increasing evidence from property valuers that green

buildings will achieve higher valuations than non-green buildings.

The potential upsides for Green Star buildings are:

3 increased renewal probability;

3 improved occupancy rates;

3 decreased down times;

3 lower operating costs.

Large institutional property investors are having to report

on the Corporate Social Responsibility of their operations and

their portfolio, and many are actively working to improve the

environmental performance of their assets or to divest assets

which they deem to be non-strategic, or where the cost of

upgrading the asset to improve its environmental performance

is deemed to not be commercially viable.

3 Tenants are demanding green buildings. According to the latest

Colliers International ‘Office Tenant Survey’, sustainability has

increased in importance since their 2008 survey.

53 per cent of organisations surveyed thought that there was

strategic benefit in occupying a green building and said they

would be prepared to pay more rent for it, with tenants citing

operational cost savings and corporate responsibility as the

most common driving factors. Major corporates in the survey

said that green buildings not only offered cost savings and

reduced energy consumption, but benefits such as increased

productivity, decreased employee turnover, less sick leave and

better morale.

3 Governments are using their power as prospective tenants to

drive energy efficiency improvements in the commercial building

stock. The federal government requires a 4.5 NABERS Energy

rating for both base build and tenancies, and the Victorian

Government has a requirement for a 4.5 Star NABERS star

rating and 5 Star Green Star rating for the base building and 5

Star Green Star and 5 Star NABERS rating for the tenancies it

occupies.

3 The other important piece of legislation brought in by the

government last year, which came into force at the beginning

of November 2010, is the mandatory requirement for building

owners and lessors of commercial property space of 2000m2 or

more to disclose energy efficiency information to prospective

buyers or tenants during sales, leasing or subleasing negotiations.

FiNDiNG NEW VAluE iN OlD ASSETSBy JEff ROBiNsON, sUstaiNaBLE BUiLdiNgs MaNagER, aURECON

Australian Commercial Sector – CO2 emissions by application



Those who fail to comply face a $110,000 fine on the first day,

and $11,000 per day thereafter. This legislation will create much

greater transparency in the market and benefit those building

owners who have invested in improving the energy performance

of their portfolios for some time. We are currently seeing many

of the large property owners investing in measures that will

substantially improve and maintain the energy performance of

their assets.

3 Government incentives such as the AusIndustry Green Building

Fund aim to reduce the impact of Australia’s built environment

on greenhouse emissions from commercial office buildings. The

program will provide $90 million in grants for five years, 2008–

2013. Many recent sustainable refurbishment projects have

availed themselves of the matching funding from this program to

undertake energy improvement projects.

3 From 1 July 2011, the Tax Breaks for Green Buildings scheme

will offer businesses that invest in eligible assets or capital works

to improve the energy efficiency of their existing buildings – from

two stars or lower to four stars or higher – the ability to apply for

a one-off bonus tax deduction of 50 per cent of the cost of these

improvements. According to assistant treasurer Bill Shorten, ‘The

Tax Breaks for Green Buildings scheme is expected to provide

a boost of around $1 billion over the life of the scheme to help

“green up” existing buildings across Australia.’

3 The City of Melbourne has developed another creative way of

providing funding for sustainable refurbishments. The City of

Melbourne can now help building owners obtain finance for

retrofit works that will reduce energy use, save water and lower

carbon emissions through the city’s 1200 Buildings Program. An

amendment to Victorian legislation means financial institutions

will be able to advance funds to commercial building owners for

environmental retrofitting works. These funds will be recovered

by the City of Melbourne through a charge linked to rates

collection.

The City of Melbourne has developed the financial

mechanism with banks to build incentive for environmental

retrofits and overcome the difficulty that many building owners

had accessing capital to finance their environmental projects.

3 Buildings offer one of the lowest cost opportunities for Australia

to reduce its greenhouse gas emissions. According to Climate

Works Australia in their ‘Low Carbon Growth Plan for Australia’

(published March 2010), Australia can reduce its greenhouse

gas emissions to 25 per cent below 2000 levels by 2020 at an

average annual cost of A$185 per household, using technologies

that are readily available today. The building sector has the

potential to contribute 11 per cent of the lowest cost emissions

reduction opportunities – 77 per cent of the opportunity is

within the commercial sector (including 16 MtCO2e for existing

buildings retrofits and 4 MtCO2e for new builds).

3 The government has recognised that improving the energy

efficiency of buildings will make a significant contribution

to reducing Australia’s greenhouse emissions and water

shortages, and they have recently introduced legislation through

the Building Code of Australia that has required substantial

improvements in the energy and water efficiency of new

buildings and large-scale refurbishments. BCA 2010 saw

energy efficiency requirements increase by 25 per cent overall,

with increases in ductwork and pipe insulation requirements,

additional requirements for sealing doors and window frames,

and an increase in the energy performance of façades of

approximately 20 per cent. There were also reduced fan and

pump power allowances and requirements for metering and

commissioning.

3 Other recent studies have shown that green buildings outperform

non-green buildings in terms of comfort and productivity.

3 500 Collins Street in Melbourne found a nine per cent

increase in typing speeds of secretaries and a seven per

cent increase in lawyers bill rates.

3 At the City of Melbourne’s CH2, productivity has risen by

10.9 per cent since staff moved into their green office,

resulting in annual savings of $2 million.

3 40 Albert Road, Melbourne, noted a 13 per cent increase

in staff productivity in their 6 Star Green building.

realising new value from old assetsWhile there are many compelling reasons for the sustainable

refurbishment of existing buildings, what are the best opportunities

to find new value in the old assets?

The answer will be different for every building, and will depend

on factors such as the age of the building, the quality of the original

design, specification, construction and commissioning, how the

building has been maintained, and what refurbishment works have

been carried out.

Some of the key upgrade opportunities that will add value to the

building include:

3 Updating the aesthetics and image of the building;

3 Improving the spatial functionality and increasing space efficiency

(NLA/GFA);

3 Providing additional services to tenants, adding a coffee shop in

the foyer, a gym and child care in the building;

3 Upgrading technology; and

3 Providing a better working environment with better indoor

environmental quality.

opportunities to reduce energy and water usage whilst improving indoor environmental quality include:

3 Reducing lighting and small power loads by:

3 Installing energy efficient lighting – T5 lights with automatic

lighting controls designed with optimised layouts to avoid

under- or over-lighting;

3 Reducing the level of background lighting whilst providing

task lights for occupants;

3 Replacing incandescent lamps with compact fluorescent or

LEDs;

3 Replacing low-voltage lighting with compact metal halide

lamps; and

3 Upgrading to energy-efficient equipment such as:

3 Multi-function devices

3 Computers and IT equipment.

3 Reducing infiltration into and out of buildings by sealing gaps at

junctions in building elements; roofs, walls, floors, roof lights,

windows, doors, chimneys and vents (something that is rarely

done in Australia but is a mandatory requirement in the UK is the

pressure testing of the building by the contractor to ensure that

the building meets the specified air leakage criteria);

3 Improving the indoor air quality for the building occupants by a

combination of the following:

3 improving the quality of the air filtration and cleaning the

existing ductwork systems;

3 increasing the amount of outside air supplied to occupants

(whilst providing heat recovery to maintain energy

efficiency);



34 client Featureclient feature

Unwanted noise can be distracting and stressful! Studies identify noise as the No.1 issue affecting

worker productivity, comfort and satisfaction. Armstrong’s range of “SOUNDSCAPES Shapes” provide

an excellent acoustic solution for a wide variety of commercial applications and can be quickly and

simply installed with minimal disruption to the workspace.

SOUNDSCAPES Shapes – Acoustical

Clouds, are designer acoustic

panels, pre-formed into a convex,

concave, square, circle, hexagon, trapezoid,

or parallelogram shape. SOUNDSCAPES

Shapes improves the overall comfort of the

working environment, offering excellent

sound absorption and light reflectance.

SOUNDSCAPES Shapes can be used to

provide a striking design for a new space or

be used to refresh or renovate an existing

area. SOUNDSCAPES Shapes can retrofit to

most exposed structures or existing ceiling

systems in minutes and are the ideal solution

for an area that suffers from background

noise and reverberation.

SOUNDSCAPES Shapes are flat,

22 mm thick, panels, available in 10

different shapes and three different sizes,

including 1200x1200, 1200x1800 and

1200x2400mm. The face and edges are

finished with an abrasion resistant paint on

a glasswool scrim, providing a bright white

and durable surface. A variety of custom

shapes and also colours are also available on

request.

Enhanced Acoustical Benefits:The primary benefit of SOUNDSCAPES is enhanced room acoustics:

lower ambient noise and reverberation. This translates to improved

comfort, speech intelligibility, productivity and occupant satisfaction.

The improved acoustical outcome is achieved due to the excellent

sound absorbing properties of the SOUNDSCAPES Shapes panel:

Sound is literally absorbed from both the front and back surfaces,

which means that SOUNDSCAPES Shapes panels are approximately

twice as efficient as a traditional wall to wall standard acoustic ceiling.

Sustainable OutcomesIEQ is the big winner with SOUNDSCAPES Shapes. In addition to the

acoustical benefit, the Shapes panels have a light reflectance of 90%

(white panels only), which enables natural light to be reflected further

into the building interior and aid in the reduction of artificial lighting

and energy demand.

Armstrong also demonstrates its commitment to protecting the

environment and using resources intelligently, with SOUNDSCAPES

Shapes panels being produced from 75% recycled raw ingredients

and at the end of life, the panels are fully recyclable.

Hassle Free Installation & Designer ConfigurationsSOUNDSCAPES Shapes can be integrated into a new design or

simply retrofitted to nearly any existing commercial space. The

Shapes panels are extremely versatile and can be positioned

individually or in a group. Thanks to the flexibility of the product and

installation it is possible to create your own personal designs and

layouts. SOUNDSCAPES Shapes are very quick and easy to install,

requiring no special tools and can easily be adapted to a variety of

heights and angles. Grouping frames allow perfect alignment of

multiple Canopies close to each other. Shapes can be grouped in

unlimited combinations, with grouping layout ideas available on

the Armstrong website or in the SOUNDSCAPES Shapes technical

brochure.

www.sustainableceilings.com.au or www.armstrongceilings.com.au

Armstrong provides sustAinAble solution For noise in commerciAl spAces

315637E_Armstrong | 1685.indd 2 2/10/11 2:38 PM

CEILING SYSTEMS

B e t w e e n u s , i d e a s b e c o m e r e a l i t y ®

Create Silence

A visually more stunning form has never existed to control undesired noise. WithSOUNDSCAPES Shapes, it is possible to really appreciate both beauty and silence,with the creation of acoustic clouds and canopies. SOUNDSCAPES Shapes comein a variety of sizes, shapes and colours. They can be installed individually or ininnovative group configurations to help to define a space and create silence. Useyour creativity, because with SOUNDSCAPES Shapes, you have no limit.

Telephone: 1800 179 279

email: [email protected]



3 improving the air change effectiveness of the air

conditioning supply and extract systems;

3 providing tenants contaminant exhaust system to enable

tenants to be able to extract air over photocopier areas etc.;

3 avoiding specifying materials and finishes that give off

harmful VOCs;

3 designing the controls of the air-conditioning systems to

avoid mould; and

3 Improving the effectiveness of the building cleaning

systems, using ‘green’ cleaning products and HEPA

filtered vacuum cleaners (improves the effectiveness of the

cleaning of carpets whilst improving IEQ).

3 There are many ways to improve the efficiency of the existing air

conditioning systems, and key opportunities include:

3 installing metering and data collection for major energy

users (you can’t control what you can’t measure);

3 recommissioning existing air conditioning systems (many air

conditioning systems were never properly commissioned

and have not been recommissioned to reflect changes in

use and layout);

3 The replacement of old and inefficient equipment provides

a great opportunity to improve the efficiency of the systems

when equipment reaches the end of its economic life and

needs to be replaced. Changes in technology and controls

in recent years have greatly improved the efficiency of

major plant such as chillers and boilers and the building

control systems;

3 Selecting more efficient fans and pumps with high

efficiency motors and variable speed drives;

3 Removing heating and cooling loads from systems that

have different load characteristics or different operating

hours from the main building systems, such as reception

areas, data centres that operate 24/7, and retail units.

These areas can be served by separate dedicated energy

efficient air conditioning systems such as VRF systems;

3 Improving the air and water distribution systems to remove

ductwork and pipe work elements which cause excessive

pressure drops and result in greater energy use by fans and

pumps; and

3 Improving the zoning of air conditioning systems and the

design and operation of the control systems to avoid the

need for simultaneous heating and cooling.

3 Sometimes, rather than persisting with a poorly performing air-

conditioning system that will require a large

investment to improve its performance,

it may be more cost efficient to change

the existing system to a low-energy high-

performance air conditioning system

utilising underfloor air conditioning

or radiant cooling systems, including

chilled ceilings and chilled beams –

both systems have been used on major

refurbishment projects. Recently, chilled

beams were installed in the 5 Star Green

Star refurbishment of 500 Collins Street,

Melbourne, and underfloor air supply

was installed in the refurbishment of 200

Victoria Street in Melbourne.

3 The predominant energy source for

commercial buildings is electricity, and

where this power is generated using

carbon intensive fuel sources, such as coal, building owners are

seeing the potential to achieve up to a 50 per cent reduction

in the building’s carbon footprint by installing gas fired co-

generation and tri-generation systems, which simultaneously

produce heating and cooling energy from a single fuel source.

