1775 Facility Perspectives June 2012 LOWRES No Crop Marks

Volume 6 Number 2June–August 2012

Print Post Approved 340742 00155 $9.95 inc GST

Official magazine of the Facility Management Association of Australia

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Facility PersPectives | vOlUMe 6 NUMBer 2 1

contents

03 CEO’s message

FMa australia ceO, Nicholas

Burt, relays the industry

disappointment over the Federal

Budget’s dismissal of the tax

Breaks for Green Buildings

program, and looks back on

another year’s successful

ideaction conference.

04 Chairman’s messageFMa australia chairman,

steve taylor, also discusses the

lessons learnt at ideaction, along

with the future of the facilities

management industry.

06 Industry update

the latest news and events

from the facilities management

industry.

LOCaL gOvErnmEnt

10 Facility managing the largest local government in australiaNeil Wood, the facility manager

of australia’s largest council,

and recipient of FMa australia’s

2011 Facility Manager of the

year award, gives insight into his

challenging multi-faceted role at

Brisbane city council.

12 2012–13 Federal Budgetindustry leaders give their

responses to the 2012–13

Federal Budget and its effect on

the built environment industries.

14 Fma australia Facilities management awards for Excellence

16 ideaction12 wrap-upseven pages of information,

photos and awards from

ideaction12, which was held in

canberra from 16–18 May.

BEst praCtICE

26 Horses for courses at Flemington racecourseMark Davies, General Manager

at Flemington racecourse,

elaborates on the different

facilities roles at a venue of such

great size and importance.

grEEn BuILdIngs

32 Euas – a powerful tool to capture the full value of retrofitsscott Bocskay of sustainable

Melbourne Fund provides

information on funding options

for green retrofits, in particular

environmental Upgrade

agreements.

grEEn BuILdIngs – LIgHtIngOne of the main contributors to

energy consumption is lighting,

and there are many simple

ways in which you can reduce

the energy demand of your

building’s illumination.

40 Let there be lightrobin Mellon of the GBca talks

light, and how best to illuminate

your building’s spaces while

minimising energy usage.

44 a sparkling Crown – upgrading Crown towers’ lighting systemsWhen crown towers’ reception

area needed an overhaul, a new

lighting design led to better

illumination with less energy

usage.

level 6, 313 la trobe street

Melbourne vic 3000

tel: (03) 8641 6666

Fax: (03) 9640 0374

Email: [email protected]

Web: www.fma.com.au

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Offices also in adelaide, Brisbane &

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Editor: Gemma Peckham

Editorial enquiries: tel: (03) 9274 4200


advertising enquiries: tel: (03) 9274 4200


Layouts alma McHugh

Editorial contributors:Matthew trigg, Neil Wood, Mark

Davies, scott Bocskay, robin Mellon,

David Bird, stephen Ward, Brad

Johannsen, Phillip Warren, Glenn

talbot, Matt Kennedy, terry Fraser,

robert Drane, Gerry Goldberg, Gab

aghion, Brett Judd, NaBers, Kirk Fisher,

Graeme Philipson

stock images sourced from:istock, thinkstock and Getty images.

Cover image:istock

the editor, publisher, printer and their staff and

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whether caused to a purchaser of this publication or

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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

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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.© 2012 executive

Media Pty ltd. all rights reserved. reproduction in

whole or part, without written permission is strictly

prohibited.

COmpanY prOFILEs5 Diversified exhibitions

8 automated logic

15 bikestorage.com.au

21 service Works Global

22 resene

25 amalgamated Pest control

29 Green Global consulting

30 schneider electric

34 rheem

37 essential Hygiene services

38 eelcO

46 Geckolighting

51 alternative lighting

55 Brightgreen

57 Grace removals

59 High Performance Window

Films

66 Fire safe australia and

New Zealand

69 Programmed Property

services

72 MacMillan Plumbing

74 eternal cleaning services

78 enviro associated Products

Pty ltd

82 elynwood services

85 Perpetual Propertycare

87 cleaning institute of

australia

90 cMc Property services

96 aDt security

100 the construction training

centre

104 Bond University

107 UNe Partnerships

109 Holmesglen

112 GJK Facility services

03 12 32


2 Facility PersPectives | vOlUMe 6 NUMBer 2

contents

48 practical lighting solutions and innovative staff education for a landmark fit-outarup – winner of the 2011

cityswitch National awards,

tell us how their sustainable

office journey has affected the

company.

52 Fma australia nationally recognisedFMa australia has been

recognised by the federal

government for its commitment

to facilitate the reduction of

mercury-containing lighting

going to landfill.

54 shopping mall’s future is lit with LEdWinston Hills Mall in sydney’s

north-west is embracing leD

lighting technology as a means

of reducing power usage and

brightening its interior.

58 the clear solution for energy inefficient windows on existing buildingsGlazing plays a huge part in

energy efficiency – from daylight

harvesting to reducing cooling

and heating requirements.

maIntEnanCE and EssEntIaL sErvICEs

62 Essential safety measures – how to get a successful maintenance base in placeManagement and

implementation of essential

safety measures can be

daunting, but this is a

worthwhile challenge to take on.

64 maintenance of fire equipment: what the results show a good deal of effort and cost

goes into making your building

safe – but are we getting the

outcomes we need?

68 update on fire protection maintenancethere’s a new australian

standard on the way for the

maintenance of fire protection

systems. What does this mean

for you?

spOtLIgHt On CLEanIngit is said that it takes 10

seconds for you to assess your

surroundings once you enter

a building – first impressions

count. We look at ways to

improve the cleanliness of your

building, and the health of its

occupants.

76 are you swapping one pollutant for another?there are many cleaning

products on the market, but

only some offer environmental

benefits.

80 Innovation or stagnation – is this the cleaning industry of today?innovation has slowed in the

cleaning industry – should

we accept current cleaning

standards?

84 Worldwide webs!spiderwebs on building exteriors

can obstruct views and unsettle

tenants. robert Drane of

Briteway looks at how best to

address the problem.

89 Better ways to reduce the cost of cleaning maintenanceGerry Goldberg, President of the

National cleaning and Hygiene

association, looks at how you

can reduce the cost of cleaning

in your building.

rELOCatIOn

92 relocating premises?Gab aghion of Business

relocation Management

dismantles the daunting task

of relocating your business,

providing four stages that are

easy to follow.

rIsk managEmEnt & sECurItY

98 managing risk in the age of the CloudHow to ensure that your

information is safe, even when

stored in the cloud.

EduCatIOn & traInIng

102 growing demand for green building gurusenergy efficient buildings are

more and more in demand,

and with their growth comes

demand for qualified building

assessors.

106 Jack and the magic beans: the importance of workplace training for facilities industriesKnowledge is power, and in the

facilities management industry

you can never know too much.

rEsEarCH

110 Facilities managers and energy managementHighlights from the energy

efficiency report ‘the

interconnected Office’.

48 64 80 102

Facility Perspectives embrace Green Printing Inititives

This publication has been printed using ECO - CLEAN print processes. Vegetable based inks and

recyclable materials are used where possible.



from the CEO

W elcome to the June edition of Facility Perspectives. this

month marks a number of opportunities and challenges

for our industry. there is a certain excitement as the

calendar moves to the middle of the year. as many of us complete

our budgets for the year ahead, so too our various spheres of

government release their fiscal blueprints for the next 12 months.

this year, the australian Government displayed a significant

lack of consideration for facilities management when it released its

Budget on 8 May, with a $1 billion ‘saving’ achieved through the

scrapping of the tax Breaks for Green Buildings program, without any

replacement.

it is common knowledge that the next leap forward in reducing

carbon output and improving energy efficiency is about retrofitting

existing buildings – over 80 per cent of which are over a decade old.

While we accept that the program was not ideal, to remove it

without a replacement will limit our industry’s contribution to climate

change mitigation. in our pre-Budget submission, FMa australia

strongly supported the introduction of a National energy efficiency

(White certificates) scheme that would supersede existing state-

based schemes and capitalise on the advantages of overcoming

differences in coverage, liabilities and eligibility with existing

programs.

FMa australia believes that any significant blanket reduction in

funding aimed at improving the outcomes from the operation of

our built environments is a step in the wrong direction. investment

through government programs is the best catalyst to unlocking what

can be considerable private sector investment.

the challenge now is for our association to work with our members

and industry stakeholders to influence government and ensure that it

firstly commits to a white certificate scheme, and then develops the

program in such a way that it is meaningful for facilities managers.

FMa australia will continue to connect and engage with

government both directly and in collaboration with our strategic

partners, such as the australian sustainable Built environment

council (asBec), to work towards the best possible outcome from

the impending changes in public policy. the next asBec council

meeting is during the last week of June, and at this time i will be

representing our members and the industry’s interest.

On a more positive note, the last month also provided the

single biggest learning, development and networking opportunity

for our industry: the National Facilities Management conference

& exhibition, ideaction12. the forum, held in canberra, was a

resounding success. speakers from across industry, government and

from across the globe helped us to debate and discuss the various

aspects of this diverse industry. these conferences would not be

possible without the support of the industry, and a special thank you

to our Gold supporters GJK Facility services and Programmed, along

with all of the other supporters and exhibitors who enabled us to

make this year’s event so successful.

the presentations, panels, debates, keynote speakers and the

Global FM international workshop all demonstrated the growing

maturity of the facilities management industry and the facilities

management profession. One panel session in particular focused

on professional recognition for facilities managers and included

discussion of professional competencies being developed by FMa

australia and other industry stakeholders for the role of the facilities

manager.

another session that was particularly well received was the

introduction of the first in a series of three videos about the

importance of facilities managers in any retrofit program. this video,

which was developed in cooperation with the city of Melbourne’s

1200 Buildings Program, articulated the important role that facilities

managers play in improving and maintaining performance within our

built environments. each of the videos can be viewed by visiting the

FMa australia youtube channel.

as the conference transitions to meet the changing needs of the

industry, the depth of opportunity that comes from participating

will continue to grow. For those who have not heard, the location of

next year’s conference was announced on the last day of this year’s

conference as Hobart, tasmania. i hope to see you there.

as i pass my first year in this role, i can reflect on the work of the

association and its place in the ever-changing facilities management

industry. i am clear that the mandate is to support and represent the

members both at an individual and organisation level as the industry

continues to demonstrate its value to the australian economy and

wider community.

the core focus over the coming 12 months will be to set out a

program to recognise the skills and expertise of individuals and to

understand the capabilities of companies to ensure that we can

recognise good practice in facilities management.

this is an ambitious task, but one that this association can achieve

with the support of the industry.

Nicholas BurtChief Executive Officer

CEO’s message



from the chairman

Welcome to our ideaction12 edition of Facility

Perspectives. i would have to say that a key focus of

the last months for FMa australia has been the delivery

of this successful National Facilities Management conference &

exhibition.

i was once again pleased to host the ideaction12 chairman’s

Welcome reception, supported by UGl services, at the National

Portrait Gallery in canberra. this event included over 250 people and

all in attendance had an opportunity to reconnect with colleagues

and meet new industry players, and were addressed by the senator

for the act, Gary Humphries. He spoke about the importance

of infrastructure and outlined the coalition’s aim to improve

infrastructure spending – an area our association will be monitoring

and discussing continually in the future.

at the opening of the conference, i remarked on some of what the

future holds for the industry. the economic outlook generally appears

to be hedged around the uncertainty of an ever-changing political

landscape. the introduction of the carbon price in July this year will

mark a significant change for the economy, and the specific effects on

the future pricing and procurement of goods and services is yet to be

confirmed.

although the industry is continuing to respond well to the

external climate in which it operates, the association continues

to work with members to ensure they are well equipped for

changes that occur.

as an industry, we need to explore, and indeed exploit

opportunities to place us at the forefront of meeting future

challenges. We need solutions that can be applied globally and

locally to support our industry.

Over several years, the facilities management industry has

developed excellent technological products, whether it is in

field mobility, portals or asset-based systems. We have driven

improvements around the whole sustainability arena. More

harmonised safety requirements introduced in January this

year provide facilities managers with the opportunity to take a

strong leadership role in safety management. i ask: is this an

area that we at FMa australia should enhance as part of our

value propositions?

the private public partnership (PPP) market continues to grow,

enabling facilities management to play a pivotal lifecycle role in

flagship projects across the country. there are many more examples

where facilities managers are excelling, and have the opportunity to

excel. in times of uncertainty, it’s essential, therefore, that we act as

stronger leaders to help shape the future, not only of our industry and

profession, but in business overall.

in summary, in tough times let’s work at propelling our industry

forward to its next stages of growth and evolution. FMa australia

is moving ahead with projects and requires consultation with many

parts of the industry. so please do not hesitate to contact the national

office and offer your opinions, suggestions or thoughts.

at its most recent meeting, the Board of Directors approved

the nomination of Barry Jackson to fill the casual vacancy on the

association’s Board. Barry, as a dedicated facilities management

professional, brings to the Board a wealth of both public and private

sector experience within the industry. i would like to formally

welcome Barry to the role and, along with my fellow Directors, i look

forward to working with Barry closely as we continue to grow the

organisation

For those who could not attend the ideaction12 conference

Dinner, i formalised my announcement regarding the tenure of

chairman for the FMa australia Board, which i will hold until the

annual General Meeting this November. the Board has spent much

time in ensuring that a succinct succession plan is in place and i will

continue on the Board post the aGM as immediate past chairman.

in closing, i would like to take this opportunity to once again

thank our industry supporters. No large-scale event like ideaction

can be delivered without a significant industry commitment. i

would like to acknowledge the gold sponsors, GJK Facility services

and Programmed, and thank those other organisations for their

commitment to the support and development of our industry.

Please visit www.ideaction12.com.au to see the full wrap-up of the

conference and all the organisations that supported the program and

exhibition.

Steve Taylor Chairman

Gold Sponsors

Supporters

Chairman’s message



company profile

Facility PersPectives | vOlUMe 6 NUMBer 2 X

company profile

The ONLY trade show dedicated to the waste and recycling industry in Australia.Now in its third year, the Australasian Waste & Recycling Expo offers everyone in the industry an

opportunity to showcase innovation, network with key decision-makers from both industry and

government and learn about new products, tech nologies and legislation.

3 is your product used by facility managers to collect, store,

transport or minimise waste?

3 Does your product help to increase recycling rates and reduce

disposal costs?

3 Does your product or service enable greater reuse?

3 is your product made from recycled materials?

then the 2012 australasian Waste & recycling expo is for you!

Who will be there? 3 Facility managers

3 council waste management and purchasing staff

3 state government purchasing staff

3 sustainable design architects and builders

3 Waste collectors and processors

3 recycling organisations

3 Haulage companies

3 environmental education experts.

to name just a few!

the australasian Waste & recycling expo is the leading event,

attracting key decision-makers and influencers from throughout the

waste management and recycling sectors.

“The only trade show dedicated to waste and recycling in Australia”

Some of our supporters and advisory board members

Do you want to exhibit?

BOOK NOwwww.awre.com.au

+61 3 9261 4500

Interested in sponsorship?

21 & 22 November 2012SydNey CoNveNTioN & exhibiTioN CeNTre

The premier industry event for networking, trade, innovation and knowledge.www.awre.Com.Au

Call now to reserve an exhibition booth or enquire about sponsorship opportunities. Phone: +61 3 9261 4500 or Email: [email protected]

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industry update

FMA Australia Director appointed to the Board of Australian Super

FMa australia Director George stamas has recently been appointed

to the Board of australian super.

as a former Branch chairman and active member, George has

demonstrated a strong commitment to the development of the

facilities management industry. His appointment to the Board in

2010 was further recognition of this commitment.

George continues to play an active role in broadening the profile

and awareness of facilities management and has been instrumental

in increasing the awareness of the industry with government. He

has over 30 years’ experience in corporate governance, corporate

social responsibility, financial management, large-scale business

development and expansion, and has held senior corporate roles

within the industry.

George is also a Fellow of the australian institute of Management,

and victorian President and National vice President of Building

service contractors association of australia. since 1988, George has

held the position of Managing Director at GJK Facility services.

FM Innovations makes FM simpler and affordable

FM innovations (FMi) in partnership with telarus, announce the

launch of their new hosted solution, which enables companies with

smaller budgets to ‘pay-as-you-go’ with limited upfront costs.

in partnership with telarus, state-of-the-art providers of network

infrastructure and support, FMi can offer hosted solutions for

FM works management, property lease management, room

booking & event management and vehicle booking & management.

www.fminnovations.com.au

New FMA Australia Director

Barry Jackson – assistant secretary Property strategy Branch at

Department of Foreign affairs and trade – has been formally

appointed to the Board of FMa australia.

after extensive consideration by the Board of the most suitable

candidate to fill the Board’s casual vacancy, there was unanimous

endorsement for Barry’s appointment to the role. ‘Barry brings a

great deal of experience to the role of Director of our industry body.

His skills and expertise will further strength our Board,’ said chairman

steve taylor. the appointment to the Board was effective from 15

May 2012 and Barry will hold the position until November 2013.

Senator outlines plan for infrastructure

at the recent National conference chairman’s Welcome reception,

senator Gary Humphries not ony welcomed delegates to the

conference, but also announced the liberal Party’s six-point plan for

infrastructure. in representing the position leader, Mr tony abbott,

senator Humphries provided delegates with an overview of the future

of infrastructure policy for those in attendance.

Rentokil Initial Group

Pink Hygiene solutions, rentokil Pest control and ambius indoor

Plants have come together under the rentokil initial Group

banner. Of late there has been a renewed focus on building a total

hygiene solution through the integration of the aligned services. ‘the

purpose behind the alignment of our services is to provide access to

experts in the fields of pest control, tropical plants, washroom and

workplace hygiene, all through one company,’ said sam Mann, sales

Director for the group.

Industry update

ideaction12 Welcome reception

l-r Nicholas Burt (ceO FMa australia) steve taylor (chairman FMa australia) Henry arundel (chief executive UGl services australia New Zealand), senator Gary Humphries


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company profile

X Facility PersPectives | vOlUMe 6 NUMBer 2

company profile

Energy and comfort – is your energy program hurting the bottom line?Are you managing energy and comfort in your facilities? Or are you managing energy versus comfort?

If you’re not measuring comfort, how can you tell?

Back in the 1970s people thought they needed to sacrifice

comfort in order to save energy. thermostats were set to

20˚c in the winter and 25˚c in the summer. lights were

turned off, fans were duty cycled, and a plethora of energy saving

gadgets hit the market. energy budgets were cut for policy reasons

at the same time that energy costs were rising, leading to further

cutbacks. People were uncomfortable, but they were sacrificing for

the cause of energy conservation.

in the decades that followed, most of the energy programs of the

1970s were abandoned. People were willing to sacrifice to meet a

short-term goal, but they were unwilling to accept uncomfortable

homes and offices as a way of life. stable energy prices eased

the budget pressure, but there was a growing awareness of the

environmental side-effects of energy use. this in turn led to a quiet

revolution in the building industry. Heating and air conditioning

equipment became much more efficient. Digital control systems

dramatically improved the sophistication and accuracy of controls.

NaBers is leading the way to more efficient building design and

operation. Unfortunately, some building managers still view comfort

as a luxury, and

when energy

prices

began to rise again, they returned to ‘sacrifice’ strategies.

