1721 - Facility Perspectives Sept 11 v503 LOWRES

Volume 5 Number 3 September November 2011
Fire protection What it means for you and your facility

Official magazine of the Facility Management Association of Australia
Print Post Approved 340742 00155 $9.95 inc GST
When lighting One Shelley Street, it wasnt just about creating a nicer environment for the tenants.
Granted a coveted 6 Star Green Star certification, One Shelley Street, Sydney has set new standards in sustainable office design through a raft of innovative environmental initiatives that include an advanced lighting and energy management system from Philips Dynalite. A supremely flexible lighting solution thats easily reconfigurable should tenancy requirements change, the centralised control system is programmed for trading mode, where daylight harvesting sensors ensure lighting is dimmed when natural light is available, and after hours mode where a timed dimming sequence activates motion sensors that initiate lighting if movement is detected. With significant energy savings predicted, its not just the buildings tenants who will appreciate the benefits.
Find out how Philips Dynalite can power your creativity at www.philips.com/dynalite or call 1300 554 178.
contents
Level 6, 313 La Trobe Street Melbourne VIC 3000 Tel: (03) 8641 6666 Fax: (03) 9640 0374 Email: info@fma.com.au Web: www.fma.com.au Published by
ABN 30 007 224 204
430 William Street Melbourne VIC 3000 Tel: (03) 9274 4200 Fax: (03) 9329 5295 Email: media@executivemedia.com.au Web: www.executivemedia.com.au Offices also in Adelaide, Brisbane & Sydney Edited by: Gemma Peckham Editorial enquiries: Tel: (03) 9274 4200 Email: gemma.peckham@executivemedia.com.au Advertising enquiries: Tel: (03) 9274 4200 Email: media@executivemedia.com.au Layouts Belinda Crawford Printed by Geon Impact Printing Editorial contributors: Robin Mellon, Misti Dullard, Kelly Green, Melbourne Water, Mary Dunne, Brian Purdey, NABERS, Ross Hodge, Mark Jarratt, Aidan Whittle, Elissa Fazio, Gary Smith, Romilly Madew, Derek Hendry, Jones Lang LaSalle, Bridget Gardner, Geoff Thorn, Nicholas OBrien, Tony Wood.
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Chairmans message
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Green purchasing and procurement
Monitoring your organisations environmental performance is not just about changing behaviours it also concerns the choice of product. Green purchasing can help reduce emissions substantially, and assist you to reach that environmental bottom line.
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Green building
NABERS has announced a change to their performance ratings, increasing the highest achievable star rating from 5 to 6.
Chairman Steve Taylor presents the new strategic direction for FMA Australia, and anticipates local and global events that will help to further the progress of FMA Australia, and the industry as a whole.
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CEOs message
New Chief Executive Officer NIcholas Burt looks at the priorities of FMA Australia moving forward, and encourages members to become more involved with the organisation and the industry.
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Why buying green is good
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The simple things are often the most effective. Robin Mellon discusses how careful consideration of every purchase can affect our environment.
NABERS environmental ratings for buildings extended to 6 stars
COMpANy pROFiLES
Australasian Waste + Recycling Expo AIRAH SMAC Technologies InterfaceFLOR The Container Connection Seeley International Fire Rating Solutions FPA Australia Wormald High Performance Pty Ltd Sustainability Victoria Nuflow Technologies Well Done International FSI (FM Solutions) Cleaning Institute of Australia National Cleaning Services Australia Perpetual Property Care UNE Partnerships Volkswagen Commercial Vehicles
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Queen Victoria Market: an icon in sustainability
The NABERS ratings expansion into 6 star territory is big news. We explain the effects on the building industry, and examine examples of projects aiming for this credential.
The Queen Victoria Market has been awarded for its efforts to minimise its effect on the environment through green purchasing.
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Case Study: Legion House Case Study: 76 Berry Street
The editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication or for the consequences of any use made of the products, and the information referred to in this publication. The editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained in this publication whether caused to a purchaser of this publication or otherwise. The views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. The responsibility for the accuracy of information is that of the individual contributors and neither the publisher or editors can accept responsibility for the accuracy of information which is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Trade Practices Act 1974 (Cth). Readers should make their own inquiries in making any decisions, and where necessary, seek professional advice. 2011 Executive Media Pty Ltd. All rights reserved. Reproduction in whole or part, without written permission is strictly prohibited.
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A sustainable water future Why choosing green products for your building makes good business sense
coming up in the December edition of Facility Perspectives industry focus: Tertiary education facilities
plus + indoor environment quality + risk management + FM guide to building technologies + Anti-ageing for buildings + Interior design + Spotlight on signage
Facility PersPectives VOLUME 5 NUMBER 3
Green purchasing authority ECO-Buy elaborates on how green products can affect both your environmental output, and your bottom line.
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Workspaces of the future myths and realities
contents
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Guide to fireproofing
Coming into summer, fire is an important concern for any facility. Experts on fire protection give insight into the considerations that are imperative when protecting your building and its contents against fire.
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Spotlight on windows
Minimise the suns penetration of your building via windows, and you might find a substantial reduction in energy usage.
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Maintenance + essential services
A look at the new disability access legislation and its effects on the industry. Also, as we approach the anniversary of the widespread flooding in Australia, we look at disaster recovery.
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Cleaning
Windows require specialised cleaning, and youd be well advised to ascertain which approach works best for you. We also look at how the City of Yarra is leading the way in green cleaning.
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passive fire protection what does it mean to you or your facility?
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Window performance energy and compliance
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The prevention of the rapid spread of fire in a facility is essential Ross Hodge discusses how to secure your facility, and how to ensure that it remains secure.
There is now a great diversity of window products available to your building, and with the correct understanding of their functions, you can make sizeable energy savings.
The maintenance minefield for building owners and facility managers
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partners in Grime
New disability standards herald new maintenance considerations for building owners and facility managers.
There are many different ways to maintain the faade of your building. Geoff Thorn of Australian Window Cleaning Federation gives insight into your options.
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The facilities dilemma: how to survive a fire How do i stop a fire at my facility?
Energy
How the carbon tax might affect you and your building.
Queensland floods: disaster recovery procedures and best practices
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Multi-storey window cleaning options for facility managers
Elissa Fazio from the Society of Fire Safety gives advice on how to evaluate your property, and its fire safety requirements.
Facility Perspectives embraces Green printing initiatives
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putting a price on pollution
Jones Lang LaSalle provides insight into what worked during the disaster recovery process following the summer floods in eastern Australia.
The City of Yarras Green Clean Program has achieved much more than its original aim.
Chief Executive of the GBCA, Romilly Madew, gives an overview of the price on pollution.
Security
Careers
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Social networking and the convergence of technologies: the pitfalls ahead
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Careers in asset and facilities management
When social media has become de rigeur for most organisations, its important that we address how this might jeopardise security.
This publication has been printed using ECO-CLEAN print processes. Vegetable based inks and recyclable materials are used where possible.
The profile of facilities management as a career is growing, and with it the number of courses available for qualification within the industry.
company profile comPany ProFile
X 3
A unique, dedicAted expo

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he Australasian Waste & Recycling Expo and Conference is a new and unique event. It is the ONLY expo and conference dedicated to the waste and recycling industry, hosting over 100 exhibitors, a full conference and several networking functions. It is where you will hear about innovations in the world of waste, recycling and resource efficiency. In its second year, the Expo is enjoying a growth rate of 100 per cent. Do not miss out on your opportunity to attend this dynamic event, for free. The Expo is FREE to attend. Register now online: www.awre.com.au
Who will exhibit?

Over 100 exhibits will be on display including large equipment and live demonstrations. Organisations working to minimise or manage waste and recyclables from the Municipal, Commercial and Industrial (C&I) and Construction and Demolition (C&D) sectors will be exhibiting. Providers of professional services: legal expertise, insurance and leasing products, software solutions, et cetera, in addition to non-profit organisations will be on site for you to discuss your needs with. Consultants will be available for free one-on-one meetings at the Consultants Hub, established within the Expo. Dedicated meeting areas and an internet lounge will be available for your use.
Is there a conference?
The Expo will include a full conference. Four half-day sessions will offer you the flexibility to attend the sessions of most interest. Inspirational international and national experts will present on important issues facing the waste and recycling industry including: 3 Green buildings: Design, construction and operation; 3 The price on carbon and carbon farming initiative; 3 Product stewardship legislation and policy developments; 3 Waste to energy and tendering. Please note: A registration fee will apply to attend the conference.
What about networking?

A number of free networking functions will be organised over the two days to ensure you have the opportunity to discuss business with clients or colleagues in a relaxed environment. An internet lounge and meeting areas will be established within the Expo.
Where is it?
2011 will see the Expo move to the Sydney Convention and Exhibition Centre (SCEC) in Darling Harbour, Sydney. This award-winning facility is a short walk from the Sydney CBD and is surrounded by cafes, restaurants and bars.
I want to know more ... For more information on the Expo, please contact Sue Reid on: +61 2 6583 8118
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Facility PersPectives 22/7/11 V O L U M E 5 N U M B E R 3 5:28 PM
From the chairman
ChaiRMaNs MEssagE
ith our new Chief Executive Officer, Nicholas Burt, in place and strongly taking the reins, I recently had an opportunity to work with Nicholas and my fellow Directors on the strategic directions of FMA Australia. This was an essential opportunity to recalibrate the existing strategic plan, taking into account the significant changes that have occurred within the organisation, the facilities management industry, and more broadly the wider political context. The result was a clarified plan that represented the successful achievements during the past 12 months and a realigned strategy for 2011-2013, which will deliver even greater value for members. Later this year, Nicholas will be visiting each branch to provide a more detailed briefing of the strategic plan and what this means for the direction of FMA Australia. This will be a great opportunity for members to learn the future direction for the organisation first-hand, and an opportunity to provide feedback. One of our key goals is to work collaboratively with our strategic and global partners to further strengthen the strategic alliance for our association and as such I will be representing FMA Australia at the IFMA World Workplace conference in Phoenix, Arizona, in late October 2011. As one of the worlds premier facilities management conferences, this will provide an opportunity to reinforce the solid foundation of FMA Australias international partnerships and further develop opportunities for members. Our international partnerships provide us with a strong opportunity to learn from experiences of similar organisations dealing in the facilities management industry. Preparations are now in full swing for the Gala Award Dinner at the Melbourne Hyatt on 10 November. This event was an enormous success last year, and this year has the potential to build on that success. The awards include a range of categories, which have been selected to showcase the best that facilities management in Australia has to offer. A strong panel of quality judges is in place to ensure that each application is given due consideration and professional
moderation in the judging process. The nominations are now open (see www.fma.com.au) and I urge all members to consider the work that they have been involved in during the last year, and consider a submission. Finally, I would like to thank members for their ongoing participation in branch events, and particularly the six events that were held to recognise World FM Day. Led by a letter from Prime Minister Julia Gillard, recognising the value of facilities management, World FM Day was celebrated by more than 600 people in Australia and even more internationally. These successes would not be possible without the ongoing commitment of the state branch committees and their close work with the team at the National Office. As we move toward years end, the National Office will be working closely with these committees to program each of the statebased and national Annual General Meetings. I encourage you to show your support by attending your AGM, which is a valuable opportunity to gain an update on the successes of your branch and the wider association and support the development of our industry. Steve Taylor Chairman, FMA Australia
From the ceo
CEOs MEssagE
elcome to the first edition of Facility Perspectives since I have commenced in the role as Chief Executive Officer. Since I have come on board there have been many opportunities for the organisation to explore. Challenges presented by federal and state-based programs, such as Commercial Building Disclosure, the Clean Energy Future package and mandatory residential building disclosure continue to provide FMA Australia with numerous opportunities to not only keep members up to date, but represent the current role and potential value of facilities management. Priorities moving forward for FMA Australia, developed during a recent strategic planning day, are to build the profile of facilities management with government and other key stakeholders, to develop workforce capacity, including an education pathway, and to strengthen a coordinated research agenda. As the national voice of those who manage and operate Australias built environment, our capacity to respond to government activities is a clear imperative. As a peak body, our responses need to be relevant and as all encompassing as possible, representing the balance of industry sentiment on any given issue. FMA Australia strongly values member and stakeholder interaction and dialogue, as it seeks to ensure it is acting in the best interest of you the members. As you may be aware, the five newly formed portfolio groups (advocacy, knowledge, education and training, membership and events/sponsorship) have recently been launched. These portfolio groups demonstrate the value that the Board and I place on engaging with the widest possible number of members. These groups will ensure that members can become directly involved in formulating the direction that FMA Australia takes on a range of issues. We are currently seeking applications of the advocacy and membership groups, with subsequent group nominations opening shortly. More information is available at www.fma.com.au. I strongly encourage members to take the time to review the aims, objectives and
structure of each group, and then apply to participate. In the education area, there has been a marked increase in the number of sign-ups for subjects within the Diploma of Facilities Management. This program continues to build momentum within the industry, and is the only program that has a number of units that have been specifically designed to address areas of expertise required for high-quality facilities management. FMA Australia is working closely with the industry skills council to expand the opportunities for learning and career development pathways for facilities management professionals. I am hoping that this will lead to opportunities to seek further government recognition and support for the industry. Since beginning in my role, I have had a number of opportunities to initiate and strengthen important relationships and key partnerships. Of particular interest was an invitation I received to present to the Board of the Tertiary Education Facility Management Association (TEFMA). FMA Australia and TEFMA already have a strategic alliance, which allows the two organisations to work together on strategic projects that provide benefits to members of each association. A policy highlight in recent times has been the release of the Clean Energy Future package by the Gillard Government, which principally seeks to address climate change by placing a price on greenhouse gas emissions. As a national peak body, it is important that FMA Australia has a clear and well-developed position on such major public policy issues. I urge you all to visit the FMA Australia website to provide your feedback on the draft statement, which has been recently endorsed by the Board. Your feedback is important as the final industry position is determined. I look forward to seeing you at your branch AGM. Nicholas Burt Chief Executive Officer
Green PurchasinG + Procurement
WHy BuyiNG GREEN iS GOOd

By ROBiN MELLON, gREEN staR ExECUtiVE DiRECtOR, gREEN BUiLDiNg COUNCiL Of aUstRaLia
very purchase we make affects human health and the environment in some way. For facility managers, each procurement decision influences more than the efficiency of their buildings and their companys bottom line. Today, theres growing recognition that purchasing decisions affect the wellbeing and productivity of employees and, ultimately, global climate change as well. Facility managers are in a powerful position to shape our environment through the design and implementation of sustainable purchasing policies. This means considering the environmental performance of products and services alongside standard performance and price considerations. Sustainability, although a word now laden with environmental and social meaning, should also infer that buildings or belongings can be economically sustainable not just viable but built to last, built to function and built to be recycled. So, where do you start?
is an opportunity to impact on the triple bottom line economic, environmental and social performance. Once youve established green procurement guidelines, its simply a matter of applying the same principles to each purchase. Whether it is a tin of paint or a tin of biscuits, guidelines need to look at the products materials, source, packaging and how it will be treated at the end of its useful life. The most efficient place to introduce a green procurement strategy is at the beginning of a building contract for a fitout, refurbishment or new building design project. This is when facility managers have the greatest opportunity to influence the buildings lifetime efficiency, but so often are not brought into discussions until further along the project timeline. If you have the opportunity to get involved with the building contract, negotiate contracts early. Although green procurement and buying policies, green leases, and water and energy efficiency measures may take some work to establish, theyll make a major environmental difference and youll reap the rewards in the long run.
Green, for want of a better word, is good

For facility managers, green procurement means more than just purchasing energy efficient globes and recycling bins. A typical green procurement policy outlines how a company will address environmental goals such as low emissions, forest conservation, recycling, water conservation and energy savings. Whats more, a good policy details how an organisation intends to address competing considerations of performance, cost, durability and availability, bearing in mind that an effective policy
Apply the Three Rs equation

Although some organisations arent ready to look at the more complex environmental issues such as embodied energy, every company can apply the reduce, reuse, recycle equation to their business decisions. Ask yourself: how can we reduce demand for this product? How can we reuse the product? How can we recycle the product? More importantly, we need to engender a cultural shift that asks: why do we need this product in the first place?
There are simple actions that any company can apply across the breadth of its organisation. Heres a good example. To most of us, a battery is a battery and yet they are the most common form of hazardous waste disposed of by Australian households, with 97 per cent of those disposing of them via their usual rubbish collection. The majority of batteries contain heavy metals that leak into the ground as the battery erodes. This contributes to soil and water pollution, and endangers wildlife. Some components in batteries can be toxic to fish and make these fish unfit for human consumption. At the Green Building Council of Australias headquarters in Sydney, aptly named the GreenHouse for its 5 Star Green Star Office Interiors v1.1 rating, we have obtained a battery recycling box to store old batteries. Full boxes are collected by a local recycling company, which ensures that the heavy metals dont end up in landfill. Such a simple and inexpensive measure but one that makes an immediate impact, and one that can be implemented in organisations and offices across the country without costing anything extra!
Choosing products with more than one life

While owners and operators have begun to consider the long-term sustainability of their buildings and the products within them, the next challenge is choosing products based not only on their first lives, but also with consideration to their second lives. InterfaceFLOR, which is recognised as the worlds most sustainable carpet manufacturer, has implemented a take-back and recycling program to ensure that its products have a useful second life. InterfaceFLOR Australias Senior Vice President, Clinton Squires, argues that facilities managers are in a prime position to activate a
take-back clause in their lease agreements. For new builds, facilities managers should start by looking for products that can deliver the longest possible first life, and then purchase from companies that have active end-of-life take-back and recycling schemes, Squires says. In the case of refurbishing existing fitouts, facilities managers should ask manufacturers what can be done to take back the existing materials, as this will have an immediate impact on waste-to-landfill reduction. Squires clarifies: Its important to understand that 100 per cent recyclable doesnt necessarily mean the product is part of an active take-back and recycling program. Facilities managers need to look beyond the product marketing and labelling and into the recycling track-record of the manufacturer. Facilities managers also have an enormous amount of power to bring about positive cultural shifts in their organisations, Squires argues. While many companies are refreshing their corporate images every few years, that doesnt mean the materials in their corporate offices need replacing too. Instead, facilities managers need to write their design briefs with the mantra maximise the first life in mind. Imagination and ingenuity need to be applied to the design brief so that the architect or interior designer may respond with a sustainable solution, Squires says. This may mean requesting modular products to allow for selective, rather than complete, replacement, and providing greater flexibility to adapt to changing spatial needs. These kinds of mind-shifts start to reduce the demand for new products, as well as the waste-to-landfill impact, Squires says.
The Australian property market has earned a new star.

The NABERS rating scale now extended to 6 stars.
NABERS is the industry standard for measuring the environmental performance of Australian buildings, helping building owners and tenants make real reductions in environmental impacts and running costs. Now the bar has been raised higher. Buildings may now qualify for 6 stars, recognising them as market leaders with 50% lower emissions than a 5 star building. Its a big advance for the property industry and a great win for our environment.
For more details, visit nabers.com.au

321113A_NABERS | 1721.indd 1 29/07/11 8:45 AM
More than a piece of green paper

Now that youve started to look at your procurement, green leases can help to ensure that you get the best value from your tenancy agreements. Essentially, a green lease outlines the obligations on both the landlord and tenant to achieve targets for energy and water consumption, as well as other environmentally sustainable practices. This may mean the tenant requires the landlord to provide certification that the building achieves a specified Green Star or NABERS rating, and it may specify the requirements for ongoing upkeep of the building. A green lease should also address how the costs and benefits associated with a green building will be allocated to both the tenant and the building owner. Another way facilities managers can make a significant environmental impact is by negotiating a sensible and sustainable make good clause. This contract clause refers to the process at the end of a commercial property lease where the tenant is required to hand back the premises they are vacating in a particular condition that is established by the terms of the lease. In many instances, an incoming tenant wanting to improve the environmental performance of their premises may be keen to install energy-efficient fixtures and systems, says John Goddard, Chairman of RICS Oceania Sustainable Steering Group, who oversaw the development of Greening Make Good, a guide that outlines how landlords and tenants can work together to eliminate the double layer of inefficiency often inherent in make good clauses. Make good clauses are often a disincentive to tenants wanting to do the right thing by the environment, as the landlord may require these energy efficient fixtures and systems to be removed and the old system reinstated to match the remainder of the building, which has old and inefficient fittings and equipment, he explains. In these cases, the tenant must factor in the costs of the new equipment installed, the removal costs and the reinstatement of the old equipment at the end of the lease. This can make the business case for installing environmentally-efficient equipment unworkable, particularly with a trend to short-term and flexible leases where the tenant has a limited time to recover expenditure, Goddard says.
Monitoring performance
Above all, facilities managers need to be able to monitor and manage their buildings efficiently. This means asking: does the building management system track energy outputs and water consumption?
Do you have efficient waste management monitoring that enables you to check how much glass, metal, plastic and paper go to landfill each month? Waste contractors, utility companies and a good building information management (BIM) system will help you to put together a useful picture of your buildings monthly performance. The 2006 Department of Environment and Heritage Water Efficiency Guide for Office and Public Buildings showed that over a quarter of water use in office buildings was simply leakage leaking cisterns, taps and pipes. A proper BIM system can help to monitor and manage such situations, and pinpoint areas of leakage, waste or inefficiency. The new generation of systems will also examine the carbon implications of transport such as your fleet and air transport. Together with an assessment of your energy and water usage and materials management, facility managers can begin to build up an accurate picture of a buildings footprint. Using such building systems will allow us to examine our picture of the buildings performance in detail and with greater accuracy, and coupled with better procurement guides and cradle-to-cradle thinking, we can look at the lifetime of the products and materials we buy in order to understand the environmental, social and economic impact of each decision. So, whats the next step we can ALL take towards leaner, greener buildings? Well, the first step must be towards greater understanding of our options and greater responsibility for our decision-making. Those of us who will be managing our facilities should become more involved in their fitouts. I predict a paradigm shift in the way we look at the lifecycle of our building materials. In the future, well see facility managers involved in negotiating lease agreements with suppliers for not only furniture, but fittings as well. This will involve leasing carpet, blinds or light fittings from a supplier for just a set time period, before they are removed at the end of their working life to be turned back into new resources once more. In such an environment, well see manufacturers and suppliers maintain responsibility for their products throughout their life cycles, and purchasers make buying decisions based on whats right not just today and tomorrow, but well into the future. Now THATS true sustainability.
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QuEEN ViCTORiA MARkET: AN iCON iN SuSTAiNABiLiTy

By Misti DULLaRD aND KELLy gREEN
Queen Victoria Market Pty Ltd was a recent winner in the 2011 ECO-Buy Awards for Excellence in Green Purchasing: People for its sustainability initiatives. The Markets environmental initiatives are many, and with a dedicated Chief Executive Officer and a full-time Sustainability Officer on staff, the future of sustainability at the Market is now looking even greener.
ueen Victoria Market is an open-air retail market offering fresh food, souvenirs, apparel, and take away food and coffee. It is a wholly-owned subsidiary of the Melbourne City Council, has 140 leasehold premises, over 600 stallholders, and draws over 10 million visitors per year. Queen Victoria Market Pty Ltd is committed to minimising its environmental impact and considers running a sustainable operation an integral part of providing patrons with a high-quality retail experience.
to the ECO-Buy Business Program and communicating this widely among the staff and Market traders. Senior management further demonstrates the Markets commitment to embed sustainable procurement into business operations through the training of all key staff with responsibility, influence, or an understanding of particular category or expenditure areas. This included running an internal
2011 ECO-Buy Awards for Excellence in Green Purchasing: People