This can appear to be a simple way of quickly improving the

greenhouse performance of the building; however, these systems

are expensive to install and maintain, and issues relating to the

building’s heating and cooling load profile, excess heat, noise and

exhaust emissions must be carefully considered.

3 The vertical transportation systems in commercial buildings are

often overlooked when it comes to reducing energy usage. There

are many energy-saving opportunities that can be incorporated

as part of a major VT refurbishment, including the installation

of regenerative drives, locating lift controllers in separately

air-conditioned rooms, installation of LED lighting, and setting

up the lighting controls to turn off when the car is not in use.

Other things that can be done to improve the energy efficiency

in operation include setting up lifts and controllers to enter

standby mode during periods of reduced demand, and setting

reduced acceleration rates. Also scheduling where lift cars ‘park’

throughout the building to minimise travel on a floor button call.

3 The installation of renewable energy technologies as part of

the sustainable refurbishment of commercial buildings is being

more commonly adopted. Buildings like 40 Albert Road in South

Melbourne have installed photovoltaic panels to generate power,

while also shading windows and evacuated tube solar collectors

to heat hot water for showers and hand basins. The retrofitting of

wind generators is also being planned as part of the sustainable

refurbishment of some buildings (Colonial First State Global

Asset Management were successful in obtaining funding under

the Green Building Fund to install vertical axis wind turbines on

the roof of 385 Bourke Street in Melbourne).

3 Upgrading the façades of buildings to improve thermal and

daylight performance is often a concern for building owners

because of the perceived cost of these works. Having a poorly-

performing façade can limit the ability of the building owner

to achieve good Green Star and NABERS ratings as the façade

performance can put a limit on the energy savings that can

be achieved by more efficient plant and reticulation systems.

Some of the more cost-effective strategies that could be used to

improve façade performance may include:

3 sealing up cracks and gaps in the façade that allow air

Guide to refurbishment level required




leakage between inside and outside;

3 installing solar control firm on the inside of glass;

3 insulating spandrel panels;

3 installing an external shading system or external blinds to

shade the existing glass;

3 the thermal and acoustic performance can be improved if

secondary glazing systems are installed on the inside of the

façade; this can, however, cut down the amount of light

that enters the tenancies.

don’t forget to upgrade the staff! The research carried out by the Warren Centre in The Low Energy

High Rise project found that buildings work better when:

3 The staff and contractors care about performance;

3 The management chain all work positively with efficiency issues;

3 Energy efficiency training is provided;

3 The NABERS rating is declared to tenants.

It is at least as important to invest in training and motivating the

people who are going to optimise the operation of the building

systems as it is to invest in the physical infrastructure.

A recent case study of sustainable refurbishment projects414 La Trobe Street, MelbourneThe refurbishment of the building services in this 18-year-old,

nineteen-storey office building demonstrates how poor design no

longer needs to mean poor performance. The building was designed

and built for a government tenant at a time when cost was king and

sustainability was an unknown concept. The upgrades undertaken

in the building provide an excellent example of how sustainable

improvements in the performance of existing commercial buildings

can be achieved on a commercial budget.

upgrade MethodologyUnlike new building projects, where leading edge technologies

can be implemented, this redevelopment required superior energy

outcomes within the framework of an existing poorly-zoned variable

air volume air conditioning system and a fully tenanted building.

Following a design review and site inspection, predictive

thermal modelling of a number of proposed system upgrades was

undertaken to help assess their likely performance, and which were

the most cost-effective options to implement. The upgrades that

were assessed included a combination of works to both the main

building plant and to individual floors.

The energy efficiency initiatives that were finally agreed upon for

installation included:

3 Change all VAV control strategies to improve energy efficiency

3 New high efficiency electric motors and belt drivers to main fans.

SummaryThe building services project budget for the redevelopment of this

14,200m2 office building was equivalent to approximately six months

rent, and has reaped typical savings of 40 per cent for electricity and

70 per cent for gas.

310148A_Active Air Rentals | 1665.indd 1 27/10/10 8:54:51 AM


38 client Feature

If you are thinking about ‘greening’ an existing building, obviously reducing energy consumption will be at the forefront of your mind. Following a goal-setting approach to achieve an improved

NABERS (National Australian Built Environment Rating System) rating is a commendable way to do this. You may well decide to start with heating, ventilation and air conditioning (HVAC) systems—after all, they are a major source of energy consumption for all facilities.

Truly green buildings merge the building envelope (its outer shell) with its services systems to ensure they are fully integrated and work seamlessly together. They maximise daylight, reduce waste, and promote a general feeling of well-being through the quality and performance of the internal environment. Merely installing an energy-saving device in a poorly performing building will not always make it green or increase the building’s attractiveness.

Green buildings are at the forefront of a transforming and transitional property market. An extra push is coming from government and NGO initiatives. One example is the Green Building Fund, which provides grants to assist in developing solutions in commercial office buildings according to particular merit criteria.

Typically the criteria will include:3 Reduction in greenhouse gas emissions;3 Demonstration potential; and3 Excellent project design and management.

The reduction in greenhouse gas emissions will be subject to an analysis, by an accredited assessor, of baseline emissions for a building under NABERS. Given that the merits of one project will be weighed against another, it is not only essential that your project gets across the baseline, but that it does so by a considerable distance.

‘Demonstration potential’ means that the funder will be looking for projects that can foster knowledge sharing and education, as well as exemplary efforts that break new ground, so don’t be afraid to push some boundaries.

The project management and design of any solution will need to be cost-effective and carried out by an experienced team of consultants and contractors. In other words, pick a team with a track record.

For instance, a poorly thought through solution (without real

environmental or economic benefit) is unlikely to be attractive to a grant provider or savvy tenant.

Greening a building is about finding synergies between its different elements. Often these won’t be apparent at first sight. Start by looking for passive measures to reduce energy consumption. There are many positive changes that can be made on an existing building before a wrench is turned. For example you might put solar film on your windows or install fabric insulation before raising considerable money on an entire building upgrade. By spending time on a holistic approach, modifications to HVAC systems are likely to produce outstanding results at less cost.

A key factor in the success of any green master plan will be a comprehensive study of the interaction of the building with its surrounding physical and climatic conditions. Computer simulation is a great way to help optimise the sustainability of the design in a scientific manner and it will assist in reducing time between draft iterations.

Following this workflow will help you get a really effective outcome:

By using this systematic approach, you will ensure that the most basic elements are addressed first, and that nothing is omitted.

For more information about how Haden can help you to make your buildings more sustainable, contact:

Paul WinfindaleDivisional Technology Manager, HadenE: [email protected]: 02 9947 7673

Howard NguyenNational Engineering Manager, HadenE: [email protected] +61 2 9947 7917

CLIENT FEATURE

Audit Fix the basics Iterate additional solutions

Install and optimize through increased level of control and

automation

Monitor and seek continuous

improvement after installation

Green buildings workflow

Making a building environmentally sustainable involves looking at the big picture—not just installing a new whiz-bang energy-saving device, writes Paul Winfi ndale, Divisional Technology Manager, Haden.

Making a building environmentally sustainable involves looking at the big picture—installing a new whiz-bang energy-saving device, writes Paul Winfi ndale, Divisiona

HOW GREEN IS YOUR BUILDING?

315633E_Haden | 1685.indd è:–ø2 25/1/11 1:44:11 PM

Haden, your partners in sustainable mechanical

solutions

1300 4 HADEN www.haden.com.au

Haden specialise in the design, construction and maintenance of mechanical and air conditioning systems. We take a ‘Whole of Life Value’ approach to the retrofit and refurbishment of reliable, energy efficient systems using the latest technology and delivery methodologies.

Our Green Star and NABERS accredited engineers offer advice andexpertise that extends beyond the mechanical services to the entire range of building systems. This includes BMS, efficient lighting and co/tri-generation as an integrated Building Design Approach to minimise carbon emissions.

Haden help you make the right choice for your business andthe environment:

• Meet mandatory disclosure, legislative and certification requirements

• Increase energy efficiency to reduce your energy costs

• Increase tenancy attraction with improved facilities and environmental credentials

Choosing the right partner for your air conditioning and mechanical services has never been more critical.

NSW AU 16007Head Of�ce



IMPROVED SAFETY AND PERFORMANCE WITH NEW AUTOMATIC DOOR STANDARD

Australian Standards ensure the consistent performance of products as they are intended for use and that adequate safety criteria minimise risk and protect consumers from

potential harm. Automatic pedestrian doors are no exception and the automatic door industry, through its representative body AADIF (Australian Automatic Door Industry Forum) and Standards Australia have developed a platform to ensure the safe and reliable operation of all pedestrian automatic doors.

In September 2007, Standards Australia released a new automatic door standard, entitled AS5007 “Powered doors for pedestrian access & egress.” Replacing the 1992 Standard AS4085, the new Standard focuses on standardising the “design, installation, test and safety requirements of all automatic pedestrian door assemblies.” These assemblies including automatic sliding, swinging, folding and revolving doors in all types of buildings as classified in the BCA and the changes to AS5007 reflect the extensive technological improvements that have been made to all forms of automatic doors over the last decade.

Like many Australian Standards and Codes of Practice, AS5007 is not legally binding; however, it is often used by courts to determine whether ‘reasonable steps have been taken to mitigate risk.’ The Standard also serves as a benchmark for the industry and sets minimum performance and safety criteria for manufacturers and service providers.

The focus on reliability and safety of the Standard and the design, installation and service directives within AS5007, has implications not only for automatic door manufacturers but also for architects, builders, fabricators and other stakeholders involved in the design and installation of the door system. Consequently, architects and designers will be creating entrances and doorways that consider the safety distance requirements to avoid head, body and finger trap danger points during the opening cycle of the door.

The maintenance and ongoing safety of a pedestrian door also features prominently in AS5007. The Standard provides requirements for the testing, marking and regular servicing of the complete powered pedestrian door installation. One such directive requires automatic doors to be serviced at a minimum of every four months and outlines a requirement for regular service inspections and maintenance to be undertaken, in accordance with the manufacturer’s instructions. It is the responsibility of a building owner / facility manager to ensure this requirement of the Standard is adhered to.

Door signage requirements have also been improved under the new Standard. All automatic doors will now be accompanied by one of four, distinctive types of door labels (dependent on the door type). The labels will be 150mm wide and 75mm high and have a blue background with white arrows and text. The new designs ensure that all automatic doors and their direction of travel will be easily identifiable by all pedestrians as they approach the door.

As technology has improved in the design and manufacturing of automatic door operators, so too have the levels of performance and safety as expected by Australian society. AS5007 reflects these changes and has established checks and balances for monitoring the developments of the industry. Furthermore, the industry body will ensure that the Standard is continuously reviewed and modified as ongoing product and safety changes are implemented within the industry.

Nicholas Flinos

Sales and Product Marketing Manager

DORMA Automatics

[email protected]

315636E_Dorma | 1685.indd è:–ø2 7/2/11 3:44:25 PM

DORMA AustraliaTel.1800 675 411 · [email protected] · www.dorma.com.au

In relationships, first impressions are important.

In buildings, it’s the door that counts.

Door Control Automatic DoorsGlass Fittings and

AccessoriesMovable Walls Service

When you choose DORMA, you are supported by a nationwide network of accredited and fully trained technicians and agents, 24 hours a day, 7 days a week. This level of service applies not only to DORMA automatic door operators, but also extends to all types of automatic doors, door control products and movable walls.When you call DORMA Service you will speak to a DORMA staff member who knows the products and who can offer expert advice. Public safety and security are our paramount concern and reflected in our prompt response times - making DORMA the unrivalled industry leader in service support.

DORMA Service – opening a door to the future.automatic doors · door closers · movable walls



In the words of Bob Dylan, ‘The times they are a-changin’’ – as

true a statement now as it was in 1964. Dylan was addressing

the futility of not embracing change – but that’s not to say that

we shouldn’t remember the past. InterfaceFLOR’s green retrofitting

of the heritage-listed NSW Railway Institute Building is a leading

example of a successful marriage of old and new.

The NSW Railway Institute Building was opened in 1891 for the

purposes of providing a higher standard of education, recreation

and welfare to all staff members of the Department of Railway,

and their families. It offered a variety of classes for staff to further

their employment within the department, as well as classes such

as dressmaking, millinery, painting and cooking for their wives and

daughters.

Due to its strong Federation Anglo-Dutch architectural influence,

in 1980 the Rail Institute was registered as a heritage building. The

building was vacated in 1998 and auctioned off in May 1999 by

the State Rail Corporation. In May of 2008, InterfaceFLOR became

the first permanent tenants since the building was vacated in 1998.

Before occupying the building, InterfaceFLOR set out to restore the

dilapidated Institute and make its interior certifiably sustainable.

In September 2010, it was awarded a 5 Star Green Star –

Office Interiors v1.1 rating, due to the interiors upgrade driven by

InterfaceFLOR, who lease 80 per cent of the building. The current

owners of the building, W Property, contributed $120,000 towards

restorations of the building to match the green expectations of their

tenants.

The Green Star is a comprehensive, national, voluntary

environmental rating system that evaluates the environmental design

and construction of buildings. It was developed for the purposes

of: establishing a common language and standard of measurement

for green buildings; recognising environmental leadership; raising

awareness of the benefits of green building; promoting integrated,

whole-building design; and identifying building life-cycle impacts.