By doing this, they ignored one of the key lessons that had been

learned since the 1970s:

Comfort = Productivitystudy after study has shown a direct relationship between how

comfortable people are and how productive they are. a

University of Denmark study showed office workers achieved

their maximum productivity at a room temperature of 21.6˚c,

with productivity falling off sharply at higher and lower

temperatures1.

a study by lawrence Berkeley National laboratories

found that people were most productive when

temperatures were between 21˚c and 25˚c, with

productivity decreasing by roughly two per cent per

degree outside that range2. a european researcher

found that student math performance increased by 28

per cent and reading performance increased by 24 per

cent when the classroom temperatures were dropped

from 23.6˚c to 20˚c. increased ventilation improved

performance by 14 per cent3. it’s not surprising that

these studies showed peak performance at different

temperatures. comfort is influenced by more than just the

room temperature. Humidity, ventilation, air movement,

clothing, activity, and other factors impact an individual’s

perception of comfort. What the studies did agree upon was

the fact that there is a direct relationship between comfort and

productivity.

Comfort is influenced

by more than just the

room temperature.

Humidity, ventilation,

air movement,

clothing, activity,

and other factors

impact an individual’s

perception of comfort

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company profile

Facility PersPectives | vOlUMe 6 NUMBer 2 Y

company profile

How significant are these productivity changes? since a typical organisation spends at least 100 times as much money

on employee salaries as they do on energy, it’s not surprising that the

cost of a slight change in productivity can dramatically overshadow

the cost of energy. One study showed that increased comfort leads

to productivity improvements of a$320 per employee per year.

another study showed that it was the equivalent of $2 per hour per

worker, and a third study showed that a one per cent improvement in

productivity could save more money than the entire facility’s energy

bill4.

With so much evidence showing how important comfort is, why

are many facilities managers still willing to sacrifice comfort for

energy? it’s easy. energy is measured, comfort is not. there’s an old

management axiom that ‘What gets measured, gets done.’ the flip

side of this is also true, ‘What doesn’t get measured, gets ignored.’

there’s a reason NaBers measures several factors that directly

affect comfort. comfort is important, and it needs to be measured.

the first step in a NaBers office assessment is an occupant survey

to determine how the people in the office feel about their working

environment.

Unfortunately, a NaBers assessment is a periodic measurement so

comfort is easy to overlook in the day-to-day challenge of managing

a building within a budget. even if a manager recognises the

importance of comfort, it has traditionally been difficult to measure.

everyone in the management chain sees the energy bill. it’s a known

quantity. you can see how much energy a facility used this week,

this month, and this year. you can compare it to the energy used

last year. turn off a light, slow down a fan, and turn down the heat

and the energy goes down. How did that affect the people inside the

building? Nobody knows. Or at least nobody knows unless you’re

using automated logic’s environmental indextM

.

the environmental index (ei) tells you at a glance how comfortable

the indoor environment is, on a scale of 0 to 100. it can tell you how

comfortable an individual room is, and you can average it across

your facility to tell how comfortable a building or an entire campus

is. you can track it over time to see how comfortable a building was

before and after the latest energy retrofit. smart energy programs

reduce energy use while making the building more comfortable.

short-sighted energy programs cut back on energy use at the expense

of the people who work inside the building. Now you can tell the

difference.

the ei is flexible enough that it can be used in retrofit applications.

if the only sensor in the room is a temperature sensor, the ei will tell

you if the system is maintaining temperature within thermal comfort

limits. that’s not a perfect indication of comfort, but it’s far better

than not measuring comfort at all. if some rooms have humidity

sensors, the ei will take humidity into account to give a more

accurate measurement of comfort. add a cO2 or vOc sensor for

even better comfort readings. the ei isn’t a substitute for a NaBers

assessment; it’s a supplement to it. the ei is a daily indicator of how

comfortable the building is, using the existing building automation

system sensors. thanks to the flexibility of eiKON® graphic

programming, you or your automated logic field office can tailor the

ei to meet the unique requirements of your building, and the very

special people who work in it.

Short-sighted energy

programs cut back

on energy use at the

expense of the people

who work inside the

building.

1. TECHNICAL UNIVERSITY OF DENMARK, ‘THERMAL COMFORT AND PRODUCTIVITY,’ MAY 20092. SEPPÄNEN, O., W.J. FISK, AND D. FAULKNER, ‘CONTROL OF TEMPERATURE FOR HEALTH AND PRODUCTIVITY IN OFFICES’ ASHRAE TRANSACTIONS 111(2):680 – 686, 20043. P. WARGOCKI, ET AL. ‘THE EFFECTS OF CLASSROOM AIR TEMPERATURE AND OUTDOOR AIR SUPPLY RATE ON THE PERFORMANCE OF SCHOOL WORK BY CHILDREN.’ PROCEEDINGS OF INDOOR AIR 2005.4. TOM, STEVEN T. ‘MANAGING ENERGY AND COMFORT,’ ASHRAE JOURNAL, JUNE 2008

Visit us at www.AutomatedLogic.com to learn more about

our people-friendly energy management systems. Contact

your local Automated Logic representative or e-mail us at

[email protected] to arrange for a demonstration

of WebCTRL® with the Environmental Index. Start managing

energy and comfort.

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local government

To set the scene, Brisbane city council is the largest local

government in australia, with a workforce of 8000-plus

employees in 146 different types of industries1, while the

local Government area (lGa) of Brisbane covers a geographic area

more than 1300 square kilometres2 and has the largest population of

any other lGa in australia at 1,067,2793.

Brisbane city council provides leadership and good governance for

the people of Brisbane and manages its resources to create a vibrant

city for the future. to achieve this,

the council works in partnership

with a variety of governments, peak

bodies, industries and community

organisations to build a better

Brisbane. the organisation’s day-

to-day operations and long-term

plans are governed by the city of

Brisbane act 2010. the act, which

became law on 1 July 2010, directs

the way in which the Brisbane city

council is constituted, as well as its

responsibilities and powers.

council delivers core local

government services including

roads and infrastructure, bus and

ferry services, community services,

environmental protection and local

parks, as well as neighbourhood

planning, all under the umbrella of

a long-term vision and community

plan for the city. Our shared vision:

living in Brisbane 2026 was developed in consultation with a broad

cross-section of Brisbane residents. a key element is sustaining

a clean and green environment by ensuring the ‘air we breathe

is free from pollution; we manage our precious water for today

and tomorrow using innovative and diverse options for collecting,

storing, and re-using water; and we reduce, re-use and recycle to

limit waste’. council is focused on being ‘clean and green through

the citysmart Program and is one of the largest purchasers of green

power in australia’4. read on for some great outcomes that Neil

1 BriSBaNE CiTy COuNCil.2 BriSBaNE’S KEy ECONOmiC FaCTS, JaNuary 2012, WWW.BriSBaNE.qld.gOv.au/aBOuT-COuNCil/gOvErNaNCE-STraTEgy/viSiON-STraTEgy/ECONOmiC-dEvElOpmENT/ECONOmiC-dEvElOpmENT-prOgram/iNdEx.hTm#SNapShOT, viEWEd 1 FEBruary 2012.3 auSTraliaN BurEau OF STaTiSTiCS, WWW.aBS.gOv.au/auSSTaTS/[email protected]/prOduCTS/3218.0~2009-10~maiN+FEaTurES~quEENSlaNd?OpENdOCumENT, viEWEd 1 FEBruary 2012.4 BriSBaNE CiTy COuNCil aNNual rEpOrT 2010–11.

achieved in this area.

an employee of Brisbane city council since 1977, Neil has worked

in a variety of roles across the organisation, including management

of council’s diverse property portfolio since 1993. in 1998, Neil

was appointed as a facility manager, providing facility management

services for up to 100 sites at any one time. these sites were diverse,

including internal/external leased, commercial, industrial, retail and

heritage sites across Brisbane.

in this role, Neil leads,

motivates, monitors and controls

delivery of facilities management

services to nominated portfolios,

and acts in the interests of city

building and maintenance services

clients to oversee and manage

nominated facilities with regard to

maintenance, asset performance,

standards, quality assurance,

and workplace health and safety

compliance. Neil provides strategic

management and coordination of

services and activities that enhance

the value of and provide effective

utilisation of council’s physical

assets through the total asset

Management (taM) Framework.

in 2007, Neil became the

inaugural facility manager for the

Green square Precinct located

within Fortitude valley, an inner

city suburb of Brisbane. in this role, Neil is responsible for the

provision of facilities management services for the precinct, which

accommodates 1100 people within the south tower. customers

include the building owner – isPt; external tenants – Queensland

Government Departments of child safety and Housing; and retail

shops. the role also provides assistance to the Brisbane Housing

company, which provides 71 low-cost housing apartments within this

precinct.

it is worth noting that Brisbane city council had never facility

managed a site that was not owned by council until this time. this

leap of faith was a learning experience for council and Neil; however,

the gamble paid off – Neil’s greatest achievement to date has been

to ensure the building maintained its five star green star NaBers

Facility managing the largest local government in australiaNeil Wood, FMA AustrAliA’s FAcility MANAger oF the yeAr, 2011The 2011 recipient of the prestigious FMA Facility Manager of the Year

Award was Brisbane City Council’s Neil Wood. In this article Neil discusses the

importance of a Facility Manager in local government operations and the unique

considerations and decisions of a Facility Manager in the local government sector.

In times of crisis,

particularly during the

Brisbane Flood 2011,

broadening the team’s

experience provided the

team with the flexibility

required to meet

changing demands at

very short notice.



local government

rating of the Green square south tower, achieved without relying on

green power. in 2011, Neil completed the introduction of a Waste

Minimisation Project and achieved a 74 per cent diversion of building

waste stream. in 2011, 92 per cent of Green square occupants

indicated in a survey that they were satisfied with the building.

Neil recognises the importance of local government working

closely with residents and the business community to achieve a

win-win for all parties. the success in achieving excellent results in

energy ratings was due to a common desire by both the owners and

tenants to reach this goal, and in January 2012, Brisbane city council

achieved a 6 star NaBers energy whole building rating for the south

tower in the Green square Precinct. this result was achieved as the

building uses 92.4 per cent green power.

in 2011, Neil took up a new challenge, leading the Brisbane city

council’s Facility Management team (a team of 10 people) while also

managing the Green square Precinct in Fortitude valley. this team

manages more than 260 sites within the property portfolio, including

a mix of commercial buildings, swimming pools, libraries, bus depots,

ward offices, community halls, cemeteries and crematoriums, multi-

storey car parks, and construction depots.

Upon taking on management of the Brisbane city council Facility

Management team, Neil worked with each Facility Manager to

identify their strengths and weaknesses within their portfolio

and mapped a forward plan to assist them in their professional

development, which delivered returns for council and the ratepayers

of Brisbane, through better managed sites. this experience was a

positive one for the team, as individuals had the opportunity to work

across portfolios rather than being constrained to one site over an

extended period of time. in times of crisis, particularly during the

Brisbane Flood 2011, broadening the team’s experience provided the

team with the flexibility required to meet changing demands at very

short notice.

in addition to his passionate custodianship of the team and these

buildings, Neil demonstrates a deep commitment to council’s values,

particularly value for money, getting things done and responsive

customer service.

looking to the future, Neil considers succession planning critical

to prepare the next generation of facilities managers and to keep

our industry strong. Neil demonstrates his passion for facilities

management by sharing his knowledge and expertise with a variety of

people wanting to enter the facility management industry, including

Brisbane city council employees who are completing a Diploma in

Facility Management, Queensland state Government employees, and

university and high-school students.

Neil holds a Diploma of Facility Management and a certificate in

Property Management and local Government Planning, as well as

an australian counter Disaster college qualification in the area of

Disaster response Management. this stood Neil in good stead during

the Brisbane floods of 2011, when he was an Operations Manager

in the local Disaster co-ordination centre, which ran on a 24-hour

rostered shift to co-ordinate the local, state and federal response at

the height of the disaster.

Neil’s dedication to the facilities management of the largest local

government in australia sets a shining example for facilities managers

across australia. if one person can take on such a significant task and

become the country’s facility manager of the year, there are no limits

to what other facility managers can undertake in their roles with the

right amount of knowledge, experience and passion.

Specific activities Neil undertakes in his current role include: 3 Provision of 24/7 management and delivery of day-to-day

and strategic activities of sites for landlord and tenants:

3 cleaning

3 Preventative maintenance

3 Programmed maintenance

3 condition assessments

3 emergent maintenance

3 reactive maintenance

3 Unplanned corrective maintenance

3 security

3 approvals of services and fit-out drawings

3 reporting.

Ensuring building legislative compliance, through management and monitoring of the following contracts: 3 Heating

3 ventilation and air conditioning

3 electrical

3 Fire protection

3 lifts and escalators

3 security devices

3 Building services

3 Building fabric.

minimising exposure and risk by addressing compliance issues, due diligence and workplace health and safety. 3 identification and implementation of energy and water

savings.

3 Meeting quality assurance obligations through:

•deliveryofmaintenanceprogramsandinitiatives

•determiningmaintenancepriorities

•advisingonrequiredmaintenanceactivitiesforanasset

•providingoptionstoreduceorminimiseenergyand/or

water maintenance costs for respective assets.

monitoring and reporting on actual and committed costs against allocated portfolio budgets for: 3 preventative maintenance

3 programmed maintenance

3 emergent maintenance

3 reactive maintenance.

developing and maintaining relationships with key stakeholders including council officers, elected representatives, Ward Office personnel, contractors, external tenants, queensland Fire Service, and queensland police Service. 3 Preparation and delivery of ‘induction to Green square

Precinct’ for crime and Misconduct commission (cMc)

personnel.

3 Preparation and delivery of ‘Disaster Management in Bcc’

Presentation to seQrOc Facility Management Forum.

Neil’s awards 3 FMa australia Facilities Manager of the year 2011

3 FMa australia Queensland Branch Member of the year 2011



2012-13 federal budget

Tom roper, aSBEC

The cancellation of the [tax Breaks for Green Buildings]

program clearly demonstrates the federal government’s lack

of commitment to the use of complementary measures as a

method for reducing greenhouse gas emissions and improving energy

efficiency in one of the largest consuming sectors of the australian

economy. a carbon price alone will not effectively tackle buildings

emissions.

‘scrapping the program altogether sends clear signals to a sector

already fatigued by uncertainty around carbon pricing. in the long

term, it will undoubtedly mean a loss of potential jobs that would

have been created through retrofit projects, which are far less likely

to eventuate without the scheme and will add to unemployment in

the building sector in the next 12 months.

‘We can’t afford to let such an outstanding opportunity, for sector-

wide carbon reductions and efficiency gains, simply slip through our

fingers.’

david parken, CEO of the australian institute of architects and Chair of the aSBEC Climate Change Task groupthe decision to scrap the tax Breaks for Green Buildings program is

extremely disappointing.

the Gillard Government is backing away from a 2010 election

promise and abandoning its commitment to provide incentives for

green buildings.

the $1 billion retrofitting program was expected to provide an

incentive for businesses that invest in eligible assets or capital works

to improve the energy efficiency of their existing buildings. the tax

Breaks program was promised as part of a package of measures to

complement the carbon price.

the decision to scrap the tax Breaks program is particularly

bewildering, coming, as it does, at a time when australia’s future

green economy is a high priority. the scheme would have delivered

triple bottom line advantages and helped the retail, hotel and

commercial office sectors when confidence is low. it would have

delivered jobs, green buildings and a sustainable future.

Despite the hours of consultation, the willingness of the industry

to provide input, and the goodwill generated by non-government

and private sector organisations, the australian Government has, in a

cowardly move, chosen to renege on its commitment.

romilly madew, Chief Executive, green Building Council of australia

One major concern with the budget is the pulling of the tax

Breaks for Green Buildings program. Dropping the scheme is

counterproductive to australia’s commitment to reducing greenhouse

gas emissions and a blow to the green jobs sector.

While we have good regulations for new buildings that improve

energy efficiency and reduce carbon emissions, existing built stock

is a sleeping giant and needs a total makeover. the institute voiced

its support for the program when it was announced as an election

commitment of the Gillard Government in 2010 and industry

members went to great lengths to work with the government in fine-

tuning the logistics of the program.

the asBec climate change task Group commissioned the centre

for international economics and allen consulting to produce the

second Plank and update reports. these show that the carbon price

will not achieve the full potential of carbon abatement through

energy efficiency. complementary measures are required to help

achieve this. there are significant energy and carbon savings available

with current technologies at a lower cost than the $23-per-tonne

starting carbon price, and the existing building stock needs significant

upgrading to unlock this potential.

What industry thinks of the 2012-13 Federal BudgetFacility Perspectives hears from some major players in the building industry about their response to the

2012 Federal Budget.

The Gillard Government

is backing away from a

2010 election promise and

abandoning its commitment

to provide incentives for

green buildings.

A carbon price alone

will not effectively

tackle buildings

emissions



2012-13 federal budget

the tax Breaks for Green Buildings scheme would have gone a

long way towards securing a reduction in carbon emissions, and had

the potential to create thousands of much-needed jobs in the building

and construction industry.

good Environmental Choice australia (gECa)Geca finds the scrapping of the proposed tax Breaks for Green

Buildings program in the recent federal budget deeply disappointing.

in order to maintain living standards in an economy constrained by

environmental limitations, innovation is vital.

the demands of the green building sector have driven many

within its broad supplier base to radically rethink their production

and marketing strategies. this has resulted in scores of innovative,

more sustainable products for use in the construction, fit-out and

maintenance of australia’s building stock.

While many businesses have already risen to the challenge, the

proposed incentives would have done much to encourage even more

producers to bring environmentally responsible products to market,

giving the green building industry – and our hopes for a greener

economy – a substantial and necessary boost.

Nicholas Burt, CEO, Facility management association of australia.as expected, the Budget this year did not deliver for facilities

management, with the government instead showing a general

disregard for the operation and maintenance of australia’s buildings,

facilities and infrastructure, and the contribution the industry can

make to securing national productivity and community wellbeing, and

addressing important environmental issues.

While some funding has been allocated in areas such as aged care,

the first stage of a National Disability insurance scheme and the

National Partnership agreement on skills reform, the removal of a

$1 billion energy efficiency program without a replacement shows a

complete lack of commitment to australia’s built environments.

FMa australia supported a range of modest items in our

submission, all of which we still believe have strong merit and need

to be considered by government as they implement this budget and

plan for their 2013–14 cycle:

3 Facilities Management industry innovation research Fund

3 National small and Medium enterprise (sMe) energy efficiency

Helpdesk service

3 review of industry classifications

3 Facilities Management standard and Benchmarking Protocol

3 Facilities Management accreditation strategy Paper

3 education Package on transitional Workplace relations

3 National energy efficiency (White certificates) scheme.

in coming months, Fma australia will increase its engagement with all levels of government to ensure facilities management is better understood by decision-makers and appropriately supported in subsequent budget cycles.

As expected, the Budget

this year did not deliver

for facilities management,

with the government

instead showing a

general disregard

for the operation

and maintenance of

Australia’s buildings,

facilities and

infrastructure, and the

contribution the industry

can make to securing

national productivity and

community wellbeing,

and addressing important

environmental issues.




company profile


company profile

As bicycle sales continue to outstrip car sales for the 10th

consecutive year, the impact of cycling’s popularity can be

seen on buildings everywhere.

Providing well-designed bike parking not only improves aesthetics,

it’s also good management. Why? the provision of australian

standards-compliant bike parking reduces work, health and safety

risks.

signs that you need bike storage:

3 bicycles are blocking car access

3 bikes are blocking fire exits, doorways, stairwells and corridors,

and are being chained to services like water and gas pipework

3 your building’s internal fittings are being damaged as cyclists

take bikes into lifts and up stairs

3 your cleaning bills are rising

3 trip hazards are being created by wayward wheels, grease

chains and pedals.

if the wrong racks are installed with the wrong spacing in the

wrong place, there’s a good chance your bicycle facility will be

ignored. australian standards 2890.3 were created to guide the

development of facilities so that they work for cyclists. the standards

cover racks, car space conversions, access and signage, different

security classes and spacing.

as the one-stop shop for bike storage, www.bikestorage.com.au is

experienced at installing australian standards-compliant facilities and

making it easy for clients. Our clients include the atO, aBc, sKM

and www.bikestorage.com.au has installed everything from security

cages with swipe card access to dedicated bike hubs.