In June, the Market was recognised for its work in sustainability, receiving the ECO-Buy Award for Excellence in Green Purchasing: People. The award recognises success in embedding sustainable procurement practices within the corporate culture, including engaging, training and holding staff accountable at all levels. A key reason for this success is that CEO, Jennifer Hibbs, actively supports green purchasing, as she demonstrated by signing QVM
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workshop on green products and identifying priority purchasing areas. Forums have also been held with key traders to inform and encourage greener purchases. Not only has QVM made green purchasing part of the everyday behaviour of its staff and traders, it is also influencing its 10 million customers to adopt more sustainable purchasing behaviours. One high-profile example is the Bag the Bag Campaign, an initiative that the Markets CEO, Jennifer Hibbs, is particularly proud of. Our goal is to encourage our patrons to bring reusable bags into the Market and eventually have the entire Market plastic bag-free an ambitious goal but an important one, says Ms Hibbs. Plastic bags were phased out of the deli and meat halls from July 2010, with plans to extend to the general merchandise traders by 2012. The success of embedding sustainable procurement practices within the culture of the Market comes from consistently and thoroughly communicating green procurement initiatives before, during and after their implementation. The focus on consultation, involvement, and open discussion of the results and benefits of purchasing decisions encourages buy-in and helps drive lasting cultural and behavioural change. Says Kelly Green, Sustainability Officer and key member of the management team at QVM: Queen
Victoria Market is proud of its work with the Markets traders and their customers to achieve significant behavioural change that has resulted in substantial improvements to our local community. Were committed to ensuring our operating activities occur with minimum environmental impact and have introduced a variety of initiatives to achieve this. These initiatives include:
ECO-Buy
The Market is a member of ECO-Buy. ECO-Buy offers support to organisations to green their purchasing, providing a wide range of services and resources, from policy and strategy development and implementation to practical tools and advice.
Recycling program
Most of QVMs waste is produced from the processing of food or from food packaging. The Market has an extensive recycling program that includes recycling the following wastes: 3 Fat and bone, which is used in blood and bone fertiliser; 3 Fish offal, which is collected and processed for stockfeed and fertiliser; 3 Fats from grease traps and cooking oils from deep fryers, which can be processed into stockfeed or converted to biodiesel; 3 Paper and cardboard; 3 Plastic and glass bottles and aluminium cans; and 3 Timber/steel
Waste Wise silver certification

The Market has achieved silver certification for Sustainability Victorias voluntary Waste Wise program. As part of this program, the Market has developed and implemented an action plan to minimise waste and maximise efficient use of valuable resources.
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Waste Wise events

QVM, which also runs events the Suzuki Night Market, Coburg Night Market, and Geelong Night Market, is also making an effort to reduce the impact of its events on the environment through litter control, reducing waste and recycling. Single-use plastic bags for packaging are banned; all packaging including take away food packaging is biodegradable.
Stormwater quality
Groundwater runoff is not captured for storage and is allowed to enter the normal stormwater system. QVMs stormwater drains are designed to ensure that stormwater entering the drainage system is of a reasonable quality. Filter baskets and specially designed grates filter out any solids, such as plastic and large vegetable matter. Diversion pits prevent the initial runoff water that might be contaminated by organic material entering the stormwater system, by diverting it to sewer. Only once the flow rate reaches a certain level is it diverted back to the stormwater system.
Solar energy
In April 2003, the Market introduced its solar panel project 1328 solar panels covering one-third of the Market roof. At the time, the project was the largest urban grid-connected solar photovoltaic installation in the southern hemisphere. The system has the capacity to generate 252,000 kilowatt hours of electricity each year for the Market enough to power around 46 average homes a year. The decision to switch to solar power offers the distinct benefits of a dramatic reduction in the volume of greenhouse gases being generated in Melbournes inner-city precinct. To help visitors understand more about the project, a permanent, real-time display is on site to show updated information.
Fair trade
The Market is a member of the Fair Trade Association, having met their criteria of serving fair trade tea and coffee in our staff rooms. The Fair Trade Association seeks greater equity in international trade for producers and workers in third world countries. They advocate paying a fair price to producers for goods and ensure better wages and conditions for workers. The Market also supports fair trade by hosting the annual Victorian Fair Trade Festival as part of Fair Trade Fortnight. So whats ahead for Queen Victoria Markets sustainability initiatives? Investigations are already underway into how the market can better capture and process food waste generated at the site a project already two years into planning and investigation. The option shaping up as the preferred one is an on-site food composting reduction process. Other initiatives under consideration include extending the Markets solar panels to provide for its future electricity needs.
Water harvesting
The operation of QVM means that large amounts of water need to be used to clean the Market to ensure public health.The Rainwater Harvesting Project is designed to capture water from the roof of the Market, which is then treated and recycled to provide an alternative water source for flushing the public toilets in Queen Street. This water would normally flow as untreated stormwater into Port Phillip Bay. Its expected that this project will reduce the Markets potable water consumption by around 25 per cent; saving the volume of approximately six Olympic swimming pools of water each year.
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A SuSTAiNABLE WATER FuTuRE

By MELBOURNE WatER
elbourne Water is owned by the Victorian Government and manages water supply catchments, treats and supplies drinking and recycled water, removes and treats most of Melbournes sewage, and manages waterways and major drainage systems in the Port Phillip and Westernport region. The organisation prides itself on considering social, environmental and financial effects and short-term and long-term implications in all its business decisions. Melbourne Water has around 850 employees, manages $8.4 billion in assets and has a vision of working together to ensure a
sustainable water future, making sustainability a cornerstone of the actions of the organisation. Earlier this year, Melbourne Water was the recipient of three awards including the Overall Champion Award for Excellence in Green Purchasing at the 2011 ECO-Buy Excellence in Green Purchasing Awards. This award recognises excellence in all five dimensions of sustainable procurement: People, Policy, Process, Engaging Suppliers and Measurement. Melbourne Water also won two other Excellence in Green Purchasing Awards in the Procurement Process, and Policy, Strategy and Communications categories. ECO-Buy is an award-winning not-for-profit Centre of Excellence in Environmental Purchasing, established to encourage the purchasing of environmentally preferable products and services. The ECOBuy Awards for Excellence in Green Purchasing are held annually to recognise and celebrate the green purchasing achievements of businesses and Victorian local and state government. Since becoming an ECO-Buy member in 2006, Melbourne Water has worked hard to become a leading green procurement practitioner. Melbourne Water is the only organisation in Australia that has achieved a fully audited silver level on Part 1 of ECO-Buy Sustainable Procurement Assessment Tool, thus demonstrating best practice or near best practice in each of the five dimensions of sustainable procurement. Melbourne Water particularly excels in the areas of Policy, Strategy and Communications; Procurement Process; and Measurement and Continuous Improvement. A key strength of Melbourne Water is its robust sustainable procurement policy framework, which has been externally reviewed
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Left to right: Geraldine Plas (ECO-Buy), Toby Cooper, Kevin Lloyd, Patrick McCormick, Ben Furmage, Tony Gill, Mal Haynes (absent: Carol Jadraque and Howard Rose).
and scored 24 out of 25 points on the ECO-Buy Sustainable Procurement Assessment Tool. Melbourne Waters commitment to sustainability is formalised in its strategic framework. The Sustainable Procurement Policy further commits Melbourne Water, and those who purchase on its behalf, to: 3 Make significant and continual improvement in the sustainability of their purchase decisions; 3 Engage and consult with suppliers and stakeholders to promote and improve sustainable purchases and practices; 3 Apply the policy with suppliers and partners; and 3 Monitor and report progress toward sustainable procurement. The Policy identifies four priority procurement areas and is strongly integrated with other strategies and management systems, including the Strategic Framework, the Environment Policy, the Procurement and Purchasing Policy, and the Sustainable Procurement Register.
Sustainable procurement processes

Melbourne Water is committed to translating its best practice Sustainable Procurement Policy and Strategy into tangible results. Key category officers receive sustainable procurement training, and an internal sustainable procurement working group with representatives from the supply team and sustainability improvement team has been set up. Sustainability considerations are embedded into Melbourne Waters supplier selection and contracts. Standard tender documents include a detailed environmental questionnaire. Questionnaires have also been tailored to capture the unique impacts of industries such as designers and printers.
Measurement of sustainable procurement performance

Melbourne Water tracks its sustainable procurement via a Sustainability Procurement Register, which records the sustainability category and environmental initiatives associated with goods and services purchased. Eight sustainability categories are used, including energy efficiency, maintain habitat, minimise toxicity, packaging, suppliers sustainability principles, waste reduction and water efficiency. Melbourne Water compares its sustainable procurement performance with other organisations and uses the results to inform management decisions. Managers are encouraged to set sustainable procurement targets in the four priority areas indentified in the Sustainable Procurement Policy (capital works projects, IT and computers, fleet and stationery), and are required to publish an annual report on the sustainable procurement section of the intranet. Key results, such as the fact that 45 per cent of Melbourne Waters total stationery expenditure is on sustainable products, will be published in the organisations annual sustainability reports.
Sustainable Procurement Guidelines

The Sustainable Procurement Guidelines set responsibilities for sustainable procurement and provide Melbourne Water staff with comprehensive instructions and practical examples of how to put the policy into practice. A diagram lists and shows the relationship between all sustainable procurement documents and the various stakeholders who own and use these documents. Guidance is provided on how to apply a series of sustainable procurement principles that range from avoiding unnecessary purchases to engaging suppliers who demonstrate knowledge of and engagement with their supply chains. Supply chain mapping, eco-labels and monitoring are among the tools featured in the Guidelines. As Ken Baxter, Melbourne Waters Energy Manager, says, Melbourne Water has a target to source 100 per cent of its electricity from renewable sources and have net zero greenhouse gas emissions by 2018. The Sustainable Procurement Policy provides the support for us to make procurement decisions in support of these goals, such as the 15-year renewable electricity contract that we signed with AGL in 2010.
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How efficient is my cooling tower?

IRAH, with the support of the Victorian government, has developed a unique online resource to encourage efficiency in the operation of cooling towers. mycoolingtower.com.au is a dynamic, innovative new website that provides indicative efficiency measurement of water use in cooling towers based upon user-defined input, says AIRAH chief operations officer Neil Cox. Its an easily accessible device capable of an accurate and informed calculation of water use in cooling towers. Anyone be they a facility manager, building manager or building owner who is looking for more information about the conservation of water in their existing or proposed cooling towers now has fantastic resource at their disposal. Water is becoming an increasingly valuable and expensive resource in parts of Australia, and it makes sense to be able to assess a cooling towers water use, Cox says. Simple adjustments to cooling towers can save
substantial amounts of water and money. Not only can it supply solid data on water use in cooling towers, its also a repository of information and resources about cooling towers that will be added to over time with the latest case studies and information. If cooling towers is a subject about which youd like to know more then mycoolingtower.com.au is the logical place to start. Cooling towers in Australia use a considerable amount of water. Indeed, there are an estimated 30,000 cooling towers operating in the country, many using between 5000 to 10,000 litres per day. This equates to more than 150,000 million litres nationally, which is about the same amount of water used by 200,000 homes. Its a confronting statistic, which only serves to underscore the absolute necessity for a useful site such as www.mycoolingtower.com.au, Cox says.
AIRAH Chief Operating Officer Neil Cox
FACTS
n There are an estimated 30,000 cooling towers operating in Australia. n Cooling towers can use between 5,000 and 10,000 litres per day.
You can do the maths! We did and the result is a one of a kind cooling tower water efficiency calculator available online.
www.mycoolingtower.com.au
The CTWEC website has been developed by AIRAH as part of a collaboration between industry groups, water corporations and the Victorian government.
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AustrAliAs World-ClAss Building teChnology

uring 2010 the Local Government Superannuation Fund (LGS) was awarded Green Building Funding (GBF) for the energy efficiency upgrades to lighting and air conditioning within five of its buildings and to achieve an aspirational energy rating of 4.5 to 5 star NABERS base building in each. Prior to the upgrades each building was NABERS rated together with a consultants report of the indoor environmental quality (IEQ) and occupants productivity. The air conditioning upgrade to each building included the retrofitting of the Australian invented Shaw Method of Air Conditioning (SMAC). The retrofit works to all buildings were completed during the second half of 2010 and the first of these at 120 Sussex Street has now been independently audited for a NABERS base building energy rating and an IEQ report post retrofit has been submitted. The energy audit shows that after nine months operation post retrofit, the 19-year-old 120 Sussex Street has reduced its base building energy by over 50 per cent from a rating of 3.5 stars to now achieving its aspirational energy rating of 5 star NABERS base building. At the time of listing 120 Sussex Street on the NABERS website, this building had CBD Sydneys lowest energy intensity and its rating is almost one full NABERS star greater than the Sydney energy benchmark building at 30 The Bond. The 5 star NABERS rating was achieved without any allowance for green power, or the installation of tri/co generation, or the utilisation of harbour water for cooling. Furthermore 120 Sussex Street does not have an outdoor air economy cycle, has relatively poor thermally zoned air conditioning, has non insulated supply air ducting to perimeter zone air registers, employs electric heating and has an all-glass faade such
that, all of these elements are not conducive to achieving a highly energy efficient building. The IEQ report for 120 Sussex Street has revealed a significant improvement in air conditioning metrics of air quality, thermal comfort and general tenant satisfaction together with a summation that occupancy productivity has improved by $188 per square metre. The retrofit of energy efficient technologies at 120 Sussex Street cost $160 per square metre (inclusive of the GBF) and this is less than 25 per cent of the estimated $765 per square metre published by the Property Council of Australia (PCA) in their report titled PCA/Arup Existing Buildings Survival Strategies II-2009. The cost of $765 per square metre poses a large financial barrier for the implementation of energy efficient technologies, however at the cost of $160 per square metre the technologies chosen for 120 Sussex Street should become a very important game changer and greatly assist in Australia moving to a low carbon future. SMAC is the majority contributor to the increased occupants productivity and the air conditioning energy reductions were achieved with SMAC operating in conjunction with new energy efficient magnetic bearing chillers. All retrofit works were implemented without the need to relocate or disrupt the buildings occupants, hence also minimising retrofit costs. The aspirational energy and occupants productivity targets are all on track to be achieved at the other four LGS buildings. These outcomes with SMAC at LGS buildings are consistent with those achieved with SMAC at over 30 other buildings including an 85 per cent air conditioning energy reduction at University of Queenslands library building called Duhig and a 60 per cent energy reduction at the Art Gallery of South Australia, and these installations clearly prove that SMAC is a low costing, relatively simple world-class energy efficient technology and perfectly suitable to all new and retrofit commercial/industrial air conditioning applications. Many of these 30 and over retrofit projects have been implemented by a Design and Construct contracting methodology and the ease of design and installation ideally lends itself to this installation procedure.
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WHy CHOOSiNG GREEN pROduCTS FOR yOuR BuiLdiNG MAkES GOOd BuSiNESS SENSE
MaRy DUNNE, BUsiNEss DEVELOpMENt MaNagER, ECO-BUy LiMitED
reen buildings are designed to be energy and water efficient, which means they are cheaper to operate and will generate fewer carbon emissions than their less green counterparts. With the introduction of a carbon price in Australia currently occupying considerable headline space, future costs of operation are going to become increasingly important factors when prospective tenants are making leasing decisions. In November 2010, the Commercial Buildings Disclosure (CBD) program came into effect Australia-wide, requiring most sellers or lessors of office space of 2000 square metres and over to obtain and disclose an up-to-date energy efficiency rating. Of course, operating costs are only part of the picture. Indoor environment quality (IEQ) has been shown by numerous studies to be a major factor in increasing employee satisfaction, reducing employee absenteeism and improving productivity. This is particularly important in the case of office, retail and healthcare workers who, according to the OECD, spend up to 90 per cent of their time indoors.
Indoor environment quality is influenced by lighting, temperature, ventilation and the presence of volatile organic compounds (VOCs), which are typically found in building materials, flooring, paints and varnishes, furniture, office equipment and cleaning products. VOCs are emitted as gases from certain solids or liquids, and include a variety of chemicals, some of which have short- and long-term adverse health effects. Concentrations of many VOCs are consistently higher indoors (up to 10 times higher) than outdoors. The health effects include eye irritation, respiratory problems, headaches, nausea, skin problems, fatigue, and damage to the kidney, liver or central nervous system. Some VOCs are also known or suspected carcinogens. In the case of fit-outs or retrofits, there is more scope to influence the choice of materials and appliances, with the best practice standard being Green Star (www.gbca.org.au). The Green Star Office Interiors rating tool scores a range of categories including emissions, energy, materials, water use and indoor environment quality. Choosing green products for fit-out or retrofitting, as well as
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normal operations and maintenance, can be a challenge. Here is our guide on what to look for.
Only buy insulation with an R rating (measure of the insulating value), which meets the Australian/New Zealand standard AS/NZS 4859.1 Materials for the thermal insulation of buildings. 2. Reflective paint Reflective paint (not technically insulation) contains special particles that cool a building by reflecting the suns heat better than the standard roof. These coatings have been shown to reduce airconditioning loads in buildings over summer, helping to save energy costs. 3. Air conditioners New regulations covering energy performance and labelling for air conditioning units came into force in April 2010. Most units imported or manufactured after this date must comply with the new standards (Minimum Energy Performance Standards MEPS). Further changes are coming into force during 2011, covering standby and other non-operational power. For details, visit www.energyrating.gov.au.
Lighting
Green lighting uses less energy than existing lighting options, and where possible contains fewer toxic substances. This generally means: 3 High efficiency fluorescent lighting (T5); 3 LED technology; or 3 Compact fluorescent. Fortunately for facility managers, energy efficient lighting is one area where the economic incentives are strong and payback times relatively short. By switching to more efficient lighting, you will also save energy on air conditioning. As well as product alternatives, consider the scope for de-lamping in areas that may be over-lit. Other actions can include fitting motion sensors where people tend to leave lights on. 1. Replacing halogen downlights Halogen downlights are energy hungry. There are a range of replacement options, some of which do not require alteration to the existing ceiling cut-out. Replacement options typically consume 15W per fitting, and replace a halogen fitting consuming 50W. The options are: a. Compact fluorescent conversion small fitting with similar light output to 50W halogen fitting. b. LED conversion LEDs provide high light output, long life, low heat output and low toxicity (no mercury). While they can be expensive, technological advances are driving the price down and LEDs are becoming a common and viable replacement for halogen downlights. 2. Upgrading fluorescent lighting to T5 fluorescent lighting T5 tubes, which also use more electronic controllers (ballasts) are more efficient than traditional T8 tubes and copper ballasts. T5 tubes are shorter than T8 tubes, but conversion kits enable T5 lights to be used in existing T8 fittings. The kits incorporate the electronic ballast and, being easy to fit, can be a cost-effective solution for smaller fitouts where budgets are constrained. For a refurbishment, new T5 lighting is a better option.
Paints
In addition to VOCs, other hazardous chemicals in paints can include chromates used for pigment and formaldehyde. The Good Environmental Choice (GECA) label (www.geca.org.au), Green Tag (www.ecospecifier.com.au) and the Green Star rating program have standards on VOC content in indoor paint.
Heating and cooling

Natural forms of cooling, combined with good building design, are increasingly able to maintain building comfort comparable to artificial methods. The Green Building Council of Australia has developed comprehensive guidelines and rating tools for commercial buildings, which have resulted in the construction of some excellent sustainable buildings. For existing sites, there are a number of things you can do that will not only improve the comfort of users, but also reduce environmental impact and save you money over the longer term. 1. Insulation Ensure that the building has the highest practical level of insulation. Recycled content or environmentally certified insulation is available for different applications. The greenest insulation is made from recycled materials. Options include: 3 blanket type: recycled polyester, recycled glass, recycled wool; and 3 loose cellulose fibre insulation made from recycled paper. The performance and quality of these products is in line with products made from virgin materials.
Flooring
Flooring can contain high levels of VOCs. If choosing carpet or any other flooring, look for GECA certified, Carpet Institute of Australia Environmental Certification Scheme (preferably level 2 or higher), recycled content, low VOC tested, or Green Tag certified.
Furniture
The materials and adhesives used in furniture can contain high levels of VOCs and other substances of concern. Some furniture may also contain halogenated flame retardant, which was recently named as
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the Worst Chemical of the Year in the United States Toxie Awards. Green furniture is made to meet environmental standards including less toxic raw materials, use of recycled materials, and ensuring that renewable materials are from a certified source. Look for furniture that meets GECA or Green Star requirements. Green furniture may also have other advantages over its life, including the ability to be recovered and eventually recycled. This can save waste management costs compared to conventional furniture.
waste and bamboo can also be green, but as these products rarely carry certification, its hard to be sure whether what you are getting is really sustainable. 1. Recycled content Buying recycled content is a simple way to ensure that your paper choices are not contributing to deforestation/habitat destruction. This is an important advantage over virgin fibre paper. Also, being made from waste office paper, it does not need to go through a bleaching process like virgin paper does. 2. Sustainable forestry schemes If you cannot source recycled content bathroom tissue, the alternative is paper that is certified as being from either of the following forest management schemes: 3 FSC (Forest Stewardship Council) 3 PEFC (Program for the Endorsement of Forest Certifications), which in Australia is known as the Australian Forestry Standard (AFS). When buying certified paper, ensure that it is 100 per cent certified and not from mixed sources. Both the FSC and PEFC have mixed sources labels, which allow trees from sources that only meet lower standards of sustainability. Avoid paper that does not carry these certifications, regardless of the claims made by the supplier. In bathrooms where there is high traffic, hand-drying alternatives such as fast air dryers are an option. The best models use significantly less energy than warm air dryers and are more hygienic.
Appliances and office equipment

Energy efficient appliances (such as dishwashers, refrigerators or washing machines) may sometimes cost more upfront, but the total cost of ownership, including running costs, will generally work out lower. Any appliance classified as domestic is required to carry labels rating energy and water use; the higher the star rating, the better. Commercial appliances are covered by MEPS. Data centres are responsible for more than one-third of Australias ICT footprint, due to energy used for cooling as well as normal operations. A 2010 study showed that standby power is responsible for almost 20 per cent of ICT energy consumption. Power management systems can be a very effective tool in reducing energy wastage. When selecting new computers, EPEAT is the global standard for greener electronics. EPEAT uses a whole-of-life approach, and registered products use less toxic materials, less energy and are easier to recycle. For details visit www.epeat.net.
Water saving devices