The Green Building Council of Australia (GBCA) has 12 Green

Star categories overall, with four relating to office buildings. The

Office Interiors v1.1 Green Star, specifically, is designed for building

owners, tenants and interior designers to assess the environmental

impact of interior fit-outs. Environmental criteria to be met for the

Railway Institute fit-out to ensure the 5 Star Green Star included:

3 access to natural light and office ventilation – meaning that all

windows are able to be opened;

3 available external views of the city skyline and nearby Albert

Park;

3 waste management – including wastage, recycling, and specific

cleaning products;

3 low emission paints;

3 timbers from sustainable forests, with low formaldehyde

emissions; low emissions of volatile organic compounds from

carpets, adhesives and sealants;

3 removal of all asbestos, above and beyond legal requirement;

provision of bike racks and change rooms, and proximity to

public transport for staff;

GOiNG GrEENAs the first heritage-listed building in New South Wales, and the second Australia-wide, to achieve a

5 Star Green Star – Office interiors v1.1 rating, InterfaceFLOR’s Sydney headquarters are setting the

standard for sustainable refurbishment.



3 water efficient fixtures;

3 ceiling insulation (not typically present in heritage listed

buildings);

3 mechanical air conditioning – not water cooled, to ensure low

emissions and high efficiency;

3 mechanically ventilated computer rooms;

3 environmentally sound refrigeration and refrigerant leak

detection;

3 energy efficient light fittings;

3 as well as electric metering to allow sub-metering to monitor

usage in areas of the building.

The GBCA has developed seven materials calculators to assess

the environmental impacts of fit-out items during their manufacture,

use, and post-use phases. The items are assessed for eco-preferred

content, durability, the product manufacturer’s environmental

management system, commitment to product stewardship, and

whether the product is modular and/or designed for disassembly

(very important when dealing with heritage-listed buildings).

InterfaceFLOR wanted to maintain the heritage structure of the

building in the process of ensuring its 5 Star Green Star rating.

InterfaceFLOR worked closely with the developer and architect in

consultation with the National Trust of Australia and the Central

Sydney and NSW heritage bodies to restore the building from its

run-down state – leaking roofs, rising damp and general neglect had

compromised much of the interior – to its natural grandeur.

Working with architecture firm Rice Daubney, who have spent a

decade working on new building sites with Green Star ratings but

were undertaking their first heritage project, lnterfaceFLOR ensured

that all new additions to the base building were visually separate

from the existing building. This allowed the building to maintain

its distinct heritage look and provided the option for the additions

to be removed in the future without affecting the base structure.

For example, the new boardroom sits atop the Institute’s theatre

balcony.

InterfaceFLOR, a sustainable flooring company who aim to be

carbon neutral by 2020, are at the forefront of green initiatives

in their own right. The building’s carpet flooring was fitted using

InterfaceFLOR’s own carpet tiles, which are 100 per cent climate

neutral and are held in place with ‘TacTiles’ adhesive stickers,

which use no carpet glue and have a low volatile organic compound

content. The carpets are also eligible for InterfaceFLOR’s re-entry

scheme, which is a take-back program that recycles carpet tiles.

From the outset of the project’s design phase, a Green Star

accredited professional, along with an independent commissioning

agent, were engaged to oversee the project and ensure the

criteria for the 5 Star Green Star rating were well defined and

being met. Other managerial provisions included a comprehensive

building user’s guide to enable tenants to achieve the desired

environmental performance; a 12-month building-tuning program

to ensure optimum performance and maintenance within the

tenancy; an environmental management plan which conformed

with NSW government EPA guidelines during fit-out works; and

a comprehensive waste management and recycling plan during

building refurbishment and fit-out that ensured no construction and

deconstruction waste went to landfill.

Like any investment, dividends from building green take time, but

the benefits are clear. Higher utility efficiency equates to savings

of at least 20-30 per cent on operating costs, while increasing a

property’s value. The increased natural light and ventilation in green

buildings has been proven to result in healthier, therefore more

productive workplaces. A post-refurbishment study of 500 Collins

Street in Melbourne found a nine per cent increase in typing speeds

of secretaries and a seven per cent increase in lawyers’ billings ratio,

despite a 12 per cent decline in the average monthly hours worked.

The enhanced marketability and demonstration of social

responsibility that a green company displays immeasurably aids a

company’s prosperity in the marketplace, thanks to client attraction

and free publicity from certification and awards. This differentiates

a company from the competition, giving them a clear competitive

edge.

The shift to a green operation can be costly at its inception,

but with changes in legislature in the business and regulatory

environment sure to multiply, along with increased customer

awareness, it shouldn’t take long to reflect in the bottom line – but

most of all, those concerned can rest easy that they’re behaving

ethically and responsibly.


44 client Feature

Last year’s FMA Australia ‘Awards for Excellence’ helped to acknowledge some of the significant outcomes achieved in Facility Management. Interestingly, one of the big winners

on the night was the Dyson Airblade™ hand dryer, which took out two of the industry’s ten coveted awards with the FMA Australia & ISS ‘Product Excellence Award’ and FMA Australia & Rider Levett Bucknall ‘Industry Innovation Excellence Award’.

“For a relative newcomer to the facility management sector to win these two awards is a testament to the Australian industry’s enthusiasm for new technology solutions,” states Ross Cameron, Managing Director of Dyson South East Asia.

“Our 700 plus research and development team are focused on engineering products that work significantly better. In the case of the Airblade™ hand dryer, it was about delivering to the industry a hand dryer that will work properly; drying hands quickly, hygienically and with minimal impact to the environment. So it was exciting to see Australia’s response to this commitment reflected so strongly at the Facility Management industry awards night.” Mr Cameron concludes.

Earlier last year the Dyson Airblade™ hand dryer became the first commercial product to be awarded the Planet Ark Australia and Carbon Trust’s Carbon Reduction Label for its ability to help in minimising the nation’s carbon footprint.

About the Dyson Airblade™ hand dryerThe Dyson Airblade™ hand dryer is the world’s fastest and most hygienic hand dryer. Delivering significant cost and energy savings, this appliance provides a hand drying solution that dries hands in just ten seconds.

A hospital grade HEPA filter, contained within the unit, filters 99.9% of bacteria from the air stream before blowing it onto hands, ensuring hands are hygienically dried. With a total input power consumption of 1600w and a 1W standby, the Dyson Airblade™ hand dyer uses up to 80% less energy than conventional warm air

hand dryers.

AccreditationsThe Dyson A01 and A03 Airblade™ hand dryer range are the only hand dryers to date approved by NSF International Protocol P335 for hygienic hand dryers, while the A01 Airblade™ remains the only hand dryer endorsed by HACCP Australia and HACCP International for food safety excellence and use in food handling areas.

Industry impactThe fast, hygienic and energy efficient features of this appliance means facility managers now have the option of purchasing a hand drying device that will not only perform significantly better than conventional warm air hand dryers, but will also be more sensitive to the environment than a paper towel dispenser. In fact, using just one Dyson Airblade™ 200 times a day for five years saves 730,000 paper towels from being produced, transported and disposed of.*

Since 2008, Dyson Airblade™ hand dryers have been installed in over 500 facilities across Australia, including major sporting and entertainment stadiums, retail centres, airports, casinos, universities, hospitals, councils and many other corporate and government properties.

* calculation based on an average of two paper towels per hand dry

CLIENT FEATURE

DYSON AIRBLADE™

“I’ve done calculations in terms of consumables only, essentially the purchase of paper towels. I haven’t calculated waste or electrical savings yet, but even without this, the total cost of Airblades purchased is recoverable in just over a year.”

Melbourne Airport Facilities Manager, Joe Cremona

315631E_Dyson | 1685.indd è:–ø2 24/1/11 11:41:16 AM

www.dysonairblade.com.au

Usage based on 2 towels per dry (data from Dyson internal research – Sept 2008). 1600W machine shown. Calculations include standby power. Cost based on 1 cent per paper towel (data from Dyson internal research – 2010) and $0.152 per kWh (data from Energy Australia small and medium business customer – published 2009). Paper towel dispenser and Dyson Airblade™ hand dryer purchase costs are excluded from comparison. 10 second dry time based on NSF protocol P335.

Costs $1,460.00 per year to run.Based on 100 people visiting a washroom twice a day, a paper towel dispenser will get through 146,000 towels a year.

That’s a cost of $1,460.00.

Costs $50.62 per year to run.For the same use, the Dyson Airblade™ hand dryer costs just $50.62 to run. It works in only 10 seconds and its HEPA filter cleans the air before it reaches hands.

It’s fast, hygienic and a fraction of the cost of paper towels.

FMA Australia & ISS ‘Product Excellence Award’

FMA Australia & Rider Levett Bucknall ‘Industry Innovation Excellence Award’


46 ideaction 2011

Brisbane | 11-13 May 2011 FMA Australia’s national conference

Session 1: Panel discussion – Walking the tightrope: balancing cost efficiency and innovation

Chris Hunt, Jones Lang LaSalle

Facility managers are constantly being asked to walk the tightrope

between creating cost efficiency and delivering innovation to improve

service quality. How can facility managers implement innovation that

doesn’t cost the earth? How should they balance driving innovation

that results in incremental change versus step-change? In this

session, our panel will explore examples of innovation that have

been implemented across large and small portfolios, that have not

required significant investment but have shown an attractive return

on investment.

Session 2: oral presentation – Environmental ratings and the facilities manager

Phillip Carruthers, Norman Disney & Young

We have lived for a number of years with environmental rating tools

such as NABERS and Green Star; however, evidence is emerging

that predicted results are not being achieved, giving rise to landlords

being in default of lease conditions and the legal fraternity gearing

up. Ultimately, the buck may stop with the facility manager, and

that could be costly. This presentation explores the responsibility of

the facility management team in meeting strict performance goals

set by others without their input. Living with and maintaining an

environmental rating will become the most important facilities role in

the coming years. Will you be ready?

Session 3: oral presentation – Christchurch earthquake – facilities management response

Onno Mulder, City Care Limited

This presentation will provide an insight into City Care’s response,

as one of the largest maintenance providers in Christchurch, to the

magnitude 7.1 earthquake on 4 September 2010. The presentation

will outline how systems and resources were used for emergency

response (make safe), the temporary repairs to get facilities

operational, and, finally, working with all stakeholders (owners,

tenants, insurers and service providers) to determine the best way to

rebuild/restore facilities in the long term. Many learnings have been

derived from the real-time test of the company’s BCP, and these

learnings will have universal application to facility managers around

the world.

Session 4: oral presentation – Superheroes of the workplace of the future

Mark Kelly, Woods Bagot

Who will be the superheroes of the workplace of the future,

what skills will they have, and what technology will they use to

communicate and deliver? This presentation will consider present

day scenarios and evaluate an exponentially different and better

future. Basic bricks and mortar will be predictable to an extent, but

how will we understand the changes in the world of commerce

and communications that will mean that a new generation of smart

collaborators will lead from within a complex organic ecosystem?

How will we define and control the workplace of the future?

Session 5: Panel discussion – Open house: challenges and solutions for facilities managers as buildings go public

Paul Akhurst, QLD Performing Arts

Buildings that would once have been the exclusive domain of

residents and workers now open their foyers and viewing galleries to

all, and burst at their seams with cafes and niche retail opportunities.

These significant changes in building use present a new set of

challenges for facility managers, from access, to wear and tear;

challenges that are heightened when an existing building seeks to

remodel itself to engage with today’s society. An expert panel of

facilities managers will discuss challenges and solutions to designing

and operating an ‘open house’.

This year’s ideaction conference will be held in Brisbane, a

city that we are all aware has recently endured terrible floods

and will be in recovery for many years to come. Despite this,

we are confident that Queensland’s resilience and determination

will prevail, and that we will deliver a first-class FM learning and

networking event.

In light of these recent tragic events, FMA Australia will be

donating a percentage of each registration fee received to the

Premier’s Flood Relief Appeal, so you can rest assured that by

attending ideaction11 you will be supporting this very worthy cause.

We are proud to be holding our conference in Brisbane and hope

you will join us for what is sure to be an outstanding event covering

up-to-the-minute FM topics and offering excellent social events.

The program for ideaction11 has now been confirmed and

registrations are open. Make sure you book by 31 March to take

advantage of the earlybird discount.

Program in depth

Platinum sponsor of ideaction11


47ideaction 2011

Session 6: oral presentation – Five steps to implementing a successful FM program

Ennio Bianchi – Noel Arnold & Associates

An essential requirement of every Facility Management (FM)

program is the delivery of an effective, reliable, practicable and viable

FM service. The five key steps to the design and implementation of

an effective FM program are:

3 Step 1: Evaluating your market sector’s service delivery

requirements;

3 Step 2: Consolidating and formalising your systems;

3 Step 3: Implementing the program;

3 Step 4: Doing a health check of your FM program;

3 Step 5: Being prepared for when things do go wrong.

ideaction conference delegates will be provided with

key principles and practicable strategies for the design and

implementation of an effective FM program.

Session 7: oral presentation – Sit on the fence or lead? The evolving role of facility managers in business continuity

Geoff Olsen – MC2 Pacific

Facilities managers are in a tough position when considering business

disruptions, having to balance the sometimes conflicting needs of

asset owners, tenants and other stakeholders. We are noticing a

shift in how FM organisations are approaching the challenge of how

they prevent emergencies becoming a crisis, and how they respond

and recover if something does happen. Interestingly, the needs

and expectations of tenants are typically not included in even basic

services that many FMs offer today. The FM role is evolving, but

should they follow the leader, or can they add value to their clients

by leading?