Providing the right facility empowers Facilities Managers to

manage bicycle parking effectively. they can direct wayward cyclists

to their facility. it’s a great way to create order out of chaos, manage

risk and increase the feel-good factor in your building.

Bike storage: getting it right

Suzanne Kowalski is the Manager at www.bikestorage.com.au

322240AE RHS_Bike Storage | 1775.indd 24 3/05/12 10:09 AM1775_Facility Perspectives June 2012.indd 15 5/30/12 4:15 PM


ideaction12 wrap-up

ideaction12 wrap-upThe National Facilities Management Conference & Exhibition has concluded for another year and all

indications are that the event was a resounding success.

held in canberra on 16-18 May, ideaction12 was a milestone

event reflecting the recent growth and change within the

facilities management industry. it has reaffirmed itself as

the principle national event focused on the operation, management

and maintenance of australia’s buildings, precincts and community

infrastructure.

supported by a range of site visits to leading facilities throughout

the region, as well as fantastic social events and networking

opportunities, over 350 professionals attended ideaction12 over the

three days.

across the conference, attendees were treated to a wide

array of topics and experiences covering every aspect of facilities

management. From expert discussions on tri-generation and energy

efficiency, to residential FM and the challenges of succession planning

in an ageing FM scene, there was something for everyone.

Keynote speakers included an array of big thinkers, from Dr David

Orsmond from the reserve Bank of australia, to romilly Madew

speaking on green buildings. lessons from bad business decision-

making was discussed by lionel Prodgers, and effective engagement

with government was also covered.

attendees also had the opportunity to engage with a series of

workshops throughout the program, including the first ever Global

FM international Workshop, with speakers from the United states,

New Zealand and the United Kingdom, as well as industry and

government representatives from australia, all discussing the value of

facilities management in the transition to a low carbon economy.

Presentations and papers from the event are available at

www.ideaction12.com.au.

ideaction12 has been a

resounding success and

lays the foundation for

future growth.

Nicholas Burt

Chief Executive Officer,

FMA Australia

All Photos for ideaction12 Courtesy of Larry Pitt Photography

These images and many more can be viewed on the FMA Australia Flickr page: www.flickr.com/photos/fmaaustralia/sets/

ideaction13the 2013 National Facilities Management conference & expo will be held in Hobart, tasmania, commencing with the chairman’s

Welcome reception on sunday 19 May, followed by a two-day conference program and concluding with a series of site visits on

Wednesday 22 May.

For more information on how you can be involved, contact [email protected] or call 03 8641 6666.



ideaction12 wrap-up



ideaction12 wrap-up

2012 Branch member of the year – australian Capital Territorycongratulation to lawrence Fraser (National Portrait Gallery) who has

been actively involved with the FMa act Branch through his input

into branch activities, including participating with inForM for young

Fmer’s presentations in 2009. He has continued his contributions to

the branch, by actively taking on tasks and responsibility for selected

Branch events. He has also has been generous in providing assistance

towards the planning of ideaction this year.

2012 Branch member of the year – New South Walescongratulations to Walter rafin (Hirotec) who is referred to as

the person who finds ‘no task too hard and no trouble at all to

undertake.’ His support of the Golf Days and general functions has

been constant, including his tireless contributions to the branch

committee activities and the support he gives to the National Office

staff.

2012 Branch member of the year – queenslandcongratulations to Brad collins (cromwell Group) who has added

his magic touch to the branch with his enthusiasm to ensure that

all members’ ideas and suggestions are listened to. this has been a

proven success with new major sponsors and increased turns-outs for

the branch’s monthly functions. With his enthusiasm and leadership

skills, Brad is ensuring that FMa Queensland will grow and have a

positive future.

Fma australia recognises its members for outstanding serviceCongratulations to our winning members of the following awards:

continued on page 20

2012 Branch member of the year – Western australiacongratulations to ian Bonner, who has demonstrated his leadership

qualities at a committee level; taking on the responsibility for

event coordination or to support other members with events. He

has contributed to FMa activities as an organiser, attendee and/

or supporter. ian has used his broad network of industry peers

to develop interest in FMa australia and its activities through

membership or the sponsorship of events.

(ian Bonner was unable to be at the presentation)

Facilities is where you do

it. Management is what

you do.

Donald Williams

DSW Consulting



company profile

321927A RHS_Magnetite (Australia) | 1775.indd 1 30/04/12 1:20 PM

Let us help change your world. T:+61 (0) 2 6241 7853 [email protected] www.fsifm.com.au

Concept Reach™: seamless,instant access via a tablet deviceto the Concept EvolutionTM

completely web-based facility management software solution,from FSI APAC.

Extend the reachof Concept EvolutionTM

322241A RHS_FSI FM | 1775.indd 1 26/04/12 11:51 AM



ideaction12 wrap-up

2012 Branch member of the year – South australiacongratulations to Graham Dolman (ecH), who is very energetic with

his commitment to the branch committee activities, and often comes

up with ideas to generate interest in membership, events and other

local challenges. He is very proactive in seeking speakers for events,

and he takes it upon himself to promote FMa australia wherever

possible through his wide network of contacts.

2012 Branch member of the year – victoria congratulations to lou la Delfa who has been committed to the FMa

for many years and has continued to be involved in the creation of

new and innovative ideas for their branch. His contribution to policy

discussion, planning and negotiations with branch speakers has

insured the success of many activities held by the victorian Branch.

continued from page 18


Fma australia Branch of the year 2012FMa are pleased to announce this year’s Branch of the year is

australian capital territory (act) Branch. they ranked the highest in

three separate categories, which is a great achievement.

these rankings were rated over the period from 1 april 2011 to 31

March 2012, and using these criteria the act Branch achieved first

place with the highest ratio per member for:

3 membership renewals (members retained)

3 number of events per state (these were the number of events

scheduled and held)

3 financial achievement against budget.

2012 Branch member of the year – Western australiacongratulations to ian Bonner, who has demonstrated his leadership

qualities at a committee level; taking on the responsibility for

event coordination or to support other members with events. He

has contributed to FMa activities as an organiser, attendee and/

or supporter. ian has used his broad network of industry peers

to develop interest in FMa australia and its activities through

membership or the sponsorship of events.

(ian Bonner was unable to be at the presentation)

Congratulations to the aCT Branch: 3 chairman: ami sudjiman (GHD Pty ltd)

3 committee Members:

•lawrence Fraser (National Portrait Gallery)

•stephen Morgan (australian sports commission)

• James elliott (UGl services)

•alison Daley (National archives of australia)

•ian Phillips (Jones lang la salle)

•steve Jones (australian sports commission)

•Danny cindric (Brookfield Multiplex services)

•John Hawkins (csirO)

•Matthew Kelly (Hayes Facilities Management)



company profile


company profile

Global software leadership

Service Works Global is a major international provider of facility

and asset management software. the company’s flagship

application, QFM, is an industry leading web and mobile

enabled FM and maintenance management software application,

comprising an integrated range of modular management tools,

proven to optimise the operational efficiency of asset, building

and service activities. QFM offers comprehensive functionality

including helpdesk, asset management, PPMs, contractor and

sla management, OH&s, property and bookings management.

the software secures rapid return on investment and delivers

measureable cost and sustainability savings across FM operations.

in addition, service Works is the global leader in PPP contract

management software. its flagship application, P3rform, is a

comprehensive operational and service delivery application with

a fully integrated payment mechanism that provides automated

calculation of monthly charges and delivers accountability,

transparency and auditability, and underpins the management of

operational risk.

service Works Global is an accredited Microsoft Gold Partner and

offers a full range of supporting consultancy, implementation and

training services.

Company contact details: Service Works Global Pty Ltd Suite 2.02, 365 Little Collins Street, Melbourne VIC 3000 Tel: +61 (0)3 8676 0380 | Fax: +61 (0)3 9600 2455 e. [email protected] | www.swg.com | Twitter: @service_works See us at Total Facilities LIVE Stand Number C09

QFM Software Driving FM Efficiency QFM software from Service Works Global is an award winning facility, property and space management solution which:

• Extendsassetlifeandimprovesequipmentreliability

• Optimisesservicedeliverybyreducingresponsetimes

• Deliverstypicalfacilitiescostsavingsofupto15%

• Extractsmeaningfulbusinessintelligence,tobuildlongtermFMbudgets

• Improvesspaceutilisationtoreduceoccupancycosts

SeeusatTotalFacilitiesLIVEStandNumberC09

Formoreinformation:T:0386760380E:[email protected]

SWG - Sustainability_Facility Perspectives Oct 2011.indd 1 08/05/2012 14:07:32

322456AE RHS_Service Works | 1775.indd 24 21/05/12 1:47 PM1775_Facility Perspectives June 2012.indd 21 5/30/12 4:16 PM


company profile


company profile

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320884E LHS_Resene Paints | 1775.indd 24 21/05/12 1:51 PM1775_Facility Perspectives June 2012.indd 22 5/30/12 4:16 PM


ideaction12 wrap-up

www.resene.co.nz/ecodecorator

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320884A RHS_Resene Paints | 1775.indd 1 12/04/12 11:20 AM

Facilities managers

have one of the biggest

advantages of all

– the advantage of

understanding how

people use buildings,

and what they need from

their occupancy.

Romilly Madew

Chief Executive, Green Building Council

of Australia



ideaction12 wrap-up

2012 Fma australia member of the year awardcongratulations to louise rowe (Judd Farris recruitment), who has

been with the association for 12 years and has participated strongly

in all facets of their state branch and national activities.

Membership is a key focus for louise, and over the years she has

participated as a branch representative on the national membership

advisory group. Being a strong advocate for tracking down those

members who move between jobs and engaging their replacements

to join, louise was the instigator of a new process to be written into

the new membership database program when set up six years ago.

as FMa australia’s national office changed staff over the years,

louise is always available to brief new staff from a member’s

perspective on the dynamic of the industry and what opportunities

were opening for targeted membership campaigns.

Not just happy to give personal support, which was recognised

a few years ago with a Branch Member of the year award, louise

encouraged her employer to become actively involved with our

industry magazine, Facility Perspectives, sponsorship opportunities

both statewide and nationally, and projects that help research the FM

industry.


A well run and a well

managed building does

add value.

David McGlashan

Executive Director, Facility Management

Victoria Pty Ltd



company profile


company profile

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best practice

Flemington is a really diverse facility with numerous function

spaces and events, ranging from weddings and conferences to

major music festivals and, of course, race days – including our

iconic Melbourne cup carnival. Flemington racecourse Operations is

diversified into event Operations, Grounds and Gardens, trades and

Procurement, racecourse and training, and Facilities Management.

racecourse and training manage the facilities for our horse

population at the venue, as well as the horse training that occurs

every day at Flemington. there are 550 horses stabled at Flemington,

with eight different courses available for training.

trades and Procurement manage the stables where horses are

housed and manage the leasing of the 23 trainers that are based at

Flemington.

Facilities Management is responsible for all of the buildings and

facilities that are used for the functions, events and race days.

the key to this large and diverse operation is communication.

With horses training every morning, the communication between the

different areas of responsibility is imperative. if the facilities manager

has construction activities occurring early in the morning, we must

work together to ensure our horse training facilities are not affected

by large sounds or visual stimuli. this can be a safety issue for horse

and rider.

the facilities manager also works very closely with on-course

caterer, Peter rowland catering, and cleaning operation cleanevent,

who also manage function and event set-up, to ensure any work

doesn’t affect their operation, including scheduling around functions

and events.

Horses for courses at Flemington racecourseFAcility PersPectives sPeAks to executive geNerAl MANAger At FleMiNgtoN rAcecourse, MArk dAvies.

racecourses present a range of diverse requirements in one venue, including bars, lounge areas, outdoor areas, restaurants/food provision, entertainment areas, animal accommodation and sports facilities. how is such a variety of facilities integrated, and what part does the facility manager play?



best practice

in a facility that requires a substantial amount of electricity (for track lighting, entertainment, music, et cetera), how can facilities managers approach energy efficiency within such an environment?energy efficiency has become a great focus over the last few years.

as part of our Flemington Green Fields sustainability program, all

Flemington racedays are now powered by 100 per cent renewable

energy and we have installed solar panels around the course to

generate our own power.

energy audits are a key component of managing energy. you need

to have a true and accurate understanding of what is the key driver

in energy. large venues will often find that Hvac, refrigeration and

lighting are the top three. One of the areas on which Flemington has

focused is BMs for Hvac, so we can accurately manage turn-on and

-off times for the various events held within the grandstands. We

also isolate specific event areas that are in use within the grandstand.

computer controls provide accurate readings so the days of getting

a call saying ‘it is too hot, turn up the air conditioning,’ are gone. it is

now a matter of using technology to accurately manage one of your

biggest energy users.

refrigeration is an area to which we are about to apply a similar

process. Flemington has several areas that have kitchen and bar

facilities, meaning many refrigerators and cool rooms. this is an

area that we have been working on with ae smith; how we can

best manage refrigeration by using technology. if a kitchen and bar

is required for a function on one floor in one of the grandstands on

one day, that particular area might not be used again for a week or

two. therefore, how we manage

the stock and refrigeration

temperature has become a major

focus. Pilot studies have occurred

recently at Flemington that show

that increasing the beverage

refrigeration temperature just

a few degrees has no effect on

the consumable products, but

makes a substantial difference in

reducing energy.

are there any other sustainability considerations that are unique to the racecourse arena (i.e. water, waste), and how can these specific issues be addressed?Being a racecourse, water is one of the biggest challenges. We

require a track that has a bit of give in it for the safety of horse

and rider, and we need to maintain Flemington’s iconic roses

and gardens. in late 2011, the vrc announced it had secured

funding for a major expansion of Flemington’s world-first in situ

desalination (isD) program, effectively drought-proofing the home

of the Melbourne cup carnival and saving millions of litres of

drinking water each year. On completion, the project will fully

service the considerable irrigation requirements of Flemington’s

famous 2.3-kilometre course proper, and the training tracks. in situ

desalination is a method of desalinating unusable underground saline

water, which is a huge step in the challenge of managing water. a

Melbourne company, Desaln8, is leading the world in this area with

systems that require little power compared to conventional major

desalination plants.

Waste is also a key component of facilities management at

Flemington, particularly during the Melbourne cup carnival. With

over 350,000 patrons descending on the Flemington venue over

four days during the Melbourne cup carnival, it is vital to make

sustainable improvements. in 2008, 28 per cent of waste was

diverted from landfill but, working with cleanevent, we improved this

to 76 per cent in 2011. Waste management isn’t as easy as putting

out a few extra bins with recycling stickers on them. as any facilities

manager will tell you, people don’t always do the right thing, so it is

important to have measures in place

back of house to sort any waste.

small initiatives, such as clear bin

bags so visual inspections can occur

before a bin is emptied into a larger

bin, ensure that no contamination

has occurred between recycling

and general waste before being

transferred off site.

local charity secondBite works

with Flemington caterer, Peter

rowland, to redistribute surplus food

from Flemington racedays to assist Melburnians in need. secondBite

provided more than 6000 nutritious meals to local charities from last

year’s Melbourne cup carnival alone – food that would otherwise go

to landfill.

all of these measures form part of our Flemington Green Fields

sustainability program, which was honored with the prestigious

Melbourne award for contribution to sustainability in 2011. We

are making continuous improvements in sustainability, which would

not be possible without our sustainability partners, Peter rowland

catering, secondBite, city West Water, cleanevent, James Boag and

schweppes.

are there specific requirements with regards to a duty of care for patrons attending the venue (i.e. alcohol and gambling management, grounds maintenance)? Duty of care should be a key focus of any venue or facilities manager,

and this becomes complex with a multifaceted venue of this size.

We have a duty of care associated with horse and rider, our training

facilities, grounds and gardens maintenance – from sprinkler heads

through to broken pit lids – and then you have the compliance

side such as responsible service of alcohol. this is an area in which

we have invested a lot in the last five years. at each race meeting,

Duty of care

should be a key focus

of any venue or

facilities manager



best practice

responsible service of alcohol officers are located at each bar to

ensure that responsible service of alcohol is managed. We also have a

compliance team to ensure that responsible service of alcohol officers

are doing their job in the correct way. it is not unusual to see over

150 responsible service of alcohol officers working on a major race

day, as well as a compliance team overseeing this.

racecourses are often hired out for special events. how does a facilities manager’s role change when a community venue is used for a private function? the facilities manager’s role is quite different on a race day compared

to during a function.

Flemington is both a venue and an event promoter. When a client

has booked a space, the facilities manager’s work is very much in

the lead-up to ensure the facility is presented as agreed and that no

contractor works are continuing in the area.

Once the client’s event commences, it is up to the caterers to

deliver, and the rest is often up to the client on what they want

to deliver. However, on a race day the venue is being used by the

business for its own event, so it is a very long day, and although a

lot of work is done during the lead-up, on the day there are always

things that need to be checked and managed. Flemington has a very

good help desk system that will log and action calls – anything from

a trip hazard that needs to be fixed through to technical issues with

pieces of plant or equipment. Many of these issues will relate to the

facilities manager.

Could you outline any special challenges you have faced as the facilities manager of your venue?My role as executive General Manager – Flemington is very

much more of a venue manager role encompassing the whole

Flemington venue, from facilities and operations through to grounds

management and presentation, but above all, management of the

dedicated team that makes Flemington such an iconic and culturally

significant venue. there are challenges every week, and the key

component to this is not being afraid to take on the challenges.

there have been some significant challenging moments at

Flemington over the last five years, including a wild hailstorm on

a race day when we had more than 20,000 people in the venue –

leading to that event being cancelled – and then hosting a music

festival the following day for more than 45,000 patrons. We have

had major train delays with over 80,000 people on course, equine

influenza in 2007 and managing the procedures to ensure it did not

affect the Melbourne cup carnival, and the decision to cap race day

crowds at the venue and pre-sell all Melbourne cup carnival ticketing

are some examples. all of these challenges have come and gone and

make the venue management team more experienced and skilled to

cope with the next challenge.

What advice would you give to those in charge of racecourse facilities?i think any venue manager needs to remain very calm and composed

in the face of challenges, which are inevitable. challenges will arise

more frequently than in most jobs, and each challenge that has been

met gives you more confidence for the next. it doesn’t make it any

less of a challenge or necessarily less stressful, but it is important that

the confidence from the last challenge met is harnessed to provide

a level head and calm rational decision-making process that benefits

all stakeholders involved, especially your employees and customers.

the most important part, though, is a good team with effective

communication and trust. No one person has ever managed a large

facility, venue or event; there are co-workers and trusted event

delivery partners that work as a team, communicate with each other

and trust that each person or company’s responsibilities will be met

completely.



company profile

XFacility PersPectives | vOlUMe 6 NUMBer 2

company profile

Sustainable business and infrastructure expert, Green

Global consulting (GGc), says sustainability isn’t just being

‘green’. ceO robert sharon a 27-year industry veteran, says

organisations choosing to make early and active cultural transitions

towards sustainable best practice can also benefit from significant

returns on their bottom lines – but more so for those who take a

more tailored approach. the development and implementation of

tailored and sustainable business and infrastructure requires solutions

that are ‘personalised’ to each organisation.

‘GGc is built on a passion for sustainability’, says sharon. ‘yet we

acknowledge that when it comes to sustainable business practices,

blanket strategies and one-size-fits-all approaches aren’t the solution.

Our first priority is to work intimately with our clients to develop

unique, case-by-case solutions, guaranteed to meet the goals and

expectations of each and every client.’

sharon says large consulting firms are struggling to offer the

level of personalisation required and that matching the right expert

consultant to the right assignment is paramount – because in the

long run, a cookie-cutter approach won’t work.