There is a link between energy use and water use, so by saving water you will also reduce energy bills. Choose the most efficient hot water system, and fit flow control devices to taps and any showers. Waterless urinals need correct maintenance and cleaning to avoid any problems with odour control.
Behaviour change
It can be hard to change habits (such as leaving computers and lights on), so communicating your organisations green actions and the outcomes to staff is key. Think about setting up a green team from across your organisation to come up with ideas, and create a section on your intranet to keep everyone up-to-date with the latest news.
Cleaning
Petro-chemical based cleaning and maintenance products such as bleach, disinfectants, anti-bacterials, deodorisers, pesticides and carpet cleaning chemicals have been shown to cause significant health problems. Studies show that cleaning staff suffer higher rates of illness than average. Ways to avoid these pollutants include minimising carpeted areas requiring cleaning; steam cleaning without chemical deodorisers; using plant-based cleaning solutions, and micro-fibre cloths and mops, which reduce the need for chemicals. An easy way to ensure that you are buying green cleaning products is to go for a recognised eco-label. Trusted eco-labels for cleaning products in Australia include: 3 Good Environmental Choice Australia (GECA) www.geca.org.au 3 Green Seal (which is a United States-based standard) www.greenseal.org Suppliers can promote self-declared environmental claims, in particular biodegradability, but be sure to ask how these claims are verified. Also, check that claims cover all the attributes of a green cleaning product, not just a single attribute.
ABOuT ECO-Buy
ECO-Buy Limited is a not-for-profit Centre of Excellence in Environmental Purchasing, established to encourage the procurement of environmentally preferable (green) products and services. Green procurement is based on the simple premise that every purchase impacts on the environment in some way, and is about choosing to buy products and services that are less damaging to our environment and human health than competing products and services that serve the same purpose. With 11 years of award-winning experience delivering practical programs, ECO-Buys objective is to increase the demand for, and use of, environmentally preferable products and services. ECO-Buy provides independent advice and expertise to governments and businesses on how to embed sustainability into procurement.
Bathroom tissue
Green bathroom tissue is either: 3 Made using recycled paper (recycled content); or 3 Carries either PEFC or FSC certification (with conditions, see below). Bathroom tissue made from non-wood sources such as sugar cane
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Choosing ProduCts with More than one Life

While owners and occupiers have begun to consider how green their buildings and the products within them are, the next challenge is to choose products based not only on their first life, but also with consideration to their second life.
nterfaceFLOR have implemented a take-back and recycling program for all their products, known as ReEntry. Carpet tiles collected from refurbished offices go into one of two ReEntry streams: Reuse or Recycle giving every kind of used carpet tile a second life. As part of their sustainable commitment, InterfaceFLOR have also extended ReEntry to include carpet tiles from other manufacturers. Shaneel Deo, Vice President Sales InterfaceFLOR Australia, says This initiative will have an enormous impact on waste-to-landfill rates for the commercial carpet sector. With more than 22,000 tonnes of commercial carpet going to landfill in Australia each year, ReEntry is the only carpet tile recycling program in Australia to take back both competitor and manufacturers-own product. The ReEntry recycling technology separates the tufted pile and backing from old carpet tiles and recycles them into new carpet tiles. Using the same kind of product to make a new, recycled product is known as closed loop recycling, and its the most sustainable solution for managing the end of life of modular carpet. Thanks to ReEntry, InterfaceFLOR carpet tiles are leading the industry in closed loop recycled content, containing up to 80 per cent recycled material, including up to 29 per cent post consumer content. In Australia, InterfaceFLORs ReEntry carpet tile recycling program has diverted more than 100,000 square metres of carpet from landfills enough to cover more than 20 football fields. InterfaceFLORs commitment to sustainable business practices was recognised recently by the New South Wales Governments Green Globe Awards committee, being named a finalist in the Business Sustainability Award category.
Finalist
Choosing Products with More than One Life
consider how green their buildings and the products within them are, the next challenge is to choose products based not only on their first life, but also with consideration to their second life.
For more information on InterfaceFLORs ReEntry carpet tile While program, visit www.interfaceflor.com.au. recycles them into recyclingowners and occupiers have begun to
kind of product to known as closed l sustainable solutio modular carpet.
InterfaceFLOR have implemented a take-back and recycling program for all their products, known as ReEntry. Carpet tiles collected from refurbished offices go into one of two ReEntry streams: Reuse or Recycle - giving every kind of used carpet tile a second life. As part of their sustainable commitment, InterfaceFLOR have also extended ReEntry to include carpet tiles from other manufacturers. Shaneel Deo, Vice President Sales InterfaceFLOR Australia, says This initiative will have an enormous impact on waste-to-landfill rates for the commercial carpet sector. With more than 22,000 tonnes of commercial carpet going to landfill in Australia each year, ReEntry is the only carpet tile recycling program in Australia to take back both competitor and manufacturers-own product. The ReEntry recycling technology separates the tufted pile and backing from old carpet tiles and
Thanks to ReEntry are leading the ind content, containin including up to 29
In Australia, Interfa recycling program sqm of carpet from than 20 football fie
InterfaceFLORs c business practices the NSW Governm committee, being Sustainability Awa
For more informat carpet tile recyclin www.interfaceflor.
InterfaceFLOR ReEntry carpet tiles being processed for recycling into new carpet tiles.
Australias first council operated carpet tile recycling depot. A joint venture between InterfaceFLOR and Eastern Metropolitan Regional Council, Perth, WA.
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GET THE ECO SPECIFIED CONNECTION

whose curvaceous bodyline flows so exactly to the balcony, they spoon each other perfectly
ave you ever seen something on the balcony of a sky rise building and wondered how they managed to get it there? Walk by the Domain Apartments, Level B, Corner Albert Street and St Kilda Road, Melbourne, and peer up at level 13. You will see a nicely landscaped residential balcony with some impressive looking planter boxes whose curvaceous bodyline flows so exactly to the balcony, they spoon each other perfectly. In fact, it is the way The Container Connection planters follow the curvature of the balcony exactly that makes this project unique. The Container Connection Group has been working with the best planter designers, manufacturers, and suppliers across Australasia to bring the ideas of interior designers, architects, facility managers, plantscapers and landscapers, and property developers into reality. Their extensive range of commercial planters reflects the latest trends, with constantly improved designs, materials, colours and shapes. The Container Connection is the patron of the National Interior Plantscape Association financially backing all major industry events as well as contributing to significant global research into the benefits of indoor plants and cutting edge green research. With outlets in every Australian capital city and New Zealand, The Container Connections motivation is to be the best it can be. As an industry supplier they combine delivering the broadest range of high quality planters, distinctively designed, that meet your needs in every way. Their personnel represent decades of expertise channelled into assisting you to find smart, economically viable solutions to your challenges. While their range of existing planters is significant, The Container Connection knows that some challenges are unique and require customised design and manufacture. If you need a product that is job-specific, The Container Connection is the recognised
leader in innovation and can manage the most difficult concepts. Their reputation as an innovator continues to grow with subirrigated planters for internal furnishings, to recycling stations for QANTAS and now furniture for indoor and outdoor spaces. See the new Limo bench seat being launched at Saturday in Design in Sydney. The Container Connection range of generic products includes CottaPot, Lechuza, Ceramalite, Fibresmart, Fabfol Planters and Littersmart Recycling. In an Australian first, the Container Connection (TCC), in partnership with Monash University, installed 1000 eco-friendly litter bins for use across the universitys office and teaching spaces and all campuses. TCC were excited to be a partner in Monash Universitys Environmental Sustainability Policy. The litter bins were manufactured from recycled Polyethylene and are now in demand across Australia. Late last year in New South Wales, The Container Connection delivered the first Australian-made, roto-moulded polyethylene recycle stations to QANTAS. QANTAS have installed them in their Sydney, Melbourne, Brisbane and Perth terminals not only as a functional item, but as an attractive addition to their departure and arrival halls. The Container Connection remains the only Australian distributor designing or delivering products that meet progressive environmental policies. Environmentally friendly practices are at the heart of The Container Connection, who progresses best practice in facility buildings, green buildings and property developments.
You will not do better than to make the connection today and contact The Container Connection Group at containerconnection.com.au
sustainable design solutions

planters, litterbins, furniture and custom design
Latest major projects include: ENERGEX Headquarters - Brisbane 6 Star Green Building - CottaPot planters and custom design QANTAS Australia - National Custom designed recycling litterbins for national terminals Australia Post Headquarters - Melbourne 5 Star Green Building - CottaPot planters 7 Eleven Convenience Stores - National LitterSmart waste bin contract CBA Buildings - Olympic Park Sydney Recycled POD Liners for in situ cabinet planters SANTOS Buildings - Brisbane + Perth Green Star rated - CottaPot planters Christchurch - New Zealand CottaPot Chuckel public mass furniture installation
The Container Connection delivers the latest in top Australian designed and manufactured products. Award winning designers work in close collaboration to create unique products. Contact your nearest Container Connection for the latest catalogue and up-to-date product details and solutions.
Brisbane
P : 07 3712 0466 F : 07 3712 0488
Sydney
P : 02 9831 4114 F : 02 9831 4039
Melbourne
P : 03 9764 1080 F : 03 9764 1995
Adelaide
P : 08 8336 3066 F : 08 8365 8977
Perth
P : 08 9309 2442 F : 08 9309 2787
Wellington NZ
P : 04 939 6666 F : 04 939 6666
www.containerconnection.com.au
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Climate Wizard a magiCal Way to make your building greener
ith rapidly escalating power costs and a growing focus on the environment, as well as new mandatory energy disclosure regulations, there is increasing pressure on building owners to improve the energy rating of their buildings. Using air conditioning to keep a buildings temperature comfortable can use as much as 40 per cent of the electricity needed to run the entire building. But now, there is a compelling alternative and its made right here in Australia. Its called Climate Wizard by Seeley International and independent tests performed by Universities in Australia and USA have confirmed that although its remarkable performance does seem magical, it really does deliver on all of its promises. Seeley Internationals founder and Chairman, Frank Seeley AM, led a team that spent nearly two decades developing this revolutionary technology. Climate Wizard is the worlds most exciting indirect evaporative air conditioner, Frank said. It uses the same principles as traditional (direct) evaporative cooling, but in a different way and it delivers supercool air that can rival refrigerated systems, and for just a fraction of the running costs. Most importantly, Climate Wizard does not add any moisture to the conditioned air. Climate Wizard uses up to 80 per cent less energy than a refrigerated system.... which can mean huge savings on spiralling power bills.
Furthermore, because it does not add moisture to the delivered air as it cools, Climate Wizard can do far more than direct evaporative cooling. In fact, Climate Wizard can achieve temperature drops of more than 30 degrees no wonder so many people cant believe it!
Applications
Climate Wizard can be used as a stand-alone air conditioner (providing 100 per cent of the cold air required), or in conjunction with refrigerated systems to slash power use and deliver loads more cooling! By adding Climate Wizard to the front of a refrigerated system (known as Cold Front Cooling), it can pre-cool the required fresh air component before it enters the refrigerated system reducing the load on the refrigerated plant. Or, a Climate Wizard can be used alongside refrigerated systems (known as Supplementary Cooling) to increase the overall installed cooling capability and directly provide the fresh air to the building.
Installations
Climate Wizard can be used in both new and existing air conditioning installations thereby delivering a significantly reduced carbon footprint. To date, Climate Wizards many installations include food processing plants, fast food outlets, data centres, offices, community and leisure centres and universities, to name just a few of the many applications. We recently installed Climate Wizard in a fast food outlet in Queensland, Frank said. They were able to reduce the size of the refrigerated plant that they would otherwise have needed to cool the building, which substantially offset the cost of adding the Climate Wizard. So they broke even on the initial installation and are now going to cut significant dollars off their air conditioning running costs.
For more information about Climate Wizard, visit climatewizard.com.au
Amazing cooling results

As the hot summer temperature soars, Climate Wizards cooling performance increases in contrast to refrigerated systems, which experience reduced performance as temperatures rise. And as well, the input power stays constant again, quite contrary to refrigerated systems, where input power rises sharply with increased outside temperatures. Climate Wizards cooling capacity and coefficient of performance (COP) are both many times greater than for traditional refrigerated systems.
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WORkSpACES OF THE FuTuRE MyTHS ANd REALiTiES

By BRiaN pURDEy, assOCiatE pROfEssOR Of faCiLitiEs MaNagEMENt, iNstitUtE Of sUstaiNaBLE DEsigN aND aRChitECtURE, BOND UNiVERsity
uch is currently being written about the benefits of improved indoor environment quality (IEQ) resulting from sustainable workplace design, particularly regarding occupant satisfaction and productivity. A very rosy picture with increased occupant satisfaction and perceptions of performance improvement is invariably painted. Baird et al (2011) claim that user perceptions of the performance of the sustainable buildings they studied were significantly better than conventional buildings. When occupants are asked to rate indoor environmental conditions, are their responses indicative of environmental satisfaction or environmental performance? Could satisfaction scores simply be reflective of individual satisfaction? Is there any relationship with job satisfaction or job performance?
It is well established that the links between job satisfaction and job performance are tenuous, while direct links between specific aspects of environmental satisfaction and objective job performance are even more difficult to prove (Argyle, 1989; Sundstrom, 1986), perhaps with the exception of noise. Anecdotal evidence, however, prefers the consistently discredited happy productive worker thesis. Nonetheless, subjective data increasingly finds its way into business case preparation to justify more sustainable design. The theory is that because salary costs over the life of the occupancy exceed both building capital and operating costs, small human resources performance improvements can outweigh financial gains from resource efficiencies in other areas, e.g. energy efficiency. Demonstrating occupant productivity gains in green buildings
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becomes the sought-after magic bullet! How then do we measure productivity gains in modern office work? A number of different approaches have been used, for example: 3 Individual surveys, measuring efficiency gains in time-based activities, e.g. typing keystroke rates. What percentage of the job is actually time-based? 3 Using standardised instruments and surrogates for objectively measured productivity such as perceived productivity. To what extent is perception matched by reality? Whatever the survey method, a persistent problem lies in the tendency to generalise from the specific. Building evaluations are quite context dependent; the findings from one building reinterpreted into a completely different built environment with extreme care. In pushing the case for future green workplaces, Arnel (2011) refers to Australian buildings achieving above-average international ratings for occupant productivity. Gains of 10.9 per cent per annum and 13 per cent respectively enabled up-front investment in better IEQ to be paid off quickly. These are not insignificant claims and thus deserving of closer investigation. Estimated project outcomes for Council House 2 are summarised by Cheung (2005) including predicted productivity improvements from one per cent to 4.9 per cent. The mathematics behind such a prediction are not revealed. The only public post evaluation data is from 2007 (Paevere & Brown, 2008). This report claims that productivity had improved by an impressive 10.9 per cent, mainly as a result of indoor air quality (IAQ), air delivery and thermal comfort improvements. The first question then is, if occupants had their perceptions pre-conditioned, is the gain really 10.9 per cent or merely 6.0 per cent? This performance data came from a single occupant survey within the extended commissioning period required for green buildings, during which IEQ was compromised by excessive noise, poor lighting, odours and legionella. Under such circumstances, could job performance (i.e. productivity) really be better than in the previous working environment? How credible are occupant perceptions of IAQ, in the presence of legionella? Were occupant perceptions shielded from the objective IAQ reality? An independent comparison of pre- and post-occupancy performance showed little indication that projected savings will be realised (McGaw, 2010). Claimed productivity gains are based on self-reported data only and therefore this methodology could be questioned. Also, the data was collected during times of change and
the methodology didnt include tracking individuals as they moved from CH1 to CH2. As the baseline study group was largely different to the post-evaluation group, is there any basis for comparative evaluation? General challenges result if the evaluation instrument scales are coarse, e.g. within range intervals of +/- 10 per cent for expected gains/losses. With fixed range limits imposed on a measurement scale, the researcher also influences any response to the survey. Using a free modulus approach where respondents nominate any numerical perception of productivity gain or loss is considered more accurate (Purdey & Leifer, 2011b). Thus a preconditioned gain of 4.9 per cent delivered an impressive improvement of 10.9 per cent for an unknown sample of employees in a single evaluation. This narrative has subsequently morphed into an objective gain of 10.9 per cent per annum for the whole building or occupying organisation. These data when applied to an average annual salary present very seductive financial gains to the business case. However, if the industry is serious about human performance, it needs to ensure claimed productivity gains linked to IEQ can first be substantiated, but are also sustained over time. The study of human response to stimulus is complex: the relationships non-linear following geometric power laws. Occupant survey methods tend to use simple arithmetic means and standard deviations, and such approaches have been found to overstate ratings by as much as eight per cent for comfort, 18 per cent for productivity (Purdey & Leifer, 2011b). Perceptions of productivity can only be considered as an occupants response to a range of indoor environment stimuli, which may have an association with performance, nothing more, nothing less. Environmental stimuli are complex and interwoven, and the ability to separate out IEQ as an aggregated stimulus leading to an objective performance response is even more problematic. A point also needs to be made that most occupant evaluation surveys only ask individuals about their perceptions of productivity, yet most modern office work is team oriented or group-based. How relevant are these survey findings? It is not simply a matter of adding individual results across teams, since this denies the systemic nature of workgroup performance (Purdey, 2010). It is easy to see why the emphasis might shift to occupant health, wellbeing, absenteeism and turnover. Do the arguments really stack up? Reduced sick days and lower absenteeism do not necessarily deliver a performance benefit. As most Australian employers do
29
not pay employee health insurance, there is no insurance premium benefit from reduced sickness. Incremental gains are possible if fewer sick days translate into lower employee numbers. If employees spend more days at work due to reduced sickness, individual productivity actually decreases, unless it can be demonstrated that there is a disproportionate increase in individual output from the additional days input. That is the definition of productivity! You cannot automatically claim productivity increased on the basis of changes to inputs only. Similar counter-arguments can be constructed for turnover. Wider economic conditions such as labour market conditions, unemployment rates and pay structures have a much greater impact on the movement of employees between organisations. There is also some evidence that the life cycle of workplace attractiveness features can be as short as six weeks, after which time available work tools primarily drive employee performance. There is no doubt that poor workplaces contribute to poor performance, but to argue the opposite that improved environmental conditions in their own right generate improved performance can quite possibly be misleading. As ASHRAE Fellow Dorgan (1998) correctly notes, IAQ is only one of the components that affect productivity in commercial office buildings. Other factors including management style, education, training, experience, salary, business stress, competition, and workload must be accounted for in any productivity benchmarking study to obtain valid results. We need to move on from archaic and invalid methods, or metrics that are time-based, to more sophisticated tools that can directly measure the environmental impact on aspects of cognitive performance relevant to modern work, such as decision-making, learning and working memory accuracy (Purdey & Leifer, 2011a). Any worthwhile cause that bases its argument on unsubstantiated spin rather than reality sows the seeds of its own demise. The world definitely needs a more sustainable approach to the design,
development and occupancy of its built facilities, but one based on facts rather than fictions.
References
Argyle, M. (1989). Do happy workers work harder the effects of job satisfaction on job performance. Rotterdam: University of Rotterdam. Arnel, T. (2011). Workspaces of the Future. Facility Perspectives, 5(2), 2. Baird, G., Christie, L., Ferris, J., Goguel, C., & Oosterhoff, H. (2011). User perceptions and feedback from the best sustainable buildings in the world. Ecolibrium(June 2011), 8. Cheung, C. K. (2005). CH2 energy harvesting systems: economic use and efficiency [Electronic Version] from http://www.melbourne.vic.gov.au/Environment/CH2/Pages/CH2Ourgreenbuilding. aspx Dorgan, C. B., Dorgan, C. E., Kanarek, M. S., & Willman, A. J. (1998). Health and Productivity Benefits of Improved Indoor Air Quality. ASHRAE Transactions, 104, 658-666. McGaw, N. (2010). Brief summary of current environmental performance of CH2. Gold Coast: Mirvac School of Sustainable Development, Bond University. Paevere, P., & Brown, S. (2008). Indoor Environment Quality and Occupant Productivity in the CH2 Building: Post Occupancy Summary, CSIRO [Electronic Version] from. www.melbourne.vic.gov. au/.../CH2/.../CH2_Post_Occupancy_Summary.doc. Purdey, B. (2010). Conditions Under Which the Performance of Teams is Compromised: The Role of Workspace Density in Triggering the Collapse of Workgroups in Commercial Office Settings. PhD Thesis, The University of Sydney, Sydney. Purdey, B., & Leifer, D. (2011a). A Preliminary Study of Cognitive Failures in Open Plan Offices. Facilities (UK), In press, 22. Purdey, B., & Leifer, D. (2011b). Workplace Productivity, Occupant Stimulus Response and the Vexed Question of Measurement. Sundstrom, E. (1986). Workplaces: The psychology of the physical environment in offices and factories New York: Cambridge University Press.
ABOuT THE AuTHOR:

Dr Brian Purdey is Associate Professor of Facilities Management, Institute of Sustainable Design and Architecture, Bond University, Queensland Australia and Managing Director of KODO, a lead consultancy in workplace strategy and performance improvement.
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Green BuilDinG
NABERS ENViRONMENTAL RATiNGS FOR BuiLdiNGS ExTENdEd TO 6 STARS
ustralian buildings are becoming so much more efficient that the NABERS rating scale is being extended from 5 to 6 stars. The new 6-star rating was launched by Office of Environment and Heritage Chief Executive, Lisa Corbyn, at an industry forum on 18 August 2011. Ms Corbyn said the extra star acknowledged that the Australian property industry is reaching a standard previously considered beyond worlds best practice. In the 10 years since the New South Wales Government introduced the first environmental performance rating for offices, Australian commercial buildings have become so much more efficient that the time has come to introduce a sixth star, Ms Corbyn said. This is a move that was called for by top performers in the commercial property industry who are already moving beyond NABERS 5-star excellence towards a market-leading 6 star goal. It reflects an ongoing improvement in the environmental performance of Australian buildings over the past 10 years, underpinned by the robustness of the NABERS tool as a performance measure. Ms Corbyn said office buildings using NABERS to measure and manage energy and water use improved greenhouse performance by an average 11.5 per cent and water efficiency by nine per cent. The launch also saw the presentation of the first 17 5.5 and 6 star NABERS Energy and Water rating certificates to New South Wales office buildings, tenancies, hotels and shopping centres achieving market-leading performance and efficiency. A further 30 New South Wales buildings that have gone beyond 5 stars in water and emissions savings through purchasing GreenPower or recycled water will also receive 5.5 or 6 star certificates. NABERS is a national program, administered by the NSW Office of Environment and Heritage. It includes tools for Energy, Water, Waste and Indoor Environment. Sixty per cent of Australian office space has been rated with NABERS Energy, 68 per cent in New South Wales. Around five per cent of rated buildings are currently achieving a 5 star rating, set as an aspirational target in 2000. A 6-star rating will be awarded for market leading performance, and will represent a 50 per cent reduction in greenhouse gas emissions or water use from 5 stars. Michael Cameron, CEO and Managing Director of the GPT Group, an early adopter of the ratings tools, said a decade of benchmarking building performance with NABERS has driven efficiency gains across the companys portfolio. As a company with a strong commitment to leading the market in energy efficiency and sustainability, we welcome the extension of the NABERS rating scale, Mr Cameron said. It provides the opportunity for us to set higher targets, and to demonstrate the effectiveness of our environmental initiatives across the portfolio. Two organisations will also sign 6 star NABERS Energy Commitment Agreements:
3 Grocon and GPT will target a 6 star NABERS Energy rating for the groundbreaking Legion House project in Sydney. As part of the 161 Castlereagh Street development, the 1902 heritage building will be refurbished to be carbon neutral. When completed, Legion House expects to be the first 6 star NABERS heritage building in Australia. 3 Local Government Super has committed to retrofitting 76 Berry Street in North Sydney, including an innovative tri-generation system, to achieve a 6 star NABERS Energy rating. NABERS Commitment Agreements enable building proponents to promote their NABERS rating commitment from the outset of a project, and provide a process to achieve measurable operational performance results.
NABERS
Since the NABERS Energy rating tool was launched a decade ago, Australias commercial property industry has made great strides in improving environmental performance. 60 per cent of our national office market now has a NABERS rating and a benchmark from which to measure improved performance. The recent extension of the NABERS star-rating scheme to 6 stars recognises market-leading buildings performing beyond 5 stars, and offers an aspirational target to continue to drive efficiency and innovation. It is an important milestone and recognises the achievement of the industry in such a short time.
For more information on the extension of the NABERS scheme, go to nabers.com.au
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32
case stuDy: Green BuilDinG
LEGiON HOuSE A GLOBAL BENCHMARk FOR SuSTAiNABLE REFuRBiSHMENT OF A HERiTAGE BuiLdiNG