Session 8: oral presentation – The seven sins of greenwashing

Robin Mellon, Green Building Council of Australia

As sustainability moves from ‘voluntary’ to ‘vital’ for buildings,

products and services, many organisations have applied a green

sheen to their marketing, branding and communications to show

that they are trying to adopt sustainable business practices. But how

can we know which companies are really green and which have just

applied a generous coat of greenwash? The term ‘greenwash’ usually

indicates that more has been spent on promoting a product’s green

credentials than has been invested in true, environmentally-sound

practices. This session will detail ‘the seven sins of greenwashing’,

following in the footsteps of the now-famous 2007 study by

Canadian firm Terrachoice, and use Australian building industry case

studies to show you what to look for and what outcomes you might

expect.

Session 9: Panel discussion – Project Zero

Ros Magee & Nigel Fitton, Spowers

The ultimate sustainability goal for an office building is ‘net balance

carbon neutral’, not only in operation but over its whole life cycle.

Internationally there are a number of projects, legal frameworks,

rating systems and projects pursuing this target. In the Australian

context, ‘Towards Zero’ has derived definitions, processes,

technologies, strategies and an exemplary design in this pursuit.

The panel will give delegates an insight into ‘Project Zero’ and the

processes used to achieve ‘zero emissions’, a target which, although

elusive, is infinitely achievable.

Session 10: oral presentation – The FM challenge of sustainability precincts

Jeff Robinson, Aurecon

By 2050, 70 per cent of the world’s 6.4 billion population will live in

cities. Australian cities are predicted to nearly double in population

in the next 40 years. How can we re-tool our cities to make them

more sustainable, liveable and economically viable? Jeff will discuss

the imperatives to move beyond individual sustainable buildings to

sustainable precincts and sustainable cities, with shared low energy,

water and waste infrastructure. What are the opportunities and the

barriers to building and operating sustainable precincts? What new

technologies can be used? What are the FM challenges of running

the sustainable infrastructure that serves sustainable precincts?

Session 11: Case study – Productivity and indoor environment assessment before and after base building energy reduction works

Dr Vyt Garnys, Cetec Pty Ltd, Roger Walker & Brian Churchill,

Local Government Super

Several significant base building upgrade initiatives have been

undertaken at four buildings owned by Local Government Super to

reduce the greenhouse gas emissions of the existing commercial

office buildings. These works are aimed at reducing energy

consumption and also improving indoor environment quality. The

results of an indoor environment quality (IEQ) and productivity study

of four multi-tenant, multi commercial office buildings that have

undergone extensive energy saving works will be presented, showing

substantial and rapid commercial returns.

Session 12: oral presentation – The difference between an emergency and a tragedy

Michael Rabbidge, First 5 Minutes

Time, knowledge and practice, or lack thereof, are key factors that

determine whether an emergency in a built environment escalates

into a tragedy. In the event of an emergency the ability of the

occupants of a building to react rapidly to a threat is significantly

reliant on effective procedures and training being in place. Ultimately

your ability to deal with an event in a manner that provides optimum

protection against a potential tragedy is experience. This presentation

will provide participants with an appreciation of the legislative and

standards framework that governs obligations of building managers,

owners and tenants/occupants.

Session 13: Case study – Foreseeing the building future through property strategic planning

Steve Jones, Australian Sports Commission

As facility managers, gut feelings and emotions are not enough to

ensure that sufficient funding will be available to maintain buildings


48 ideaction 2011

and infrastructure, in the short and long term. To compete with

other business priorities, we facility managers need to apply a

level of science to support our claim. In order to assess the future

requirements of the ASC Campus at Bruce ACT, the Australian

Sports Commission has recently undertaken a property strategic plan

(PSP). In this session the roles played by both client and consultant

in the preparation of a PSP and supporting business programming

documents will be presented.

Session 14: oral presentation – Space as a knowledge management tool

Dr Agustin Chevez, Geyer Pty Ltd

Geyer undertakes research to better understand the role of space

in an organisation’s ability to address the pressing issues and

imperatives that impact companies today. Findings suggest that

despite its passive nature, space supporting the management plays

an active role in a company’s ability to address business objectives,

communicate brand and influence human behaviour. This could

imply that an important tool that organisations have to sustain

their businesses may be the buildings and workplaces they inhabit.

Facility managers thus have a privileged role as custodians of the

organisation’s competitive advantage. The research was led by Laurie

Aznavoorian and Dr Agustin Chevez from Geyer. This presentation is

a summary of their findings.

Session 15: Case study – Delivering on a Green Star project – EnergyAustralia’s new Learning Centre

Kate Gunton & Paul Ryan, EnergyAustralia

This presentation will cover the EnergyAustralia Learning Centre

project from inception to completion and occupation: getting the

brief right, working with key stakeholders, developing the project

team, commissioning the building and managing the relocation. It

specifically focuses on the environmentally sustainable design (ESD)

aspects. The Learning Centre will be a centre of excellence providing

high-quality training for staff, particularly its apprentices. The building

has achieved a 6 Star Green Star Education Design v1 rating and is

due for completion in February 2011.

Session 16: Case study –Metropolitan Fire Brigade

Ros Magee, Robert Pahor & Andrew Rutt, Spowers

The MFB Burnley Complex is the new Community Safety and

Training Facility of the Metropolitan Fire Brigade in Richmond. 5 Star

Green Star accredited, the main incentives throughout the project

were the development of integrated and holistic design solutions

and the implementation of low- and high-tech environmental

strategies. Spowers will give you an insight into the MFB Project,

covering topics including: the business case for investing in

sustainable facilities; competitive advantage through facilities; green

procurement – sourcing and selecting green products and services;

and energy ratings – how to realistically achieve a 6 Star rating.

Session 17: oral presentation – The impact of the energy performance contract on facility management

Laurie Reeves, Melt FM

With increased government focus on the reduction of carbon

emissions in commercial buildings, the introduction of legislation for

mandatory disclosure and the forecast significant increase of energy

prices have seen the re-emergence of the energy performance

contract (EPC). This presentation will look at the process of the

EPC, the information required to provide to service providers, the

impact on buildings operations, and the role of the facility manager

in providing information and supporting the overall activity. What is

the impact of the EPC process as an enabling tool for the energy and

emissions reduction process from a client side project management

perspective?

Session 18: oral presentation – 215 Adelaide Street NABERS refurbishment

Connan Brown, Norman Disney & Young

215 Adelaide Street is a significant refurbishment project in the

Brisbane CBD. The project is a $5M NABERS refurbishment from 2.5

to 4.5 stars in an occupied building. This presentation briefly covers

the design and the construction, with a major focus on how the

FM, designer and controls company worked together to deliver the

targeted rating.

FOr MOrE iNFOrMATiON

ON SPEAkErS,

VENuES, PrOGrAM,

ACCOMMODATiON AND

SOCiAl ACTiViTiES, ViSiT

WWW.FMA.COM.Au


49ideaction 2011

Wednesday 11 May 2011

8.30am - 5.00pm Site visits

9.00am - 12.00pm Option 1/Full day: Port of Brisbane

12.30pm - 2.30pm Lunch

2.30pm - 4.00pmOption 1/Full day: Combined Emergency Services Training Centre

Option 2/Half day: Ecosciences building

4.30pm - 6.00pm Option 2/Half day: GOMA

6.30pm - 8.30pm Chairman’s Welcome Reception at GOMA

Thursday 12 May 2011

8.00am - 5.00pm Registration open

9.00am - 10.25am Official opening and keynote speaker

10.30am - 11.00am Morning tea

11.05am - 12.00pm

Session 1: Panel discussion - Walking the Tightrope: Balancing Cost Efficiency and Innovation Chris Hunt, Jones Lang LaSalle (Room 1)

Session 2: Oral presentation - Environmental Ratings and the Facilities Manager Phillip Carruthers, Norman Disney Young (Room 2)

Session 3: Oral presentation - Christchurch Earthquake - Facilities Management Response Onno Mulder, City Care Limited (Room 3)

12.05pm - 2.00pm Lunch with keynote address

2.15pm - 3.15pm

Session 4: Oral presentation - Superheroes of the Workplace of the Future Mark Kelly, Woods Bagot (Room 1)

Session 5: Panel discussion - Open House: Challenges and Solutions for Facilities Managers as Buildings go Public Paul Akhurst, QLD Performing Arts (Room 2)

Session 6: Oral presentation - 5 Steps to Implementing a Successful FM Program Ennio Bianchi - Noel Arnold & Associates (Room 3)

3.20pm - 4.05pm Afternoon tea & poster session

4.10pm - 4.50pm

Session 7: Oral presentation - Sit on the Fence or Lead? The Evolving Role of Facility Managers in Business Continuity Geoff Olsen - MC2 Pacific (Room 1)

Session 8: Oral presentation - The Seven Sins of Greenwashing Robin Mellon, Green Building Council of Australia (Room 2)

Session 9: Panel discussion - Project Zero Ros Magee & Nigel Fitton Spowers (Room 3)

7.00pm - 12.00 midnight Gala dinner, Victoria Park

Friday 13 May 2011

8.00am - 3.00pm Registration open

8.30am - 2.30pm Exhibition open

8.45am - 9.15am Poster session

9.15am - 10.00am

Session 10: Oral presentation - The FM Challenge of Sustainability Precincts Jeff Robinson, Aurecon (Room 1)

Session 11: Case study - Productivity and Indoor Environment Assessment Before and After Base Building Energy Reduction Works Dr Vyt Garnys, Cetec Pty Ltd, Roger Walker & Brian Churchill, Local Government Super (Room 2)

Session 12: Oral presentation - The Difference Between an Emergency and a Tragedy MIchael Rabbidge, First 5 Minutes (Room 3)

10.05am - 10.35am Morning tea

10.45am - 11.30pm

Session 13: Case study - Forseeing the Building Future Through Property Strategic Planning Steve Jones, Australian Sports Commission (Room 1)

Session 14: Oral presentation - Space as a Knowledge Management Tool Dr Agustin Chevez, Geyer Pty Ltd (Room 2)

Session 15: Case study - Delivering on a Green Star Project - Energy Australia’s New Learning Centre Kate Gunton & Paul Ryan, Energy Australia (Room 3)

11.40pm - 12.25pm

Session 16: Case study - Metropolitan Fire Brigade Ros Magee, Robert Pahor & Andrew Rutt, Spowers (Room 1)

Session 17: Oral presentation - The Impact of the Energy Performance Contract on Facility Management Laurie Reeves, Melt FM (Room 2)

Session 18: Oral presentation - 215 Adelaide Street NABERS Refurbishment Connan Brown, Norman Disney Young (Room 3)

12.30pm - 2.30pm Lunch with keynote address and close of conference

ideaction11_program.indd 1 8/02/2011 1:32:58 PM

ideaction 2011 Program


50 client Feature

The facilities management industry is continually evolving to incorporate new legislation pertaining to health, safety, environment and risk management. Facilities Managers

are now responsible for developing, implementing and promoting strategic initiatives to ensure a happy, healthy and more productive working environment. Consequentially, we have seen an increase in the demand for technically qualified and accredited professionals, and the rise of specialist roles within organisations. These include, but are not limited to, Sustainability Managers, Project Directors, Workplace Managers, OHS&E Managers, Risk and Compliance etc across all sectors. As a result of the current trends affecting our industry:3 Facility Managers are now responsible for developing initiatives

to improve the performance of buildings3 Businesses are aiming to create “zero harm” cultures throughout

the workplace. This calls for all Facility Managers to have either a strong understanding and/or qualification in risk, compliance and building safety

3 Relocation Managers or Project Directors are becoming more prominent as organisations seek to consolidate their office space. These projects often require extensive relocation with a resultant demand in professionals to manage and promote these changes on behalf of landlords and tenants

3 Workplaces are becoming more stringent on achieving green star and NABERS ratings.

3 Work environments are becoming more efficient with modern initiatives in space planning; maximising comfort and productivity

3 NABERS ratings are providing prospective tenants and buyers with the ability to better compare commercial buildings. This increases pressure on the Facility Managers to maintain or achieve green star ratings, making them accountable for the environment and not just the base building plant and fabric.

Judd Farris is a global organisation and specialist property recruitment consultancy committed to providing comprehensive permanent and temporary staffing solutions to many of the world’s leading corporate groups, partnerships, government bodies and institutions. With over thirty-five years of combined industry and

recruitment experience, the Facilities Management division inAustralia has a proven track record in aligning business

requirements with individual’s expertise and career aspirations.Throughout the recruitment process, our extensive industry

knowledge enables us to provide advice to employers and job seekers with regards to career growth, employee sentiment, education, brand perception and individual profile improvement.

For a more informative discussion in relation to your career or business requirements, please call:

Candice Egan Permanent solutions - NSW, ACT and [email protected] 9321 5500

Matthew Dwyer Temporary solutions - NSW, ACT and [email protected] 9321 5500

Matthew Smith Permanent and temporary solutions - VIC, SA, [email protected] 9620 2717

Phil SeedPermanent and temporary solutions - [email protected] 3221 6799

CLIENT FEATURE

JUDD FARRIS RECRUITMENT

316159E_Judd Farris | 1685.indd è:–ø2 20/1/11 9:40:58 AM

No.1 in FacilitiesManagement

...not number 2

> MELBOURNE: 03 9620 2717Matthew Smith - [email protected]

> SYDNEY: 02 9321 5500Candice Egan - [email protected] Dwyer - [email protected]

> BRISBANE: 07 3221 6799Phil Seed - [email protected]

for all our latest vacancies log on to www.juddfarris.com.au

At Judd Farris Recruitment, we can identify the perfect fit for your organisation, offering you the best available Facilities Management professionals in the industry. Our long standing relationships with clients and candidates, our reputation, market knowledge and access to non-active candidates, takes the guess work out of hiring.Whether it’s a permanent or temporary requirement, our national team of experts can help.

fm_toliet_flush.indd 1 1/19/2011 2:53:03 PM


52 maintenance & essential serVices

The Montreal Protocol is an international environmental

agreement that established requirements to begin

the worldwide phase-out of ozone-depleting CFCs

(chlorofluorocarbons).