‘sustainability, by definition, is all about the long term – an

ongoing process,’ sharon says. ‘Part of what we do is fill the void

between strategy implementation and tangible outcomes.’

sharon says too often consultants go aWOl after setting the

ball in motion but the fledgling industry needs services that extend

throughout the entire lifecycle of the project.

‘the consultant needs to stick around to make sure there’s runs on

the board.’

although sharon is a 27-year industry veteran, Green Global

consulting has only been operating for a matter of months, yet it is

now planning to open offices all over the globe.

More information can be found on the firm’s Website: www.greenglobalconsulting.com.au

Sustainability – up close and personalNew Aussie firm matches business to budget.

322409AE RHS_Green Global | 1775.indd 24 15/05/12 10:28 AM1775_Facility Perspectives June 2012.indd 29 5/30/12 4:17 PM


company profile


company profile

IT cooling solutions that are fully managedSchneider Electric addresses heat removal for a wide range of IT environments.

Today, cooling challenges affect all it spaces. Heightened

availability expectations, server consolidation, dynamic

temperature profiles, regulatory requirements related to

efficiency, and uncertain long-term plans for capacity or density

have made cooling requirements both complex and particular

to each application. schneider electric can help address cooling

challenges across the board. With its industry-leading experience,

ongoing research, and extensive customer relationships, we have the

complete solution portfolio, design tools and experience to address

your challenges quickly and easily. We ensure that your cooling

infrastructure can adapt on demand to your business needs at all

times throughout its life cycle, making it business-wise and future-

driven.

Our comprehensive portfolio includes close-coupled cooling, room

cooling, air distribution solutions, raised floors, chillers, and heat

rejection systems. although the purpose of each solution varies, they

all have one thing in common: they work out of the box and are fully

managed.

What is cooling that’s fully managed?schneider electric uniquely provides it cooling solutions that are fully

managed to optimise performance via reliable components, provide

flexibility to adapt cooling capacity to actual loads now and in the

future, and maximise energy efficiency through system design and

proactive energy management.

These cooling solutions enable: 3 availability, including ever-increasing pressure for 24/7/365

uptime regardless of the business

3 energy efficiency, including local, regional, state and national

regulations; energy supply limitations; global concerns regarding

cO2 emissions and carbon limits

3 Modular data centre construction, including the need to scale

cooling needs (even at the facility level) for high-density and

other loads on demand, as well as the demand for flexibility to

manage change

3 visibility, including the need to respond quickly both to capacity

requirements and to availability risks – from server to rack, to

row, to room, to building

3 containment, including the need to eliminate mixed air streams,

as well as increased efficiency requirements and goals

3 Metrics on energy and resource effectiveness, including water

and carbon usage, benchmarking use of energy and resources,

and intelligent performance reporting – all of which require

intelligent controls to monitor, manage and adjust changing

loads.

Cooling solutions for business-wise, future-driven data centresOnly schneider electric offers a comprehensive portfolio of cooling

solutions that give you the reliability, flexibility and efficiency you

need to ensure that your data centre can keep up with your business

at all times. Because our solutions are based on proven research

and pretested designs, they are an integral part of your company’s

27/7/365 uptime. their fast and easy-to-deploy components support

even the most demanding flexibility requirements for your data

centre physical infrastructure. and they can be managed from a

single-seat view across facilities and it to optimise availability and

efficiency.

Finally, their inherently efficient designs (for example variable

speed fans on our inrow units for right-sized cooling) help data

centre operators realise true energy gains. For example, the ec fans

available on our room cooling units, close coupled cooling units,

condensers, and chillers help companies achieve up to 60 percent of

fan energy savings over traditional fan solutions. Whether you need a

dedicated room cooling unit for distributed wiring closets; overhead,

row-based cooling for high-density zones in a retrofit environment; or

innovative economisers for a large data centre build project, we have

the right solution.

322226E_LHS Schneider Electric | 1775.indd 24 10/05/12 1:25 PM1775_Facility Perspectives June 2012.indd 30 5/30/12 4:17 PM

From APC InRow to room cooling, efficiency comes standard on all of our data centre cooling solutions.

Efficient:Energy-efficient design, including EC fans, cuts operating costs

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Contents 1

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7

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> Executive summary

Business-wise, Future-drivenTM

Whatever your cooling challenges, we have the right solution:

EcoBreeze economiser HD pod with InRow cooling, including overhead, and air containment

Data centres always have been mission-critical environments. Businesses worldwide depend on their uptime and efficiency. And uptime and efficiency depend on the right cooling deployment. Today, Schneider ElectricTM can deliver the right solution quickly, easily, and cost-effectively.Cooling solutions for every applicationComplementing its innovative APC by Schneider ElectricTM InRowTM line and other cooling innovations, Schneider Electric now offers a comprehensive cooling portfolio. It includes building-level options, including energy-efficient air conditioning equipment and chillers, to keep today’s fully integrated data centres operating at optimal levels.

Faster and easier deployment, installation, and maintenanceSchneider Electric is the only company to deliver its cooling products, parts, and spares via a global supply chain, thereby making deployment, installation, and maintenance faster and easier. What’s more, our efficient cooling solutions are customisable, meeting the specs of even the most complex installations. Each deployment is fast, reliable, and energy efficient, and with its integrated end-to-end software management, ensures your data centre needs can keep up with your business.

©2012 Schneider Electric, APC, InRow, EcoBreeze, and Business-wise, Future-driven are trademarks owned by Schneider Electric SAS or its affiliated companies. All other trademarks are the property of their respective owners. 78 Waterloo Road, Macquarie Park, NSW 2113 AUSTRALIA.

Our comprehensive portfolio of cooling solutions, all of which are fully managed and available through a global supply chain, includes:

> Close-coupled cooling

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> Air distribution solutions

> Chillers

> Heat rejection system








Contents 1

2

7

7

9

10

> Executive summary











> Chillers









Contents 1

2

7

7

9

10

> Executive summary











> Chillers


322226A_RHS Schneider Electric | 1775.indd 1 4/05/12 1:12 PM1775_Facility Perspectives June 2012.indd 31 5/30/12 4:17 PM


green buildings

in the real world, of course, markets are plagued by imperfections

and failures that routinely miss the $50 notes left around. the

point of the joke is that the economist can’t distinguish between

theory and reality.

Facilities managers regularly face the reality that opportunities

exist for improved efficiency but are not captured for a variety of

reasons. some of these reasons have to do with building owner and

tenant investment decisions, engineering challenges, logistical issues,

technology confusion and lack of communication between landlords

and tenants.

Whatever the reason, economic theory does not hold true when

trying to unlock the opportunity of improved efficiency in the built

environment. the reality remains that building owners and tenants

needlessly waste money on energy and water they do not need to

be paying for. the use of this money is effectively as productive as

tossing it into landfill or, indeed, letting it blow away in the wind,

after having not picked it up off the footpath!

energy efficiency, when financed appropriately, enables building

owners and tenants to capture those wasted dollars and reallocate

them to a productive purpose – improvement of the buildings they

occupy and own.

environmental upgrade agreements (eUas) offer building owners

and tenants the opportunity to not only finance energy efficiency

and make productive use of this wasted money, but also to enhance

value, above simple productivity gains.

Historically, energy efficiency projects have been focused upon

either tenant upgrades or base building upgrades – and generally

never the twain have met. eUas challenge conventional assumptions

that the efficiency interests of tenants and building owners cannot be

aligned and enable benefits to be realised by each party. For tenants,

Euas – a powerful tool to capture the full value of retrofitsBy scott BocskAy, chieF executive, sustAiNABle MelBourNe FuNd

An economist spots a $50 note on the footpath but doesn’t stop to pick it up. Why? The economist

knows that it simply can’t exist. Economic theory dictates that in a world of complete and competitive

markets it isn’t possible that a $50 note would be left on the footpath – somebody would have picked

it up.



green buildings

eUas provide an opportunity to replace their exposure to volatile

costs – energy and water bills – with a fixed, non-escalating cost: the

environmental upgrade charge (eUc). For example, a tenant may

be able to have a tenancy lighting project undertaken and paid for

through an eUa. similarly, when base building projects that couldn’t

previously be justified are combined with tenancy lighting projects,

they may become commercially attractive to building owners because

of the payments received from tenants.

eUas were developed to assist in the real world of unlocking the

opportunities of energy efficiency. they are a voluntary three-way

agreement between a building owner, a financier and a council

that provides access to funds for environmental retrofits. the funds

advanced are repaid through the council rates system by a special

charge – the eUc – that can be shared between building owners and

tenants. the money to repay this charge is available from the savings

achieved by the energy efficiency improvements, and up to 100 per

cent of the cost of the project can be advanced. the ability to make

payment by savings forms the heart of the eUa model.

in australia, there are currently two pieces of legislation enabling parties to enter into Euas.

the victorian Parliament passed aus tralia’s first legislation to

enable eUas with an amendment to the city of Melbourne act 2001

in september 2010. the New south Wales Parliament introduced

and passed similar legislation, called the local Government

amendment (environmental Upgrade agreements) act 2010, which

came into effect in February 2011. Both pieces of legislation enable

building owners and tenants to work together to share the mutual

benefits of improving the efficiency of buildings in which they both

have an interest.

in victoria, eUas are available under the city of Melbourne’s 1200

Buildings program, developed to accelerate the pace of retrofitting

Melbourne’s existing commercial buildings. sustainable Melbourne

Fund was appointed by the city of Melbourne to set up and

administer environmental upgrade finance for the program.

Broadly, eUas can be used to finance projects that deliver an

ongoing environmental benefit. similar to other council rates and

charges, an eUc is a charge on the land on which a building sits.

Future building owners, and tenants where the eUc is being shared,

will become responsible for meeting this charge. the only difference

is that when a building owner purchases a property subject to an

eUa, the new owner agrees to the terms of the previously established

eUa. in the simplest terms, an eUc will stay with a building

regardless of a change in ownership or lease.

as the charge stays with the building, it is important that the

corresponding benefit also stays with the building. this ensures

that the new purchaser will not hold a liability for which there is

EUAs were developed

to assist in the real

world of unlocking

the opportunities of

energy efficiency.

Move your bins easily safely, quietly and hygienically

A unique hook system handles most bin sizes from any side

Failsafe braking system, increased leverage and wide track increase safety

Move heavy bins safely and easily letting the dolly wheel take the load

Heavy duty wheels and puncture proof tyres make the Dolly Trolley practically maintenance free

The Dolly Trolley

Can handle up to four binsin various configurations

Can handle bins piggyback or abreast

Foldaway kick stand for upright storage

The ‘Multi’

www.wheeliesafe.com.au

Wheelie Bin Trolley Systems

See our website or contact us for more details: [email protected]

Say Goodbye to OH&S problems and Helloto efficiency.

WheelieSafe Pty Ltd is

a newcomer to the

waste industry. Brian

Stafford formed the company

to market a range of braked

wheelie bin trolleys that he had

developed.

An economist by profession

in the pulp and paper industry,

Brian developed an interest in

efficient waste collection – initially in recyclables, especially

paper.

Brian’s interest in wheelie bins was stimulated by the

observation that their utility has made them omnipresent,

despite having several drawbacks when they become so

numerous and ubiquitous.

With the able assistance of his industrial designer, Andrew

Dickinson, and after extensive trialing, a range of three trolleys

was developed.

Each is aimed at solving a particular problem: handling single

bins down steep slopes; efficiently delivering large numbers

of bins to (and retrieving them from) kerbside; and handling

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WheelieSafe is pursuing a process of innovative development

that involves motorised and ride-on vehicles for use in the

waste collection sector.

Unique waste solutions

321932AE RHS_Wheelie Safe | 1775.indd 24 27/04/12 11:50 AM




company profile


company profile

A thirst for smarter design

There are rheem boiling water units that are perfect

for virtually all applications including small businesses,

professional offices, commercial buildings or even entire

factories with capacities ranging from 20 cups of boiling water to

over 488 cups per hour.

Rheem on-tap under sink rangethe rheem on-tap range module and stylish next generation

dispenser have been designed in partnership with architects, interior

designers and hydraulic engineers. it is modular, smart and stylish.

the rheem on-tap series includes a three and five-litre boiling

water module. Both models come with an energy efficient seven-

day programmable timer and are available with a filter that removes

chlorine, fine dirt and sediment particles, and reduces costly lime

scale build-up. Both boiling water modules enable connection to

optional rheem chillers in either three or six-litre capacity. a discreet

ventilation kit situated at kick plate level is optional for either chiller.

as with any rheem appliance that dispenses boiling water, safety

is of utmost importance. ready lights advise when the water is ready

for use, and the dispenser includes a safety lock that requires a two-

finger operation for boiling water.

the rheem sink-free kit eliminates the need for a sink, allowing

bench-top mounting. the kit also includes a drainage grate and an

intelligent tap extension to clear tall jugs and bottles. it’s a stylish way

to serve instant teas, coffees and chilled water.

Lazer wall-mounted boiling water rangerheem has turned up the heat with its lazer range of boiling water

products, offering smarter and environmentally responsible options.

With its high-efficiency design and reduced energy use, the rheem

lazer range is setting new standards in boiling water for australian

businesses.

rheem has introduced the lazer, lazer eco and lazer commercial

to assist in achieving greater energy reductions. From professional

rooms, small and large offices, to factories, there’s a rheem lazer

solution to suit every boiling water need.

lazer eco has the unique eco-mode energy saving system. When

in eco-mode the unit will turn off after two hours of use, saving on

energy costs. it also has red for heating and a green for ready-to-go

indicators. the lazer has an integrated tap, and both the lazer and

lazer commercial units have a built-in display with an electronic

controller for simple operation.

the lazer and lazer commercial incorporate a seven-day timer

that provides energy savings and ensures boiling water when you

need it. all lazer models have a sleep mode – when set, and if the

unit is not used for the time that you decide upon, it automatically

stops boiling. all rheem boiling water units that incorporate a

timer and sleep mode are designed to comply with the Bca energy

efficiency requirements outlined in J 6.6.

the rheem lazer is available in three and five-litre sizes in both

stainless steel and white enamel. the rheem lazer eco is available

in 3, 5 and 7.5-litre sizes in white enamel only and the rheem lazer

commercial is available in 7.5, 10, 15, 25 and 40 litre sizes in both

stainless steel and white enamel.

rheem lazer has a seven-year warranty on the tank, rheem

eco, commercial and on-tap have a five-year warranty on the tank.

rheem lazer models have a one-year warranty and on-tap has a two-

year warranty on parts and labour, conditions apply. contact rheem

for full warranty details.

322234E LHS_Rheem Australia | 1775.indd 24 7/05/12 9:06 AM1775_Facility Perspectives June 2012.indd 34 5/30/12 4:17 PM

In st a l l a R h e e m f o r te a , cof f e e an d f i l te re d wate rConfi gure the new Rheem on-tap series any way you need it. Instant boiling water

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space and installation costs. Above the counter, the multi-function tap is designed

to look and feel beautiful, and be safe and simple to use.

Quench your thirst for smarter design with the new Rheem on-tap series.

Visit www.rheem.com.au/ontap to download a brochure or call 132 552.

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322234A RHS_Rheem Australia | 1775.indd 1 8/05/12 3:56 PM1775_Facility Perspectives June 2012.indd 35 5/30/12 4:17 PM


green buildings

no benefit on the asset. all allowable improvements to a building

proposing to use an eUa must therefore be permanently affixed to

the property to avoid the risk of an over-encumbered building where

efficiency benefits can be removed but the charge remains.

sustainable Melbourne Fund has established two types of

improvements that can receive funding through an eUa under the

1200 Buildings program – common improvements and custom

improvements.

common improvements have an established track record of

producing energy or water savings. common improvements include

insulation, glazing, lighting control upgrades and Hvac upgrades.

in order to make a common improvement, building owners need to

undertake a level 2 energy audit (as/

NZs 3598:2000). the audit will

provide a list of opportunities

from which a building owner

can develop a project scope for

their retrofit. any items that are

on the common improvements

list, available on the sustainable

Melbourne Fund website, qualify

as pre-approved for financing

through an eUa.

innovation is an important

aspect of optimising building

performance, and sustainable Melbourne Fund encourages the use

of new technologies and approaches through custom improvements.

Building owners undertaking custom improvements need to

provide more detailed information in addition to a level 2 energy

audit to better ensure the retrofit’s environmental outcomes and

performance. sustainable Melbourne Fund has established an

external panel review process to assess the appropriateness of

custom improvements for inclusion under an eUa.

a commonsense approach to utilise the information that would

be generated as a matter of course in undertaking an efficiency

or optimisation project underpins the assessment criteria for both

common and custom improvements. Qualifying for an eUa simply

requires that the information be presented in a straightforward

manner to enable proposed retrofits to be assessed. the aim of the

program is to finance projects that forward-looking building owners,

tenants and facilities managers would already be considering.

there are many factors providing

major impetus for the use of

eUas to upgrade, including ready

access to competitive, long-term,

fixed finance with a$60 million

available from the National

australia Bank, a sound legislative

framework, support through

the 1200 Buildings program,

expansion of the victorian energy

efficiency target (veet) to include

the business sector, and the

Federal Government’s commercial

Buildings Disclosure program.

eUas can help facilities managers unlock a wide range of

opportunities for improved efficiency within buildings, enable tenants

to reallocate wasted money to improve their tenancy lighting systems

without having to spend money upfront, and provide building owners

with longer payback for projects that may have previously been

uneconomic. By working together, facilities managers, tenants and

building owners can deliver comprehensive retrofit projects with

shorter paybacks that improve the performance of tenancies and the

base building.

With finance available at fixed rates for 10 years, the optimal

project is one where the simple payback is around six or seven

years and financed over 10. this type of project would be a true

representation of optimal reallocation of unproductive money to

deliver positive, productive outcomes for buildings. such a project

would be cash flow neutral in year one and, as energy and water

prices increase over time, the total cost of occupancy of that building

would be less than if no action were taken.

economists practice theory. Facilities managers deal with reality.

eUas are a groundbreaking tool to help theory and reality meet,

and can achieve results on a scale meaningful to the problem for all

parties. Facilities managers can play an important role in assisting

tenants and building owners to identify and pick up the $50 notes left

on the floor of their tenancies and plant rooms.

Scott Bocskay is the Chief Executive of Sustainable

Melbourne Fund, which administers the environmental

upgrade finance mechanism for the City of Melbourne’s

1200 Buildings program. For further information on

how EUAs can help facilities managers, building owners

and tenants to capture the full benefits of retrofits,

visit the Sustainable Melbourne Fund website at

www.sustainablemelbournefund.com.au,

email. [email protected] or call

+61 3 9658 8740.

Innovation is an

important aspect of

optimising building

performance




company profile


company profile

Fast, Efficient, Hygienic Hand Dryers

Find Out Why Our Customers Prefer Our Hand Dryers Compared To Any Other Hand Dryer

Is our most stylish and advanced electric hand dryer.

Designed for up to 1000 dries a day it features high levels of

air filtration including an optional HEPA filtering and anti bacterial

coating. Water collection tray plus adjustable air speeds.

The Bio Drier is our economical and hardworking jet hand dryer, providing the fastest airspeed with lowest power consumption.

Electric motor features brushless technology for longer, cooler more reliable running. A cost effective unit able to withstand the most

demanding applications.

The MINI is a great smaller but very stylish jet hand dryer with low

power consumption. Designed for lower volume use

i.e. Smaller bathrooms associated with offices and cafes.

The Mini has all the big machined features including

powerful airflow with air filtration and water collection.