161 Castlereagh Street, New South Wales JV: Grocon and GPT Commitment Agreement: NABERS 6 star Energy
fter Pixel in Victoria, widely recognised as the first carbon neutral office building in Australia, comes a new green office. Grocon has signed a NABERS 6 star Energy Commitment Agreement with the New South Wales Government, who administer the NABERS program nationally, for the refurbishment of Legion House in Sydneys CBD. Legion House, a heritage-listed building dating back to 1902, is part of the 161 Castlereagh Street project. The site also includes a premium office tower, which will be the new home of ANZ and Freehills in 2013. The project is jointly owned by Grocon and GPT Wholesale Office Fund. GPT CEO Michael Cameron said Legion House would set a new benchmark for heritage refurbishment. It marks the next sustainable GPT investment, joining iconic buildings such as the 6 Star Green Star workplace6, which features tri-generation and a black water treatment plant and has achieved a 5.5 star NABERS Energy rating, Mr Cameron said. Grocon Site Engineer (Sustainability) Brendan Coates said sustainability was one of Grocons four core values, along with safety, community and innovation. With Pixel currently being Australias greenest building as rated by the GBCA, we believe we are at the forefront of sustainable technology and we want to push the boundaries even further, he said. Grocon is committed to achieving a market-leading 6 star NABERS Energy rating in operation at Legion House. The NABERS Commitment Agreement is a contract between the NSW Office of Environment & Heritage as NABERS National Administrator and Grocon. Legion House will be the new head office of Grocon in New South Wales in 2013. It will be the first refurbishment of a heritage building to commit to a 6 star NABERS Energy rating since the NABERS scheme was recently extended. Grocon is planning to achieve a carbon- and waterneutral outcome at Legion House. In an Australian first for a CBD office building, it plans to disconnect from the mains electricity grid, and is investigating a range of options to supply surplus renewable power, including biomass gasification technology to be
33
supplied to the office tower on site. The most significant challenge in achieving the 6 star rating will be that Legion House doesnt have any access to sunlight or wind, so were restricted in what forms of renewable energy we can use, Mr Coates said. As far as we are aware, Grocon is the only organisation to look at using the technology in this way, with the entire fuel, gas, electrics and electricity production on the one site. The technology is not new or unique, but the way we will set it up on the one site is unique, Mr Coates said. The project aims to transform Legion House into one of the greenest buildings in the world, setting a new benchmark for the creation of sustainable city precincts. The highly energy efficient design embraces a number of other environmental initiatives, from vacuum toilets, to timber sourced from sustainably managed forests and high thermal performance curtain wall facades. Mr Coates said Grocon had undertaken a significant amount of design innovation and application to make the aims achievable. Along with our consultants, Grocon will be running energy models regularly and stringently in order to meet our NABERS targets, he said.
For example, a computer model examines how the building is built, including all the materials, the envelope, and services, such as lighting and HVAC (heating, ventilation and airconditioning), which enables us to run it against occupancy and other known variables. As the design decisions are finalised, the model is developed to ensure we are running on track and that we pick the best sustainable options. From the outset, weve been aware of tailoring the design solution for Legion House and the 161 Castlereagh Street project to demonstrate a very cost-effective yet extremely high level of performance, he said.
Key Facts
3 The 161 Castlereagh Street redevelopment comprises a 50-level, 44-storey premium grade office tower. It has 55,000 square metres of office space and 3200 square metres of retail space. Grocon has signed a Commitment Agreement to achieve a 5 star NABERS Energy rating for the office tower. 3 It incorporates Legion House, an existing four-level heritage building, two single level retail buildings and a large open plaza space. Grocon has signed a Commitment Agreement to achieve a 6 star NABERS Energy rating for Legion House.
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76 BERRy STREET
76 Berry Street, North Sydney, New South Wales Existing NABERS Energy rating: 5 star Commitment Agreement: 6 star NABERS Energy
s the flagship project of the refurbishment program for Local Government Supers (LGS) property portfolio, 76 Berry Street, North Sydney, is one of the first two buildings in Australia, and the first in North Sydney, to sign a NABERS 6 star Energy Commitment Agreement. Due for completion in late 2011, the refurbishment builds on the excellent NABERS 5 star Energy rating currently held on the 24-year-old, A-grade commercial building. LGS CEO, Peter Lambert, said that the NABERS Commitment Agreement allows the organisation to confirm its commitment to energy efficiency in a very tangible way. In 2010, the project was recognised by the federal governments Green Building Fund as an exemplar project and received a $2.1 million grant towards the refurbishment. The building comprises two levels of basement parking, lobby and retail areas, including a coffee shop, restaurant and landscaped gardens and 10 levels (11,000m2) of office accommodation. Walker EcoStrategies director and project director of 76 Berry Street, Roger Walker, said that the grant allowed LGS to take a more ambitious green position with regards to the technologies used in the refurbishment. As this was the first time that the lean burn low environment impact Bennett Clayton engines have been used in a trigeneration plant, the funding essentially enabled us to take that risk, Mr Walker said. By utilising this technology, which provides simultaneous production of energy, heating and cooling, LGS is aiming to reduce greenhouse gas emissions by up to 80 per cent and improve the environmental performance of 76 Berry Street to achieve a market leading 6 star NABERS Energy rating. We believe that on completion this will result in the lowest emission office building in occupancy in Australia and will be a world-leading example of emission reductions in existing buildings, Mr Walker said. It is anticipated that the project, which includes the Shaw Method of air-conditioning and Bennett Clayton engine technology, along with other leading Australian technologies, will operate 100 per cent independent of the electricity grid within the first year following completion.
GuiDe to FireProoFinG
35
pASSiVE FiRE pROTECTiON WHAT dOES iT MEAN TO yOu OR yOuR FACiLiTy?

By ROss hODgE, passiVE fiRE pROtECtiON aLLiaNCE
he performance of passive fire protection in commercial, industrial and residential facilities is key to ensuring that these structures remain safe, as the building and the compartmentation (sections within the building) are designed to withstand the impact of fire for a prescribed time to allow occupants to escape. For the purposes of clarity, lets first deal with the references to passive and compartmentation. The dictionary will tell you that the term passive defines something as submissive, inactive, lethargic not actually terms one would wish to associate with the importance of protecting buildings against fire hazards. Chamberss Twentieth Century Dictionary defines the term passive resistance as deliberate refusal, which probably more accurately defines the term passive fire resistance as a means of deliberately refusing to allow the passage of fire and smoke. Compartmentation is used as a reference to separating larger
buildings into fire resistance compartments, areas or cells. The fire protection systems employed in any building are nearly always holistic in nature, and while the combinations of systems may vary, each provides an essential role in securing the stability and integrity of the structure in the event of a fire. While the systems that are classified and referred to as active systems, e.g. sprinklers, hydrants, extinguishers, detection and alarms operate more overtly, passive fire protection plays a very proactive role in the protection of life and property as part of a buildings overall fire protection strategy. The role of passive fire protection is to maintain structural integrity in a building for a reasonable time without the building collapsing. This is achieved by providing a resistance to heat from a fire, as well as containing the spread of the fire. Elements of buildings that include passive fire protection include walls, ceilings, floors, structural steel as well as doors and glazing, which are designed and installed with a tested and approved fire resistance level (FRL).
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1. Fire compartmentation
Dividing a building into discreet fire compartments is by far one of the oldest forms of fire protection incorporated into buildings. By separating larger buildings into different fire-resistant compartments, areas or cells (e.g. separate factories from warehouses, plant and equipment from common areas) to divide different levels of high rise buildings, or to separate one apartment from another, will effectively increase the life safety of occupants of the building.
2. Fire resistant barriers

The Building Code of Australia (BCA) requires fire and smoke compartments for different building classes and types of construction. The separation or compartmentation is achieved through fire-resistant barriers. Each barrier is rated with an FRL in its own right. Fire resistant barriers can be horizontal, including a floor slab; lightweight ceiling or a floor/ceiling system; vertical walls that can be concrete, masonry (bricks and mortar), or lightweight partition (fire plasterboard or other resistant board) construction. Fire resistant barriers can also be a combination of horizontal and vertical, such as a bulkhead.
3. Structure
Structural frames are usually constructed from concrete, steelwork or timber, and can include beams, columns, girders and trusses. Naturally, these elements of a structure are vital to a buildings stability in the event of fire. To enhance the fire-resistance of these vital structural elements, fire protective systems are applied to their surfaces. These systems include a variety of fire resistant board systems, intumescent coatings, and various proprietary vermiculite/ gypsum-based spray-on systems.
4. Fire stopping of service penetrations

It is a requirement of building regulations and insurers that breaches created by penetrations passing through fire resistant barriers be made good (referred to as fire stopping) to the extent that the fireresisting performance of the penetrated element is fully restored in terms of the original FRL the system (barrier type) was designed and certified to. Therefore, each fire-stopping system is also required to be tested and approved with an FRL. Penetration types that may require fire stopping include: 3 Access e.g. Doors, shutters, access panels and hatches; 3 Vision or natural lighting e.g. Windows and other glazing; 3 Natural ventilation e.g. Air transfer grills; and 3 Services e.g. Pipes, cables, ducts and miscellaneous. Typically, the services in a building that penetrate fire barriers and require fire stopping are plumbing, electrical, mechanical services (HVAC), communications and IT/data cabling, and structural supports. For facility managers it is important to understand that the updating of existing and/or the addition of new services has the potential to compromise the compliance requirements of a buildings passive fire protection. The introduction of new technologies has resulted in a proliferation of communications and data cabling installations in existing buildings. One colleague refers to data cabling as the blue cockroach as it just seems to keep rapidly multiplying throughout many buildings. This raises the question; do the people who are installing all these cables and conduits know which walls are fire barriers, and which are not? And does it matter anyway? After all, it is often only a thin cable. The answer to the first question is that it would be highly unlikely for the cabler to know what a fire barrier is, and what its purpose is.
CONTiNuEd ON PAGE 38
The FRL can be described as a measured fire rating given to a specific passive fire protection system to ensure compliance with the Building Code of Australia. The FRL has three test criteria expressed in a particular order, being: structural adequacy/integrity/insulation, and these are expressed as time in minutes. For example, a wall or floor expressed as 120/120/120 means that that element of the building requires fire rating for 120 minutes in each of the three criteria. To achieve an FRL, a test is undertaken to meet the requirements of AS1530.4-2005: Methods for fire tests on building materials, components and structures. The specifications of a building will require fire-rated barriers (floors, walls, ceilings) that, when combined, provide compartmentation within the building. Importantly, once that barrier is installed to meet a buildings FRL requirements, it then becomes a passive fire protection system. The most prevalent or basic aspects of a buildings passive fire protection systems are:
company profile
comPany ProFile
37
ow we dread this phrase when our Essential Service report pops up in our Inbox. What is it this time? I thought it was rectified last time? How come it was only seen now? Common questions that arise but alas the situation remains the same as we now have an issue to rectify to return our facility back to a state of compliance. More than just a nuisance for FMs the consequences of noncompliant items within an Essential Service report can be increased insurance premiums, council and/or fire brigade notices, risk to property as well as the occupational health and safety of occupants being compromised. In keeping with this editions theme, most of the items within the
NoN-CompliaNt
Essential Service inspections relate to the threat of fire and measures to fight it, contain it and also evacuate safely. Active fire systems are at the forefront of every FMs mind, however the passive fire systems, which seem to appear more often than not in these reports, should be given just as much weight. These systems prevent spread of fire, maintain the integrity of escape routes and could be the last line of defence should the active systems fail. Also, when sealed, they only require annual inspections in most facilities. So next time youre faced with the non-compliant phrase speak to your Essential Service providers and fellow FMs to rectify these items otherwise, as they say, you could be playing with fire.
Want to be free of Non-Compliant Essential Service Reports?

FRS can manage all your passive fire protection requirements to ensure a safe and compliant building is maintained at all times. Established in 1990 you can be assured FRS has the knowledge, employees, equipment and support to complete your job on time and on budget.
Fire Rating Solutions

8 Cromwell Street Collingwood VIC 3066 Ph: Fax: 03 9419 1393 03 9419 1392
Specialising in: AS 1851 Essential Service Compliance Passive Fire Inspections and Certification Detailed Reports Fire Stopping of Penetrations Protection of Structural Steel Sales and Advice of Passive Fire Products Call now to discuss how to ensure safety of life and property at your facility.
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38
CONTiNuEd FROM PAGE 36
He will just put a hole in to run cable(s) through. The answer to the second part of the question is yes, it does matter, as the predominant material in these cables is a type of plastic that is highly flammable. Regardless of the material used in a service that penetrates a fire barrier, once there is a hole in an element of the building that has FRL requirements, the fire rating for that barrier and subsequently the fire compartmentation is compromised unless the penetration is appropriately fire stopped. An ongoing challenge in retaining the integrity of passive fire protection systems in any building, post-construction, is ensuring that the fire stopping of all service penetrations that pass through designated fire barriers is compliant with FRL requirements. All firestopping systems used around service penetrations are also required to be tested and approved with an FRL to maintain the FRL compliance of the fire barrier in which they are installed. For facilities managers, keeping track of the work on the various services by contractors will reduce the potential for fire barriers (and the building) becoming non-compliant with building regulatory requirements. Locating and keeping up-to-date records of all the service penetrations in a building can be a considerable task. Appropriately labelling all existing penetrations and having drawings that designate all the fire barriers in a building is a good starting point for conducting thorough inspections. Removing redundant, unused services makes it more efficient in having to only deal with the penetrations that require fire stopping. Engaging a company that specialises in passive fire protection is also a worthwhile investment. Over the past 10 to 15 years there have been many fire stopping systems developed using intumescent technology that acts through swelling when heated and choking off PVC pipes, conduits and
cables, so as to contain any fire and smoke within the room of origin. These systems are referred to as fire collars, and clamps are designed to work on large plastic sewer or stormwater pipes down to a single blue data cable. Most fire collars and clamps can be retro-installed post-installation or update of a service. When a major building fire is reported as a news item through the media, statements along the lines of the spread of fire quickly through the building or fire spread quickly through the roof space are commonly used. Next time you hear such references in reporting a serious fire that has obviously caused considerable damage, you could ask yourself several key questions: 1. Were the compartmentation measures adequate or non-existent; and 2. Were all the services adequately fire stopped? To put all this into context, statistically in Australia over 65 per cent of businesses that suffer from a serious fire, i.e. loss of building, plant, stock and offices to keep staff gainfully employed, will never get back on their feet.
Formed in 2002 the Passive Fire Protection Alliance (PFPA) (originally called the Alliance for Fire and Smoke Containment) was established with the support of key companies to provide a coordinated and educated approach to promoting a balance to fire protection design in the built environment. Through its website www.pfpa.com.au, PFPA provides specialist technical information on passive fire protection, as well as links to companies that provide systems and products, installation and maintenance services or consulting services. PFPA also holds workshops on fire doors and fire stopping for building professionals and practitioners. Contact PFPA on ross@pfpa.com.au or (03) 9004 2729.
Schneider electric and Uniflair S.p.a.
ocused on making energy safe, reliable, and efficient, Schneider Electrics 110,000-plus employees achieved sales of more than $26 billion in 2010, through an active commitment to help individuals and organisations make the most of their energy. The aquisition of Uniflair S.p.A. serves to strengthen this offer by broadening the product portfolio and offering customers a complete range of cooling products and solutions. It will also reinforce its regional capabilities, global research and development, and technical cooling and modular access floor expertise. This acquisition is a continuation of our investment and commitment to innovation in IT cooling, while expanding our regional capabilities and strengthening our position wordwide. Uniflairs global reach and extensive product portfolio is a valuable addition to our IT cooling offer and consistent with our strategy to provide complete solutions. Laurent Vernerey, Executive Vice President of the IT business.
One team
As a global specialist in energy management with operations in more than 100 countries, Schneider Electric offers integrated solutions across multiple market segments, including Critical Power and Cooling services. The combination of APC and Uniflair creates a great opportunity for the unified business to become the world leader in precision
321111E LHS_APC | 1721.indd 24
cooling solutions, particulary in the sought-after customised room cooling solution space for data centres. Uniflairs robust R&D capabilities, proficiency in customised design, and quality orientation is a strong compliment to APCs well regarded Row and Rack cooling technologies and its recently announced EcoBreeze, an innovative free air cooling solution for data centres. Having a complete product portfolio enables the combination of APC and Uniflair to solve the many challenges our customers are facing in Telecom and IT environments.
4/08/11 11:47 AM
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AustrAliAs premier fire protection industry conference
ire Australia 2011 is the premier fire protection industry conference and exhibition, attracting key personnel, peers and significant representation from businesses, government and associations. With speakers from across Australia and overseas, the organisers aim to ensure all presentations are contemporary and current, affording all delegates additional knowledge and information. The program will incorporate two and a half days of presentations, workshops and social activities, including a cocktail reception, conference dinner and farewell lunch ensuring plenty of networking opportunities. The 2011 conference will focus on education and maintenance. Considered essential for the future development and stability of the industry, these themes will explore current issues, address potential problems and discuss the scope of practices going forward. The call for papers is currently open, and the committee is accepting submissions in line with the conference theme. Registration for the conference is now available, with early bird discounts available until Friday 14 October 2011. Each registration includes full access to all sessions, admittance to the welcome cocktail reception, conference dinner and farewell lunch, plus a delegates satchel including copies of all the presentations.
Sponsorship and exhibition opportunities are available for organisations looking to promote themselves to the Fire Protection industry.
For more information, and to download the Program and Registration or Exhibition and Sponsorship Opportunities brochure, visit the conference website: www.fireaustralia.com.au
THE ESSENTIALS OF THE FUTURE: Education & Maintenance
www.fpaa.com.au
www.ife.org.au
16-18
NOVEMBER 2011
www.fireaustralia.com.au
Fire Australia 2011 is a Fire Protection Association Australia & Institute of Fire Engineers Australia joint project
adelaide convention centre, south australia
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Wormald recommends fire protection be part of initial design

lanning and designing a new building is a complex task and those involved are responsible for developing safe working and living environments for the future tenants of the building. One element of the design planning stage that needs careful consideration is the buildings fire protection provisions, which must be provided for in accordance with the Building Code of Australia. Consulting a fire engineer or fire specialist at the design planning stage will ensure all necessary considerations are addressed and an effective and tailored fire protection solution is designed. However, many dont realise the importance of involving the fire specialist at this early stage. Being contacted after the initial design and plans are finalised makes it difficult to achieve the optimum fire protection solution, says Garry Kwok, National Technical Services Manager at Wormald. Engaging with a fire specialist at an early stage can add real value to a project by identifying what is required not only to suit the needs of the client but also to meet all relevant building codes and regulations. In new building design, there are many fire safety considerations including how particular building materials will respond to fire, how smoke and fire will spread in the event of a fire and the number of emergency exits required. It is also important to consider the type of fire protection and detection systems most suited to protect against particular fire risks expected within a building and its application. Consulting your fire protection specialist will help you to design the fire protection solution to suit your needs. There are also many building design advantages from specifying fire protection systems at an early stage, including reduced egress requirements and increased
fire compartment sizes. As well as regulation, when deciding on the most suitable fire protection solutions, considerations include size and type of building, materials being handled on the premises and what the building will be used for, such as offices or materials storage. There is a wide range of specialist fire protection solutions available including automatic sprinklers, heat/smoke/CO2 detection and emergency warning and evacuation systems. Special hazards solutions include gaseous suppression systems such as Inergen, foam fire suppression systems, water spray and mist systems, pre action and deluge systems. 3 Rooms that contain critical and high value equipment (e.g. server rooms and electrical switch rooms) can be protected by a solution such as Wormalds Inergen gaseous system. Inergen can suppress a fire before any significant damage occurs, without causing harm to people, property or the environment. 3 Special kitchen fire suppression systems such as the ANSUL R-102 are specially designed to suppress the dangerous fires that occur in cooking appliances and ductwork in commercial kitchens. 3 The vanQuish fire sprinkler system is suited to cold storage, outdoor and unheated warehouse facilities. The systems surround and drown configuration helps to minimise damage to storage facilities and valuable goods.
For further details or to speak to a Wormald representative call 133 166 or visit www.wormald.com.au.
Were behind you when you need us

If youre responsible for protecting your people and property from the threat of fire, its nice to know youre not alone.
It is estimated that 60% of businesses that suffer a serious fire fail to recover*. So even when lives are saved, jobs are lost. Reduce the likelihood of this by being prepared. Wormald, one of the leading fire protection companies in Australasia, can design and implement fire protection systems customisable to suit a range of situations whether you operate inside an office, classroom, healthcare facility, warehouse, mine or even a marine environment our products and services are fully compliant with Australian industry standards. We make fire protection simple and reliable. With over 120 years experience, we are proud of our mission to help protect the lives and livelihoods of your people. So you can get on with business confident that your people and property are supported by the worlds fire safety leaders. Thats peace of mind. Trust the fire safety experts. Call 1300 556 015 or visit www.wormald.com.au
* "Fire hazards in industry - By Norman Thomson (2002)
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THE FACiLiTiES diLEMMA: HOW TO SuRViVE A FiRE