The original protocol was signed in 1987. However, in 1992

an amendment was established to schedule the phase out of

hydrochlorofluorocarbons (HCFCs).

These artificial refrigerants have long been identified for their

ozone depletion potential (ODP) and global warming potential

(GWP).

CFCs are now virtually phased out, and refrigerant stockpiles are

nearly exhausted.

HCFCs, which are widely used in air conditioning equipment, are

currently under phase-out conditions.

The current phase-out dates for HCFCs for developed countries,

which include Australia, stand at:

3 Freeze from beginning of 1996 (Based on 1989 HCFC

consumption, with an extra allowance (ODP weighted) equal to

2.8 per cent of 1989 CFC consumption)

3 35 per cent reduction by 2004



3 Total phase-out by 2020 (Up to 0.5 per cent of base level

consumption can be used until 2030 for servicing existing

equipment, subject to review in 2015).

Over the years, the phase-out timetable for ozone-depleting

substances has come under constant revision, with phase-out

dates accelerated in accordance with scientific understanding and

technological advances.

PHASiNG OuT: thE dEPaRtURE Of hCfC REfRigERaNts

AbouT The MonTreAL ProToCoL

The Montreal Protocol on substances That Deplete the ozone layer is an

international treaty designed to protect the ozone layer by phasing out the

production of a number of substances believed to be responsible for ozone

depletion.

The treaty was opened for signature on 16 september 1987 and entered

into force on 1 January 1989 followed by a first meeting in Helsinki, May

1989. since then, it has undergone seven revisions, in 1990 (london),

1991 (nairobi), 1992 (Copenhagen), 1993 (Bangkok), 1995 (Vienna), 1997

(Montreal), and 1999 (Beijing).

Due to its widespread adoption and implementation it has been hailed as an

example of exceptional international co-operation, with former secretary-

general of the United nations kofi annan quoted as saying that ‘perhaps

the single most successful international agreement to date has been the

Montreal Protocol’.

The Australian hydrochlorofluorocarbon (HCFC) refrigerant market is now beginning to feel the

implications of 1987’s Montreal Protocol. How will the phase-out of HCFC’s affect you? Carly Fordred

finds out.


53maintenance & essential serVices

Australia has met or exceeded all of its phase-out obligations under

the Montreal Protocol, which is implemented in Australia through the

Ozone Protection and Synthetic Greenhouse Gas Management Act

1989 (the Act).

Australia will essentially phase out consumption of HCFC by 2016,

four years ahead of the schedule required under the Protocol. In

doing so, Australia will consume 61 per cent less HCFC in the period

to 2020 than required under the Protocol, even after the Parties to

the Montreal Protocol agreed in 2007 to advance the HCFC phase-

out globally.

The most prevalent of the HCFCs is known as R22. It is used most

commonly in small and packaged air conditioning equipment, and

has been used in this way for many years.

The HCFC phase-out primarily affects R22 but also R123. R123,

which was itself a replacement for R11, is predominantly found in

older centrifugal chillers.

So what impact will the phase-out of HCFC’s have?

Frank De Jong of A-Gas answers some of the pertinent questions

relating to the phase-out of HCFC’s, and in particular R22.

how will r22-installed equipment be serviced, and will it be costly? Will there be shortages of r22?‘The HCFC phase-out will primarily affect the installed base of

equipment using R22 and its importation, as it will drop by 30 per

cent – which equates to 500–550 tonnes,’ De Jong says.

‘This will primarily affect the service bank out there, and the

implication is that it will become more expensive because of its

availability.’

‘R22 should still remain the first choice for the service market for

the next 12 months,’ he adds.

Should r22-installed equipment be retrofitted and converted to alternative refrigerants? What should be used in new equipment?For existing R22 air conditioning equipment, De Jong suggests that

R407C be used. He cautions, however, that it requires hardware

replacements including the TX valve, drier, and POE oil. R407C also

has a large temperature glide (approx 7K). He recommends seeking

original equipment manufacturer (OEM) approval before seeking this

route.

He suggests that R410A be used for new equipment only and

that it should be not used as a retrofit refrigerant due to the high

discharge pressures involved.

This has led many manufacturers to begin offering various

solutions for R22 drop-in refrigerants.

‘Drop-ins are already available, although are currently a bit more

expensive. It is predicted that this gap will narrow as R22 scarcity

begins to appear. Eventually the drop-ins and replaced HCFCs will

achieve parity in price as demand begins to exceed supply.’

De Jong adds, however, that retrofit drop-in refrigerants should not

be viewed as a long-term solution. ‘Drop-in refrigerants are designed

to keep existing equipment running when R22 becomes unavailable

and equipment still has a useful lifetime.’

De Jong also advises that controls and oils should not require

replacing if choosing to use a drop-in replacement.

‘In most, TX valves won’t require replacing either, but of course

best practice dictates that dryers should always be replaced when

charging refrigerant,’ he adds.

So, where to from here? What is De Jong’s advice on managing the

implications of the phase-out?

‘Talk to customers now and begin to discuss drop-ins, retrofit

options and equipment replacements,’ he says.

‘Don’t panic,’ he reassures. ‘Now should be a period of education

and information flow from importer to distributor, to contractor and

on to the end user.’

Thank you to Frank De Jong and A-Gas for their input in this article.

This article first appeared in HVAC&R Nation. It is reproduced with

permission.

WhAT IS ozone dePLeTIon PoTenTIAL (odP)?

The ozone layer is damaged by the catalytic action of chlorine and bromine

in compounds, which reduce ozone to oxygen when exposed to UV light at

low temperatures. The ozone Depletion Potential (oDP) of a compound is

shown as an R11 equivalent (oDP of R11 = 1).

WhAT IS GLobAL WArMInG PoTenTIAL (GWP)?

The greenhouse effect arises from the capacity of materials in the

atmosphere to reflect the heat emitted by the Earth back onto the Earth.

The direct global warming potential (gWP) of a compound is shown as a

Co2 equivalent (gWP of a Co

2 molecule = 1).

www.adamspest.com.au

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54 client Feature

GLG GreenLife Group is one of Australia’s leading open space specialists, providing integrated landscape construction, maintenance and project management services to a wide

variety of clients across Australia.The organisation recently changed its name from Grounds &

Gardens to GLG GreenLife Group to reflect the company’s evolution over the past 15 years, its extensive range of services and renewed focus on environmental sustainability.

Despite the rebrand, GLG GreenLife Group’s commitment to deliver exceptional results to a variety of nationwide corporate and government clients remains unchanged – these include Sanctuary Cove, Telstra, Hansen Yunken, Theiss and Transfield Services.

GLG GreenLife Group also has a wealth of experience maintaining some of Australia’s most significant, prestigious and remote facilities. The company has earned a reputation for being a market leader in the management and maintenance of commercial landscape and open space infrastructure. Some of GLG GreenLife Group’s current contracts include:3 Grounds maintenance to 5000 Telstra facilities throughout

the entire country including both urban, regional and remote locations

3 Grounds maintenance services including grass cutting, gardening, pest control, arboricultural works and graffiti removal at over 300 of Yarra Valley Water’s sites in Melbourne

3 All aspects of landscape maintenance along the Jemena eastern gas pipeline from Newcastle to Wollongong in NSW; such as mowing, brush cutting, slashing and arboriculture through to the replacement and repairs to gas network infrastructure

3 Grounds maintenance for Western Power’s 119 zone substations and five terminals covering over 300,000 square kilometres in mid and lower Western Australia

3 Maintaining Adelaide Airport’s prestigious grounds by mowing

all turf areas, along with fertilising, gardening, landscaping, plant selection and replacement, irrigation maintenance, weed and litter control

No job is too big for GLG GreenLife Group. It has an extensive range of resources and an experienced team of trained horticulturalists to provide superior native environments through to finely manicured landscapes. Most importantly, all of GLG GreenLife Group’s professional services are delivered on time and at market competitive prices.

GLG GreenLife Group treats all large, open space landscapes as valuable assets and with the respect they deserve. The organisation always goes that extra step to employ credible and sound environmental principles so that the landscapes they manage and create last for generations to come.

No stone is left unturned to ensure GLG GreenLife’s innovative wetland developments, revegetation and landscaping initiatives are delivered using the latest technologies and products, and exemplify world’s best practice.

Furthermore, GLG GreenLife Group not only ensures that sustainability is at the core of its projects but is incorporated into the company’s everyday practices. GLG GreenLife Group minimise the water required to sustain healthy plant growth, limits the use of chemicals in all areas of its work, continually monitors its energy efficiency and always looks for new ways to reduce its carbon footprint.

GLG GreenLife Group is genuinely excited to be embarking on a new era of sustainable landscape creation and maintenance, and will continue to apply its philosophy of ‘build, maintain and sustain’ to all of its urban and commercial open space projects.

For more information go to www.glgcorp.com

CLIENT FEATURE

GREENER GROUNDS MAINTENANCE – MAKES COMMERCIAL SENSE

315628E_GLG Greenlife | 1685.indd è:–ø2 8/2/11 10:24:10 AM

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 find out more visit:

www.glgcorp.com

Grounds Maintenance Specialists

- Hospitals & Aged Care

- Schools & Universities

- Power & Water Utilities

- Development Estates

- Hotels & Resorts

- Transport: Road,

Rail, Airports

- Defence

- Telecommunications

- Local Government

- Industrial & Commercial

Properties

- Sporting & Recreation

- Housing Authorities

BUILD | MAINTAIN | SUSTAIN

AUSTRALIA WIDE



effective space management can be distilled to one overriding

principle: understand the way in which space supports the

strategic directions of the organisation, and quantify the

equation to balance space demand and space supply. All flows from

this; know what it is that your organisation wants to do strategically,

and make sure that your space is best positioned to deliver on this

strategy. At best, your space should facilitate strategic delivery; at

worst, it should not hinder.

One of the many challenges facing those responsible for the

effective management of space is understanding the nexus between

business operations and the space that best supports this delivery.

Often, corporate strategies focus on market opportunities: of

minimising potential or actual threats, and of ensuring alignment

between corporate strategy, financial strategy, HR strategy and IT

strategy.

Often overlooked is the Space Management Strategy. An effective

organisation would not embark on a major expansion strategy

without planning its workforce to make sure it has the right staff to

service that growth. No efficient organisation plans an acquisition

strategy without first understanding its capacity to finance such

acquisitions. However, a significant number of organisations continue

to go about their business, planning for tomorrow, without aligning

their space. Not enough focus is placed on the key role that space

plays in a successful organisation. This reflects a mindset that sees

space as static – here yesterday, here today and will be here again

tomorrow.

Space impacts on management vision usually when an office

has to be found for a new member of staff; or a new team has

to be established and there is no spare space. Reactive planning

is often the norm in space management, at a significant financial

and opportunity cost. The organisational capital that is embedded

in facilities, and the cost of operating and maintaining space, are

both significant elements of the budget bottom line. For most

organisations, space represents the second largest budget item after

staff. Failure to plan and manage space effectively therefore impacts

on all aspects of the organisation.

So, effective space management is all about asking the right

questions.

3 How does existing space support the organisation’s strategic

objectives?

3 If it doesn’t, what space is required and in what timeframe?

3 How is space meeting the current needs of the organisation?

3 Is there too much, too little, is it the right type of space, is it

costing too much?

3 Is it flexible enough to support change?

3 How well is it being used at the moment? Who has responsibility

for space management?

3 Are they equipped with the right information to make sound

decisions?

Starting to ask the right questions is one powerful step along the

path to effective space management.

The strategic context – tomorrow’s visionThe challenge is to relate strategic objectives to space requirements.

Not an easy challenge, but manageable if you engage the right tools.

Space projection techniques exist across a number of professional

and service areas, including health, education, and travel. By way

of an example, universities have been employing space projection

models that translate their teaching and research activities into space

requirements. The ability to model changes to business delivery, and

their impact on space, is crucial to ensuring that universities plan

effectively. The space drivers are catalogued and quantified. These

include student numbers, the various pedagogies used to deliver

teaching and learning, frequency and occupancy rates (the number

of times a room is in use and, when in use, the number of people in

the room relative to its capacity), and the space per student station

required to deliver the pedagogy. By developing and applying these

tools, the Space Manager can run multiple what-if scenarios on the

impact of change – of a strategy that seeks to grow activity in one

area, reduce in another, or break into completely new markets.

Models are representations of tomorrow based on an extrapolation

of today. The more successful models are continually updated from

a feedback loop – it is not a sign of a bad model to change the

outcomes through better data; instead it is a reflection of a mature

EFFECTiVE SPACE MANAGEMENTtERRy ROChE, MaNagER, sPaCE MaNagEMENt, ViCtORia UNiVERsity


57maintenance & essential serVices

planning process.

Whatever the industry, the principle remains the same –

understand what it is that your organisation does and how that

translates into space requirements.