The ECO provides our entry level standard style robust hand dryer, high vandalism resistance ideal for lower and

high traffic areas. Powerful airspeed for faster drying than most standard

hand dryers. The ECO is simply designed to do its job with no fuss.



































A_EHS | 1775.indd 1 9/05/12 1:55 PM

Experience the confidence that comes with quality hygiene

There is nothing more essential than a hygienic workplace.

that’s why we offer a comprehensive and affordable range of

hygiene services – at a quality you can always count on. Our

solutions can be tailored to meet your specific needs; our customer

service is efficient, timely and hassle-free, while our professional and

friendly team are always on-hand 24/7 for emergency call outs.

Our products and services are delivered with total reliability – by

a professional and caring team that will never let you down. it’s a

simple formula that means you can get back to business as usual,

with the peace of mind that comes with knowing you’re in good

hands.

Ten Unbeatable Service Guarantees 3 a comprehensive range of washroom products and services

3 Flexible agreement terms – including services and payment

options tailored to your personal needs

3 total transparency – no ‘hidden extras’

3 timely and reliable service – guaranteed delivery within two

days of the agreed date, or the service is Free!

3 24/7 emergency call out service

3 Fully-trained, knowledgeable and professional staff who are

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system to guarantee

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3 all units feature the

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3 testimonials and

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Call today – and discover a whole new world of innovation, safety and convenience with EHS. ‘When Hygiene is essential, you can count on us’ Ph: 1300 88 90 91 | www.ehservices.com.au

321925AE RHS_EHS | 1775.indd 24 10/05/12 12:36 PM1775_Facility Perspectives June 2012.indd 37 5/30/12 4:18 PM


company profile


company profile

The right lighting product at the right time

As electricity prices soar, industrial facilities are urgently seeking viable cost-saving solutions.

‘Lighting is one area of energy

usage where industry has been

poorly served compared with the

United states and europe,’ said eelcO

Managing Director, Mathew Fear. ‘We began

manufacturing our linear fluorescent lighting

systems in australia to provide a viable energy

efficient and cost-effective alternative to the

standard high and low bay systems.’

Ready to beat carbon taxadelaide-based auto components

manufacturer, Hirotec, wanted to minimise

energy costs when they were planning a

5000 square metre extension to their existing

facility.

‘With the carbon tax just around the corner

there was a strong incentive to look more

closely at energy efficiency,’ said Facilities &

services co-ordinator, andrew Pearson.

Hirotec installed 60 eelcO high bay lights, which resulted in a cO²

emissions reduction of 72.1 tonnes and an energy saving of 67,500

kilowatt hours annually. complete return on investment is expected

in around 30 months.

Not only is the new extension using less energy, it’s providing

better quality, brighter light, making the working environment safer

for staff.

Combining energy efficiency and emergency lightingGreens General Foods, famous for their cake and pancake mixes,

wanted an energy efficient alternative to the standard power-hungry

high bays, as well as an upgrade of emergency lighting to comply

with the australian standards as/NZs 2293.

‘initially, we needed to upgrade emergency lighting in three

warehouses,’ said Green’s Magdon ismail. ‘But eelcO came up

with a solution that replaced our existing high bay lighting with

lower wattage lamps and could double as emergency lighting when

needed.’

australian-made eelcO 1848a_4lt5_eM high

bays, with built-in emergency lights, were installed,

making an immediate and dramatic improvement

in both lighting quality and lUX levels.

‘they saved us from spending extra on standard

emergency lighting that would only be used during

a power outage,’ said Mr ismail.

Projected cO² emissions reductions will exceed

55 tonnes a year, while electricity cost savings will

amount to over $10,000 annually. the retrofit also

qualified for an energy savings certificate (esc)

rebate of over $11,000.

‘in the majority of large commercial and

industrial facilities our linear fluorescent lighting

systems are one of the most viable solutions to

cutting lighting and maintenance bills, improving

workplace lighting and creating a safer work

environment,’ Mr Fear said.

the carbon tax was a strong incentive for Hirotec to choose eelcO’s energy efficient lighting

eelcO replaced energy hungry high bay lighting with energy efficient lamps that could double as emergency

lighting at Greens General Foods

321929E LHS_EELCO | 1775.indd 24 1/05/12 10:44 AM1775_Facility Perspectives June 2012.indd 38 5/30/12 4:18 PM


FOR YOUR OBLIGATION FREE* COST BENEFIT ANALYSIS

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Systems

Quality Australian made EELCO High & Low Bay Lighting Systems are specially designed to replace conventional power hungry high bay lighting in warehouses, factories and other large industrial facilities. Finance options, huge rebates and government assistance packages are now available in some states.

One for one replacement saving up to 70% on running costs

Guaranteed energy andmaintenance savingsusing proven technologies

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*Eligibility criteria applies. Rebates vary from state to state.

Before After

“ We have better lighting at reduced cost. In the high bay area the EELCO fittings produce twice the illumination at half the ongoing electricity cost.”

Peter Wood, Gazal Apparel



green buildingsgreen buildings – lighting

Let there be lightroBiN MelloN, executive director – AdvocAcy ANd iNterNAtioNAl,greeN BuildiNg couNcil oF AustrAliA

For millennia, the sun played the central role in illuminating building interiors by day.

Natural daylight was the only practical, readily available source

until the mid-19th century, when gas lighting and kerosene

oil lamps flooded the market. these new light sources

provided relatively good levels of light for many tasks. But it wasn’t

until electricity was switched on in the 20th century that artificial

lighting loomed large in our buildings. From then on, buildings with

larger floor plates could be illuminated artificially, and electric lighting,

particularly in the workplace, became the norm.

artificial lighting brought with it new levels of productivity – people

could work long after the sun had set. ironically, we now know that it

can also have a detrimental impact on occupant health, wellbeing and

productivity. artificial light can influence the natural pattern of our

circadian rhythms, leading us to feelings of depression, poor sleep

quality, lethargy, and even illness.

according to a study published in December 2011, light

directly influences the amount of melatonin a person produces,

which indirectly affects alertness. the research team from the

swiss Federal institute of technology in lausanne exposed

subjects to daylight or artificial light for six hours a day for two days.

each evening, after the exposure, the researchers evaluated melatonin

and cortisol levels, and rated sleepiness and cognitive functioning.

This latest study

reinforces a raft of

research that finds

that comfortable,

bright facilities

promote alertness

and motivation.

the GreenHouse, GBca head office




‘subjects felt significantly more alert at the beginning of the

evening after the daylight condition, and they became sleepier at the

end of the evening after the artificial light condition,’ said researcher

Mirjam Münch. the study found even short-term lighting conditions

had an impact on cognitive task performance in the evening. ‘such

a relationship could be crucial for workers requiring high attention

levels and executive functioning, such as bus drivers, industrial

workers in sensitive areas, or air-traffic control,’ the research found.

this latest study reinforces a raft of research that finds that

comfortable, bright facilities promote alertness and motivation. the

Office lighting KnowHow report, published in 2008, found that if

poorly designed lighting distracts the average worker for only one

per cent of the time, this is equivalent to a Us$5 per square foot

annual loss.

the Heschong Mahone Group has published a number of studies

that examine how daylight affects human performance. For instance,

a 1999 study of more than 21,000 students found a dramatic

correlation between daylit school environments and student

performance, including a 20 per cent faster progression in maths and

a 26 per cent faster progression in reading.

a 2003 study into office worker performance revealed that

workers in call centres processed calls up to 12 per cent faster when

they had access to the best possible view versus those with no view.

a pleasing view was found to improve mental function and memory

recall of office workers by up to 25 per cent, and they were the least

likely to report negative health symptoms.

a further Heschong Mahone study into the effects of daylight in

the retail environment found that the value of the energy savings

from natural light was far overshadowed by the value of the

predicted increase in sales. ‘By the most conservative estimate, the

profit from increased sales associated with daylight is worth at least

19 times more than the energy savings, and, more likely, may be

worth 45 to 100 times more than the energy savings,’ the report

found.

access to daylight is not just a productivity booster. One 2005 study into the effect of sunlight on patients undergoing

spinal surgery found that lighter and brighter rooms in hospitals

contributed to stress reduction and that patients experienced

less pain and used less analgesic medicine. another study at the

Mackenzie Health sciences centre in canada found that depressed

A pleasing view was

found to improve mental

function and memory

recall of office workers

by up to 25 per cent, and

they were the least likely

to report negative health

symptoms.

rMit’s swanston academic Building.

image courtesy of lyons architects.




patients in sunny rooms recovered 15 per cent faster than those in

darker rooms.

clearly, applying simple green building practices, such as providing

access to natural light, can have a significant impact on health and

wellbeing, patient outcomes, learning environments and productivity.

the Green star environmental rating tools contain credits that

encourage and recognise designs that provide good levels of daylight

for building users.

access to daylight is only part of the

productivity equation. Good artificial

light and access to task lighting are also

important. Green star awards points

for building projects that incorporate

lighting that is not over-designed (with

a maintained illumination level of no

more than 400 lux for 95 per cent of

the net lettable floor space) and also

projects that include greater flexibility

for light switching.

at the Green Building council of

australia’s headquarters in sydney,

known as the GreenHouse, a Digital

addressable lighting interface (Dali)

system controls the lights above each

workstation. task-based lighting is

controlled by each user via a program

on each user’s computer. all lighting

zones are less than 100 square metres

and are controlled within enclosed

spaces by sensors and a touch screen

near reception. this initiative contributed to the GreenHouse’s 5 star

Green star – Office interiors v1.1 rating.

While a number of credits address lighting in the design and

construction of green buildings, Green star is increasingly recognising

the influence and importance of facilities managers during the

operational phase of buildings. a number of our most recent rating

tools, including the Green star – education v1 and Green star –

Healthcare v1 rating tools, feature the ‘Maintainability’ credit within

the ‘Management’ category. Green star recognises that buildings

should be designed with longevity in mind. With proper planning,

Green star-rated buildings can substantially reduce maintenance and

operational costs. this credit aims to encourage building design that

supports and minimises ongoing maintenance throughout a building’s

lifecycle.

Points are awarded when a qualified facilities manager is engaged

at the earliest stages of the Green star design process, and submits

a design review that considers ongoing operational and maintenance

issues. the facility manager is asked to consider issues such as the

modularity and standardisation of lighting fittings and fixtures, and

the ability to clean, replace and repair lights.

the rMit swanston academic

Building project in Melbourne,

which achieved a 5 star Green star

– education v1 rating, achieved the

‘Maintainability’ credit. the rMit

facilities manager who reviewed the

design identified a number of potential

improvements. ‘By engaging with the

facilities management team at the

earliest stage of the design process,

we were able to explore potential

maintenance challenges from the

outset,’ explains aecOM’s shu-Hsin

soong, who was the Green star

accredited Professional on the project.

in particular, the facilities manager

recommended that the quantity

of individually controllable Dali

ballasts in the project was minimised.

there was a preference for standard

electronic ballasts, as they cost less and

were quicker to replace.

‘By working together, we were able to come to a design solution

that used both types of ballasts appropriate to lighting control

functionality required. We were able to explain the benefits of the

individually-controlled system and, at the same time, we were able to

revise our design to better serve the way the facilities management

team would maintain the lighting,’ shu-Hsin explains.

the result was a better building. By being part of the design team,

the facilities manager can ensure that design professionals deliver

innovative, yet practical, building systems solutions that can be easily

maintained well into the future. and with lighting consuming 19 per

cent of the world’s electricity, this means a productive, economical

and green future.

The facility manager

is asked to consider

issues such as the

modularity and

standardisation

of lighting fittings

and fixtures, and

the ability to clean,

replace and repair

lights.

the GreenHouse uses a Digital addressable lighting interface


LAZER LINEAR T5 / LED LUMINAIRE

Visit our commercial website www.dmbdesign.biz

LED T8 LAMP REPLACEMENT & INDUCTION LIGHTING

As ‘Carbon Tax’ is here to stay and with the constant rising ‘Energy Costs’, we at Lampart Australasia have found a way to cut the energy consumption of small to large businesses.

Almost all of the commercial sector including shopping centres, warehouses, office buildings, sports grounds, car parks, schools, et cetera, which require a large amount of light, are currently using halogen, fluorescents, metal halide and mercury vapour systems to achieve high lighting results.

With our LED T8 retrofit lamps and induction lighting systems, we can save your energy costs up to 50 per cent. We can retrofit existing light fixtures and accommodate all new lighting applications as we have an extensive range of commercial and industrial lighting to replace the old lighting systems currently being used.

INDUCTION LIGHTING SPECIALISTS

SELF BALLASTED INDUCTION LAMPS

HIGHBAYS DOWN LIGHTS

FLOODLIGHTS

‘We Are Committed To Saving The Environment and Cut your Energy Costs’

Quote by: Joe Velkovski (Director)

‘NEW’ 22W LED T8 TUBE (Retro fit)

‘LED’ ENERGY SAVING OPTIONS

DOWN LIGHT KITS

FLOOD LIGHTS GLS & CHANDELIER LAMPS

Lampart Australasia Pty Ltd and our sister company DMB Design Australia Pty Ltd are professional groups, proudly Australian owned. We have been operating in the commercial and industrial lighting market for over two decades. We are always committed to providing our customers with the latest in innovative and affordable lighting solutions. We provide quality in- house manufactured and high-quality imported products. which are assembled in our factory located centrally in Bankstown.

We can custom build, alter or re-design our fittings to suit your particular requirements.

We provide industry leading one-on-one service and offer a complete lighting package, from design to manufacture, supply and aftersales service.

Attributes of T8 LED lamp and other LED lamp options: � • Replacement of the old 18 watt, 30 watt, 36 watt and 58 watt fluorescent lamps � • Replacement of halogen and fluorescent lighting in domestic and commercial applications� • Cuts your energy costs by more than half� • Up to 40,000 hours run time.� • Easy installation.

Attributes of Induction lighting: � • Can be retrofitted into existing light fixtures � • Minimise running costs by up to 70 per cent � • 80,000 to 100,000 hours of run time � • Instant start (no lamp cool-off period required for restarting) � • Even light spread, no flickering .

LAZER LINEAR LUMINAIRE SYSTEM

Lazer linear T5 and LED luminaires are a unique alternative option for all applications where a nice clutter- free ceiling or wall light is required. This low profile luminaire can be mounted on the ceiling or wall, with both recessed and flush mount options available.

We can custom design any lengths of Lazer lighting to suit your lighting layout requirements. This is ideal for any application where excellent uniformity and continuous lighting effects are required.

The ‘Lazer Menada’ range offers an architecturally pleasing alternative to recessing. Lazer Menada is available in module or continuous, suspended or surface mounted options.

Lampart Australasia Pty Ltd, 6 Arkley Street, Bankstown NSW 2200, Ph: (612) 9790 8788 Fax: (612) 9790 8777 Email: [email protected]

322266AE RHS_DMB Design | 1775 HIGHRES.pdf 1 26/04/12 11:30 AM




The original foyer had, as its focus, a grand sweeping stair and

two hero pendants. the lighting was based on incandescent

and low voltage downlight and accent lighting and low

voltage cove lighting, all of which was controlled by a central

dimming system. as part of the upgrade, both the stair and hero

pendants have been removed.

the new foyer is more open and bright, with a single 7.5-metre

diameter chandelier as the key focus, complemented by a large

sculptural feature on the wall behind the new reception counter. the

ceilings, columns and floor finishes remained as originally designed.

the vast majority of the lighting in the new foyer is leD. the

starting point was the selection of leDs for the chandelier. Working

with interior designers stephen Hennessey and Bates smart, we

selected an leD to give the pendant sparkle and highlight the

material of the fitting.

the next area to be addressed was the cove lighting that

illuminates the coffers above the chandelier, as well as those on the

lower ceiling of the foyer. again, we reviewed many options to find

an leD that complemented the chandelier, the colour of the coves

and the lighting of the adjacent areas within both the Mahogany

room and Foyer Bar. concurrent with this activity, we addressed

the reception feature. again, working with Bates smart, we selected

the leD that was to be installed within the feature, which had to

complement the stone colour. the next significant task was to

address the accent lighting to wash the wall behind reception, as

well as the lighting over the reception desk. Here, the critical issue

was the impact the light had on flesh tones. Many different leD

fittings were assessed before we found one that gave the right result.

included in the deliberation was the availability of the fittings, as

timing on a project like this is always critical.

a sparkling Crown – upgrading Crown towers’ lighting systemsBy dAvid Bird, 2B desigNed

The upgrade of the Crown Towers Hotel lobby

was part of a much larger project that focused

on the upgrade of the high rollers’ ‘Mahogany

Room’ of the Crown Entertainment complex,

and was completed in 2011. The hotel, as part

of the Casino complex, was opened in the mid-

1990s, and the foyer had not been updated until

the upgrade. Crown was keen that the upgrade

reflected the status of a modern six-star hotel

and provided an exciting destination for their

guests, many of whom are from overseas.




Next, we addressed the options to replace the incandescent

downlights and accent lights. the last major challenge was to select

a light source for the accent spot that focuses on the centre of the

‘medallion’. No leD fittings could meet our tight specification so we

selected a metal halide spotlight and added a colour correction filter

to give the same hue and feel as the adjacent leD fittings. the loose

table lamps were tested with a number of lamp options before a cFl

dimmable lamp was selected.

the lighting control system was upgraded to control all the light

sources in the renovated space, and the various lighting presets

programmed. the presets automatically change depending on the

time of day.

the most challenging aspect of the project was the selection

of the light sources. Using a number of different leD suppliers,

coupled with metal halide fittings, the key was to select those with

an appropriate colour, light output and electrical performance so that

the final installation did not give the appearance of ‘white fruit salad’.

this process took many hours and many on-site mock-ups before an

acceptable solution was achieved.

the actual load, as opposed to the connected load, was not known

when we started; however, in estimating the impact on the electrical

load, we reviewed the 400-odd metres of cove lighting as it has

changed from approximately 100 watts per metre to 10 watts per

metre. the new downlights are 11 or 18 watts rather than 100 or

150 watts, so we estimate that overall the electrical load has been

reduced by approximately 75 per cent.

The team that worked on the project includes: 3 client – talis sterns and his team from crown Projects

3 interior Design – Jeff copolov and his team from Bates smart

3 chandelier Design – stephen Hennessey

3 lighting Design – vision Design with 2B Designed

3 Photography – 2B Designed

Suppliers 3 coolon – leDs for coves and chandelier

3 Famco – chandelier manufacturer

3 ac/Dc – accent/downlights

3 KKDc – linear leDs

3 Deltalight – accent lights

3 Philips Dynalite – lighting control.



company profile


company profile

Geckolighting® – saving money, saving the planet

Geckolighting is an leD lighting specialist focused

on developing and supplying Geckolighting®

Brand leD lighting products for commercial,

industrial and mining applications.

…Saving money, saving the planet…Geckolighting products reduce energy, maintenance and

waste costs and are environmentally friendly. saving

money, saving the planet is Geckolighting’s motto.

Generally, Geckolighting products, such as leD

replacements for fluorescent tubes, reduce energy

consumption for lighting by 70 per cent, and, because

leDs operate at lower temperatures, save an additional 12

per cent when air-conditioning is in use.

in cool rooms and freezers, energy savings on lighting

and refrigeration plant often exceeds the total energy used

by standard lighting products.

...return on investment through reduced energy bills within two (2) years…Many commercial and industrial customers receive a

return on investment through reduced energy bills within

two (2) years. customers with extended operating hours

attain returns in shorter time periods.

…better quality light…reducing lighting costs does not mean reducing lighting

quality. in fact, Geckolighting products are often installed

specifically to resolve light quality problems by providing

better quality light, or to improve light quality without

resorting to costly upgrading of electrical infrastructure.