The management of fire alarm systems is a vital element of cohesive emergency control arrangements. Mark Jarratt and Aidan Whittle of Norman Disney & Young look at the issues that need to be addressed in creating and maintaining fire and emergency controls to effectively protect personnel and assets.
ire is a security risk event that can result in significant harm and damage to businesses and assets, and loss of human life. The catastrophic nature of severe conflagrations means that in many cases, businesses affected by fire may not rise again from the ashes. Businesses of all types across all sectors government, industrial or commercial are encouraged to conduct an audit of their fire prevention and response measures, ensuring the capacity to detect and respond to fire emergencies. Other security risk events that require management and
operational attention in the context of effectively managing fire and life safety include bomb threats, civil disorder, and intrusion such as lobby invasion, which can impede normal entry and egress. Fire alarm systems share various features with electronic security systems such as access control and intruder detection. The common components include primary and backup power, detectors, manual call points (e.g. break glass release buttons), alarm notification devices (strobe light, horn, siren, speakers), interface with building management systems for air conditioning, elevators and internal smoke doors, an occupant warning system, and for
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Mark Jarratt
Aidan Whittle
larger sites an emergency warning and intercommunications system (EWIS). All devices and hardware connected to the fire alarm system report to the master fire indicator panel, which usually adjoins the main pedestrian entrance. This allows firefighters to easily access and operate the panel when an alarm activates. Modern fire systems also commonly integrate with other security and building management systems, reporting all events and alarm annunciations to a master terminal or head end. Effective command, control and communications for fire and other emergencies and incidents in progress require that all alarm and event notifications report to a central security post with the capacity to mobilise response action. This central security post is where the security, fire and building systems head ends are installed, and is ideally operated by licensed and qualified personnel with a high degree of familiarity with the facility and the business. At most office and commercial facilities, the responsibility to monitor systems including fire, security and building management resides at a main guard post or reception point. These authorised persons may also have the capacity to lock down or deny entry to the site when an emergency situation such as an actual or suspected fire is occurring, and to control all other security and building systems such as lifts. Operation of the main fire indicator panel is restricted to persons with appropriate knowledge and training such as firefighters. When determining where fire alarm system activation and alerts should annunciate, the textbook answer is, wherever the best and most effective response can be initiated to minimise harm and damage to life and property, and maximise survival. Business enterprises are ordinarily required to implement fire and emergency control arrangements that comply with relevant standards
and legislation. Australian Standard AS3745-2010 Planning for Emergencies in Facilities sets out a recommended approach to the important and vital issues that must be addressed in creating and maintaining effective monitoring and response to incidents including fire alarm activations. Various state and territory fire codes and regulations must also be observed. Consistent with the risk analysis process used to determine protective security and asset protection strategies, the level of detail and extent of fire and emergency control management, procedures and operations will be dictated by the nature of business activities conducted at the site: whether it is one office or shop or many buildings at one location; whether potentially hazardous or dangerous items are present (e.g. flammable chemicals, explosives, weapons and ammunition); and whether factors such as remoteness from the nearest fire station oblige high readiness and self sufficiency. Fire and emergency controls at special facilities need to meet basic standards and any additional specific requirements. A mine depot explosives storage facility is one example of a facility that must be comprehensively assessed for emergency control monitoring and response arrangements. Whilst the explosives store may be rarely accessed, there is significant potential for catastrophe (for example, if a bushfire resulted in detonation). In this scenario, the local fire and emergency control arrangements may emphasise fighting the fire locally rather than immediately contacting the fire brigade. The fire brigade may be some distance from the site and reliance upon them without first fighting the fire locally would almost certainly ensure extensive damage, possibly from blast effects, with the associated heat, smoke, fire and confusion. Facilities such as medical or aged care facilities also need special attention in planning fire and life safety arrangements. Many occupants in these facilities may lack mobility and will therefore require assistance to escape when alarms are notified. The emergency planner usually the Chief Fire Warden needs to assess the number of attendants required to safely evacuate residents. For medical or aged care sites the relevant standard is AS4083-2010 Planning for Emergencies Healthcare Facilities. The issue of where the fire alarm system should report is a central element of effective emergency management and should ideally be addressed when designing the facility or deciding where the control point should be. In itself, an effective command and control station will be insufficient to adequately protect the facility and occupants.
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Establishing a well-trained and observant Fire Warden structure, with continual reinforcement of fire and life safety procedures, is essential. Emergency control organisation members should ideally act cooperatively with any full-time security and reception personnel, so they become a force multiplier and contribute to maintaining a safe and secure facility. There are numerous training courses for fire wardens, and for large and complex sites. Fire Protection Association (FPA) Australia provide wardens with enhanced knowledge in dealing with life threatening situations through professional qualifications such as the Workplace Emergency Response Certification. The FPA also offers certification programs for businesses who advise on writing and maintaining AS3745 emergency response procedures, and who provide training (for line staff) and education (for emergency response practitioners). For most organisations, conducting regular realistic fire and emergency evacuation drills will provide occupants with the necessary knowledge of the site and escape routes sufficient to assist them in orderly evacuation without injury. However, some organisations fail to treat fire and evacuation drills with the seriousness they deserve, and when a real emergency occurs staff may be compromised in their ability to deal with the incumbent hazards and emergency. To maximise the chances of all site occupants departing in an orderly manner without panic, drills should be as realistic as possible. To create the requisite perception of an actual emergency, fire and security staff can switch off all lighting and activate canned smoke in work areas. Staff are more likely to treat emergency evacuation drills much more seriously when a realistic scenario can highlight unfamiliarity with office layouts and escape routes, even if they have worked at the location for a long period. The AS3745 standard provides sound guidance on the elements that should be established to provide an organisation or facility with a sound level of confidence that they could withstand an emergency such as a fire. The minimum features include: 3 Developing the emergency plan. 3 Forming an emergency planning committee and control
organisation, and specifying their duties and responsibilities. 3 Providing for disabled occupants. 3 Education and training. 3 Determining the size of the emergency control organisation. The Building Code of Australia also mandates fire and life safety standards, including the requirement for single hand free egress when fire alarms activate and doors connected to the building management and security access control systems fail safe (or open). For some high-security sites such as government offices with a secure perimeter, the doors are set to fail secure, or closed, and the design must reflect the need to maximise security while not impeding egress. The actual arrangements for fire and life safety alarm monitoring and response will depend on the nature of the facility. Responsibility can be shared between the fire warden organisation, facilities management or security, provided respective duties are clearly defined. The standards are not overly prescriptive so the best organisational arrangements will be dictated by what is practical for that facility. Ideally, an integrated command, control and communications structure will be established so that a cohesive response can be mounted to any potentially life or asset threatening situation by informing and involving all affected personnel.
ABOuT THE AuTHORS

MArK JArrAtt Mr Mark Jarratt, CPP, is Lead Security Consultant with Norman Disney & Young (NDY) consulting engineers, Canberra. He is Assistant Vice-President, region 40 (Australia), ASIS International, and qualified for the Certified Protection Professional designation in 1999. Mark served as an Australian Customs officer for over 21 years, including Chief of Security. AIDAN WHIttLE Mr Aidan Whittle, MEng (Fire Safety), is Senior Fire Engineer with Norman Disney & Young Canberra and has worked on various high profile fire engineering and safety projects including Australian Parliament House, the National Museum of Australia, and large office buildings for Customs, FAHCSIA, Centrelink and DFAt.
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HOW dO i STOp A FiRE AT My FACiLiTy?

By ELissa faziO, pREsiDENt Of thE sOCiEty Of fiRE safEty
acility managers have an extremely important role to play, alongside the building owner, when it comes to protecting their building and contents from fire. The tenants also play a part in being responsible to ensure that the building space they occupy is safe from the effects of a fire. So what do I, as a facility manager, need to know in order to reduce this risk? Firstly ask yourself: How is my facility built is it a standard BCA building or are there alternative solutions? The Building Code of Australia (BCA) sets out the minimum community standards for construction of new buildings, and for substantial alteration or change of use to existing buildings. The BCA is performance-based and the relevant performance requirements must always be satisfied. This is done by allowing compliance with the Deemed-to-Satisfy (DtS) provisions unless an Alternative Solution is provided. Typically, an Alternative Solution is undertaken when the DtS provisions do not/cannot be adopted. Note: The BCA also provides a list of the essential safety measures that may be installed in your building. For fire safety matters, any alternative solution must consider use of the methodology in the International Fire Engineering Guidelines 2005 (IFEGs), published by the Australian Building Codes Board (ABCB) and endorsed by all of the relevant peak industry bodies, including the Australian Institute of Building Surveyors, the Australasian Fire Authorities Council (AFAC) and the Society of Fire Safety (SFS) of Engineers Australia. The IFEGs require the preparation of a Fire Engineering Brief (FEB) and a Fire Engineering Report (FER) by a qualified and registered fire safety engineer1. The building surveyor2 is a key stakeholder during the FEB process, by clearly establishing the BCA DtS matters that have not been
satisfied, and in ensuring that the FER satisfies the requirements of Part A of the BCA. While a key stakeholder, the building surveyor cannot be involved in the design process. Enquiring at your local council as to whether a building permit has been issued for your property will assist in determining whether an Alternative Solution has been prepared, resulting in an FER for your property. Once you know this, it will be easier to determine how your building has been designed to operate, and what the specific maintenance conditions are. The maintenance requirements are important because they must be adhered to; for annual sign-off for compliance3 as well as ensuring that the fire safety systems (i.e. the essential safety measures) installed within the building, to protect the building and occupants from fire, do operate as designed. If an FER has been issued, the specific design, operational and maintenance requirements for the particular solution(s) must be specified in this report, and the applicable documents issued by the building surveyor. This FER can then be used as the basis for any future building changes, and as a reference guide for the specific design elements of the building. Independently of whether your building has been designed in accordance with the BCA DtS provisions, or whether there is an Alternative Solution for your building, the conditions for maintenance must be clearly understood by the facility manager (and the tenants as appropriate), especially with an Alternative Solution. Note: Alternative Solution designs may impose more or less onerous conditions for building use and operation. If the operational design functionality of the systems installed (for example the smoke control system, the evacuation strategy, etc.)
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is not known, and some of the fire safety systems are replaced or modified, the result could be disastrous, especially if there was a fire. Should you as a facility manager become aware that there are likely to be changes to your essential safety measures, the proposed changes will need to be compared with that of the buildings design. For example, a tenant in a high-rise office building wishes to refurbish their reception entrance area into their tenancy, by erecting an enclosed lobby. This modification may in fact negatively impact on the operation of the buildings overall smoke hazard management system associated with pressurised spaces such as stairways, lift lobbies, etc., and the necessary relief paths to ensure that the design pressures and flows are maintained. It is therefore absolutely necessary that facility managers have good relationships with their tenants, and that tenants inform building management of any proposed variations to their space (prior to performing these works), or if the fire safety systems in their space are not working as designed. This will ensure that the necessary checks and balances can be put in place to repair and/or maintain the fire safety design aspects of the building; or seek approval for their modification. This will also assist in ensuring that the building and occupant safety is not compromised.
The fire engineering plant.
Housekeeping and other factors

General housekeeping in a building also plays a large role in reducing the risk of fire. It cannot be emphasised enough just how important this is: from ensuring that paths of travel are kept clear and that exhaust or supply air fan outlets/inlets are not compromised, to testing and tagging of electrical equipment and thermographic scans of switchboards and mechanical boards. These types of housekeeping activities, although routine, are important in the day-to-day operation of the building and safety of the building occupants should there be a fire. Their importance should not be underestimated. In addition, should fire safety systems need to be offline for a period due to repair/maintenance, make sure that: 3 you inform your insurance company of the issue; 3 the item is reinstated as soon as possible; and
3 during these works additional safety mechanisms are put in place, such as a fire watch, additional fire extinguishers, permit systems and completion of a safe work practice assessment (identifying the risks and strategies in place to reduce the risk). So, in summary: 3 Establish how your building has been designed (BCA, DtS, or Alternative Solution?); 3 Obtain and familiarise yourself with the relevant documents (i.e. the Annual Essential Safety Measures Report and any FER); 3 Have good relationships with your tenants; 3 Educate tenants (as applicable) on specific operational design aspects of the buildings fire safety systems, for their safety as well as the buildings; and 3 Have good and practiced housekeeping policies and routines.
1. 2. 3. See Chapters 0.3 & 0.4 of the International Fire Engineering Guidelines 2005. Should building works at your property require any modifications/changes to the essential safety measures installed, a building surveyor will need to be consulted, in order to provide you with a building permit. In Victoria, Building Owners (or an agent of the owner) must sign off annually on the Annual Essential Safety Measures Report that the installed essential safety measures have been maintained and operate.
ABOuT THE AuTHOR

Elissa Fuzio is President of the Society of Fire Safety, and Manager of Fire Engineering at Norman Disney & Young.
NDY provided full fire engineering an fire protections services to award-winning AAMI Park Stadium.
A buildings operational phase accounts for 80-90% of its total emissions (UNEP 2010).
Thats 2,276,400,000,000 black balloons!

Thats the level of greenhouse emissions facilities management has the ability to directly influence in Australia every year!
Where the manager reports a higher level of energy efficiency knowledge a building performs better by up to 1.3 stars under NABERS Energy (Warren Centre 2009). From 1 November the full requirement for a Building Energy Efficiency Certificate under Commercial Building Disclosure comes into effect. Do you have the knowledge and skills required to operate in this environment?
Training Opportunities
Diploma of Facilities Management The benchmark qualification for facilities managers in Australia. Candidates will be guided through 18 units delivered in a fully self-paced online environment delivered by the Holmesglen Institute. Vocational Graduate Certificate in Energy Efficiency for Facility Managers Candidates will gain a strong grounding in where energy is consumed in buildings; how to measure, monitor and analyse energy use. They will evaluate operations and maintenance processes, develop operational and maintenance strategies. Armed with this knowledge candidates will then create and implement effective energy management programs. Continuing Professional Development Delivered throughout Australia to meet current and emerging industry needs.
For more information visit www.fma.com.au or call 03 8641 6666.
The Facility Management Association of Australia (FMA Australia) is the peak national body for facilities management, representing and supporting professionals and organisations responsible for the operational management of Australias built environments.
rgySmartBuildings_A4_ad_2.ind1 1
19/08/2011 11:21:54
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sPotliGht on winDows
WiNdOW pERFORMANCE ENERGy ANd COMpLiANCE

gaRy sMith, COMMUNiCatiONs MaNagER, aUstRaLiaN WiNDOW assOCiatiON
Window and door innovation
of products that can offer greater flexibility in aesthetics and performance. There is a great diversity of window and door types manufactured in Australia, and there is ongoing and fantastic innovation. There are many types of windows available to the market including timber, aluminium, thermally broken aluminium, uPVC, fibreglass and composites. A great deal of innovation in design has taken place to meet environmental demands. This includes better sealed products, new improved designs to increase thermal efficiency, and new glass solutions including coated glass, high performance tinted glass and insulated glass units, to name a few. It has been an important change of mindset for the window industry to focus on energy efficiency. The window is a part of the
ince the introduction of energy efficiency legislation in Australia, the Australian window and door market has been driven to change, particularly with the recent announcement of the move to six-star housing. When energy legislation was introduced to the United States there was a huge change, which seemed to happen overnight. The market moved to different solutions such as uPVC, fibreglass and composite framed products. There was a significant impact on the aluminium window market because it did not take a proactive approach to the changes in legislation. In Australia, we have been fortunate to know what has been coming; we have examples such as the United States to ensure that the window industry can be proactive in the development
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Hot climates
3 Pay particular attention to keeping solar radiation out of the building by reducing the solar heat gain co-efficient (SHGC) of the system using tinted and Low E glass products. The lower the SHGC, the less solar radiation entering through the window. 3 Use a window system with the lowest U Value (overall heat transfer coefficient) you can afford. Low E and Insulated Glass Units (IGUs) can help achieve this. The lower the U Value, the slower the rate of heat transfer through the window system. 3 Cross-flow ventilation can be used very effectively for the cooling of a building systems such as louvres and large opening products can benefit a building significantly in this area.
Mixed climate
3 Balance the benefits of solar heat gain in the winter against keeping cool in the summer by using mid-range solar control products such as tints and Low E products. 3 Use a window system with the lowest U Value you can afford. Low E and Insulated Glass Units (IGUs) can help achieve this. The lower the U Value the slower the rate of heat transfer through the window system. 3 Once again, use window systems with adequate openable areas for ventilation. 3 Season-specific physical shading can also be used to achieve a more comfortable environment, although needs to be operated correctly to get the full benefits.
Cold climate
3 Maximise the opportunity to exploit desirable solar heat gain for the majority of the year. Solar heat gain can significantly reduce the requirement of artificial heating. 3 Insulate, insulate, insulate it is very important to reduce the heat flow through the window system as much as possible. Use the lowest U Value you can for your window system. 3 Season-specific physical shading can also be used to achieve a more comfortable environment, although needs to be operated correctly to get the full benefits. David Howard from Energy Partners a thermal assessment company and a member of the Association of Building Sustainability Assessors, has some general guidance on windows (specified as glazing in the Building Code of Australia/National Construction Code) for new and existing buildings:
New buildings
David says, Glazing is a critical element in todays building regulations, in terms of either compliance or potential failure. Suitable glazing in the correct orientation with appropriate shading treatment will enhance both residences and commercial buildings alike. Over-glazing or using the wrong products in any given orientation will likewise create unnecessary artificial air conditioning loads and generally fail the regulations. Assessment techniques are becoming more critical, and rather than rely on the conservative Deemed-to-Satisfy (DtS) provisions, more developers are turning to software analysis, referred to as Alternative Solutions, in the National Construction Code, to obtain regulatory compliance and lower construction cost solutions. These techniques generally permit more appropriate glazing to be specified than the DtS, as the analysis is whole of building not just element by element. Another benefit of these techniques is that they provide a pathway to Green Star and NABERS ratings to be achieved, and
building envelope, and in fact it is the only part of the envelope that can let natural light into the building and also provide good crossflow ventilation. Windows enable passive solar heat gain to enter a building, so are important in a heating climate. Windows and doors can be insulated just like your roof space and walls in fact, why would any sensible person insulate the walls and roof space and forget about the windows and doors? We know that insulation in a building increases comfort and reduces the need for artificial heating and cooling. If you forget to address the windows and doors, you are leaving a thermal wound in the building envelope. As a general guide, there are particular performance areas that should be addressed for different climates.
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Revolutionise any buildings space with state-of-the-aRt eneRlogic window film.
ith the ever-increasing cost of living expenses and the growing concerns over the environment, reducing energy consumption has become a key focus for many home and business owners. With more people turning towards simple, long-term ways of reducing their carbon footprint, there is a growing need for cost effective solutions that really work. Enerlogic has been designed to equal or outperform double glazing at almost a quarter of the price. We pride ourselves on the look and feel of our homes, and with Enerlogic Window Film we not only create inner comfort, we are outsmarting the heat of summer and the chill of winter without breaking the budget! One of the most remarkable performance features of Enerlogic Window Film is its ability to reduce heat transfer through windows by 43 per cent. Professionally applied, Enerlogic Window Film adds as much as 92 per cent more insulating power to the windows. Enerlogic Window film is almost invisible so sunlight still enters, but harmful UV rays, discomforting heat and glare are substantially reduced.
5.
Primary reasons why youll love Enerlogic Window Film:

1. 2. 3. 4. Equivalent to double glazing but almost a quarter of the price No replaced glass, frames and leftover material to add to landfill Adds up to 92 per cent more insulation to windows Designed for both winter and summer climates
Saves money on your power bills (less use of heaters and air conditioning) 6. Following a two-year trial Enerlogic is now available in Australia! 7. 70 to 115 times less than the carbon footprint of replacing current windows 8. Enerlogic Window Film Complies with the commercial building 6 star rating requirements, as more and more buildings with large expanses of glass are required to meet specific energy and OH&S standards, application of Enerlogic Window film will meet these standards. According to independent studies of Life Cycle Assessment HPWF Films, solar-control architectural window film products become carbon neutral in less than two months after installation. This means that these products are typically providing years of greenhouse gas (GHG) reductions after accounting for the products total carbon footprint. Upgrading current windows with HPWF Films architectural films produces less than one pound of carbon dioxide equivalents (CO@-e) per square foot. That amount is 70 to 115 times less than the carbon footprint of replacing current windows with new vinyl or wood framed low-e windows. Give every home and office the green light with Enerlogic Window Film.
For more information about Enerlogic Window Film Contact HPWF at:
info@hpwf.com.au
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hence impact on potentials for rental of the premises. Even commercial buildings have the potential to use minimal, if not close to zero, air conditioning if correctly designed using the correct glazing solution. There is obviously no one correct solution it is design dependent. Important as the glass type is, the frame is also crucial, as indeed is the openability of the window. Ventilation is paramount to achieve low air conditioning costs but is often overlooked.
by up to 60 per cent and can still allow light to penetrate. They can be used just overnight or through the day, should that be necessary.
The Window Energy Rating Scheme WERS

The performance of a window takes into account the total window system. This means that glass, window frame material and design are all important features when making a selection. All of this can be very confusing when trying to make a purchase decision, so this is why the window energy-rating scheme (WERS) was developed. WERS gives a performance rating on the total window system in regards to energy performance and day lighting. Now you can look at the complex side of the rating if you are technically inclined, and compare the U Value, solar heat gain coefficient, and visible light transmission. If you are not technically inclined, there is a star rating for heating and cooling, and a percentage improvement over a worst performing standard aluminium window.
Existing buildings
For existing buildings, David says, Often older glazed units will have infiltration problems and not comply with todays standards for window and door sealing. Sometimes this can be extreme, with large gaps appearing. Replacement of poorly sealed windows is the first step to reduced air conditioning costs. Another element to consider is the appropriateness of the glass type and the orientation it serves. So a plain glass unit facing east or west will ExAMPLE TABLE OF PERFORMANCE dATA attract extreme unwanted energy in summer and should have vertical shading or tinted or reflective films applied. The northern face needs some shading to optimise the winter sun entry and minimise the summer situation. If the southern face is heavily glazed, replacing the glazing with double-glazing might be a cost beneficial exercise. With many office buildings, another issue not normally considered is that of heat loss, and sometimes gain, WERS is the only approved rating system currently in Australia; it through the night and over weekends. This can be attended to by the follows the protocols of the Australian Fenestration Rating Council replacement of glazing with low conductance units or the application which ensures fair, accurate, and reliable energy performance ratings. of cellular-type internal blinds. Such blinds can restrict heat transfer The data created by WERS is used in the house energy rating software products being used around Australia. Visit the WERS website to see over 250,000 rated residential and commercial products: www.wers.net
Compliance to the Building Code of Australia