A good space manager is able to clearly articulate the strategic

directions by intimately understanding the business. It is often a

positive outcome of managing space allocations that the Space

Manager is able to regularly tour operational areas and gain an

understanding of their business activities. The challenge is to utilise

this information

in a formal and

structured way

that populates

the understanding

of business operations. Reviewing operational areas and placing

oneself in the shoes of the practitioner enables an effective Space

Manager to anticipate operational areas’ requirements. Of equal

importance, however, is the use of data collection templates that

enable organisational units to transmit data into a meaningful format

for Space Managers. The Space Manager has to take responsibility

to ensure that they are provided with up-to-date, meaningful data on

how space is currently being used.

The operational context – today’s wisdomThe development of sophisticated computer space management

applications over the past decade has made the job of the space

manager equally easier, and more challenging. Systems such as

Archibus, BEIMS, Aperture etc., enable the user to have a fingertip

(mouse click) grasp of space management data. Information on the

allocation, amount, type, condition, cost, and regulatory compliance

of space is easily produced, reports generated and action plans put in

place. What is often missing, however, from these space reports, is

the organisational use of this space. Office accommodation databases

will record, with varying degrees of accuracy, the organisational unit

allocated to that space, and even the name of the staff member(s).

Space managers removed from the organisational unit will not know

how efficiently that space is being used. Engaging resources to collect

quality data on the actual use of space is a vital component of fully

understanding the demand on current space. Trend data can be vital

in projecting future requirements and enable enlightened reallocation

of space to better support both current levels of activity and future

programs.

The resources required to maintain accurate space data systems

should also not be trivialised. The amount of change that occurs

within an organisation’s physical resources in one year is quite

considerable. Space systems that are not maintained lose their

corporate credibility very quickly, and critical investment decisions

can be made using faulty or misleading data. Ensuring systems are

in place to capture churn is vital, coordinating the allocation and

reallocation of space – ensuring a direct link between the physical

relocation process and updating the space database, coordinating

HR, voice and data systems with the space system. Even with such

system coordination it is still necessary to physically audit all space

on a regular basis.

Emerging strategies in improving space management include

techniques for conveying to occupants the true cost of space they

occupy, and incorporating this data into their strategic decision-

making process. Organisations where space is treated as a free good

have a tendency to be wasteful of space or, worse, to see space

as a currency of success. Clinging on to space that is no longer

required in the anticipation that one day it may be is extremely

damaging to any organisation’s effectiveness, responsiveness and

flexibility. Tools for internal space charging or activity-based costing

enable the organisation to effectively price the

cost of space into activity delivery. Where the

costs of providing and maintaining space are

met centrally, organisational units have little

or no incentive to ameliorate space use. The

redistribution of the operational cost of space

to the area occupying the space sends effective

signals on the cost of holding space that is

beyond requirements or in seeking space for

growth. Without these price signals, space use

is often sub-optimal. Non-asset solutions should

always be preferable to provision of new space

when there is a request for additional physical resources. Systems

that convey this message to the occupiers of space are an investment

worth making.

So a shorthand summary of good space management would

include:

1. Know the strategic context of space management;

2. Know the current characteristics of your space;

3. Employ the right tools to help plan and manage space;

4. Be ahead of the game – anticipate longer-term requirements by

ensuring you build flexibility into your current space; and

5. Avoid the temptation to treat space as an investment to

meet tomorrow’s challenges. Carefully consider the cost of

holding space that doesn’t contribute to today’s organisational

performance.



new lease accounting

standards will

dramatically impact

every organisation that

holds a lease, and will have

important ramifications

across all corporate

functions, from corporate

real estate and finance to

technology and human resources.

In January, global real estate services firm Jones Lang LaSalle

launched an industry website (www.LeaseAccountingChanges.com)

to provide information to help corporations navigate the upcoming

changes in global lease accounting treatment.

Who will be impacted?The changes will affect any company that is reporting under either

the International Financial Reporting Standards (IFRS) or US GAAP.

This includes Australia, all US-based companies and most European

Union-based companies. The standards would also be adopted by

any company that wants access to European or US capital markets.

The changes will touch virtually every organisation, as most

businesses lease some type of asset, be it real estate, computers,

copiers or transportation equipment. The exposure draft is expected

to be released in July of this year, and the

changes are likely to be effective in 2013.

If adopted, the accounting for leases of

real estate and equipment will be changed

dramatically, as companies will be required

to capitalise all lease obligations on their

balance sheets. This means recognising

their right to use leased property as an

asset, and their obligation to pay rent and

other amounts as a liability.

The changes will affect every lease

for real estate and equipment located

anywhere in the world. It will impact

those signed in the future, as well as those

already in place today.

how do these changes impact the facilities management industry?Where once any lease was essentially

set and forget, now every lease must be

reviewed quarterly, and changes to the assumptions accounted for.

Every lease that you are responsible for, from the photocopier and

the cars in the company fleet, to the corporate headquarters, will

require detailed and ongoing analysis for the term of the initial lease

and beyond, and no doubt the finance department will look to you,

the facilities manager, for much of the new information required.

Though the new lease accounting rules are expected to go into

effect no sooner than 1 January 2013, given the need to report two

prior years’ comparative information, Jones Lang LaSalle is urging

companies to begin to prepare immediately, particularly businesses

that draw heavily on lease arrangements.

Companies will need to re-evaluate their approach to leasing

decisions. In order to decide whether to renew, move, expand,

consolidate, or own space or equipment, companies will require

much more detailed information about their leases. The proposed

standard requires a company to make a number of decisions at the

start of the commitment based on the balance of probabilities as to

what will happen in the future. Some examples:

3 Will an option be exercised?

3 What will the rent be at exercise of option?

3 What will the rent be if there are any market reviews during the

term of the lease?

3 If there are expansion, contraction, handback or upgrade options

in the lease will they be invoked?

THE iMPACT OF GlOBAl lEASE ACCOuNTiNG CHANGES iN AuSTrAliACompanies leasing assets in Australia, such as real estate, computers, copiers and transportation

equipment, will face an overwhelming administrative burden if new international accounting standards

for operating leases are finalised in 2011.

Michael Green

Proposed accounting treatment

1

P&L (proposed rules) Cash rent

$2.80 M $2.75 M $2.70 M $2.65 M $2.60 M $2.55 M $2.50 M $2.45 M $2.40 M $2.35 M $2.30 M $2.25 M $2.20 M

Year 1 Year 5 Year 2 Year 4 Year 3

Straight-lined rent P&L (current rules)



59client Featureclient feature

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PERPETUAL PROPERTYCARE ENHANCES IT’S GREEN CLEANING CREDENTIALS AND ANNOUNCES NEW ALLIANCE

Having commenced

it’s Green Cleaning

Program in 2009

Perpetual PropertyCare has

continued to successfully

develop the program. A recent

external audit highlighted the

success of the company’s

implementation and

development of green cleaning

on the University of NSW

campus.

The green cleaning program

has also provided additional

benefits to the company’s

managers, supervisors and staff in enhanced job satisfaction, new

challenges, and sense of achievement. Staff enthusiastically take part

in trialling new equipment and methods and know that their input is

important in all decisions taken by management in the development

of the green cleaning program.

In late 2010 a group of Perpetual managers and supervisors

attended a greenRclean training course further developing their

commitment to the green cleaning concept.

“Perpetual PropertyCare has been prepared to invest in staff

development, new equipment, and trialling new methods. This has

opened up a number of new opportunities for company growth”

it’s founder, David Butcher said in announcing an alliance with the

Berkeley Group in February. “The alliance now gives Perpetual

PropertyCare the infrastructure support nationally, and financial

strength to take advantage of these opportunities. All Perpetual

PropertyCare staff are excited by this development and the career

opportunities the Berkeley Group alliance will bring. Customers

will retain a service provider that is responsive to their needs and

innovative in it’s approach to changing circumstances.”

316161AE_Perpetual Property | 1685.indd 2 2/14/11 1:40 PM



Increasingly companies will turn to their facilities managers and

corporate real estate team to make calls on these issues that are paid

little attention today and for decisions that would not be expected

to be made for several years. These now become critical under the

proposed standard.

You will not only need to know your current leases in detail, but

you will also need to have information at hand to make robust future

projections. Future options will need to be reflected on the balance

sheet at the time of reporting if the business thinks that they will

take that option. No longer will you sign a lease, evaluate it and then

put it on the shelf. In the future, you will need to re-evaluate all of

the estimates you have made every reporting cycle, and changes will

need to be made to adjust asset and liability.

The overwhelming administrative burden to track all of their leases

– no matter how small or short – will be borne by large and small

businesses alike. The increased complexity of reporting, data and

information being managed will necessitate investment in enhanced

information systems. It will also require the involvement of more

people across the organisation, placing greater importance on the

conversations that CRE executives have with people throughout the

business around their use of property – what type of space they need

and for how long.

ConsiderationsThe new standard poses a number of questions on how to structure

leases moving forward:

3 Lease vs. own – If an asset is going on the balance sheet, why

not just own it? If a company’s underlying cash position does not

change, nor should the underlying reasons why the organisation

would lease rather than own property. Given the level of

admistrative burden, though, it may now be more economical

and feasible to own office equipment and cars, for example,

rather than lease them and account for them under the new

standard.

3 Outgoings – As outgoings will still be accounted for on a yearly

basis in the profit and loss statement, a lower rent and higher

outgoings will lessen the first year impact for tenants. Will

landlords offer lower rent and higher operating expenses in

order to secure tenants, and how does this affect the income and

distribution policies of AREIT’s?

What can you do now?Some of the steps that can be taken to prepare for the new rules

include:

3 Review your leases;

3 Review your portfolio/current space needs and future

projections;

3 Review the market to understand what options are out there and

when;

3 Understand how the standards will apply to your business;

3 Review your information systems and research what other

options are available;

3 Engage with your finance team and business units;

3 Begin a dialogue with your suppliers and landlords.

For those that are on the front foot, the administrative burden of

complying with the new lease accounting rules will be reduced, and

adapting to the impact of the changes on leasing decisions will be a

much more manageable task.

Michael Green

Corporate Solutions

Jones Lang LaSalle Australia

What should companies be doing now?

2

Score Card Measures business

results Operational Dashboard

How our portfolio is performing

Financial Analysis Portfolio Status

Reports Joint Global Governance

Team

Calculate/anticipate impact of changes

Establish cross-functional teams/processes

Facilitate strategic/tactical decision support Property profile: Saint-Louis Park, MN

Lease Portfolio (real estate and equipment)

Staffing levels Real estate, Accounting

Change Management Communications, Training

Governance Framework Business Assumptions,

Work Routines

Information Systems Data Collection/Management,

Financial Reporting

Identify data/resource gaps

Information Systems Human Resources

Lease Information Organization

page2.pdf 1 3/1/11 3:33 PM


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FINESEAT MANUFACTURERS

Fineseat was established in the Australian market in 1986. The company manufactures a wide range of commercial office seating and trades through independent office furniture

dealers across Australia. The company when formed employed four people and manufactured from a small facility in Alexandria

NSW. Product manufactured at this time was approx. 2000 chairs per annum. Fineseat identified and targeted a definite lack of service in this market and was quickly recognized for supplying a superior service and product.

Fineseat now operates in a combined space of over 15000 square meters and employs 60 people. We produce and

distribute across Australia over 50,000 chairs each year. Our companies combined manufacturing experience is

over 60 years. A direct benefit of that experience flows into the following four areas:3 Product design3 Research and Development3 Manufacturing processes3 Warehousing and Distribution

Adding to this Fineseat has also established key manufacture and supply agreements with international seating and furniture companies such as the Fursys Group from Korea incorporating the Sidiz range of seating and Senator who is the largest designer and manufacturer of seating and systems furniture from the UK.

Both companies add an exceptional level of experience and product options to The Fineseat Australian operation.Fineseat is an active member of AFRDI and has accreditation

for ISO9001 and ISO14001 in both the manufacturing administrative sides of the business.

At Fineseat we also believe it is our responsibility to protect the environment for future generations. Fineseat embrace sustainability as a fundamental practice and we continue to implement sustainable solutions. Sustainable development provides the opportunity to achieve significant results in the key areas of environment, society and business.

To compliment all of this we have a dedicated team of Sales and Support staff around Australia who are direct employees of Fineseat with a commitment to service and efficiency.

Fineseat is an Australian owned and operated manufacturer. We are proud to be supporting Australian industry and Australian jobs.

dealers across Austrpeople an

NSW. P2000 cha definitrecogniz

Fineseat nsquare me

distribute acOur comp

over 60 yearsfollowing four 3 Product d3 Research a3 Manufactu3 Warehous

Adding to this and supply agreecompanies suchthe Sidiz range and manufactu

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316162E_GGI Office Systems | 1685.indd è:–ø2 1/2/11 10:10:55 AM


64 sPotlight on lighting

By ChOU LiEN, LightiNg dEsigNER, PREsidENt Of BRaNdstON PaRtNERshiP iNC., aNd KEyNOtE sPEaKER at sydNEy’s sPaRC iNtERNatiONaL LightiNg EVENt iN JUNE 2011.

Better lighting choices for our commercial, residential and public spaces increasingly equate to

leadership in energy and environmental design. Chou Lien, an internationally recognised lighting

designer visiting Sydney in June for the SPARC International Lighting event, reveals upcoming lighting

trends and how industry professionals involved in designing and managing lighting solutions can

position themselves in the world of the ‘low carbon’ concept.

lOW CArBON TrEND iS liGHTiNG THE WAy

Living in a visual culture, lighting design and management

significantly influences us physically, psychologically and

sociologically. Clever lighting choices improve our lives,

transform the way we feel about a space, and enhance our

interactions within that space. Clever lighting choices cannot be

separated from pursuing improved energy efficiency and lighting

longevity. More than just switching off the lights when they’re

not needed, the ‘low carbon’ trend gathering pace will soon be

dominating decision-making on all new buildings, private and public

spaces alike.