…do not contain mercury…there are many benefits to consider other than just

saving money, such as eliminating products containing

mercury. Most lighting products contain mercury, whereas

Geckolighting products do not contain mercury and are roHs

compliant.

While the danger of asbestos and lead is widely known, little

attention is given to mercury – the most toxic non-radioactive

material known. Blood levels above 2.8 micrograms per decilitre of

mercury are cause for concern.

a single cFl contains 5000 micrograms of mercury. Break one

and you need to evacuate the area quickly, ventilate and clean up

using protective equipment. this is always difficult and disruptive.

Geckolighting products do not contain glass or phosphor

powders, eliminating risk of broken glass and toxic materials

from lighting products – particularly critical in food preparation or

processing areas.

...do not attract insects… Geckolighting products do not attract insects like standard lighting

products because they do not emit Uv or ir radiation. this is

particularly beneficial in areas plagued by insects. One business that

was about to relocate from a shopping centre across from a lake

because of insects installed Geckolighting products to resolve the

problem, and a car dealership was pleased when Geckolighting flood

lights eliminated insects and therefore seagulls chasing insects over

the yard at night.

Geckolighting has a comprehensive range of leD products

developed specifically for the australian and New Zealand 240v

electrical system.

For product range and more information about Geckolighting products refer to www.geckolighting.com.au or call (08) 9371 2652

321930E LHS_Pearl Island Trading Company | 1775.indd 24 21/05/12 2:18 PM1775_Facility Perspectives June 2012.indd 46 5/30/12 4:19 PM


®

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practical lighting solutions and innovative staff education for a landmark fit-outAs the creative force at the heart of many of the world’s most prominent built environment projects,

Arup has taken their approach to sustainability closer to home to achieve best practice in a landmark

fit-out.

arup, the engineering, design and planning consultancy firm,

was recently awarded ‘2011 cityswitch signatory of the

year’ in recognition of their energy efficiency and business

leadership efforts at their Brisbane tenancy. We spoke to Peter

James, esD Manager for arup in Brisbane, to find out more about

their innovative application of technology, measurement and staff

engagement.

as winner of the 2011 CitySwitch National awards, tell us about how the sustainable office journey began.We joined cityswitch Green Office in 2009 in order to optimise

energy performance within our (then) new headquarters. as an

engineering company, we saw cityswitch and the actions of energy

efficiency as an opportunity to share knowledge and expertise with

their clients and, in turn, help them to improve energy performance.

So, following an office move, what were the priorities of the consequent fit-out?Our original tenancy was within a cBD high-rise building, which

imposed a number of limitations. a priority for us was to move

to a high-performing base building and plan an interior fit-out

that would minimise our environmental footprint and strengthen

company culture through creating a positive, interactive and healthy

environment for our staff and visitors.

What are the fit-out’s key features? Our open plan layout has created a light-filled and contemporary

space, and the fit-out incorporates a range of sustainable features

in its design and choice of furniture and fittings. the space is very

interactive, with a staircase connecting all floors, a number of

breakout spaces on each floor, plants and visible greenery, user-

controlled blinds on all façades and good natural light.

What were the main projects undertaken? We rolled out plant and equipment upgrades and a lighting retrofit,

embodied energy efficiency into policy, and implemented a number

of innovative behaviour change programs.

lighting measureannual Electricity Saving(KWh)

Cost Saving implementation Cost payback (years)

leD replacement tubes – this technology was not pursued due to lamp flickering that was experienced.

Pierlite 1 x 1 x tl5 He

eco 25W28,800 $6200 $71,300 11

Green t5 troffer with

louvre5300 $1150 $50,490 43

Pierlite Futcha 5 Miro 5

5228 PBa424,200 $5200 $58,800 11

conversion kit t8 to t5

2 tubes15,000 $3250 $9240 3

these calculations were undertaken by arup and reflect the particular circumstances of their location and existing lighting systems




The lighting retrofit was one of the key projects – what were the steps taken? We firstly undertook an energy audit in order to identify practical

measures to improve our energy efficiency. We then set about

trialling various lighting technologies within the working office to

determine what lighting systems would be suitable for use in future.

From this we made estimates of the costs and savings that might be

available to us (these are shown in the table on the previous page).

What were some of the options and issues highlighted by the trial? initially we looked at leD tube fittings as a replacement of the

existing t8 tubes, but we weren’t satisfied with the flicker that

occurred. so, we then looked at replacing the entire lamp and

housing fittings with two different types of bespoke t5 system (the

‘Green t5 troffer’ and the ‘Pierlite Futcha’ types). One problem with

these options was that as our existing lighting system is only a few

years old, the economic case for simply abandoning it for something

else – albeit for something more energy efficient – was not an easy

decision to make. in addition, our then landlord had told us that at

the end of our tenancy we might have to reinstall the original lighting.

Next, we considered converting to t5 tubes. this would have avoided

the issue of replacing the light fittings, but we were advised that by

installing the conversion kits we might have run into warranty issues

with the fluorescent tubes and fixtures.

so, while we have not yet completely decided which option we

will adopt, we did note that there were, in any case, some flow-on

benefits from this process. For example, through our testing regime

we identified and corrected issues with our daylight balancing

perimeter lights; and additionally, staff learned how to better use

the existing lighting controls, both of which have delivered energy

savings. so we have learned that putting the effort into monitoring

and staff is just as important as technical solutions.

We also encouraged staff to make use of the demand-based

controls in all meeting rooms, so staff could obtain air conditioning

on a needs basis, and tweaked lighting movement sensors.

What advice would you have for others considering a lighting upgrade?there are lots of new products on the market, but you really have

to be aware of all the claims salespeople make and try them out for

yourselves, as the results may vary depending on the environment

and space. Often the simple solutions are the best. Use switching,

sensors and daylight balancing – and make sure you finetune

and monitor them to optimise performance. also, make sure you

educate the occupants about how to use available control systems

(and switch-off procedures) to really get the most out of them.

What part does ongoing monitoring play in building management? as a firm of engineers, ongoing monitoring and measurement

is, of course, for us essential, so our first step was to assess the

current and proposed lighting solutions’ power consumption and

lux readings. We also talked to staff about their perceptions and

needs. Once the solutions were installed, the tridium system

provides ongoing monitoring through our lighting sub-metering

system.

enabled by a NiaGara energy management framework,

the tridium building automation system software enables the

integration of various automation and control systems into one

interface and facilitates not only integrated monitoring, but

ultimately active, intelligent building control from one desktop. this

is a cutting-edge technology. We are currently at phase one of our

integration, having connected all our power and lighting sub-meter

data to the system, as well as a data monitor that tells us which Pcs

are left on at night or over the weekend.

Were there any challenges? the project led us to some interesting challenges; we found

information missing or incorrect – for example, the electrical

schematics did not match the configurations we were observing,

and our lease drawings had never been measured to Pca standard.

But essentially the project has delivered great insights so far, and the

intention is that information captured will feed into the arUP Office

realtime system for others in the company to share. in phase two

of the project, we will activate the intelligent building controls to

automate the performance management of key systems.

‘In addition to walking the

talk, Arup has really stood

out this year for market

innovation. Leveraging

existing technology to

generate realtime data is

no easy task.

We commend Arup for

looking into the future and

creating practical solutions

for making

the invisible visible.’

CitySwitch National

Awards judges




What are some of the other learnings as far as maximising performance? arup has undertaken a number of retro commissioning (rcx) projects

in california, working with utility companies and building managers

to get the best out of their existing systems to reduce energy. Many

buildings have building management systems (BMs) that are poorly

implemented in the building or poorly documented, and/or their

capabilities are not being best used for maximum performance. We

bring our engineering experience to review their Hvac systems,

sub-metering and lighting, and examine load demand in order to

minimise cost and optimise performance. Many of our projects there

have seen a sub six-month payback on the implemented measures.

Would you recommend the Tridium system to others?installing tridium is like putting a brain into your building. it converts

your ‘dumb’ meters into smart meters and means that you don’t have

to physically travel through the building to collect data. Now, you

can achieve this through the network, but meters are still just passive

information collectors. this system goes to the next level and enables

the management of demand. it’s being used in the United states by

smart grid projects and i think we’ll see it being used more and more.

it is fair to say that the system is best used for base building services

– although we are monitoring our tenancy performance – and it does

need a reasonable amount of it skills to get the implementation

happening, so is probably best suited to those who run multiple

buildings that they would like to compare, and those who are hit with

big peak demand charges.

Tell us about the arup realtime data visualisation systemthe arup Office realtime data visualisation system allows our

staff to see their energy, water, paper, and flight impact trends on

permanent flat screen displays that are installed on each level. the

system also displays public transport information including airport

trains, and the number of computers turned off overnight.

Developed internally by arup, the displays take in data feeds

from sources including the tridium, invoice and procurement data,

photocopier and pool car usage. this allows us to track the office’s

overall progress detailing, for example, today’s resource consumption

with yesterday’s and last week’s, and compares this with how we

are looking against our daily targets as well as against other national

offices. importantly, it ensures a correlation between individual

actions and overall outcomes, and the information is analysed each

month to identify what measures can be undertaken to ensure

increased energy and water efficiency.

the response from clients and visitors has been very positive, and

we are very excited to now be working with several clients to develop

customised solutions for their work environments as well.

What role has staff engagement played? Whilst our fit-out incorporated various ‘designed in’ green initiatives,

employee behaviour was identified as the significant out-of-hours

energy contributor and a key factor to reducing energy use. the

impact of our projects was significantly increased by combining

technical solutions with successful staff engagement.

engaging staff in the problem-solving process definitely contributes

to the take-up of solutions and helps embed these solutions in

day-to-day work culture. For example, our ‘Biggest energy loser’

inter-floor competition, where office floors competed with each other

to reduce energy consumption, was a great success. We continue to

keep staff informed about our building’s ongoing performance and to

educate them as to how they can make a difference in a number of

ways, including via our ‘be an energy hero’ poster campaign and our

Office realtime data screens on each level of our building.

What are the anticipated outcomes?We’ve achieved a 4 star NaBers energy tenancy rating for the year

ending 2010 and are due to complete our next rating for the year

2011 shortly. the results for our current (2010) NaBers energy

tenancy rating are shown below. We are also currently looking at

the potential savings from the initiatives we have outlined above and

hope that these will have improved our energy performance over the

year.

Year Star rating

Benchmarking

Factor/

Normalised

Emissions

2010 4 76

GreenPower

usage

% used

Energy Intensity

MJ/m2/yr

Total Emissions

(scope 1, 2 & 3)

kg CO2/yr

0 383 544653

Arup is part of a national network of businesses that, through

CitySwitch Green Office, are playing an important part in

reducing the carbon emissions of our cities and demonstrating

a high level of environmental leadership and action.



company profile


company profile

Welcome to alternative lighting, a company dedicated

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overwhelming negative effects on our environment and

lifestyles, there will be substantial effects on our economies if we do

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for government, projects, commercial and industrial requirements

and residential developments, and are proud to offer a range of

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the next generation of leDs are available and as technology moves

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Our leD products constitute the newest range of leD technology

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presentation of our latest leD products.

For more information P: +61 7 3339 7959

F: +61 7 3339 7958

E: [email protected]

W: www.alternativelighting.com.au

S: alternative_lighting

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P: +61 7 3339 7959F: +61 7 3339 7958

E: [email protected]

W: www.alternativelighting.com.au

S: alternative_lighting

Alternative LightingSuite 1, 39 Melbourne StreetSouth Brisbane QLD 4101

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Alternative Lighting

322412AE_RHS Alternative Lighting | 1775.indd 24 18/05/12 1:10 PM1775_Facility Perspectives June 2012.indd 51 5/30/12 4:19 PM



in an event hosted by FMa australia, a number of south australian

companies have been recognised by senator the Honourable

Don Farrell, Parliamentary secretary for sustainability and Urban

Water, on behalf of the australian Government for their commitment

to reducing the amount of mercury entering the environment from

the disposal of fluorescent lighting.

Held in conjunction with the Fluorocycle scheme, this event

recognised the important aim of reducing the amount of mercury

entering the environment from the disposal of mercury-containing

lighting to landfill. Fluorocycle is delivered jointly by lighting council

australia and the australian Government on behalf of the australian,

state and territory environment ministers.

in introducing senator Farrell, Nicholas Burt, chief executive

Officer of FMa australia, highlighted that while much of what

facilities managers deal with may not grab the headlines, this

does not mean it is not critically important to the national interest.

initiatives such as Fluorocycle are important drivers for ensuring

higher levels of professional practice in facilities management.

senator Farrell said an estimated 95 per cent of lamps that contain

mercury end up in landfill each year, posing a potential risk to the

environment and human health.

‘i congratulate the 100 organisations nationally that have already

signed up to this worthwhile initiative.’

local and national organisations based in South australia and recognised at the event include: 3 adelaide shores

3 chemsal

3 cMa ecocycle

3 environment Protection authority (south australia)

3 etsa Utilities

3 Gerard lighting

3 Globe Force

3 Hills Holdings limited

3 Kmart australia ltd

3 KP lighting

3 laser electrical – adelaide cBD

3 Neca

3 rawtec

3 sita australia

3 Zero Waste sa.

senator Farrell was particularly pleased to welcome etsa to the

Fluorocycle scheme.

‘etsa Utilities is the first electricity distributor in australia to

become a signatory and, as an organisation responsible for more

than 200,000 public streetlights in south australia, it will make a real

difference to reducing the amount of mercury going to landfill,’ he

said.

‘i encourage more companies to sign up, particularly in the lead-up

to changes in the management of waste fluorescent lamps in south

australia.’

the senator noted that Fluorocycle and the landmark Product

stewardship act 2011 are both priority initiatives under australia’s

National Waste Policy, and that product stewardship initiatives such

as these, where industry voluntarily agrees to take action, make an

Fma australia nationally recognised The Facility Management Association of Australia has been recognised by the Australian Government

for its commitment to facilitate the reduction of mercury-containing lighting going to landfill.

Beautiful autumn day in adelaide

As an organisation

responsible for more

than 200,000 public

streetlights in South

Australia, it will make

a real difference to

reducing the amount

of mercury going to

landfill.




important contribution to reducing the impacts of products on the

environment and human health.

attendees were also provided with a briefing from the south

australian environmental Protection agency on the state-based

landfill restrictions that came into effect in september 2012 (and will

increase periodically thereafter) on the disposal of fluorescent lighting

under the environment Protection (Waste to resources) Policy 2010

and landfill Bans.

tony circelli, Director, strategy and sustainability, provided an

overview of existing requirements, including how similar restrictions

could soon be introduced in other jurisdictions.

Further information on the bans can be found at

www.epa.sa.gov.au. FMa australia will brief members if and when

similar bans are introduced in other parts of australia.

Founding signatoryFMa australia was also recognised during the event for its status

as a Foundation signatory to the Fluorocycle scheme. senator

Farrell presented the certificate to Nicholas Burt and Matthew

stein, contracts Manager with spotless Facility services Pty ltd and

member of FMa australia south australian Branch committee.

FMa australia has been working closely with the Fluorocycle

program for more than a year, with numerous articles and other

activities.

similar presentation events are being held in other capital cities.

For more information contact [email protected] or check

www.fma.com.au for details when they are available.

What is FluoroCycle? Fluorocycle is a voluntary scheme that aims to reduce the amount

of mercury entering the environment from the disposal of waste

mercury-containing lighting.

there are no fees to apply for signatory status.

Networking after the presentation

Fluorocycle signatories

Presentation to FMa australia

(from left Matthew stein, senator Farrell, Nicholas Burt)

For more information visit www.fluorocycle.org.au




like any modern shopping precinct, the mall supports a broad

range of electricity-dependent processes, including air-

conditioning, building management systems, communication,

security and lighting systems.

With expansion plans on the drawing board, which would see

the refurbishment of the existing centre, the addition of 2300

square metres of retail floor space and the construction of a 140-car

underground car park, it was determined that the mall’s existing

mains power infrastructure would not be able to maintain its

current draw and also accommodate the power requirements of the

proposed expanded facility.

the mall owner had two options – upgrade the mains power feed

to the centre at an approximate cost of $1.5 million, or significantly

decrease energy consumption in the existing building as well as in

the new development.

‘a mains power infrastructure upgrade was cost-prohibitive, so

we had to come up with a way to reduce our energy demands,

especially at peak times,’ says steven Baker, Winston Hills Mall

Building Operations Manager.

‘With the existing metal-halide lighting system accounting for more

than a third of the mall’s energy consumption – and with electricity

prices due to increase significantly in the coming years – we decided

to review our building services operations and optimise the lighting

system.’

at this stage it was clear that an innovative solution was essential.

enter engineering and design group, Hyder consulting. the firm was

selected to design all the mall’s new building services, including the

lighting system.

‘We set out to specify a lighting solution that would deliver

significant energy savings, while at the same time maintain or

enhance the Mall’s lighting aesthetic and reduce maintenance costs,’

says Hasan Hasni, Hyder consulting senior electrical engineer.

‘also, the lighting solution had to be able to be retrofitted into the

existing mall’s lighting infrastructure.’

One of the few lighting options that could fulfil these criteria was

the Philips luxspace leD white light downlight.

Out with the oldas part of the first stage of the redevelopment, over 250 leDs were

installed in areas of the existing mall, with an additional 100 units to

follow. the same leD lighting system was then deployed throughout

the new portion of the centre, making Winston Hills Mall one of the

first shopping precincts in australia to be lit entirely by leDs.

a major attraction was that each of the leD downlights consumes

35 watts – a significant improvement on the mall’s original metal

halide fixtures, which each draw 150 watts.

‘With the leDs installed, peak power demand has been reduced

significantly,’ said Baker.

shopping mall’s future is lit with LEdIncorporating 24,700 square metres of floor space populated by a wide variety of supermarkets,

specialty shops, a discount department store and 1100-plus undercover car-parking spaces, Winston

Hills Mall is long-established with locals as a preferred shopping destination in Sydney’s north-western

suburbs.




company profile

New lighting codes demand careful balance of lux and wattsWith the gradual phasing out of 50-watt halogen and incandescent lights over the next few years,

business and commercial facility managers have begun to face the dilemma of finding a suitable

replacement for the tried and tested 50-watt halogen that falls in line with the Building Code of

Australia’s new regulations of only five watts per square metre.

Compounding this situation is the fact that while the wattage

per square metre has changed, the regulations for lux levels

have not, and commercial properties are still required to

meet the minimum lux levels based on the Australian Standards Lux

Levels (AS 1680 series) for commercial settings.

This means facilities managers are going to need to find a solution

to the problem of complying with the new energy efficiency codes

as well as maintaining the required lux levels as part of their OH&S

guidelines.

Lux standard levels, while legally required, are a necessary

regulation for your workplace, ensuring it is a safe environment

to work in, and are also a component of many facilities’ insurance

policies.

In general, good lighting should enable people to easily view

their work and environment without the need to strain their eyes.

However, different activities require different levels and qualities of

light. The visual demands of the activity or task performed determine

the lighting needs of an area. Activities that do not require a high

level of visual acuity – for example, walking through a corridor – do

not require high levels or an optimum quality of light.

On the other hand, tasks such as drawing or checking a document

for errors involve fine and detailed work requiring a moderate- to

high-level of visual control, and so greater levels and a higher quality

of light are required.

Poor light levels can be an Occupational Health and Safety concern

causing problems for workers. Eyestrain, general vision problems

and headaches can all be caused from poor or defective lighting. This

can result in employees having time off as well as increased workers’

compensation premiums.

One solution to this issue that has recently come to market is high-

quality Light Emitting Diode (LED) downlights.

LED technology has gone through something of a revolution over

the last few years, with many LED products now able to reproduce

the same lighting quality as the common 50-watt halogen globe,

effectively becoming a direct replacement.