To ensure compliance to energy efficiency requirements of the BCA, Window Energy Rating Scheme (WERS) members can provide a certificate of compliance confirming the product performance as required by the BCA.
Example label showing product has been energy rated.
Example Compliance certificate for WERS rated windows and WERS logo.
If you think that energy is all the window industry has to worry about, then think again. The BCA states that windows must comply with AS2047. What does this all mean? It is the mandatory minimum specification for windows and doors used in all classes of buildings in Australia, and includes compliance
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to the Glass Standard AS 1288. The following performance tests are undertaken to verify product performance claims. 1. AS 4420.2 Deflection Test positive and negative wind pressures are applied to the face of the window to test the maximum deflection under wind load. 2. AS 4420.3 Operating Force Test to verify that an opening sash is capable of opening and closing without undue effort. 3. AS 4420.4 Air Infiltration Test the air leakage of a window is tested to ensure energy and acoustic efficiency. 4. AS 4420.5 Water Penetration Resistance Test this test is designed to ensure that no water leaks through the window into the building. 5. AS 4420.6 Ultimate Strength Test negative and positive wind pressures are applied to the window to at least 1.5 times the design wind pressure to ensure that it does not fail in unusual wind conditions. How do you know if you are looking at a window or door that complies with this Australian Standard? Windows and doors for houses must have a Performance Label that confirms that they are certified to comply with Australian Standard AS 2047. If windows have been supplied by an accredited AWA member, you will find that the products will be labelled and you can also receive a Certificate of Compliance. All AWA members have products tested to AS 2047 and are a part of a third-party NATA accredited program. This accreditation program is a proven and nationally recognised method of achieving compliance to assist certifiers, builders, specifiers and homeowners to ensure that selected products comply with Australian Standards.
Example: Window label that should be affixed to window and door products to ensure compliance to AS 2047
Look for the AWA logo when purchasing windows to be confident that you are purchasing compliant products.
There are some key questions you need to ask when purchasing window and door products:
1. What is the energy performance of the product and has it been rated by the Window Energy Rating Scheme? 2. Is the product tested to Australian Standards? 3. To be confident of compliance, ask if the window supplier is an AWA and WERS member. It can be a very costly exercise for the builder or building owner if the right product is not purchased the first time. There have been occasions when windows have not been compliant to the BCA requirements and have had to be replaced. You do get what you pay for. To feel confident that your windows are compliant and have an approved energy rating, make sure you look for an AWA member and a WERS member.
For further information contact the Australian Window Association: (02) 9498 2768, info@awa.org.au, or visit www.awa.org.au and www.wers.net.
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enerGy
puTTiNG A pRiCE ON pOLLuTiON

ROMiLLy MaDEW, ChiEf ExECUtiVE, gREEN BUiLDiNg COUNCiL Of aUstRaLia
hould Australias property and construction industry support a price on pollution? The Green Building Council of Australia (GBCA) thinks it should provided that any price on pollution, or emissions trading scheme, is supported by a range of complementary measures, is part of an integrated strategy for market transformation, and involves close consultation with industry. The GBCA recently released its paper Putting a price on pollution: what it means for Australias property and construction industry. Within this paper, we set out the rationale and mechanics for pricing carbon and how this will affect the property and construction industry including building owners and managers. The GBCA believes that an emissions trading scheme or other carbon pricing mechanism may be one of the most efficient and costeffective ways for Australia to meet its international carbon reduction targets, while at the same time boosting investment in green technologies and stimulating new sectors of the economy, potentially leading to a global competitive advantage. But, to capitalise fully on the potential of the built environment, a carbon price must be complemented by a range of integrated
measures that support energy and materials efficiencies within the property and construction industry. What do we mean by complementary measures? Energy efficiency incentives such as tax breaks and white certificates, investment in research, development and commercialisation of low-emissions technologies, and mandatory disclosure are just three. Strong collaboration between government, industry and Romilly Madew, Chief Executive, GBCA non-government organisations is also required to overcome the current market failures and skills gaps. For building owners and facility managers, the rising costs of traditional energy sources, such as coal-fired power, will increase operational costs for lighting, heating, ventilation and cooling, appliances and information technology. Tenants will naturally look to mitigate these rising energy costs by seeking buildings constructed and maintained to meet best practice environmental and energy efficiency benchmarks. Australia is already seeing buildings with Green Star or NABERS ratings deliver greater returns than those buildings without ratings. For instance, the latest IPD Green Property Index, released in June, has found that 4 Star Green Star-rated buildings delivered a 10.8 per cent return over the two years to March 2011, compared with a four per cent return for non-rated buildings. Once a carbon price is introduced, we can expect this trend to accelerate. Increasing prices will drive the property and construction industry to demand higher standards of efficiency and greener materials in an effort to reduce costs. We can expect that buildings constructed and maintained to the highest standards will be more desirable for tenants. Similarly, older, less energy-efficient buildings with higher energy costs will face lower demand from tenants. In addition, the property and construction industry can expect that rents in more energy-efficient buildings will increase in response to higher demand from tenants. This higher demand is likely to be propelled by the willingness of tenants to pay higher rents in order to secure buildings with lower long-term operating costs. The opposite should apply to buildings that are less energy-efficient, as running costs will increase and bring down rental returns. This will drive investment in greener building materials, greener energy generation, greener operating standards and equipment and, naturally, greener buildings. Now is the time for building owners and managers to consider how a price on carbon will affect their operations and how they can take advantage of the new green economy.
Putting a price on pollution: what it means for Australias property and construction industry can be downloaded from the GBCAs website: www.gbca.org.au/carbonpaper
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Make the switch

reenPower is the easiest way to reduce your businesss greenhouse gas emissions. As a government accredited program, GreenPower enables your energy provider to purchase renewable energy on your behalf. Last year, GreenPower was responsible for more than $80 million being reinvested in the renewable energy industry. With consumers becoming more attracted to businesses that are environmentally conscious, buying GreenPower is a great way to advertise your businesss commitment to sustainability and improve your NABERS rating. Making the switch to GreenPower is as easy as making a phone call and doesnt cost a great deal extra. The amount you pay for GreenPower supports the uptake of renewable energy in Australia. You dont have to change your electricity supply, your meter box or your existing electricity contract, and you will still get the same reliability of supply. The amount of accredited GreenPower you purchase is up to you. If you purchase 10 per cent (or more) GreenPower you will be eligible to use the GreenPower logo in your marketing material. This will help your customers know about your businesss commitment to creating green jobs and a clean energy future for Australia. Join more than 47,000 businesses across Australia that already purchase GreenPower. Be part of the energy solution and reap the benefits of becoming a GreenPower business today.
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maintenance + essential services
THE MAiNTENANCE MiNEFiELd FOR BuiLdiNG OWNERS ANd FACiLiTy MANAGERS

While the act of maintaining and leasing buildings to commercial tenants has never been a simple and straightforward process, recent regulatory developments concerning disability access and emergency planning have just added an additional level of complexity to the process.
raditionally in commercial leasing maintenance arrangements, the building owner (landlord) and the tenant have shared responsibility for the maintenance of the facilitys essential safety measures. Depending on the leasing arrangements, the building owner is usually responsible for the buildings common areas and base building services such as air conditioning chiller systems and car parks, while the tenant is more usually responsible for the essential safety measures within their tenancy. (Where one tenant occupies the whole building, the tenant may be responsible for all the essential safety measures). Depending on prevailing property industry circumstances such as the commercial space availability, the proportion of vacancy rates and tenancy demand, building owners or their agents have at times included leasing incentives such as assistance toward fitout costs, and the inclusion of more flexible arrangements on make good provisions at the end of a tenancy. The recent inclusion of Premises Standards 2010 disability access provisions within the Building Code of Australia, and particularly the circumstances under which they will prevail, will ensure that these sorts of arrangements will come under increasing pressure. Most state and territory jurisdictions will require a building permit for building works, or maintenance works that alter the positioning or state of an essential safety measure, and under certain circumstances, the issuing of a building permit will trigger the disability access provisions contained in the Building Code of Australia. These provisions govern the new and affected parts of the building, and in some cases parts that are not nominated in the proposed building or maintenance works.
disability access terminology

The affected part of a building means: 3 the principal pedestrian entrance of an existing building that contains a new part; and 3 any part of an existing building that contains a new part, that is necessary to provide a continuous accessible path of travel from
the entrance to the new part. Generally speaking, the affected part of a building must comply with the new access requirements where alterations, building works or maintenance works and/or additions are proposed to an existing building, and the proposed work is subject to a building permit/ complying development certificate or a construction certificate. The affected part of the building does not apply to: 3 existing parts of buildings outside the area of the new work and the affected part upgrade; or
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3 an accessway from the allotment boundary, from any accessible car parking space on the allotment or between other buildings on the allotment. Upgrading works for an affected part may include: 3 accessibility of upper floors to new work; 3 providing lift access features such as Braille or tactile buttons; 3 signage; 3 removing a step at a building entrance; 3 upgrading handrails on a ramp; and 3 minimum width requirements of doorways and/or passageways, including passing and turning spaces.
While an application can be made on the grounds of unjustifiable hardship, the extent of documentation that must be submitted with the application (including financial position and so forth) is likely to make the process a difficult one that will receive serious scrutiny by the applicable state or territory appeals authority, and, ultimately, unjustifiable hardship may only be conclusively determined by a federal court or the Federal Magistrates Court.
When disability access provisions apply

Lessees submitting an application for approval for building alterations (sometimes due to maintenance works) to their leased area only do not need to ensure that the affected part of the building complies with the Premises Standards. However, this concession does not apply if the new part is within a building with only one lessee. Note that for building owners who make alterations or upgrades to their buildings, the Premises Standards provisions will apply regardless of whether the building is multi-tenanted or not. The Premises Standards make some limited concessions to these circumstances. For example, a lift is not required in a building of not more than three storeys, with a floor area of each storey of not more than 200m. There are also concessions for existing lifts and disabled persons toilets under certain circumstances, and there is also a general exemption for areas where providing access would be inappropriate because of the purpose for which the area is used, such as a fire lookout tower for example, or to areas that would pose a health or safety risk for people with a disability. Existing buildings that are not undergoing any alterations or change of use are not required to be upgraded to comply with the BCA 2011. However, the existing building could still be the subject of a complaint under the Disability Discrimination Act, and the case made that the building does not meet the general requirements for access in accordance with the Premises Standard.
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disability access implications for building owners and tenants

These new obligations will highlight the importance of make good provisions between building owners (landlords) and tenants in the leasing arrangements, and are ultimately likely to impact on most building owners and tenants. While full compliance at this point in time may not be the objective, an appraisal may be necessary to establish the buildings current disability access position, to assist building owners in formulating the strategy and the costings necessary to move progressively toward an acceptable future compliance outcome.
Emergency planning considerations

Further to the disability access provisions that could be triggered, maintenance works or building works that involve altered paths of travel, partition alterations or repositioned (Note: that various symbols and indicators on evacuation signs (evacuation diagrams) under the BFSR and Queensland essential safety measures will also trigger Fire and Rescue Service vary to those nominated in AS 3745-2010 Planning for emergencies in facilities. If the client the need to update the buildings emergency requested dual compliance with BFSR and AS 3745-2010, then the BFSR symbols would take precedence, followed by AS 3745-2010 for the symbols indicators not included in the BFSR.) planning evacuation diagrams, or evacuations signs. blankets, hose reels and hydrants; Most states and territories have occupational health and safety 3 The designated assembly area outside the building; and legislation nominating the need for emergency planning, and the 3 The route from each exit to the assembly area. Australian Standard AS 37452010 Planning for emergencies Similarly, AS 3745-2010 also specifies the minimum elements in facilities is considered to be industry best practice in the (or contents) to be incorporated in each Evacuation Diagram, which development and implementation of these plans, procedures and includes, but is not limited to: practices, and in most cases will meet the stakeholders OH&S 3 Designated exits; obligations. 3 The location of communication equipment including warden In Queensland, the Building Fire Safety Regulations 2008 contains intercommunication points (WIPs), manual call points (MCPs), statutory obligations for compliance with emergency planning in that emergency call points (ECPs) and main panels/controls for state, and while the terminology differs slightly to the AS 3745-2010 occupant warning equipment; Australian Standard, many companies with a presence in several 3 The location of firefighting appliances including extinguishers, states are choosing to combine the similar legislation to produce blankets, hose reels and hydrants; outcomes used nationally. 3 Fire Indicator Panel (FIP), if provided; and In line with most states, the Building Fire Safety Regulations 3 Assembly area location(s). 2008 (BFSR) require building owners, property and body Altering or repositioning any one of these elements is likely to corporate managers to retain hard copy Evacuation Coordination trigger the need for an updated evacuation sign or evacuation Procedures (Emergency Response Procedures) and other fire safety diagram. documentation including the Fire & Evacuation Plan (Emergency Building owners, facility managers and tenants need to be Plan) and Evacuation Signs (Evacuation Diagrams) for each facility. mindful of these requirements when engaging in maintenance Above is an example of a Queensland evacuation sign (evacuation works or building works, and building owners in particular need to diagram). The client requested the Evacuation Coordination be especially mindful of who actually applies for a building permit, Procedures (Emergency Response Procedures), which includes building approval, building licence or a construction certificate. evacuation signs (evacuation diagrams), to be provided in landscape style. The evacuation sign (evacuation diagram) is within the sole occupancy unit of a Class 2 occupancy (flat) on an allotment containing a number of flats in various buildings. The Building Fire Safety Regulation 2008 (BFSR) specifies the ABOuT THE AuTHOR ANd THE HENdRy GROuP fire safety reference points to be incorporated on each evacuation diagram, which include, but are not limited to: Derek Hendry is the Managing Director of the 3 You are here signage; HENDrY Building Surveyors, Essential Property Services, Emergency Plan, and HENDrY Disability 3 The route from the you are here location; Access Consultants. HENDrY provide consultancy 3 Each exit of the building; services nationally and assist clients in all facets 3 The location of communication equipment including warden of building control and essential safety measures intercommunication points (WIPs), manual call points (MCPs), audits. www.hendrygroup.com.au. emergency call points (ECPs) and main panels/controls for occupant warning equipment; 3 The location of firefighting appliances including extinguishers,
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An innovAtive no-dig pipe repAir And renewAl system

The concept is simple; repair degraded underground and internal pipes without digging them up. From residential to commercial and industrial or high-rise buildings, it makes no difference; Nuflow can repair any type of pipe from 40 millimetres to 1000 millimetres.
ustralia- and New Zealandwide, Nuflow is rapidly being recognised for its emergency repair capabilities, and cost-effective role in preventative maintenance of sewer and stormwater lines, fire suppression and sprinkler systems, water mains, HVAC and even gas pipes. Nuflow offers solutions to almost every pipe problem you could think of without the disruption, time and cost of digging up pipe networks and breaking hard surfaces. The best part is there no rectification works trying to match up new to old pavers, replace carpeting, driveways or gardens. That holds especially true for commercial applications of the technology, where time can be of the essence for pipe repairs that are difficult to get to in commercial and industrial sites, and where the price of water ingress and disturbance can be substantial and severely disrupt the operations of a business. It also holds particularly true for repairs and preventative maintenance of large networks of infrastructure, such as regional water and sewerage networks. Increasingly, Nuflow is being utilised for prevention work on pressure lines, both underground and in high-rise and house wall pipe systems.
Innovative systems
Drainage Systems: How do they Reline? With drainage systems, an in-pipe closed circuit television (CCTV) camera inspection is made to determine the cause of any problems. The pipe is then cleaned and prepared using high-pressure jet cleaning. Any pipe with a diameter of 40 millimetre to 1000 millimetre can be repaired in situ. An epoxy resin infused liner is wrapped around a bladder, which is then pulled into place and expanded with air. Once the resin has hardened, the bladder is deflated and removed, leaving a pipe better than new. The Nuflow pipe rehabilitation process of cured in place pipe (CIPP) is the most versatile pipe relining system used throughout Australasia. All makes of pipes can be sealed including PVC, earthenware or clay, asbestos, galvanised steel, cast iron, copper, concrete, or highdensity polyethylene (HDPE). Pools, stormwater, sewerage, trade waste and potable drinking water pipes under tons of concrete or factory floors present no problems for the Nuflow system.
Pressure Pipes: Their new Redline product is an amazing process. Simply, a specialised epoxy resin formula is blown down the pipeline leaving a barrier between the host pipe and the water or gas or whatever product flows through it. As a repair it is a major cost saving as a preventative it is invaluable. No more will pipes corrode causing pinhole leaks and nasty stains on walls. Nuflows specially formulated epoxy resins have been approved to reline potable water pipes under Australian Standard AS 4020. The process is so reliable that Nuflow offers a 40-year product warranty. Nuflow has amassed many examples of success with its technology, from heritage protection projects, repairs at resorts and highrises to other high-profile locations in which business cannot be disrupted.
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stormwater, sewerage and potable pipe repairs.
Case Study
bends, junctions, vertical or horizontal pipes all in one application. can stop and start at any point within the pipe. Copper to Concrete, Earthenware to PVC. of pipe from 40mm to 1000mm. integrity and prevents joint weakening. 1m to 100m. Location Milan Apartments, Gold Coast Work Performed Reline of 40 and 50mm pool pipes that fed the lagoon pool and hot tub. holiday and permanent residence living. After carrying out the CCTV investigation in the line, glued joints, along with concrete in the line. The alternative solution of excavating and replacing the pipes was never an option due to the location, installed the liners in the morning and pulled them out by mid- afternoon the same day. Thousands of dollars saved and no displacement of guests.
Our work is performed with minimal disruption. Our latest Redline technology can completely restore pipes, increase water your water. Our product is guaranteed for 40 years.
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WELL DONE FM SUPPORT SPECIALISTS

lthough relatively new in Australia, Facilities Management has quickly become a very large and diverse industry. In the 12 years that we have been supplying contact centre support to clients in business and government, Well Done has developed proprietary technology and training systems to suit a diverse array of situations. FM is a specialist area of our escalation support handling because the response times, what is defined as an emergency, and the types of people calling in about different sites can differ markedly. For example, some sites we support have strict security protocols; some clients have critical plant for which stoppages can result in massive costs and dangers; and some offer varying response times for premium and standard customers. Support for people trapped in a lift will have additional protocols, and these calls will also be routed to our emergency queue for priority response. Extensive training is provided to ensure that our operators ascertain that the caller issue is, in fact, a defined emergency before conducting any escalation to staff or contractors to avoid unnecessary call out expense. Where we are receiving calls from the general public or a vulnerable group, our operators know how to provide courteous and efficient customer service to callers, particularly those in distress. So whether the customers calling you for support are staff in shopping malls, high rise developments or airports, operations teams
with critical plant, or people in care or residential settings, we can help after hours or 24x7, every day of the year.
Kerrie McLeod Sales and Marketing Manager Well Done International Pty Ltd Kerrie.mcleod@welldone.com.au www.welldone.net.au
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QuEENSLANd FLOOdS: diSASTER RECOVERy pROCEduRES ANd BEST pRACTiCES
introduction
he entire state of Queensland experienced extreme weather conditions in December 2010 and early 2011. Severe rain caused an area the size of Germany and France to be inundated by floodwaters at the height of the crisis in early 2011. Brisbane and Ipswich experienced the most significant flooding since 1974. The flooding event was followed by Tropical Cyclone Yasi that hit the North Queensland coast between Townsville and Cairns in late January 2011. Jones Lang LaSalle partnered with their corporate clients to prepare for these natural disasters (where possible) and seek to restore properties to functioning order as soon as possible. From Cairns to Townsville, Rockhampton to Toowoomba, Stawell to Ballarat, their facility management teams have in many instances worked around the clock to help their clients minimise damage, undertake recovery works and implement plans to mitigate the risk of any future natural disasters. The Queensland floods impacted nearly 100 client sites in Jones Lang LaSalles facilities management portfolio the majority of these being cut off by rising waters, with nine of them suffering minor or major damage. A number of sites were also impacted in Victoria as
a result of the flood waters moving south. Cyclone Yasi impacted almost 50 sites across the portfolio in a similar fashion, with thankfully only two suffering minor damage. In this article, Jones Lang LaSalle will share what worked well in the lead-up to and following these natural disasters, what some of the lessons learnt were, and what they consider to be best practice preparation for natural disasters in the future.
What worked well