The low carbon trend is driven in part to decrease energy bills,

contribute on behalf of corporate social responsibility, and also

meet increasingly stringent legislative demands. It relates to making

lighting decisions based on the entire carbon footprint of the lighting

system throughout its lifespan. It also considers the lighting system in

the context of the lighting environment and how to manipulate other

aspects of the space to rely less on artificial lighting.

Currently in Australia, life cycle assessments (LCAs) are used as

ways to promote an organisation’s responsible building choices and

product selections. Factors that are quantified and rated include

material product inputs, the system’s energy consumption over its

expected lifespan, as well as the final recycling potential for the

system. It can be expected that regulation will play a greater role in

the use of LCAs.

Already very important overseas, and something that Australians

can also expect to see here in the coming years, is the Leadership

in Energy & Environmental Design (LEED) certification system

encouraging building designers to use strategies to improve energy

savings, reduce CO2 emissions, improve indoor environment

quality, and improve stewardship of resources and sensitivity to their

impacts. LCAs contribute to this rating system.

With stricter regulations comes the necessity for industrial

engineers and lighting designers to be more sophisticated. We have

to change the way we think about the size of light fixtures and the

need to use lighting materials which are and can be proven to be

more sustainable. Smaller sized lighting fixtures (capitalising on

today’s smaller sources) means less material of every kind in each

fixture. More thoughtful fixture design and selection also means


65sPotlight on lighting

consideration of the manufacturing processes, transportation of

components and finished fittings, as well as the eventual disposal

issues. Also, many lighting fixtures are disposed of not because they

have reached the end of their useful life, but because the space they

are illuminating is renovated. Perhaps thought needs to be given to a

systematic recycling of used lighting fixtures, rather than disposal as

the first option.

Also acknowledged in this rating system is the importance of an

integrated, whole-of-building design system of practice. This works

to limit power use to a bare minimum by considering more than

the lights alone. Increasingly, lighting consultants, electricians and

designers are expanding their scope of consideration. Affecting

lighting choices should be things such as the colour of the walls, the

building orientation and the source of the electricity. Many designers

and space planners forget that walls absorb a great deal of light.

Lighting designers often promote lighter coloured walls, but also

lower walls or open plans whenever possible. This way of thinking

needs to find its way into space planners’ considerations as well.

Early consideration of the orientation and configuration of the

building in the early stages, with the thought of maximising daylight

use in the interiors, needs to become more common. In the early

days of electric lighting, even high-rise buildings in large cities were

planned so as to illuminate as much of the interiors as possible with

the windows, and the electric lighting was considered supplemental.

There is, of course, a tightrope we walk finding the balance

between quality lighting solutions and energy efficiency. All too

often we overestimate the level of lighting necessary to enhance

the pleasure of the space, leading to waste and unnecessary energy

consumption. Significant change will come from those who make

light fitting/control systems as well as lighting designers who are

working to improve the design of architectural elements in lighting

systems. Lighting designers have for years preached the value of

vertical luminance (i.e. lighted walls), rather than concentrating

exclusively on horizontal illuminance. Especially in this day and age of

computer use in almost every business and home, the over-lighting

of desktops is all too common. Demonstrations, mockups and

general education of clients are required to make them comfortable

in using the low end of lighting recommendations rather than the

high end.

These changes will help make it easier to find that necessary

balance. A good analogy is that low-calorie food won’t be eaten

unless it tastes good, and the same goes for energy efficient options

that do little to improve the pleasure of the environment.

One perspective changing the way that designers are looking at

lighting systems as a whole is calculating lighting power allowances

for building spaces and whole buildings within the context of the

way the lights are used. In Australia, building rules regulate on the

wattage that can be used per square metre, with differences based

on particular building types. Little respect is given to how the lights

are used, and that not all lights are used at the same time. It can be

expected there will be more sophisticated measurement around how

lighting systems will be used.

With different measurement, I expect a trend toward more

automated lighting systems that can sense how a space is being

used. Take, for example, a lecture hall that traditionally seats over

100 people, but on many occasions is only half-filled. Wouldn’t it be

fantastic if the lighting system was able to tell that less than half of

the hall needed lighting, and responded by only lighting up the front

rows of the hall? With little personal incentive for individuals in public

and commercial spaces to control the light systems themselves,

automation will be a necessity and a sure trend in the building

industry.

I believe these technological advancements, improvements in

measurement, and legislative changes will light the way to enhancing

the personal and the broader built environment.

For more information, consider visiting the SPARC International

Lighting Event, which is open to builders and project managers,

architects, lighting designers, industrial designers, engineers, interior

designers, and landscape designers.

Register your interest in this event at [email protected] and visit

www.sparcevent.org for more information.

Chou Lien


66 sPotlight on lighting

From traffic lights to exit signs,

torches to street lighting, kitchens

to lounge rooms, stadium displays

to architectural and decorative lighting –

the use of LEDs as a light source is on the

rise. Light-emitting diodes, or LEDs, are

an important development in the lighting

industry and they are here to stay.

What are Leds?LEDs are a type of solid-state lighting (SSL).

They consist of a chip of semiconducting

material treated to create a positive-

negative junction. When switched on,

charge carriers flow into the junction and

combine to release energy in the form of

photons. The colour emitted depends on

the materials used to make the diode. LEDs

can be red, yellow, blue, green or ‘white’

(created by combining other colours).

LEDs were introduced as a practical

electronic component in the 1960s.

Significant technical developments in more

recent years have seen them used widely as

indicator devices and, increasingly, for special and general-purpose

lighting.

benefitsLEDs are highly energy efficient, comparable to fluorescent

technology. They have a long life – lasting last up to 50 times longer

than incandescent lamps and 5–10 times longer than fluorescent

lamps. This makes them ideal for hard-to-access locations. LEDs

are durable and can withstand vibration and shocks. They are not

affected by regular on/off switching, which is good for areas such as

bathrooms. Another advantage is that LEDs do not contain the toxic

substance mercury. In addition, they are at full brightness as soon as

they are switched on and are fully dimmable.

Quality comparisonSome types of LEDs, however, still have a way to go to match the

quality of other technology. For example, recent testing of LED T8

fluorescent replacements by the US Department of Energy found

bare lamp output of the LED T8 was about one-third the average for

fluorescent T8s. Performance was also significantly below fluorescent

T8s in luminaire efficacy (efficiency in terms of light output versus

energy consumed) and colour rendering index (colour accuracy).

However, average fixture efficiency was higher with LED T8s because

LEDs are directional, so less light is lost inside the fixture.

other issuesHeat management of LEDs is an issue, requiring elements such as

heat sinks. Degradation in LED material

and phosphors in white LEDs can lead

to colour shift; a potential issue for side-

by-side applications. As a point source of

light, LEDs are well suited to uses such as

traffic lights, but this makes LED use for

general illumination more challenging. And

initial costs for LEDs remain higher than

alternatives.

expectations and standardsNumerous new LED products are now

entering the Australian market. While

some are excellent, many are poor quality

and do not live up to suppliers’ claims.

Lighting Art and Science December 2009

edition reported that LED testing at the

Queensland University of Technology found

‘Many [LEDs] perform poorly or have

failed to meet the specifications for the

application that they were designed for’.

Such performance issues threaten to

undermine user confidence, discourage

uptake, and delay or otherwise compromise

the substantial energy savings potential of LEDs. Lighting Council

is keen to promote this technology. However, we want to avoid a

repeat of the early days of compact fluorescent lamp technology

when consumers were put off by poor quality, premature failures

and light output issues. While new LED standards are being prepared

at an international level, the technology is yet to be properly

standardised globally or within Australia.

SSL Quality SchemeStandardisation remains an issue. Until we have robust, mature

standards, we can’t address the quality and performance problems.

In response, Lighting Council Australia recently launched an industry-

led voluntary quality certification scheme for LEDs. The SSL Quality

Scheme provides confidence to the market that a luminaire carrying

the scheme’s label matches the supplier’s performance claims.

Lighting Council Australia verifies performance claims based on test

reports or other evidence provided and then authorises the use of

the SSL Quality Scheme label. Labels include details such as light

output, efficiency, power required, light colour and colour accuracy.

Registered products appear on a searchable database on Lighting

Council Australia’s website.

LEDs have enormous potential. This is a highly flexible technology

that will lead to a re-think of lighting applications. We haven’t even

imagined all the possible uses yet.

More information about LEDs and the SSL Quality Scheme is at

www.lightingcouncil.com.au.

Lighting Council Australia’s SSL Quality Scheme label with sample values. For a description of the label see www.lightingcouncil.com.au

THE PrOS AND CONS OF lEDSBRyaN dOUgLas, ChiEf ExECUtiVE OffiCER, LightiNg COUNCiL aUstRaLia


67client FeatureCLIENT FEATURE

5 -7 April 2011Melbourne Exhibition Centre

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sectors and at a level unprecedented for an Australian cleaning show (NCSA, NUCCRA, ACCA and BSCCA are all supporters of the event and between them represent over 90% of the cleaning industry).

Training companies (Joined Forces), educational institutions (Gordon TAFE) as well as companies and organisations offering the latest in cleaning and hygiene products and services will be on hand to inform and challenge your current practices and processes. Wash room products (Pink Hygiene), large machinery and sweepers (Tennant), cleaning consultation and hygiene supplies are just a few examples of what exhibitors have on offer.

Association members and facilities and building professionals alike will benefit from numerous features at the cleaning show including a free seminar series, workshops, a live demonstration stage and the Clean & Green product area featuring companies who have gained green certification from GECA or a European or American equivalent.

CLEANSCENE will be co-located alongside Safety In Action, a

principal source of expert knowledge for OHS professionals, thus providing facilities and building professionals with an opportunity to source hygiene and safety products simultaneously.

To register to visit CLEANSCENE: The National Cleaning & Hygiene Expo in Melbourne in April go to www.cleansceneshow.com.au.

315643AE_Aust Exhib & Conf (CleanScene) | 1684.indd è:–ø2 21/1/11 12:38:23 PM


68 water

Water is always topical in Australia – most recently

because of the flood devastation across several states,

but more typically because of the water shortage that

impacts the country. Similar water concerns are experienced by

many countries across the world; either because they are water rich

or water scarce – in any event, fresh water supplies are dwindling.

Water is also an issue in less obvious countries such as Canada.

At the Canadian CCPPP National Conference on public private

partnerships just prior to Christmas, water was high on the agenda.

Similar to Australia, they too are looking towards the PPP model to

alleviate the issue of years of under-investment in different types

of infrastructure; from water through to hospitals, schools and

healthcare. Over the last 12 years, Canada has developed some

innovative PPPs with particularly notable success in recent years.

Water in CanadaHistorically, both municipal water and wastewater industries have

been performing badly across Canada. They have experienced issues

with water quality violations, inspection problems and high leakage

rates (between 12 per cent and 40 per cent depending upon which

statistics you read) because the infrastructure is aging faster than it’s

being repaired, and municipalities have been finding it very difficult

to turn the situation around.

PPPs – the ideal solution to the water problemThe estimated capital investment required for water and waste-

water in Canada over the next 20 years is between C$79 billion and

C$90 billion, and PPPs are the ideal solution to the problem. Much

to its credit, Canada has taken the opportunity to really embrace

the maturing PPP model, demonstrating considerable expertise and

innovation, both domestically and internationally, with over 150

projects completed or in procurement.

The Britannia Mine Water Treatment Plant in British Columbia

is one such (smaller scale) PPP project, which is part of a larger

remediation scheme being managed by the Ministry of Sustainable

Resource Management (MSRM). The project was to clean up the

water flowing from a contaminated mine site which, if left untreated,

would continue to deposit on average 600 kilograms of metals in

the area on a daily basis. By implementing a new acid rock drainage

treatment plant funded through a PPP project, up to 500,000 cubic

metres of water is now treated per year. The plant has received

several awards for innovation and project excellence for its water

treatment process, plant operation and water quality monitoring.

Using the PPP model, the British Columbia province has successfully

protected taxpayers from the risks involved with developing and

implementing ways to effectively treat the mine water, and the

project has delivered excellent value for money (with a projected

lifecycle cost of $10m less than the estimated cost of completing the

plant through traditional methods). The Canadians are also working

on a number of international infrastructure projects, including a new

desalinisation plant in Adelaide, which is projected to deliver 100

billion litres of clear water to the city of Adelaide each year and is

due for completion in 2012.

Australia’s ambitious water projects In Australia, there has been consistent private sector involvement

in desalination plants based on several different models including

PPP. A recent impressive example is the Victorian Desalination

Project, which is the largest seawater desalination plant currently

being developed in Australia and one of the largest PPP projects

undertaken globally in the last few years. When complete, it will

supply up to 150 gigalitres of water a year to Melbourne and

the surrounding areas. This production capacity is equivalent

to approximately one third of Melbourne’s annual water usage.

WATEr, WATEr EVEryWHErECanada is Embracing PPPs. Annie Gales, Director of Service Works Global, reports on the Canadian

CCPPP National Conference on public private partnerships, and compares the Australian and

Canadian water industries.


69water

However, it is only in the last few years that Australia has started to

embrace the private sector in general water infrastructure in order to

secure its supply for domestic, industrial and agricultural use, where

up until recently it had typically used the traditional procurement

model.