With a flood of new LED products on the market, it is important,

however, to make sure you choose the right LEDs that meet the

specifications you require for your commercial property.

One important specification in maintaining lux levels will almost

always be the luminosity of the LED.

A lumen is a unit of measurement that is used to express how

much illumination a light source provides. An easy way to illustrate

this measurement is to imagine a birthday cake with candles. A lamp

that puts out one lumen of light is as bright as one birthday candle.

A lamp that puts out 100 lumens of light is as bright as 100 candles.

Thus, the higher the amount of lumens the brighter the light.

LEDs have major advantages over halogens as they can produce

high luminosity from a low wattage, easily complying with the new

building codes and lux level standards.

In fact, some high-quality LEDs can produce up to 720 lumens

while only running off 10 watts of power, making them a direct

replacement for 50-watt halogen.

So as a facility manager, what is the best course of action? Well, firstly and most importantly, you should thoroughly read the

specifications of an LED light to work out whether it meets your

requirements. You should make sure that any LED you choose can

produce a minimum of 720 lumens without exceeding 15 watts.

It is also a good idea to investigate the colour temperature

and Colour Rendering Index (CRI) of the light – two factors that

determine how well the light is capable of reproducing vibrant

colours. This is important in workplaces where visual clarity is

needed, an example being advertising or media publishing.

Eyestrain, general

vision problems and

headaches can all be

caused from poor or

defective lighting.

company profile

FACILITY PERSPECTIvES | vOLUME 6 NUMBER 2 X

322411E RHP_Bright Green | 1775.indd 24 21/05/12 2:25 PM1775_Facility Perspectives June 2012.indd 55 5/30/12 4:20 PM



the energy savings are not only limited to the lighting system,

either.

‘Winston Hills Mall can also anticipate a reduction in air-

conditioning-related power consumption in the hotter months,’

says Hasni. ‘Unlike metal-halide lighting, the leDs do not radiate

heat from the lamp into the shopping environment, so cooling

requirements should be reduced.’

importantly, Winston Hills Mall has been able to leverage these

significant energy savings in addition to delivering impressive light

levels on the floor as the design of the luxspace leD downlight

allows it to achieve extremely low power consumption without

sacrificing light quality – especially in general lighting applications

such as shopping centres. Beam angle, optics and white correlated

colour temperature (cct) lighting schemes can be tailored to

enhance retail environments.

‘We chose to implement the ‘Neutral White’ leDs with a cct of

4000K,’ says Baker. ‘in doing so, we have been able to achieve a

crisp, clean atmosphere in the Mall and get a pleasant reflection off

the terrazzo floor. it has really brightened up the Mall, and allowed

us to create an inviting environment, conducive to shopping and

entertainment.’

Fit and forgetinstallation of the leD lighting system was straightforward as the

leD selected has been designed to accommodate 200-millimetre

diameter downlight cut-outs, allowing both retrofit and greenfield

installation.

‘We simply removed the metal-halide fixtures and replaced them

with the leDs, which sat snugly in the existing ceiling opening,’

says Baker. ‘it allowed us to leverage the mall’s existing wiring

infrastructure, so no additional lighting fixture cuts or wiring were

required – it was a really streamlined process.’

in operation, the new leD lighting system is more responsive than

the legacy metal-halide lighting – there is no warm-up or re-strike

time associated with the leD solution. When switched on, lights are

activated instantaneously without the flickering normally associated

with magnetic ballast-based metal-halide lighting.

this level of reliability is carried through to the maintenance

requirements of the lighting system.

according to Baker, maintenance of the metal-halide lighting

at Winston Hills Mall was previously time-consuming and costly.

‘Maintenance was a never-ending task,’ he says. ‘On average, we

were replacing a dozen globes every two weeks, as well as some of

the transformers. at approximately $70 per globe, the maintenance

cost on materials alone was significant, not to mention the time

implications.’

Efficient collaborationthe success of the Winston Hills Mall leD lighting installation

can be largely attributed to the ongoing collaborative consultation

process between Hyder consulting, Philips and Winston Hills Mall

management.

Here, information-sharing, system modelling and meticulous

pre-planning saw the delivery of the most energy efficient lighting

solution possible. ‘We set out to make the redeveloped Winston

Hills Mall the most energy efficient building it could be, aiming for a

three-star NaBers energy rating,’ says Baker. ‘With the leD lighting

system a vital contributor, we’re on track to achieve this rating.

Furthermore, the benefits of the system are passed on to the tenants,

whose energy bills are also set to decrease.

‘leD-based lighting systems are certainly the way of the future,’

says Hasni. ‘We have many clients with projects in the design phase

that are looking to follow the lead of the Winston Hills Mall and

implement a similar energy-efficient leD lighting system.’

With the new leD lighting system delivering environmental,

operational and maintenance benefits, Winston Hills Mall looks set

to remain an appealing home for future tenants, and a preferred

destination for discerning shoppers, long into the future.

‘We’re extremely happy and, in fact, i’ve recommended the

lighting to other centres,’ said Baker.

Benefits of lEd lighting 3 a dramatic reduction in lighting system energy use compared to

conventional lighting systems.

3 Potential reduction in air-conditioning system energy use.

3 Minimal lamp maintenance required.

3 instantaneous light – no time delay for warm-up or re-strike.

3 available in various colour temperatures.




company profile

Grace on the moveDue to the ever-increasing real estate costs in or near the centre of Brisbane, there was little or no

expansion potential for Grace’s then current three commercial properties.

I n addition, retrofitting these buildings to comply with the

latest australian enviornmental and fire protection standards

and requirements was going to prove an inefficient and costly

exercise. the obvious solution was to consolidate Grace’s assets into

one purpose-built facility on the immediate fringe of the cBD.

Obviously many factors are weighed up and considered when

embarking on constructing a purpose-built facility, such as location,

appropriate size of real estate, proximity to major arterial roads, and

easy access to infrastructure. Grace recognised that the purpose-

built facility also gave them an opportunity to acknowledge their

commitment to supporting a sustainable and greener environment.

it goes without saying that the combining of different business

units creates numerous challenges. in Grace’s situation, it made

perfect sense to accommodate Grace removals Group, Grace

records Management and Grace information Management on a site

specifically designed to house all three, thereby providing significant

cost and operational efficiencies, and other benefits by removing

logistical and resource duplications.

it took a total of 18 months from having plans drawn up to

relocate all of the business units under one roof at Willawong. the

high security facility, on over 21,000 square metres, would provide

sufficient space for the current Brisbane corporate sector and

government contracts, and well into the future for the records and

information Management side of the business, and amply cover

the space and storage requirements of the removals arm of Grace

Group.

Of course, who better to move Grace but Grace? in total, 1,200

storage models, 170 shipping containers and an enormous 22,916

pallets of record boxes were relocated with 689,850 metres of shrink

wrap recycled during the process. Monday 8 august 2011 marked the

official first day in the new premises.

Willawong boasts many green features, and now complies with all

the latest australian environmental and fire protection requirements

and standards. For example, extensive water retention pits ensure

the controlled release of stormwater back into the surrounds.

Perspex sheeting is also utilised across 20 per cent of the roofing

area, allowing natural light to filter through and reducing the need for

artificial lighting during daylight hours. Movement controlled sensor

lighting was installed across all office areas.

One of the most environmentally friendly innovative features is the

140 lux lights – a far cry from the typical warehouse high bay 450kw

lighting. located at one-metre distances, set by movement sensors,

they provide not only a great monetary saving but are also energy

smart, reducing total energy consumption by approximately 35 per

cent.

a total of 800 cover the entire expanse of the warehouse.

the lux lighting also ensures less time is spent on replacing light

bulbs with a lifespan two to three times that of traditional high bay

lighting.

it is truly an innovative structure and will see that Grace meets the

current and future demands of their customers and businesses, as

well as doing their bit for the environment.

321981_Grace Removals.indd 24 22/05/12 8:53 AM


company profile




rather than go through the expensive, disruptive exercise of

replacing existing windows with new energy efficient ones,

it makes sense to apply an energy efficient film onto existing

glass.

When considering which film to use, it is helpful to understand

how solar radiation affects windows.

eastern windows are exposed to the morning sun, and western

windows the harsh afternoon sun. in our hemisphere, south-facing

windows are not exposed to the direct sun. the northern sun is more

penetrating in the winter months when it is lower in the sky, whilst it

tends to go over the buildings during the summer months.

Depending on shading from other buildings, external blinds or

awnings, protection is generally required, therefore, for western,

eastern and northern windows.

When considering what type of film is required, it is important to

understand the three components of solar spectrum. Fifty-three per

cent comprises infrared, the invisible heat source, and 44 per cent

comprises visible light that has both heat and light. the balance of

three per cent is ultraviolet, which is the main cause of fading.

Until recently, there were just two ways to keep the solar heat out

using film. One was a reflective coating and the other a less effective

tint, both relying on reducing the visible light coming through the

windows.

However, there is now superior spectrally selective technology

that reflects the infrared but still allows a high level of visible light to

enter. although it is more expensive due to multi-layers of sputtered

metals, this clear heat-control film has several very important

advantages over dark conventional films:

daylight harvestingNatural light has a universal appeal. it comes free! architects like to

design buildings with plenty of glass so that the inhabitants can both

enjoy the views outside, and enjoy the pleasure of natural light for

interior illumination.

the clear solution for energy inefficient windows on existing buildingsBy stePheN WArd, v-kool AustrAliA, ANd uNique greeN solutioNs

Glazing has a major impact on the energy efficiency of existing buildings. New buildings are required to

install energy efficient glass to ensure that they comply with current building requirements. However,

this does not solve the problem of the 80 per cent of buildings that were built before these regulations

were put into place.




company profile


company profile

Cutting-edge design with no limits

‘Your imagination is your only limitation’, a catch-cry when

considering just how much scope there is with designer

and decorative window film.

High Performance Window Films is australia and New Zealand’s

largest network of commercial window film specialists. consulting

with engineers, architects, interior designers and project and facility

managers to provide a new dimension in window film products.

Designer and decorative films are an inexpensive yet highly flexible

design option. they’re ideal for making a dramatic impact in retail fit-

outs or to reinforce corporate identity.

they can also serve as an identity marker for office areas, work

centres and business units. For example, frosted and opaque films

will create privacy, whilst allowing the transmission of natural

light. When used in offices they can also save on the capital cost of

conventional window furnishings and their ongoing maintenance.

High Performance Window Films is in an era of rapid technological

change where the integration of designer and decorative window

film simply transforms clear glass into a ‘statement’ using digital

graphics and computer cut technology to create the most unique and

breathtaking visuals. High Performance Window Films’ state-of-the-

art digital production process has no limit in its capacity to create

cutting-edge design solutions.

For more information visit www.hpwf.com.au or call 1800 686 186

320454AE_High Performance | 1775.indd 24 17/04/12 1:24 PM1775_Facility Perspectives June 2012.indd 59 5/30/12 4:20 PM



this is why it is such an advantage to have a clear heat-control film

on the windows through which the natural light is able to penetrate

the building. this infrared-reflecting film is able cut out the heat,

whilst at the same time letting in the visible light.

it is not only in our private homes that we can switch off lights

when they are not needed to save electricity, but also in our

commercial buildings.

By making clever use of the natural light that clear heat-control

film permits we can reduce the reliance on artificial lighting. this is

known as ‘daylight harvesting’.

Darker conventional films reduce the ability to harvest daylight

because they reduce the natural light that comes through the glass,

increasing the need for artificial lighting.

reduces the heat entering the buildingthis reduces the load on the air-conditioning, as well as making it

easier to balance the air-conditioning between the centre and outer

areas of the room. this in turn increases the comfort for those people

seated close to the windows, allowing for an increase in productivity.

Film technology that reflects the infrared is more efficient than one

that absorbs it. to use an analogy, it is like comparing an invisible

mirror with an invisible sponge; one reflects the heat whilst the other

absorbs and reradiates it.

maintains the existing look of the glassthis means that film can be installed on one floor or one side of the

building without looking different to the existing windows. this is

very important for aesthetics when looking at the building from the

outside. Darker films can stand out and spoil the look of a building.

less thermal stress on glassBecause conventional dark films have a higher absorption rate, it

means that they may put unacceptable thermal stress on the glass,

which in turn may lead to thermal cracking. clear heat-control film

has lower absorption, reducing the risk of thermal stress.

to determine the benefits of applying an energy efficient film to

existing windows, an energy audit can be undertaken.

Benefits:apart from improving the GBca Green star or NaBers rating of

existing buildings, there are also ongoing energy savings associated

with lower usage of lighting and air conditioning. there may well

also be benefits in reducing the need to upscale the chiller or air-

conditioning system.

these calculations can be determined by mechanical consulting

engineers who can input the improvement in the solar heat gain

coefficient (sHGc) and the u-value into their modelling to determine

the savings that can be achieved.

From this, the facilities manager can determine the payback on the

cost of installing the film.

For more information call 1800 085 665, or

visit www.v-kool.com.au




Your state manager can tell you more about the benefits

of relying on O’Brien for your glass replacement:

NSW & ACT Annette Hall 0407 226 200

QLD & NT Beth Pope 0438 490 890

VIC & TAS Scott Manson 0401 984 256

WA & SA Michael Lipscomb 0439 071 572

Three reasons why property professionals think we’re better:With our large workforce of glaziers, we can cover 98%

of Australia’s populated areas, and replace almost any

type of glass—fast.

We really are available 24 hours of every day of the year.

Our E-Link service keeps you updated on the progress

of your job, so you are informed but not interrupted.

And there’s two thingswe always like to leave behind: excellent workmanship

and a lasting impression.



maintenance & essential services

it would be fair to say that many of the readers of this article

know what esM means and how it is defined; however, the

management and the implementation of the esM is not so easy,

and is often considered cumbersome and just another part of having

to maintain your building. in order for a building to have a successful

regime of maintaining their esMs, a strong and well put-together

scope of services or works is required to be provided to the tenderer/

contractor. in addition to the scope of works, you should consult your

legal team with regards to the terms and conditions of any tender;

however, for the purposes of this article i shall only draw on the

expectations of the scope of works and asset requirements.

programmed maintenance/scope of worksin order to achieve this, the facilities manager and/or consultant

must ensure that a clear scope of works is prepared and an up-to-

date assets register is provided. the scope of works needs to be very

clear, and must also meet the objectives of the occupancy permit

and/or maintenance determination issued by the building surveyor

for the site. this shall give the tenderer the anniversary dates for

maintenance and, ultimately, the issuing date for certification – that

being the annual essential safety Measures report (vic). Other states

have differing names and titles. For the purposes of victoria it is a

requirement within the Building regulations Part 12 (reg1208 and

1214) that this be provided for all buildings (with the exception of

class 1a and 10) regardless of age.

it is the responsibility of the facilities manager and/or the

consultant to determine the frequency and australian standard within

the scope of works as it is written in the occupancy permit and/

or maintenance determination (vic) should there be no schedule of

esMs listed for the building. Many readers are probably thinking,

‘well, my occupancy permit is not correct when it comes to the

schedule of esMs’. you are not alone. With the introduction of the

Essential safety measures – how to get a successful maintenance base in placeBy BrAd JohANNseN, director, totAl esseNtiAl services grouP (tesg)

Essential safety measures (ESM) have many different names depending on the state or territory in

which you have property. The National Construction Code, formerly known as the Building Code of

Australia, recognises the term ‘essential safety measures’ as determined in Part I, which contains the

performance requirements for maintenance. For the purposes of this article we shall use that reference.

It is key to work

with your existing

supplier to determine

the assets you have

currently...




victorian Building regulations 2006 (reg1206), the building surveyor

may create or update a maintenance schedule. this allows the

maintenance of the esMs to be correct and, in turn, the issuing of

the annual essential safety Measures report (vic), annual Fire safety

statement (NsW), annual Declaration (Qld) and/or certification is

not affected.

the scope of works for the building is now prepared based on the

conditions as mentioned earlier; however, you may wish to update

your maintenance requirements to incorporate perhaps as1851-

2005 or even as1851-2005 (revision 2011 still only in draft format).

this may be done, but only without diminishing the frequency of

maintenance unless approval from the reporting authority is provided

– that being the building surveyor and/or municipal surveyor.

this shall require the original occupancy permit or maintenance

determination to be amended. the systems within your building may

require additional features in order to satisfy testing requirements.

additional features may include the interface testing of your

mechanical systems and your fire systems, which is often called a

full function fire test (FFFt), but is referenced in the standard as a

systems interface test, or sit. this feature is becoming more and

more common in buildings, and the tender should incorporate or

have provision for time expectations – some sites may take only

four hours and others four days. so, as you can imagine, the cost

impact is high, and if treated as a variation outside the contract costs,

may be even higher. costs for the sit are then fixed for the term

of the contract and fiscal planning can be achieved. sit testing is a

very involved process and should be done in consultation with your

contract companies and coordinated by your consultant, with the

appropriate cause and effect matrix provided for the building.

Once the scope of works is created and standards of maintenance

are determined, we then proceed into asset capture. this is a critical

component of a successful tender, will provide the tenderer with

schedules on which they can base all costings, and will provide a

successful basis from which to create your budget and fiscal strategy

moving forward.

local knowledge and an understanding of your building’s esMs

will provide a benchmark for the creation of an asset base; however,

an increasing amount of companies are now acquiring this data

electronically, which aids more in capturing the asset. it is key to

work with your existing supplier to determine the assets you currently

have, and be open with them to inform them of the reasons you

need the data in the first place.

items such as lifecycle analysis reports on plant and equipment

provide the tenderer with an expectation of life expectancy for the

plant and equipment – this will allow them to determine the hours

required to maintain such a piece of plant. another item may be

the age of a fire indicator panel and its number of outputs, allowing

the tenderer to determine the number of monthly and annual tests

required for that particular unit. it can go as far as requesting the

number of detectors controlled from any particular fire indicator

panel in order to cost for the cleaning and recalibration of devices, as

a general example.

Many variables need to be considered when preparing the scope

of works, which, in my mind, should be done in consultation with

your incumbent contractors and/or your consultant. the type of

fire-fighting foam currently being used, and their age, can assist a

tender with sourcing the supplier and availability of certain fire foam

products. the same can be said about plant and equipment with

regards to the type of gas the unit requires to operate, and whether

or not oil samples can be taken from certain support units to plant

and equipment.

Commercial tenderOnce you have successfully achieved the scope of works and the

asset register, the tender and/or quotation process can then occur.

it needs to be said, however, that the best outcome for any tender

is to build a relationship within the tender document, which also

provides some level of security to the tenderer in order to achieve

the best fiscal outcome. For example, you could allow the contract

to run for a term of three to five years, depending on which standard

of maintenance you are applying to your site. My experience has

been to request a three-year term with a one-plus-one-year option,

thereby allowing all levels within the australian standard to be

addressed – for example, five-yearly hydrostatic pressure testing, or

three-yearly valve overhauls. it is quite simple to roll your contract

for services over to your building year-to-year, but this is not going to

achieve compliance and you may face council or fire authority fines,

or risk exposing your insurance company to risks unless you can

achieve the higher levels of maintenance required of your building.

simply maintaining your site to the monthly and annual levels in the

present climate is not going to achieve compliance.

the greatest mistake clients or facilities managers can make is to

expect a short turnaround time for the tender process. this often

leads to variations being sought down the track, and/or a poorly

managed rollout occurring, lacking in structure and strategy and

leading to missed tests, which may then affect the issuing of your

annual certification.

Brad Johannsen is a Director of total essential services

Group (tesG) and has been involved in essential safety

Measures consulting for the past 15 years. Brad holds

a Bachelor in technology – Building surveying and

has been involved in the past on numerous standards

committees. tesG is celebrating 10 years’ service this

month and would like to thank all of their clients for

their valued support over the past 10 years.