Communication is a critical factor influencing success or failure in a crisis. Jones Lang LaSalles disaster communications teams worked hand-in-hand with those of their clients to ensure that updates were being regularly dispatched to all stakeholders. Some of the communication elements that worked well were: 3 A single point of contact for all communications to streamline the dissemination and collection of information; 3 A daily update call to take place at the same time, with the same teleconference number to make the process as simple as possible for all stakeholders; 3 Daily reports to be released at the same time each day so that interested parties could know when to expect them;
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3 A two-tiered approach to communication with people onsite able to gather up-to-the-minute information, which was fed back to a centralised communications hub for analysis and distribution to all stakeholders; 3 Mapping all relevant stakeholders not just the real estate team or even the broader business leaders, but inclusion of other stakeholders who may have the ability to help the site become business-ready as soon as possible, such as the landlord, electricity supplier and insurance provider; 3 Co-location of communications teams (Jones Lang LaSalle and client teams) into a disaster headquarters to ensure that all information was being shared as quickly as possible, and facilitate faster decision-making; 3 All communication that is issued from a communication centre, should include a range of communication channels such as SMS and email, and all communications should be posted on the company website; and 3 A robust after-hours communications platform to be able to support the disaster management effort. In instances (such as cyclone Yasi) where forewarning was available, making preparations to have essential services on standby proved to be effective in bringing sites back to operational readiness more quickly. Jones Lang LaSalles facility management teams in
some cases were able to work with their preferred suppliers to have contractors on standby, ready to commence work or provide services as soon as it was declared safe to do so. This included making sure that interstate resources were ready to go into action when required. Essential services that we were able to place on standby included: 3 Generators (along with fuel); 3 Emergency response teams (to make safe sites); 3 Waste arrangements including port-a-loos; 3 Handymen; 3 Drinking water; 3 Basic building materials; 3 Electricians; 3 Plumbers; 3 Air conditioning techs; and 3 Security companies. In addition, where there was time, Jones Lang LaSalle were able to prepare sites to minimise damage from strong winds and rising waters. They ordered in generators, taped and boarded windows where possible, and sandbagged along the entrances to a number of sites, which significantly lessened the impact of cyclone Yasi. Given the damage suffered to a number of sites under Jones Lang LaSalle management, they had to secure short-term accommodation for their clients very quickly. In one instance they were able to lease emergency space and have it operational with all services two days after it was requested by the client. In another, they secured a 12-month lease 10 days after instruction from their client, with occupancy granted another three weeks later. Jones Lang LaSalles connectivity to landlords through their Tenant Representation team, and their ability to mobilise their Projects team to undertake fitout work, compressed the timelines significantly. Jones Lang LaSalle was able to leverage knowledge across their portfolio of client sites, to share ideas on how to ensure operational readiness as quickly as possible, as well as sharing resources where available. For example, inspections that were carried out in floodaffected areas were shared with other occupiers that also had facilities in the location. Similarly, companies could have the same results working with major contractors, achieving not only economies of scale, but also sharing information and services with other organisations in the disaster zone.
Lessons learnt
One of the clearest lessons learnt through the recent disasters was the need to incorporate short-term flexibility and tactical plans into the long-term real estate strategy. This is also something that was witnessed during the global financial crisis. Given the
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nature of the assets they manage, CRE executives have historically been very good at preparing long-term, strategic real estate plans generally having a three-year-plus planning horizon. But many were caught short and not able to implement tactical responses in the face of a crisis, either economic or a natural disaster. Whether it be a requirement to dispose of space quickly or, in the case of a natural disaster, acquire new space, having a short-term contingency already in place can save significant time and money. CRE teams should develop a short-term tactical plan for each 12-month period under their long-term strategic plan that will allow for flexibility when unforeseen circumstances arise. In any situation where communities and businesses are impacted by disaster, there is a desire to return to normalcy as soon as possible. Jones Lang LaSalle experienced a number of situations where pressure was applied from the business to the real estate team to declare the site fit for occupancy. It is critical that the inhouse real estate team (or their outsourced provider) have the final say on declaring a site operational again, ensuring that all items on the pre-occupation checklist are completed prior to anyone accessing the site. However, it is noted that these checklists need to be practical and focus principally on restoring essential services, where some other works can be undertaken once the business has resumed occupancy. Making them too cumbersome will frustrate both the landlord and the tenant. Similarly, immediately following a disaster, it should be the sole responsibility of the real estate team to liaise with emergency services to undertake an inspection of the site prior to clean-up. Here, liaison with the landlord is critical to making this happen as quickly as possible. Having an agreement with preferred suppliers that they will have dedicated resources in the event of a disaster was shown to significantly reduce site closure time. This is something that organisations should consider putting in place with their suppliers it saves a lot of time and negotiation at the time of the event. Building working relationships across different property disciplines (for example, between facility managers and project managers) ensured that sites were habitable faster after the flood event. Social media proved to be a powerful communications tool. As organisations lost power, their servers and IT systems failed in many instances, and social media networks such as Facebook and Twitter allowed them to post messages to employees informing them of the situation. Many organisations have restrictions on the use of social media within business hours, but need to have a strategy for tapping into these networks as an essential communication channel in the
event of a disaster. Preparation is critical. The recent natural disasters exposed under-preparation in many organisations across the country. Ensuring that disaster management and business continuity plans are up-todate, tested, communicated across the business and housed online is essential. Understanding the capacity of back-up services such as water tanks, diesel fuel capacity and generator run times should be part of the process. Testing should include loading the recovery facilities to full capacity, and understanding the grid capacity and alternate feeds. It is those companies that had a robust business continuity plan in place that were able to best navigate through the disasters. Corporates can be proactive in approaching the landlord, and work together with them prior to cyclone or bushfire season to have the site as best prepared as possible for any disaster. Another learning was to develop crisis kits for properties in flood-prone locations to include tape and sandbags that can be used in the event of an emergency. With the majority of essential services dependent on electricity, think through back-up solutions for each of these services. For instance, across a number of sites during the floods, automatic security systems failed, which prompted a requirement for additional mobile patrol units. Being prepared for this situation, with resources on standby, saves critical time during the actual event.
Post-flood event
Based on their experience across numerous retail and commercial sites in Queensland in particular, Jones Lang LaSalle have developed a recommended checklist of building considerations after a flood event. These (below) are elements that tenants and landlords should work on together to address and rectify or prepare against future events. Tenants and landlords working together
Flood investigation study
3 Commission an independent flood investigation report, including a structural and hydraulic assessment of the causes of the flooding and possible prevention measures for future flood events. 3 Review the location of critical electrical installations to avoid inundation in future. 3 Check if the emergency generator or any of its components are in a flood risk zone of the building. 3 Review the location of the HVAC installations 3 Consider installing any supplementary equipment should the landlords equipment go down. 3 Investigate if the sump pumps need to be resized and connected to emergency generator supply, and pits redesigned 3 Check to see if the control panels can be located out of the flood zone. 3 Consider plugging or isolating terminal manholes for sewerage or stormwater in the event of an emergency. 3 Locate the fire protection systems outside of flood-prone zones.
Electrical installations
Heating, ventilation and air conditioning (HVAC) installations
Hydraulic installations
Fire protection system installations
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Building Control Management Systems
3 Ensure that the building management system head end is not in the flood zone. 3 Check that the head end and the network controllers are supplied via UPS/ generator. 3 Ensure that the security systems have UPS or generator support. 3 Check if the critical electrical installations associated with the buildings security system can be located outside of floodprone areas. 3 Review or develop in conjunction with the landlord a flood emergency response plan based on lessons learnt. 3 Seek advice on mould growth from an environmental consultant if there is visible mould growth or visible water damage. 3 Investigate additional corrosion risk caused by flood waters and ensure that the landlord budgets for any necessary maintenance to plant and equipment. 3 Consider the installation of underground storage tanks to prevent leakage and potential migration of contamination from generators. 3 Where hazard materials have been identified on impacted sites, assessment of potential disturbance is essential before reoccupation.
3 3 3 3
rivers; Adequate storm water draining available; Capacity and location of back-up services; Review of easements; and Do due diligence early.
Security access system installations
Best practices
Best practice management of disasters or crises comes down to being prepared. Having a robust business continuity plan in place with detailed processes to follow will help to facilitate quick decisionmaking to minimise the impact to property and business. There is no one-size-fits-all solution, and corporate real estate teams need to be prepared to adapt to situations that change very quickly. Jones Lang LaSalle have developed a number of tools that could be included in these disaster recovery plans, based on their experience this year. They are: 3 Escalation processes; 3 Detailed site information checklists; 3 Post-flood inspection checklists; 3 Operational readiness checklists; 3 Post disaster re-occupation checklists; 3 Cyclone readiness guides; and 3 Post-earthquake guides A crisis management or incident response team should include a wide variety of skill sets to ensure the best outcome, with representatives from the following disciplines: 3 Senior management; 3 Engineering and risk management teams; 3 Health and safety; 3 Human resources; 3 Specialist risk management professionals with access to government and environmental experts; 3 Legal; and 3 Marketing and communications. Jones Lang LaSalle have developed a number of processes to respond to incidents in the quickest possible way to minimise damage to property and danger to employees at the facilities that they manage.
If you would like further information on how you can limit damage to your portfolio in the event of a natural disaster, please contact Greg Wallace on greg.wallace@ap.jll.com or +61 2 9220 8669. ABOuT JONES LANG LASALLE
Our Integrated Facilities Management business has a portfolio of 3.75 million square metres across the country, as well as $1.8 billion in operating revenue under management on behalf of our clients. We seek to drive maximum efficiency and safety while driving and measuring productivity gains from client facilities. During the recent natural disasters, we provided the following services for our clients: 3 Site evacuation; 3 Managed disaster management program; 3 Site assessment post-flood; 3 Leasing emergency space; 3 Site remediation; 3 Capital works; and 3 reviewed existing disaster management plans. We were able to leverage our network of client sites to share knowledge and ideas that could be applied across other portfolios, as well as sharing resources where appropriate. the authors would like to acknowledge the great effort by our client-based teams throughout the range of natural disasters we have managed, and for the input they provided to this paper.
Flood management plans
Mould
Corrosion
Environmental contamination
HazMat (asbestos) disturbance
In addition, tenants are advised to review their insurance policy arrangements with their broker to determine if any matters caused by the flood will impact policy exclusions and premiums. It is critical to maintain both documentary and photographic evidence of all matters relating to the property over the next 12 months. For companies that do business in flood or bushfire prone areas (and there are many), there are some basic due diligence measures that should be implemented up-front, prior to any lease agreement being signed. This includes: 3 Review flood zone level with local authority; 3 Review level of building/plinth with respect to roads/drains/
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Tracking your energy use efficienTly
ustainability is an increasingly significant factor in Facility Management (FM), yet poor visibility of key information remains an obstacle. Combining data in a business would enable the art of making any building more intelligent and sustainable. It would provide a holistic picture, and the business would know in real-time what was happening to assets throughout the building or across the entire estate and understand the impact on everything from energy consumption to carbon footprint. FSIs Concept Evolution fully web-enabled Computer Aided Facility Management (CAFM) solution can provide genuine interoperability between different data sets. A wealth of information on every asset in the business is available in Concept Evolution, and that information holds the key to knowledge about every assets contribution to the businesss carbon footprint, and the way energy is consumed by the organisation. If systems are networked and used more effectively, with their Concept Evolution system at the front end, they will deliver a far quicker ROI through energy reduction, but there could also be
considerable benefits in terms of lower operational costs. Only when an organisation has a better appreciation of how and where energy is being consumed can it make progress on the sustainability front, aligning building occupancy with the way it is actually being run and maintained. And that means monitoring consumption and behaviour down to every individual asset data that is already meat and drink to Concept Evolution.
Heinrich Serfontein General Manager FSI (FM Solutions) APAC Pty Ltd M: +61 (0) 449234446 E: info@fsifm.com.au W: www.fsifm.com.au
A new evolution in Facility Management

Monitor, manage and control FM anywhere with Concept Evolution, the web-enabled, complete Facility Management software solution, from FSI APAC.
Concept Evolution is:

a fully web-enabled, functionality
rich, complete Facility and Maintenance Management software solution

deployable regardless of borders accessible from anywhere easy and cost-effective to deploy
and sustain
Isnt it time for your organisation to evolve?
Let us help change your world. T: +61 (0) 449234446 E: info@fsifm.com.au W: www.fsifm.com.au
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Balancing cost efficiency with improved service
F
CIA deliver results on time and on budget.
Our comprehensive service delivery gives clients the confidence that the ongoing cleaning, maintenance and capital improvement projects of their properties will be completed on schedule and within budget. Our clients benefit from our commitment to: providing cost effective solutions streamlined reporting and communication engaging only fully compliant, best practice subcontractors investing in new technologies to better manage process delivering to the highest standards CIA uMonitor, our on-line collaboration and communication software, takes the stress out of reactive building maintenance by allowing 24/7 access to our managers. For more information call 03 9510 4150 Email: info@CleaningIA.com.au www.cleaningia.com.au
acility managers are constantly required to balance cost efficiency while delivering improved service and managing ever increasing maintenance schedules. No easy task. The CIA Cleaning Institute of Australia understands that facility and property managers are both time-poor, often under-resourced and are in need of industry innovation to assist them in streamlining the management and maintenance of their assets. It is in response to this that CIA has developed a customer service package that streamlines processes through a holistic management software system that enables a strong communication channel with regular reporting and trafficking of jobs. This facilitates accuracy and efficiency throughout the lifecycle of individual jobs and ongoing service. A comprehensive service provider, the CIA gives clients the confidence that the ongoing cleaning, maintenance and capital improvement projects of their properties will be completed on schedule and within budget. The CIA provides facilities and maintenance services for many older commercial and residential buildings, some of which are heritage listed. From maintaining mosaic stone floors to restoring and replacing old window frames, this extensive experience has afforded the CIA a practical understanding of undertaking maintenance and renovation works in these challenging environments. With experienced employees and an extensive network of quality sub-contractors specialising in a wide range of trades services, CIA ensure all clients needs are met and serviced in an efficient and timely manner. The CIA manages commercial risk by ensuring all of our sub-contractors have current, appropriate insurance cover and have completed relevant OH&S training.
CIA services provided:

3 3 3 3 3
Customised maintenance schedules Planning and delivery of capital improvement works Planning and delivery of building sustainability improvement works Programmed and reactive building maintenance Building condition audits
For a more informative discussion on how the CIA can provide better FM solutions for your assets, call Stephane on 03 9510 4150 or email Stephane@CleaningIA.com.au
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pARTNERS iN GRiME: THE CiTy OF yARRA GREEN CLEANiNG CASE STudy

By BRiDgEt gaRDNER, fREsh gREEN CLEaN
The request for a list of approved green cleaning products turned into a collaborative green cleaning project between staff at the City of Yarra and their cleaning contractors. Under the guidance of consultants Fresh Green Clean, this groundbreaking partnership has achieved so much more than was expected.
The need for a new approach
he definition of green cleaning is using the safest, most environmentally sustainable and effective methods of cleaning. Although this sounds simple, there are many obstacles to achieving that outcome. Contract cleaners operate in a highly competitive industry. Any additional costs for green products in a tender response could risk the loss of a contract. Therefore, the council decided to use its 2009 tender specifications to establish desired environmental outcomes, and to gauge the capacity and willingness of prospective contractors to work with the council to achieve them once the contract commenced. The resultant green clean project was facilitated by Bridget Gardner of Fresh Green Clean (FGC), and managed by the council contract manager, David Laidlaw. All three contractors Site Management, BG Corporate and Mosses Cleaning Services agreed to participate in a collaborative program of audits, training, product trials and monitoring. Along with the many health and environmental benefits achieved during this project, improved cleanliness and communication between client and contractor has been the most rewarding outcome.
Stage 3: Improvement trials Additional improvement trials highlighted the importance of a willing partnership. Without giving cleaners permission to try something new, this project would not have succeeded. From the councils perspective, this meant: 3 Installing plumbing in additional store rooms to facilitate controlled chemical dispensers 3 Providing educational fact sheets, signs and workshops for staff to address hygiene concerns of no bleach or strong chemical smells 3 Financing an independent facilitator and adviser. Successful product trials and collaborations: 3 Because microfibre mopping requires daily laundering to be effective, childcare staff allowed cleaners to wash their Vikan mops in on-site washing machines. Staff then removed and dried them, ready for the cleaners. 3 Toxic urinal blocks were replaced with biological blocks and cleaning solutions that removed the odour source, while occupants were encouraged not to flush. Extensive trials with three different brands occurred, with Sanitaire achieving the desired outcome of minimal smell and maximum drain clearing ability. Water savings are still being monitored. 3 Plant-derived Livos Oils were trialled on the beautiful wooden floors of the heritage Fitzroy Town Hall. These oils contain none of the harmful VOCs emitted from traditional varnish, and the results are stunning and very cost effective. 3 A more radical trial has been diamond buffing on childcare centres vinyl floors to replace quarterly strip and seal regimes. Although not as high-gloss, the finish is more consistent, and cleaner. It will be several years before the long-term impact can be determined, but all parties are very happy with the current result. Stage 4: Report and promote Perhaps the most challenging aspect of this project has been obtaining quantifiable data for reporting purposes. Despite being given simple calculating tools, contractors did not have the systems to track resource use on a detailed basis. Overall, this project has been highly successful. Leisure centre manager, Colin McKibben, agreed that the trials opened new channels of dialogue, while Site Managements Nicolas Ioannou reported a new level of enthusiasm amongst his staff. Importantly, the City of Yarra now has clear guidelines for best practices in green cleaning, and the means to achieve it.
Four steps to a green clean program

The City of Yarra green cleaning project was conducted in four stages: Stage 1: Review to define the gaps Green cleaning methodologies, such as microfibre or daylight cleaning, are often introduced without consideration given to their benefit or suitability to the situation. Establishing a baseline on which to improve within the context of the building environment was a crucial first step. Cleaning products and processes were audited by FGC against a range of desired outcomes: work safety, product accountability, low toxicity, indoor air quality, hygiene and effectiveness, sustainable procurement, resource efficiency, low carbon emissions, and waste management. Stage 2: Implement, train and monitor Auditing resulted in all chemicals and consumables being supported with third party proof of low harm, the removal of chlorine bleach, and prevention of cross-contamination via colour coding and cloth laundering. Contractors and building managers received training to explore alternative ways to improve, while cleaners were trained in basic green cleaning techniques. Monitoring tools established that by streamlining seven products down to one multi-purpose, Site Management saved 112 litres of chemicals and 22 five-litre containers in six months.
Bridget Gardner is director of Fresh Green Clean, and leading independent expert in green cleaning. Full case study reports will be available at www.freshgreenclean.com.au.
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the difference is in the service

ational Cleaning Services Australia is a cleaning and property services supplier, specialising in commercial contract cleaning. We have been operating for the past 38 years, with a service history envied by our peers. National prides itself on its service ability and attention to individual client needs. Our experience is extensive, including commercial and industrial properties (both public and private sectors) and specialist requirements such as flood restoration and rest room servicing to name a few. Our operations in the ACT and NSW are tailored to reflect the security and sensitivity of many sites, from staff selection principles to a thorough understanding and application of personnel vetting and accreditation requirements. With an extensive list of Private and public sector buildings, National is able to service sites from 100m2 to 100,000m2 and larger. National Cleaning have developed systems and processes to ensure that we are the first choice for all your cleaning and property service needs. Our people, processes and the systems that support them are all designed to provide a cost effective solution for your cleaning requirements. National prides itself as a multi-award-winning service provider. We value our performance, our company reputation and the opinions of our clients.
CLEANING SERVICES AUSTRALIA PTY LTD

Contract Cleaning Cleaning Services Commercial Industrial Government Carpet Steam Cleaning Window Cleaning Property Maintenance Washroom & Hygiene Services Security Grounds Maintenance Waste Removal Flood Damage Consumable Products
service value quality
Quality ISO 9001 Environmental ISO 14001
T: 02 6228 1118 F: 02 6228 1119 E: admin@nationalservices.com.au www.nationalservices.com.au PO Box 538, Fyshwick ACT 2609 Unit 4, 9 Collie Street, Fyshwick ACT 2609
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MuLTi-STOREy WiNdOW CLEANiNG OpTiONS FOR FACiLiTy MANAGERS

By gEOff thORN pREsiDENt Of thE aUstRaLiaN WiNDOW CLEaNiNg fEDERatiON
eciding on the correct faade maintenance program is firstly about determining what is required, and how often. The in-house general cleaner or local window cleaner may have adequate ways of maintaining the entrance and ground floors appearance without resorting to specialised companies, but when it comes to multi-storey, there is a need to look elsewhere. These specialised companies will most likely determine what is required, which basically falls into five categories. A quick summary of each may be helpful. They are, in order of expense: 3 Waterfed pole (WFP) 3 Twin Rope Method (TRM)
3 Building Maintenance Units (BMU) 3 Travel Towers (TT) 3 Elevated Work Platforms (EWP). Waterfed pole (WFP): Used extensively throughout England (where ladder rules are tougher than here) and the United States, this method is starting to appear more in Australia as new ladder policies force Australian window cleaners to use ladders less and find alternative methods of cleaning. A portable water purification unit is required and access to a water supply is necessary. The operator, standing on the ground, pumps purified water up a long pole to a brush, scrubs the glass and then rinses it clean.
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Pure water technology extracts impurities from water, creating an aggressive cleaning agent that eliminates the need for detergent. No squeegees. The window is left to dry sparkling clean. This method is extremely cost effective and most window cleaners using a WFP suggest that this method is twice as fast as using ladders, and with absolutely no safety issues. New carbon fibre poles can go to five storeys, so WFPs are excellent for low-rise buildings. Twin Rope Method (TRM): This is a popular method of faade maintenance in which abseiling techniques are used by specially trained and qualified operators. They abseil down the faade, cleaning windows as they descend, which naturally means that there are very strict operational standards required by WorkSafe. TRM requires roof access and anchorage points, and is amazingly efficient and cost effective. In most cases, no permits are required. This is the first choice for window cleaning for medium multi-storey office and residential buildings.
Building Maintenance Units (BMU): A swing stage holding workmen is mechanically lowered from the building roof. This can be permanent or temporary larger buildings over 20 storeys will usually have a permanent gantry on the roof for this. BMU can be a slow method of faade access for smaller buildings, where TRM is more efficient and cost effective. Travel Towers (TT): These are a reasonably expensive option, requiring what is commonly called a cherry picker to arrive on site and lift workmen to the required height. This often requires considerable traffic management and permits. Road closures are frequent, and often weekend rates apply. The enormous range of sizes allows from two to 15 storeys of access. Some buildings need TTs as they are the only option, but they are used mainly when roof access is not available or structural factors do not permit other methods. Elevated Work Platforms (EWP): These require temporary scaffolding and are used mainly for major faade restoration and painting. As expected, this is extremely expensive and not required for minor works. May require pedestrian access blocked for lengthy times and local council permits. Rarely used for window cleaning. Most of the leading specialised operators will be able to offer
the five techniques above. Preliminary discussions with these specialists may be required before tender documents or quoting is documented. Most decisions on how a building is to be cleaned are in fact quite simple and the method chosen is usually obvious. A facility manager, on deciding what he wants, will contact local providers of these services. They can give guidance as to how the work is to be managed, whether it be by WFP, TRM, BMU or TT. Most buildings have a window cleaning history showing how previous cleans were accomplished. In determining who shall be on the preferred tender list, the facility manager should strongly look at past performance and references. Competitive pricing from, say, three tenders will give a reasonably fair costing. The methods used by each contractor should be clearly defined. In the documentation, whether written or verbal, an agreement on a schedule of work (say, twice annually) will result in a more competitive price. Window cleaning companies need continuity of work rather than one-off jobs it enables better staff and locality management. Multiple jobs can be coordinated together and staff become familiar with what is required for each job. Often, travel towers and permits can be arranged to do two or more individual buildings at the same time. Permanent frequency scheduling really does help the window cleaning companies keep their costs lower the one-off job done on request is more difficult to organise. Facility managers should be aware of the huge demands put on multi-storey window cleaning companies for their operators during the November and December months when many (in particular residential multi-storey) require a clean. Regular scheduling allows for this in their annual programming of work. One-offs at this time of year may be pushed back to January, and are usually more expensive as operators work longer on overtime and at higher rates. Where can you find a good specialised window cleaning business? It basically follows the pattern of sourcing any good trade services for any of the many required tasks in facility management. References from other buildings are paramount especially references sourced from your network rather than the window cleaning business itself. They will only give you the references that they know will positively endorse their business not the ones where problems occurred. Talk to other managers in your area. Yellow Pages and Google are well used for this. There will be many operators to choose from, so dont put up with poor service. And when you do find a good operator, dont over-demand.
www.awcf.org.au
company profile
comPany ProFile
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FORMAL TRAINING PROVIDING A SOLID BASE TO SERVICE PROVISION AND GROWTH

he move by Perpetual PropertyCare to join the Berkeley Group of Companies is already paying dividends. Significant new business has been signed up during the first three months and new opportunities are being tendered on. Following the completion of Berkeleys National Office taking over most administrative, payroll, and financial management, Perpetual PropertyCare management can now devote more time to our operational and marketing responsibilities. We are indeed fortunate that the Berkeley Group has given us a clear mandate to grow the business along the lines on which we have been working. Formal staff training continues to be our focal strategy as we continue to strengthen and improve our environmental and green cleaning program. We are now in a position to offer new customers immediate implementation of a full green cleaning program at the commencement of any contract. Lennox Institutes certified safeRclean and greenRclean courses are compulsory for all new staff. These courses are proving to be invaluable in strengthening staff confidence, service awareness, and job satisfaction. Our customers benefit from increased service quality, risk management, and innovation levels.
We are also promoting Certificate III and IV courses to our site supervisors. This will ensure we have supervisory staff capable of taking on larger responsibilities and enhancing their career path with Perpetual PropertyCare.
Innovative Solutions
Your Choice is Clear

for the best sustainable solutions in
Reliable Service
> Ofces > Educational Facilities > Event Venues > Industrial Sites
Quality Care
Contact Perpetual PropertyCare p 02 9281 1149 f 02 9281 1134 info@perpetualpropertycare.com.au www.perpetualpropertycare.com.au
The Right Choice
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SOCiAL NETWORkiNG ANd THE CONVERGENCE OF TECHNOLOGiES: THE piTFALLS AHEAd