The success of PPPs in water As demonstrated, the PPP model can generally be successfully

applied to the water infrastructure market, although the sector

has some unique characteristics. Firstly, market competition is

smaller than in other sectors and this can result in a debate as to

whether best public outcome and value for money can be achieved.

Most importantly, the technology is developing so rapidly that

procurement costs are high and input from the private sector is

crucial in order to leverage the technology and innovation benefits. In

striking contrast to the speed of technological change, the nature of

the market is very long-term and this is evident in the return, which is

typically low but constant. The general public are also very sensitive

about allowing the private sector to take responsibility for something

as critical as water, with the concern that it isn’t going to be

regulated as efficiently as if the public sector retained responsibility.

Although in some countries, such as the UK, private sector retaining

ownership of the model is widely accepted, in many countries lease

or operating contracts tend to be used, with the private sector

partner focusing on improving operational efficiency and the public

sector remaining solidly in charge of the investment. In these cases,

the public sector is still very important to the success of the project.

Managing service delivery and performance in PPPsParticularly in these instances, Service Works’ performance

management software, QFM, is often used by both the private and

public sectors to manage the operational efficiency, service delivery

and performance of PPP contracts, and is currently in use by in

excess of 140 PPPs in this capacity. Many of these contracts use

QFM’s integrated payment mechanism, so that deductions and gain

share/pain share incentives can be automatically derived.

best practiceIn both Canada and Australia, significant work is being carried out

around PPP design, research, innovation and best practice and the

focus is to go beyond the needs of today in order to meet the needs

of future users. These two markets have much in common based on

their systems of government, small population versus geographical

size and infrastructure deficit (although the difference in size of the

latter is debatable).

Lessons learnedAt the Canadian PPP Conference, delegates were happy to share

the lessons learned from recent projects. Although Canada is

newer to PPPs than Australia, it has fully embraced the model and

demonstrated great success in recent years. It was widely agreed that

because the life of a PPP project is long, there may be influences that

change expectations along the way (i.e. environmental groups) and it

is important not to be pulled off course from the original specification

in order to accommodate new requirements. It is therefore vital

that a ‘vehicle’ responsible for the delivery of the project acts as

an effective steward in the interest of the project, actively resisting

change where necessary in order to keep the project on course.

However, it is also important that some of the initial design elements

are indicative only, because technology (especially in water) can

change in a short space of time and what was state-of-the-art when

originally specified may no longer be valid when the infrastructure

is built. When the specification is written, the public sector should

look to the private sector for innovation (especially with regards to

technology in water infrastructure) to ensure that it’s not functionally

obsolete before it’s physically obsolete.

Future-proofing contracts was very topical at the conference,

with an emphasis on ensuring the PPP specification isn’t written

so tightly that flexibility is stripped out. There is always a balance

between flexibility and durability and taking into account future

needs. Agreements must be flexible enough to accommodate change

(i.e. change of use of a building, physical scope as well as service

changes) otherwise long-term PPPs can be an encumbrance rather

than a source of innovation. Canadian PPPs have come a long way,

to a situation where lifecycle expectations are incorporated into the

contract, often including commercial incentives to balance short- and

long-term needs from the project.

Canadian attitudes to PPPsIt is no surprise that public opinion in Canada is extremely supportive

of the PPP model. Regular surveys have been commissioned

since 2004 (using the same questions to ensure accurate

benchmarking) and positive opinion is at an all-time high with two

thirds of Canadians supporting the use of PPPs to deliver critical

infrastructure. The youth are the strongest supporters of the model,

with 74 per cent of respondents providing positive support. It is

therefore anticipated that there will be a growing level of support

over years to come.

A successful PPPIn conclusion, the Canadians have developed considerable

expertise in the PPP field in recent years, both domestically and

internationally. They have learned from the mistakes made in the UK

by incorporating flexibility into contracts, with the ability to finetune

and incorporate change. In addition, all contracts include a protection

clause to accommodate political change (in case, for example,

a decision is taken by a new government to discontinue PPPs).

Whereas Australia has reached a crossroad in PPP with the pipeline

of future projects looking surprisingly thin despite the infrastructure

deficit, Canada has truly embraced the PPP model and recognised

that the private sector is better equipped to deliver infrastructure on

time and within budget.

A successful PPP is where a healthy asset is created and

maintained and aligned to the users’ needs. The message at the

conference was clear. To secure the best PPP model, public interest

is paramount, value for money must be demonstrable, accountability

must be maintained, and similar to the goals in Australia, innovation

and transparency are critical to the success of a project.


70 security

Security for the facility manager is not just a tick and flick audit

process, it is an underpinning mindset required to enable

the facility tenants to undertake their daily activities in a safe

manner and to ensure the security of the premises after hours.

Unfortunately, security for the facility manager does not always

mean convenience for tenants. Convenience, security and safety

is a balancing act which requires management to be informed of

a vast array of security measures including access control, CCTV,

security hardware, guarding and patrol services, and the multitude of

variations of electronic security measures and the available options.

No one expects the facilities manager to have a complete

understanding of detailed security applications and leading edge

technology; however, we do expect the facility manager to have the

ability to grasp what security measures are suitable for the facility

having regard to tenant and building requirements.

Facility managers are encouraged to seek advice from a security

expert; although, care should be exercised in the selection of the

source and the advice. The Australian Security Industry Association

Limited (ASIAL) encourages the selection of suitably qualified and

licensed security advisers. Although not a national requirement,

many jurisdictions licence security advisers, security sales people

and technicians responsible for installation of electronic security

equipment. ASIAL provides a public search database for providers

of security services. The corporate member database can search

by services offered, state/territory and region. The search service is

found at http://www.asial.com.au/FindASecurityProvider.

The application of security measures can take many forms

although all options can be assisted by the consideration of Crime

Prevention through environmental Design (CPTED – pronounced

Sep-Ted). CPTED is a proven crime prevention approach, which

has been shown to reduce the opportunities for crime and incivility.

To understand the facility environment, a security risk assessment

should be conducted; facility managers will be provided with a matrix

of risks rated according to the potential impact upon the facility if

an incident or event were to occur. Provided with such information

facility managers will be positioned to apply appropriate security

measures and spend the facility security dollar wisely.

A skilled security design professional is capable of solving a

security problem without detracting from the environment. Excessive

visual security measures may be inappropriate or give the wrong

message in that ‘crime does occur here’. Such an impression

may not attract tenants or provide a degree of comfort for tenant

employees or visitors. On the other hand, security options including

electronic access control, CCTV and managed reception/security

control point can present security options that deliver the message

that ‘we care’ and that the facility provides a safe feeling and a

pleasure to be there. Suitable lighting, space management and a

facility culture of compliance and acceptance of procedures naturally

support this.

Whatever your security initiative, security is an investment; the

return on investment may at times be difficult to measure. This

returns us to the appropriate security risk assessment of the facility

that guides us in our decision process.

Many buildings are ‘open buildings’ during normal business

hours. This is particularly so for shopping centres, which create other

security challenges for facility manager including behavioural issues.

The risk assessment and risk ratings would identify those issues and

guide facility management towards appropriate options.

Building security and access control systems are capable of

controlling interior and exterior door control and alarm point

monitoring and are scalable for the requirements of the facility.

System options may include:

3 biometric readers

3 door scheduling

‘THiNk SECuriTy’.By PEtER JOhNsON, MaNagER-COMPLiaNCE, aUstRaLiaN sECURity iNdUstRy assOCiatiON LiMitEd (asiaL)


71security

3 employee database information

3 detailed real-time reporting

3 visitor management

3 photo identification

3 video surveillance

3 car park entry/exit and fee management.

The selection of the security measures must take into account

the requirements of the facility and that of all stakeholders. In

multi-tenanted buildings we recognise the need for systems that

meet the basic needs of all whilst providing the additional security

measures required by some. Depending upon the facility, tenants

may be permitted to source and provide their own internal security

measures, although tenants should be guided on the selection of

quality equipment and installation. Engaging appropriately licensed

and qualified security organisations and individuals for the installation

of security equipment is an important criteria and responsibility of

facility managers.

Modern access control systems are relatively simple to monitor

and maintain. When installed by qualified people, they are difficult

to tamper with and override, creating peace of mind for building

managers and tenants.

Whatever security measures are provided within the facility, the

performance of the system is only enhanced by the management

system that supports it.

The selected security measures should also be supported by

quality operating procedures for the facility supported by training

for the facility staff and contractors and, where required, tenants,

especially with regards to evacuation training. Good procedures

provide direction, and advice for the daily function of the facility

and the requirements and procedures to follow in the event of an

incident or emergency.

Procedures should include (as a minimum):

3 facility description & plan

3 24 hour emergency contact list

3 facility communication

3 general security instructions including patrol requirements

3 emergency procedures including:

3 fire alarms

3 building evacuation

3 medical emergencies

3 bomb threats

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72 security

3 criminal activity (including local police contact points)

3 engineering requirements including:

3 mechanical problems and emergencies

3 electrical problems and emergencies

3 administration requirements including:

3 key control

3 complaint handling

3 lost and found procedures

The monitoring of a facility’s electronic security system is an

option, although many insurance companies require system

monitoring as a condition of coverage. In many jurisdictions fire

system monitoring is a legislative requirement falling under the

building regulations.

When selecting an alarm monitoring company, facility managers

should ensure that the monitoring company is appropriately licensed

and the monitoring centre is certified to the Australian Standards

2201.2-2004 (Intruder Alarm Systems – Central Stations). ASIAL

provides a public list of monitoring centres that have been certified

through the Association’s process. View the current list at

http://www.asial.com.au/AlarmMonitoringCentreCertification.

With the monitoring of electronic security equipment, CCTV

presents another challenge for organisation not only in the selection

of quality equipment and its operation but also the legislative

requirements and privacy issues. As with security, there is no

uniform national legislation covering CCTV and the associated privacy

issues. The uncertainty of operational accountability and level of

public intrusiveness exercised by private organisations operating

CCTV continues to attract public and government interest. The

following publications provide further information regarding the

issues surrounding the use of CCTV:

3 The Western Australian Police CCTV Guidelines

3 The Victorian Law Reform Commission – Surveillance in Public

Places

3 Northern Territory CCTV Code of Practice

3 New South Wales CCTV in Public Places Guidelines

3 Commonwealth Organisation of Australian Governments (COAG)

National Approach to CCTV.

Despite concerns over the use of CCTV, its use in Australia is now

widespread with significant public support when the value of CCTV is

demonstrated as a means of crime prevention and proactive security

measures. Operators must ensure their compliance with use,

recording, distribution and archiving of images recorded via CCTV.

The changing environment of security and the plethora of security

equipment available will continue to challenge the facility manager.

Security organisations offering services from the provision of guards

to elaborate electronic security systems involving access control

and CCTV will need to offer the facility manager confidence of

compliance in all aspects of the delivery and provision of the security

service and products. It is the responsibility of facility managers to

demand evidence of compliance from security providers.

When you think security, think ASIAL and utilise the services of

appropriately licensed security professionals.

AbouT ASIAL

asIal is the recognised peak national body for the private security industry in

australia. Established in 1969, asIal’s members represent approximately 85

per cent of the security sector. asIal has played a key role in driving australian

standards, developing codes of conduct and raising the level of professionalism

within the industry. Visit www.asial.com.au for further information.

ADT Security provides intrusion, smoke detection and life safety solutions, as well as products such as closed circuit television (CCTV), access control, electronic article surveillance (EAS),

radio frequency identification (RFID) and wireless networks. We are experts at integrating systems to meet your needs. When it comes to security, we know that one size does not fit all.

ADT Security’s alarm solutions are designed to detect unauthorised entry and help maintain your business’ integrity. Our services can be extended to arrange the monitoring of fire systems and other critical alarms such as temperature fluctuations in environments where none can be tolerated. Monitor who comes into your workplace or safeguard sensitive areas within your business. Swipe cards, key-pad access and badging enable you to keep track of visitor and employee movements. Our electronic access control solutions also provide practical ways to account for employees gathered at muster points during evacuations.

Our range of video surveillance and digital recording devices helps you manage visual information. We also offer a remote monitoring service should you not have the time or resources to undertake surveillance on site. Either way, security cameras are proven deterrents to theft, fraud and EH&S issues.

With rapid advances in technology, ADT Security is constantly working with the very latest technology, drawing from a wide range of products and services, to provide the best protection for every office environment.

For more information, call ADT Security on 131 238 or visit www.adtsecurity.com.au.

About ADT SecurityWith more than a century’s worth of experience and providing electronic security solutions to more than seven million residential, commercial and retail customers worldwide, ADT Security is the world’s largest electronic security company. ADT Security’s total security solutions include intrusion, closed circuit television, access control, fire protection, smoke, fire and critical condition monitoring, electronic article surveillance, source tagging, radio frequency identification (RFID) and integrated systems.

www.adtsecurity.com.au

ADT SECURITY

315616E_ADT Security | 1685.indd è:–ø2 2/2/11 8:46:52 AM


Manage your facility more effectively with ADT Security

ADT Security’s facilities management solutions are designed to detect unauthorised entry and help maintain your business’ integrity, providing intrusion alarms and monitoring, CCTV, visual surveillance and access control. Swipe cards, key-pad access and badging enable you to keep track of visitor and employee movements.

ADT Security ’s team will help address your needs, providing a uniquely designed solution that complies with industry standards. ADT Security will plan, install, integrate and maintain your security system to help protect your key assets.

With over 130 years experience globally, ADT is the world’s largest provider of electronic security solutions.

For more information or enquiries, please contact 131 ADT or visit our website at www.adtsecurity.com.au

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Facility Perspectives March 2011

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