By NiChOLas OBRiEN, assOCiatE pROfEssOR COUNtER tERRORisM, ChaRLEs stURt UNiVERsity
n the latter part of the 1970s I started working for the Metropolitan Police in central London. We had one computer in the station. In a small office there was a teleprinter, which used to clack out messages from Scotland Yard onto paper. There was a small machine, which we used to turn off because of the constant beeping, that would give us warning of an impending nuclear attack (yes really!), and various manual typewriters dotted around the station. The bosss assistants had the luxury of electronic typewriters. Apart from our personal communication radios, that was the limit of technology available to us. (Apparently there are people around today under 35 years of age who have never seen a typewriter.) Yet today you have more computing power in your mobile phone than Apollo Eleven had to bring Armstrong, Aldrin and Collins to and from the moon. Today we have the convergence of four kinds of technology in particular, which should be of concern to even the most Luddite amongst us. The technologies of which I write are: social networking, mobile technology, cloud computing and facial recognition software. The reason why this convergence should be of concern to you is that privacy as we know it could be about to end. Lets consider each technology in turn.
sharing), and YouTube, to name a few. A recent survey conducted by Charles Sturt University on recruits to agencies that use undercover officers revealed that in the under-26 category, almost all of those surveyed had images of themselves on the internet.
Mobile technology
It is predicted that by 2015 all phones will be smart phones, so youll be able to use social networking sites and surf the internet from your mobile. Smartphones have a locating device that gives the location of the phone great if you need directions. Although you can turn the geo-locator off, the default is set to on. Thus its possible to track your location and, indeed, companies advertise that fact, showing that your phone could let you know when any of your friends are nearby. One social networking site (Foursquare) is designed for use on the mobile phone. To illustrate how users are adopting mobile technology, 250 million people access their Facebook account from their mobile device, and mobile users are reported to be more active on their account than non-mobile users. Significantly, most mobile phones now have inbuilt cameras.
Social networking
The last five years have seen an exponential growth in social networking, for example the phenomenal growth of the current granddaddy of them all, Facebook. Launched in 2004 and initially restricted to Harvard students, it did not become available to the public until 2006. Facebook now boasts more than 750 million active users (those who log on at least once a month). In April 2011, this figure was 500 million. It is currently privately owned but pundits predict it will go public in 2012, with some estimating its valuation at US$100 billion. I have not pressed the wrong keys you did read US$100 billion. Some 10,000 businesses integrate their sites with Facebook per day, and more people play games on Facebook than on the Xbox, PlayStation and Wii combined. One more set of stunning facts about Facebook: 100 million photos are uploaded to Facebook every day, and during the 2010/2011 New Year weekend a total of 750 million photos were uploaded to Facebook. Whist Facebook is the most significant, there are others: LinkedIn (business networking) with over 100 million members, Twitter with some 200 million members, Flickr (photo
Cloud computing
Not long ago, only governments, large companies, universities or the very rich had access to huge amounts of computing power. No more. Now companies like Amazon Web Services will sell you access to the cloud on a per-use basis, meaning that anyone with internet access and a credit card can now use computing power that was unimaginable five years ago.
Facial recognition software

Anyone with a Mac computer will know that facial recognition is a part of the basic Mac software. A colleague of mine recently bought a small Windows laptop for a few hundred dollars and he logs on using facial recognition software. Facebook has it. You can tag (name) someone in your Facebook photos and itll rush off and find that person in the thousands of other photos youve uploaded to Facebook, and tag that person wherever it can find him or her. Google reportedly has that technology now, but to date has not released it as a Google function and has recently purchased a separate facial recognition software company (PittPatt). So why should you be concerned?
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Will privacy as we know it today disappear? If so, do people care? Perhaps the up-and-coming generation will have a completely different outlook on privacy than todays adults.
In the not too distant future, someone will be able to take a picture of you using their mobile phone and, using facial recognition software, you could be identified. The search would look at social networking sites and other internet sites in much the same way as a search engine does at the moment. Once you have been found, the picture taker might have access to personal information, including your address, relationships, and likes/dislikes, and, of course, other photos that are on the internet. Need more computer power to search the millions of images on the net? Simple use cloud computing. Some will think that they are protected because they only allow their friends access to their photos. Think again. The average Facebook user has 130 friends, but unless you are a celebrity (when theres no limit) you could have as many as 5000 friends on
Facebook. Your photos are only safe if you are sure of the integrity of your friends, their friends, and the integrity of their internet security they could copy any of your photos and do with them what they choose. No problem of course, if you are not too concerned about privacy and there are no photos of you doing something that employers or others may find somewhat distasteful. If a baby boomer did something inappropriate in their youth perhaps after consuming too much beer it would be unlikely that anyone around them would have had a camera, and they certainly would not have been able to give the world access to any of those images. Not so today. Anyone who does something untoward could have images of their acts being viewed across the world literally within seconds. But there are upsides. A man in San Diego recently located his lost half-brother using the facial recognition feature on Facebook. And think of the time spent naming everyone in your photos. But perhaps the downsides outweigh the benefits. Will privacy as we know it today disappear? If so, do people care? Perhaps the upand-coming generation will have a completely different outlook on privacy than todays adults. However, my imagination runs riot when thinking about the uses that criminals could make of the convergence of these technologies.
ADT SelecT proviDeS Secure informATion moniToring

larm and monitoring services are an essential part of the security mix for many workplace environments. To provide security managers, facility managers and other approved personnel with the ability to access and monitor alarm activity in realtime, ADT Security offers a web-based customer service portal called ADT Select, which can be accessed both locally and remotely. Using a highly secure network to help ensure the integrity of account information, the flexible system allows website access to be customised from providing access to a single user through to enabling access at a national level. Individual passwords are chosen and can be modified at branch or department level at any time to maintain controlled access. Offering highly functional and informative reporting, ADT Select provides more than 20 specialised documents for customised reporting solutions including information about the alarm history, schedules, callouts and zone lists. This extensive level of monitoring allows customers to use ADT Selects reporting functions to help demonstrate compliance with Environmental, Health & Safety (EH&S) issues. Another benefit of ADT Select is the ability it gives users to effectively manage sub-contractors and site visitors. For example, a security manager might use ADT Select to monitor the various subcontractors on site at a given time, such as fire testers, cleaners or building maintenance workers, ensuring each individual logs in upon
315618E_ADT Security | 1721.indd 1
arrival and logs out when leaving. For those sub-leasing their premises, ADT Select can also be used to monitor the opening and closing times of the building each day as well as by whom it has been accessed.
For further information visit www.adtsecurity.com.au or phone 131 238.
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CAREERS iN ASSET ANd FACiLiTiES MANAGEMENT

pROViDED By thE sChOOL Of NatURaL aND BUiLt ENViRONMENts, UNiVERsity Of sOUth aUstRaLia
Facilities manager
he discipline of facilities management is one that has emerged recently as a specialised profession in response to the need to manage buildings and infrastructure cost-effectively and efficiently. When a facility is constructed, the tenant, proprietor or management requires it to be maintained; otherwise it can begin to have an adverse impact on an organisations performance. Thus, the main role of a facilities manager is to look after the physical assets of an organisation and ensure that they effectively support achievement of the organisations core business objectives. This process has to continue throughout a buildings life cycle. A facilities manager not only has to ensure an optimal, safe and cost-effective environment for occupants of buildings to function, but also has to ensure that the assets would retain their capital value through appropriate maintenance. Facilities managers are employed in both the public and private sectors. The gamut of facilities they maintain includes hospitals, hotels, shopping centres, airports, ports, museums, universities, sports stadiums, warehouses, power plants, offices, and government buildings. Their activities can range from high-level strategic decisionmaking through to routine operations management of these facilities. They perform a wide variety of duties and are required to shoulder many responsibilities. Therefore, within the profession, there are ample opportunities for specialisation. When someone starts in this profession, he or she is required to go through all of these facets before settling down to a narrower role and specialising in it. Those who perform the role of facilities manager may in practice be given a host of other titles, such as property manager, asset manager, operations manager, facilities planner, facilities designer, or even housekeeping manager. They usually work behind the scenes,
supporting all operations from strategic facilities management through to maintenance and operational management.
Facilities management in Australia

Facilities management is a relatively new field, although businesses have always had someone to maintain their facilities. Organisations have long been conscious of some aspects, such as fire protection and safety. It is only in recent times that it has become a profession or discipline in its own right, but it has now become one of the fastest growing management fields in the contemporary corporate environment. It would not be wrong to say that this field is extensively practiced and researched in the United Kingdom and United States, where the profession has reached a reasonably mature status. With regard to the maturity of facilities management in Australia, there are a few paradoxes that have hindered the development of the profession that need to be addressed. Of all the issues that have been identified as causes of this laid-back situation, three of them frequently crop up in the literature. One is that while facilities management by definition is an activity that has a strategic focus in an organisation, the practitioners are mostly at an operational level. They are unfortunately considered by many an employer as doers rather than strategists. This mindset retards the development of the profession. A second issue is the place given to facilities management in the organisation structure. Ideally it should be at the heart of an organisation as it integrates the physical space with the people and work. However, unfortunately in reality it is often relegated to
Facilities Perspectives Size: 177mm x 260mm Deadline; 21/4/2010
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The Sustainable FM program

By Meg Michell, Director Program Management, UNE Partnerships ustainability is an issue of increasing and long-term importance to society. Whilst it is a growing issue in the facilities management sector, building users generally take a very immediate view of operations, and still tend to view facilities as a cost. There are a number of resources now available to assist with managing sustainability in the FM sector, though awareness among individual practitioners is low and there is no training program to suit the operational level. With the introduction of national greenhouse reporting, an impending emissions trading system and the incoming Mandatory Disclosure requirements, sustainability in facilities management is a skill that must be embraced as core knowledge. Guided by the FM Action Agenda #9, UNE Partnerships and the University of Sydney paired with Brookfield, a provider of FM services, to scope, develop and deliver an innovative training program for facilities managers and facilities supervisors in sustainable facilities management. Brookfield is passionate about sustainability and about exploring and implementing new ways in which it can grow and prosper into the future. In recognition of this and to make a contribution to the industry, environment and their business, Brookfield agreed to fund the development of a short course focused on sustainable facilities management.
The Sustainable FM program aims to develop the participants ability to apply process rather than product and refers to industry recognised resources for managing sustainability to ensure the desired impact at operational level. It incorporates various tools, standards and guidelines already in existence, bringing them together to raise awareness and encourage a consistent approach to managing sustainability. The objectives are to:
introduce the concept of sustainability and position its importance to the facilities management sector provide participants with the tools and skills to identify relevant operations and facilitate their measurement provide participants with the skills to analyse and report on key factors affecting sustainability and identify areas for improvement with regard to the facilities under their management encourage implementation of sustainable measures to improve performance.
The program is designed to enable participants to operate buildings in the most sustainable way through improvements in operational performance across the key areas in which facilities managers can make a difference: energy, water, waste, indoor environment quality and procurement. In addition to the development of skills and knowledge of participants, the training program provides the employing organisation with the capacity and ability to set performance targets and implement management strategies. If you would like more information regarding Sustainable FM workshops for your organisation, please contact Meg Michell at UNE Partnerships on 1800 066 128.
Increase capability and sustainable practices

Distance delivery and blended workshop options
Facilities Management
Certificate in Facilities Management Diploma of Facilities Management
Ask about inhouse training and short courses

1800 818 458 www.unep.edu.au
U N E Pa r t n e r s h i p s P t y Ltd - T h e Ed u c a t i o n & Tra i n i n g Co m p a n y o f t h e U n i ve r s i t y o f N ew E n g l a n d
ABN: 74 003 099 125
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Facilities managers now have an opportunity to leverage these two issues and justify their expansion into every sector of the economy. Facilities managers add value, not only by increasing economic viability of built assets, but also by delivering social and environmental benefits, and more specifically by minimising environmental damage. This aspect has not been recognised by all stakeholders related to the built environment, especially the general public, in spite of growing public interest in a sustainable built environment. Thus, there is a need for the facilities manager to use the current enthusiasm regarding sustainability concerns to their advantage and demonstrate that they could contribute a great deal towards the wellbeing of this planet. A facilities manager also saves energy by efficient use of the built space, which consumes a very high proportion of energy used by mankind. Thus, the future of the built environment will definitely revolve around energy efficient design and operations. In this scenario, facilities managers have a vital role to play. Furthermore, new technologies, security issues, and health concerns have also had a major impact on the importance of and need for facilities managers in organisations. Facilities managers should make long-term strategic decisions and advise senior management about the acquisition, upgrading, and disposal of assets to meet the organisations core objectives in the future. It is now up to facilities managers to take advantage of these opportunities and get themselves firmly established within the profession in Australia.
Knowledge domains
To be an effective facilities manager, one has to master the skills of project management, be able to understand and work with technologies such as building and services engineering, and appreciate the aesthetic skills that go into architecture and interior design. Thus, facilities management encompasses a multitude of knowledge areas and requires management ability to cope with complex problems and challenges. According to the literature, the following key knowledge domains can be identified within the facilities management profession: 1. Strategic asset management Strategic asset management is a senior management function, which aligns the organisations business objectives with its facilities and assets. This will involve the longer-term assessment of asset needs, leading to the acquisition or disposal of facilities. 2. Maintenance management Maintenance management includes budgeting and priority setting for different maintenance activities based on a maintenance policy. It also involves service-life planning of various components of a facility. 3. Performance management Effective control of anything is impossible without measurement. Performance monitoring and management must be carried out by a facilities manager using quantitative means suitable for the facility. It should essentially capture performance through operations using energy expenditure and cost effectiveness. 4. Supply services management The facilities manager should determine the mix between in-house staff and outsourced services for both maintenance and non-core activities of the organisation. Outsourcing usually involves striking a balance between cost reduction and reducing control over results and insight into what is happening. The facilities manager
external service providers; it is also considered an overhead cost rather than a benefit. Finally, though facilities management aspires to bring innovation and changes to an organisation, due to the lack of recognition given to it, it may be confined to playing a reactive rather than a proactive role. The managers can be reduced to being mere firefighters, called on only when something goes wrong. One of the challenges for facilities management is in attracting highly trained, quality talent to the profession. This situation could be resolved through long-term interventions in the form of education and training at different levels. Historically, facilities managers have entered the profession from other careers such as maintenance, building services engineering, or from soft services such as human resources, finance or even catering, cleaning or security. If facilities management is to continue to grow as a profession, its entrants need specialised training. A focus on education is one important means of developing a profession and taking it to the next level of maturity. The need for more professional facilities managers is increasing due to two important global phenomena that we are experiencing at present. First, global warming and related sustainability concerns, and second, the energy crisis due to the depletion of fossil fuel.
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should establish the best contractual and financial arrangement for outsourced service delivery, measure and analyse their performance, and integrate into the overall strategy of the organisation. 5. Risk management Risk management has gradually become one of the core themes of facilities management. It encompasses the risk associated with service delivery breakdowns. For example, the reduction of maintenance budget increases the risk levels of a facility; the facilities manager should be able to predict and be equipped with remedial measures and be able to strike optimal trade-offs. 6. Development This knowledge domain includes strategic planning with regard to development of the existing facilities in an organisation. It includes upgrading of existing facilities, renovation, rehabilitation, and reconstruction. 7. Information and communications technology (ICT) Facilities managers collect, analyse and interpret a large amount of data on a daily basis. Typically, many different computer systems keep track of this information, such as utility and energy management, maintenance management, space management, tenant management, environmental compliance, and so on. Thus, ICT becomes an invaluable tool for todays facilities manager. With the demands on present-day practitioners, only through a specialised facilities management degree could one acquire the diverse set of knowledge domains that are required to make a facilities manager.
Master of Project Management (Assets and Facilities) degree offered by university of South Australia
Recognising the increasing need for professional facilities managers in Australia, University of South Australia pioneered the re-training and educating of built environment professionals to become facilities managers. The Masters degree available at University of South Australia provides strategic asset management skills as well as advanced operational knowledge. The program has been developed by collaboration between the private and public sectors of industry and the discipline of Construction and Project Management in the university. It covers the key areas of policy and management, asset performance and information and service delivery, as well as new sustainability themes. The courses draw upon case studies and workshops, and the exchange of information between students is very much encouraged. Starting from 2012, the University of South Australia is planning to provide this program online in association with Open Universities Australia. The program, designed to be delivered fully online, has a unique combination of asset and facilities management focus and is more attuned to contemporary Australian requirements. This program is well-suited to professionals from a diversity of backgrounds including finance, business, property, architecture, design, engineering, and construction, who are seeking a career in asset and facilities management.
For further information about this program please contact Anthony Wood on (08) 8302 1047 or email anthony.wood@unisa.edu.au
IM BUILDING ON MY CAREER
Ive always been a very hands on kind of person but this degree has allowed me to esh out theory and develop industry best practise. Kevin Hammond, Master of Facilities Management graduate
ARCHITECTURE, DESIGN & PLANNING
ABN: 15 211 513 464 CRICOS Code: 00026A
Discover how our Facilities Management program, with an unrivalled range of professionally-oriented options from individual subjects to a Masters degree, taught by industry experts and with motivated fellow students, can facilitate your next career move. To nd out more visit
sydney.edu.au/architecture
26/07/11 11:26 AM
315593A RHS_Uni of Sydney | 1721.indd 1
80 X
Volkswagen CommerCial VehiCles Big Benefits for your Business

nmatched in performance, efficiency and reliability, Volkswagen Commercial Vehicles have all your business needs covered. As Australias leading compact van, the Volkswagen Caddy Van has a host of new features, transmissions, and the new Volkswagen TSI160 and TSI175 engines. Achieving fuel consumption figures from 6.8L to 7.0L/100km and coupled with five-speed transmissions, they deliver an economical 63kW and 160Nm of torque, or a healthy 77kW of power and an amazing 175Nm of torque. Youll be impressed by the brilliant drive characteristics that make it handle more like a car than a van. Youll be impressed by the array of safety equipment, the extraordinary cargo space in the rear and the versatility! Choosing the new Volkswagen Caddy Van for your business means better performance, more fuel efficiency and a lighter carbon footprint. And, thanks to an extended wheelbase, the Volkswagen Caddy Maxi Van boasts a significantly boosted load capacity for businesses that need that extra space. The next member in the Volkswagen Commercial Vehicle family is the Volkswagen Transporter. Introduced more than 60 years ago, and with multiple international awards, the Transporter quickly established its credentials as one of the most popular commercial vehicles in the world. And just like the Australian landscape, the Transporter comes in all shapes and sizes. The choice of a short or long wheelbase gives you the ability to carry different lengths of
equipment. There are varying roof sizes, a choice of exciting engines and transmissions, load areas ranging from 5.8 to 9.3 cubic metres, accessories, the trim and a huge colour scheme. Just as important as the cargo load is passenger safety and comfort. Seats that support your back, clear and clever instrumentation and an ergonomically shaped steering wheel, mean youll enjoy a responsive, smooth driving experience. Then there is the safety equipment features like driver and passenger airbags as standard, ESP, ABS, EBD & Brake Assist. Its no wonder Transporter is the first choice for business owners everywhere. At the top of the family tree is the Volkswagen Crafter. The Crafter series makes light work of really heavy jobs its big and agile, and with better fuel economy thanks to high performing diesel engines, it means more efficiency for your business. With load volumes ranging from 9 to 17 cubic metres, a selection of two wheelbases, optional 270-degree opening rear doors, huge 2.14-metre maximum load height with optional extra high roof and featuring up to 12 floor-mounted load lashing rings, the Crafter sets the benchmark for owners who require a strong, versatile partner to enhance their business. Both Transporter and Crafter vehicles are also available as dual cab chassis.
www.volkswagen-commercial.com.au
Need workers who can handle tough jobs? You need Volkswagen Caddy, Transporter and Crafter.
Big space. Bold engine. Best in German engineering. If you want a tough and versatile fleet, its time to get a Volkswagen Commercial Vehicle. From building sites and heavy industry to courier work and deliveries, our range is tough to beat. Customise your Transporter, Crafter or Caddy to meet all your business needs. Your team is tough. So is ours.
The product name Caddy is a registered trademark of Caddie S.A. and is used by Volkswagen Commercial Vehicles courtesy of Caddie S.A.
INSPIRATIONOVERNIGHT
Refurbish your office without disruption.

Revitalise your building assets with Renovisions from InterfaceFLOR and create workplaces that inspire. Choose from Australias largest range of stylish modular carpet designs which are durable, stain resistant, recyclable and achieve 100% Green Star points.
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InterfaceFLORs revolutionary installation system, Renovisions, enables old flooring to be replaced quickly and efficiently. Theres no need to move out, move furniture, or even disconnect power and data.
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With rapid installation overnight and on weekends, your carpet replacement costs can be cut by up to 50%. Find out how you can save with InterfaceFLORs Renovisions Calculator at www.renovisions.com.au or call 1800 008 101.
Renovisions from InterfaceFLOR - inspiration not interruption.
Why design when you can create
www.interfaceflor.com.au

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Volume 5 Number 3 September November 2011

Fire protection What it means for you and your facility

Why buying green is good

NABERS environmental ratings for buildings extended to 6 stars

Queen Victoria Market: an icon in sustainability

Case Study: Legion House Case Study: 76 Berry Street

Workspaces of the future myths and realities

passive fire protection what does it mean to you or your facility?

Window performance energy and compliance

The maintenance minefield for building owners and facility managers

Queensland floods: disaster recovery procedures and best practices

Multi-storey window cleaning options for facility managers

putting a price on pollution

Social networking and the convergence of technologies: the pitfalls ahead

Careers in asset and facilities management

Facility PersPectives VOLUME 5 NUMBER 3

company profile comPany ProFile

A unique, dedicAted expo

Who will exhibit?

What about networking?

Facility PersPectives 22/7/11 V O L U M E 5 N U M B E R 3 5:28 PM

From the chairman

Facility PersPectives VOLUME 5 NUMBER 3

From the ceo

Facility PersPectives VOLUME 5 NUMBER 3

Green PurchasinG + Procurement

WHy BuyiNG GREEN iS GOOd

Green, for want of a better word, is good

Apply the Three Rs equation

Facility PersPectives VOLUME 5 NUMBER 3

Green PurchasinG + Procurement

Choosing products with more than one life

The Australian property market has earned a new star.

For more details, visit nabers.com.au

Facility PersPectives VOLUME 5 NUMBER 3

Green PurchasinG + Procurement

More than a piece of green paper

Facility PersPectives VOLUME 5 NUMBER 3

Be one of the first 50 to visit www.climatewizard.com.au/fp to register

well send you a free aqua clock

p. 08 8328 3850 www.climatewizard.com.au

Green PurchasinG + Procurement

QuEEN ViCTORiA MARkET: AN iCON iN SuSTAiNABiLiTy

2011 ECO-Buy Awards for Excellence in Green Purchasing: People

Facility PersPectives VOLUME 5 NUMBER 3

Green PurchasinG + Procurement

Waste Wise silver certification

Facility PersPectives VOLUME 5 NUMBER 3

Green PurchasinG + Procurement

Waste Wise events

Facility PersPectives VOLUME 5 NUMBER 3

Green PurchasinG + Procurement

A SuSTAiNABLE WATER FuTuRE

Facility PersPectives VOLUME 5 NUMBER 3

Green PurchasinG + Procurement

Sustainable procurement processes

Measurement of sustainable procurement performance

Sustainable Procurement Guidelines

Facility PersPectives VOLUME 5 NUMBER 3

How efficient is my cooling tower?

AIRAH Chief Operating Officer Neil Cox

Facility PersPectives VOLUME 5 NUMBER 3

company profile comPany ProFile