Simply maintaining

your site to the

monthly and annual

levels in the present

climate is not going to

achieve compliance.

For more information, please visit our website:

www.tesg.com.au




much time and effort has been spent developing

appropriate standards for building maintenance. this

is particularly so with regard to fire services and other

essential safety measures. these standards link to government

regulations that impose a legal framework on the design and

maintenance of building safety systems. a great deal of effort and

cost is expended in delivering the maintenance required to satisfy

these standards and regulations.

in the middle of all this effort, how often is the question asked: are

we getting the outcomes we need?

to answer this we must ask a number of further questions:

is the appropriate maintenance being delivered?the standards are very prescriptive on what maintenance to do, when

to do it and how to record it. Despite this prescription there is still a

wide variety of interpretations and outcomes across the industry.

how good is the industry at delivering these maintenance outcomes? if we had the ability to measure service provider performance, how

would it stack up? if we had a clear picture of what was happening

in the field, what would it tell us? is performance good or bad? are

requirements followed? the truth is, we just don’t know. What

information we do have is purely anecdotal!

how effective are standards and state regulations in ensuring the right results?the only way to assess their effectiveness is to measure the actual

outputs and compare them

with the desired

outcomes.

if we had access to maintenance information, what could we learn?By understanding the gaps in delivery, an improvement path could be

established.

the answers to all of these questions rely on having accurate data

about field activities. But does this data exist? is anyone collecting it?

there are lots of paper records in thousands of locations. But there is

no simple way to collate this information. Hence, it is very difficult to

analyse the results.

We all know there is a requirement for hard-copy records on site.

it’s part of the standards requirements. But imagine if we could turn

the hard-copy results into electronic data. taking the actual recorded

information on the test sheets and putting it into a database. then we

could easily analyse what outcomes we’re getting. We could graph

them, trend them, measure them, and use that information to see

where the gaps are.

such a database does exist and this article will examine and

analyse actual maintenance data gathered over a seven-year period.

verified has been collecting this data for our clients since 2003.

Using our unique process for capturing field data from hard-copy

records, we have captured over one million test sheets from more

than 40,000 sites across australia. this is real field data; actual results

filled out by actual technicians in the field around australia.

These results are not anecdotal.From these one million test sheets, 62 million data records have been

created:

3 the pass or fail for every test

3 every defect noted

3 test dates, voltages, pressure readings, flow test results and so

on.

in fact, all the information required by the standard is easily

recorded, converted, checked and stored in a single database. at

verified, we have one of the largest databases of essential safety

measures maintenance data in australia.

so what does the data tell us?

1. What has and what hasn’t been done?By analysing the maintenance that has been delivered against the

requirements of standards and state regulations, we can clearly see

what has been missed.

Moreover, we can easily assess the quality of the information

that is being recorded.

What we find when we first start to measure maintenance

performance is shown in Figure 1.

maintenance of fire equipment: what the results showBy PhilliP WArreN, geNerAl MANAger, veriFied

Building owners and facilities managers face the unenviable task of providing workspaces that support

tenant activities on a continuing basis. These spaces must meet tenant requirements. But they must

also be safe to occupy.

Figure 1




Must performance be at 100 per cent to achieve compliance?

some would argue that it should. What cannot be argued,

however, is that the performance levels in Figure 1 do not achieve

compliance. it’s worth noting that the higher the frequency the

poorer the result (and the higher the cost of the test). it is likely that

most building owners are paying for 100 per cent of these tests,

regardless of the actual delivered outcomes!

how can this performance be improved?When the maintenance process is controlled through the monitoring

of field data, when a feedback mechanism is in place and when

transparency of results occurs, you can achieve very significant

improvement.

sprinkler system results from 2004 to 2010 show the level of

improvement that is possible.

Performance in the range of 90-95 per cent has been achieved

here. is that good enough? Our experience suggests that these are

exceptionally good results.

the first step in compliance maintenance is for the appropriate

maintenance to be completed, but what happens if it is not delivered

on time? if two annual tests are done six months apart, and the third

is delivered 18 months later, is that compliant? the current standard

for maintenance of fire services (as1851 – 2005) introduced

tolerance periods within which each test needs to be delivered.

When we track performance against these tolerance periods, we

see a reduction in ‘on-time’ performance of as much as 15 per cent.

We would contend that this is an unacceptable drop in performance

levels.

2. What’s in the detail?Overall performance levels are only part of the story. When you

analyse the information that is being recorded on the test sheets,

the devil is in the detail! Few people have the time or knowledge to

interpret the information contained within the test sheet. Our analysis

shows that there are some critical issues that get lost in the process.

examples of these critical issues include:

3 annual sprinkler flow test failures not reported

3 annual sprinkler test completed but critical questions such as

flow tests not answered at all

3 annual hydrant tests not completed fully, again no defects noted

3 ongoing problems where critical flow tests could not be

completed because required equipment was not installed on the

system

3 reported year after year but no action by building owner

3 annual testing of fire alarms where the required testing of smoke

and heat alarms has not been completed.

We see thousands of examples of the above. a test record has

been completed, but on closer examination, critical information is

missing and vital elements of the test have not been completed. this

situation seriously compromises compliance levels and certainly does

not represent value for money!

3. are defects rectified?One of the critical outputs from all preventative maintenance is the

identification of defects and equipment or operational failures. it is

one thing to identify these issues – it is far more important to ensure

that they are rectified.

Our data shows that by having effective tracking and control

mechanisms in place, the incidence of defects and test failures can be

reduced significantly over time. there was an overall reduction of 50

per cent of reported defects over the period 2004 to 2010.

there was a spike in 2007 that reflected the implementation of

as1851 – 2005. service providers misinterpreted changes in the

standard at this time.

Hundreds of sprinkler systems were fine one day and all defected

when the new standard was implemented. a small change requiring

a pressure gauge schedule resulted in thousands of systems being

defected incorrectly.

What conclusions can we draw?the records of building compliance maintenance must be in a usable

form and easily obtained. the results and records of maintenance are

intended for the building owners and facilities managers. this is how

they demonstrate (with the evidence) that they comply with the law,

meet their insurance obligations, ensure OH&s is covered and that

life safety systems actually work.

if it is measured, it can be managed. this is particularly true in this

space. the data clearly shows that when the maintenance process

is measured, it can be effectively controlled. What’s more, these

measurement and control processes can:

3 change behaviour

3 improve performance

3 increase efficiency, and

3 better manage costs.

the detailed results need to be analysed. there is important

information buried in the records. analysis of the results is vital to

manage your risks.

a ‘snapshot in time’ audit does not identify the systemic issues

highlighted by this data analysis.

maintenance must be controlledessential safety measures maintenance can be a little bit ‘out of sight,

out of mind’. everyone wants to believe it’s under control and that

there are no problems out there. the results of our data analysis

clearly question that adage.

Phillip Warren is a qualified mechanical engineer with

over 30 years’ experience in maintenance engineering.

He has worked across a wide range of industries,

including the water industry, telecommunications and

commercial property. the last 13 years have seen Phill

involved in the facilities management industry, where

he gained significant operational experience running

large national contracts.

Phill joined verified in 2009 as General Manager.

verified is a leader in field-based data gathering and

management. it provides building owners and facility

managers with a unique way to manage building

compliance.

Phill is an active member of FMa australia and is a

certified Facility Manager (cFM).



company profile


company profile

Just over 10 years ago when the requirement for electrical safety

was introduced into the OH&s provisions of most states and

territories, tag safe australia Pty ltd was formed to provide a

professional testing and tagging service across australia.

Backed by an excellent sales organisation and a total commitment

to outstanding customer service, the new company soon had several

large national and multinational clients across australia and New

Zealand, and added essential fire services maintenance and thermal

imaging to its range of services.

in 2012, tag safe australia changed its name to Fire safe australia

& New Zealand Pty ltd to more accurately reflect its range of services

and geographic coverage.

Fire safe australia & New Zealand Pty ltd is now a full service

fire safety organisation and one of the major players in the industry

nationally.

Fire safe australia & New Zealand are licensed electrical

contractors, licenced to carry-out all fire safety inspections and

testing in those states where licenses are required. they are also

members of Neca, FPaa and FPaNZ, the peak industry bodies in

the electrical and fire safety industries.

a variety of industries and sites trust Fire safe australia & New

Zealand with their fire safety responsibility, including hotels and

clubs, large and small retail outlets, healthcare and educational

establishments, and many specialised service and industrial sites.

Fire safe australia & New Zealand are a full service fire protection

company. its services include installation and maintenance of all

types of equipment including panels, eWis, portables, hoses and fire

doors.

Many insurance companies require regular thermal imaging of

distribution boards and other electrical equipment, especially in

older buildings before renewing insurance policies. FsaNZ will

produce annual thermal imaging reports that are widely accepted

by insurance companies at the most competitive rates available,

especially if bundled with the regular maintenance of the site.

in its first 10 years, Fire safe australia & New Zealand Pty ltd

has developed from a small electrical safety company to become a

national organisation offering a full range of fire and electrical safety

services in both australia and New Zealand. their head office is

in North sydney and operates during normal east-coast business

hours. Fire safe australia & New Zealand Pty ltd will provide you

with personalised service through its account management team; call

them for any further information and put their service promise to the

test.

Introducing Fire Safe Australia & New Zealand Pty Ltd

Level 12, 83 Mount Street, North Sydney NSW 2060

Phone: 1300 553 566 (Australia) 0800 448 213 (New Zealand) Email: [email protected] Website: www.firesafeanz.com.au

321202E LHS_Fire Safe Australia | 1775.indd 24 7/05/12 3:08 PM1775_Facility Perspectives June 2012.indd 66 5/30/12 4:20 PM


We service over 5500 sites across Australia and New Zealand Retail Education Hospitality Government Health Care

Call 1300 553 566 (Australia) or 0800 448 213 (New Zealand)

www.firesafeanz.com.au [email protected]

L12, 83 Mount Street, North Sydney NSW 2060

All Your Essential Services Maintenance in the One Bucket

PortablesEmergency lighting systemsDetection & suppressionHose reelsThermal imagingPanels

We service over 5500 sites across Australia and New Zealand Retail Education Hospitality Government Health Care Strata Management

Call 1300 553 566 (Australia) or 0800 448 213 (New Zealand)

www.firesafeanz.com.au Email: [email protected]

L12, 83 Mount Street, North Sydney NSW 2060

FIRE SAFEAUSTRALIA & NEW ZEALAND PTY LTDINCORPORATING TAG SAFE AUSTRALIA PTY LTD

Scan Here With Your QR Reader




There has been much written around building regulations

and the requirements to maintain fire protection systems in

commercial buildings. Unfortunately for building owners and

occupiers, this maintenance is not discretionary. regulations define

what has to be done, and it can be a criminal offence to not do it.

this places a large burden on the shoulders of facilities managers.

Despite all the differing state-based regulations that apply

across the country, there is one constant: the australian standards

for maintenance of fire protection equipment. this is a single

set of requirements that simplifies the process. By meeting the

requirements of the standard, you effectively make the safety item

compliant.

the current australian standard is as1851-2005 Maintenance of

Fire Protection systems and equipment. although this standard is

seven years old, there are still many buildings that continue to use

even older australian standards, dating as far back as 1987. some

commentators put this down to various regulatory barriers in different

states and territories, even though as1851-2005 can already be used

in any australian state. the current standard took over five years to

develop. there is no doubt that it’s time for another update.

this year a new standard will replace the 2005 edition. it will be

known as as1851-2012 routine service of Fire Protection systems

and equipment, and will bring with it a number of significant changes

whilst retaining many core elements of the earlier edition.

Don’t be afraid. there is some good news on the horizon for all

facilities managers out there who have to deal with fire protection

maintenance and compliance in buildings.

the best news is that FMa australia now holds a position on

australian standards committee FP-001, the committee responsible

for development of the new standard. For the first time, we have

representation that provides a facilities management perspective.

there has been significant input into many of the items that facilities

managers had to deal with over the past seven years, including things

that impacted on the cost, complexity and success of maintenance

and operational activities.

We have the benefit of hindsight of many years’ experience of

using as1851-2005 in thousands of buildings nationally. this broad

base of experiences, gathered from numerous facilities managers and

property owners, has provided a wealth of knowledge of the practical

application of such standards. let me briefly explain some of what

we have been able to achieve.

One of the primary aims was to ensure all stakeholders could easily

understand the new standard. if you have experience with the 2005

edition’s 257 pages, you would be well aware that trying to work

out what routine tasks the maintenance contractor should perform

at each frequency was impossible. there were multiple tables to be

cross-referenced in order to work it out. this has been simplified into

tables by frequency. For example, a six-monthly test now has its own

table that nominates all the routines to be completed. Much simpler!

another aim was the reduction of service frequencies where

reliability of systems justified it. the new standard has no reference

to any weekly testing, and many systems have had some major

routines pushed out. this should result in a reduction in maintenance

costs and reduced asset wear from over-testing.

When the 2005 standard was introduced, many maintenance

contractors inferred that there was a requirement to upgrade existing

systems and devices to comply with this standard. this was never the

intention. the 2012 edition makes it very clear that the standard can

be applied to any existing installation with no requirement to modify

or upgrade any item. so there is no capital cost for the owner to

adopt the latest industry best practice.

a significant issue that came to light when as1851-2005 was first

applied was that interpretation of some of the clauses left a lot to be

desired. thousands of systems were suddenly defected for various

reasons:

3 a new clause calling for a pressure gauge schedule for a

sprinkler system resulted in technicians defecting every system.

this kept building managers awake unnecessarily at night for

fear their sprinkler systems wouldn’t work.

3 thousands of dollars were spent unnecessarily on new fire doors

when references to gaps were included – another clause taken

out of context.

3 a building owner spent $250,000 on modifications to pumps

and sprinklers to go to monthly testing, on the advice of his

contractor, all in vain.

3 Maintenance providers suggesting that sprinkler pipe sizes must

be increased to apply as1851 – 2005.

sound familiar? the list goes on.

the 2012 standard has much clearer definitions and is not open

to as much interpretation. that is not to say it is perfect, but a lot of

those issues have been cleared up.

currently there is some crossover between the existing 2005

standard and the relevant state regulations. the 2012 standard

update on fire protection maintenanceBy gleNN tAlBot

There’s a new Australian Standard on the way for the maintenance of fire protection systems. Glenn

Talbot, FMA Australia’s committee representative, provides an insight into changes that the new

Standard will bring, and how they will affect facilities managers.

One of the primary

aims was to ensure

all stakeholders could

easily understand the

new Standard.




company profile

Creating a lasting impression for Monash University

For a renowned institution like Monash University, its grounds

and gardens play a vital role in conveying its image as a

respected learning establishment. Good first impressions

count, and with this in mind the team at Programmed reinvigorated

one of the main roundabouts at Monash’s clayton campus. the

revamp was part of a long-term grounds maintenance program that

Programmed provides to the University.

However, this was not one of the team’s standard jobs. to

inject a little creativity into the redesign, the team decided to run

a competition. currently, there are three crews of Programmed

gardeners based at the campus and each person was given two

weeks to devise a design. crucially, it was important that their

creations were in line with the institution’s heritage, landscape

aspirations and current horticultural appearance. the gardeners’

designs had to be of a high standard, especially since the clayton

campus is regarded as one of the 23 top Most significant

landscapes in australia.

Management at the University were wholly supportive of the

initiative. the University selected luke O’Griffiths’ celtic-inspired

design, featuring a series of low hedges and colour accents from

white flowering myporums, red flowering grevilleas and correa. the

low hedges were designed to provide high visibility as daily traffic

drove past and around the roundabout. the selection of flora was

chosen for its sustainability and drought-tolerance ability.

as well as providing the winning design, Mr O’Griffiths also

earned the opportunity to project manage the job. as stuart Barker,

contracts Manager for Programmed explains, ‘it was an exceptionally

great way to give our gardeners a distinct sense of pride and

ownership over their work.’

the roundabout is now fully completed and well on its way to

maturity. come spring, the roundabout should be in full bloom.

We have the expertise to look after your facility.

Painting Services

• Maintenance painting programmes

• Term break and out of hours projects

• Graffi ti removal and anti-graffi ti coatings

• Internal and external painting

• High pressure cleaning

Corporate Imaging

• Signage and branding audits

• Identifi cation and directional signage

• Signage design• Project management• Manufacturing and

installation• Sign servicing and repairs

Grounds Services

• Gardens and grounds service

• Landscape planning and construction

• Water management and recycling

• Sports turf management

programmed.com.au1800 620 911

Advert for Facility Perspectives June.indd 1 9/05/2012 3:59:11 PM

322404AE RHS_Programmed Property | 1775.indd 24 22/05/12 8:56 AM


company profile




removes these. this is an article in itself so i won’t go into detail,

except to say it is now very clear where the standard starts and

stops.

a particular improvement for facilities managers will be a greater

emphasis on the records and evidence required by the building

owner to demonstrate regulatory compliance. the standard clearly

defines the paperwork and reporting that is needed for sign-off.

Make sure you get this evidence of compliance. it is your right; you

own the records, not the contractor.

the treatment of defects is now better defined, including what the

different types of defects are, when and how they are to be reported,

and how quickly each type should be rectified.

there is now a clear definition of what a critical defect actually is: a

defect that renders the system inoperative.

Missing or incorrect features that do not affect the system

operation are not defects; they are non-conformances and shall

be reported as such. the example on the previous page relating

to the lack of pressure gauge schedules is not a defect, it is a non-

conformance.

these clear definitions will stop the unnecessary reporting of

‘defects’ that do not affect actual system operation.

Please remember that maintenance standards are for just that:

maintenance. they refer to the items that already exist in buildings:

items that were required to be installed at the time the building

was constructed. they should not be used as a mechanism to justify

system modification or upgrade.

there are organisations suggesting that there are requirements

for independent third party audits and certification of maintenance.

there is no requirement to get another party beyond a competent

maintenance contractor to deliver and sign off that systems meet

the performance requirements. the suggestion that a third party is

required to do a survey, or a full function interface test, for example,

is incorrect.

the as1851-2012 standard provides you with the ability to deliver

important mandatory maintenance that is the right maintenance for

your building. your responsibilities as facilities managers demand

that it be delivered correctly. Make sure this happens.

FMa australia will be providing educational seminars on the new

standard when it is published. these will equip facilities managers

with a better understanding of the requirements in this area and how

to better manage successful outcomes in building compliance.

Glenn talbot is currently an FMa australia member

and represents the association on australian standards

committee FP-001. He is the founder and Managing

Director of verified, a company that provides state-of-the-

art management processes for the control of maintenance.

Glenn holds an associate Diploma in applied science (Fire

technology), and has been in the building services area for

over 20 years. His roles have included state Manager and

General Manager of some of the industry’s largest service

providers.

If you have any questions relating to fire protection

maintenance, please feel free to contact Glenn at

[email protected]. For information on other Australian

Standards committees, contact the Advocacy & Research Team

via [email protected]

e- Bench is one of a number of products offered by Programmed

Facility Management. Please contact Donald Macdonald on

tel: 03 9697 0008 for further information.

Key features include:

Data acquisition

Invoice reconciliation & verification

Normalised benchmarking that eliminates the distorting effects of:

• Structure & design • Core function of building occupants •

• Utilisation of the facilities • External environment factors

Continuous commissioning, with typical payback of 1.1 years comprises:

• Baseline load identification • Load profiling of cooling & heating (p.a)

• Continuously monitoring HVAC consumption against the external environment

• Identifying the utilities consumption trigger point for re-commissioning

>200 specialised Management reports

Perhaps the highest profile issue to face the facility management industry in recent years is utilities consumption. The carbon tax; NGER; and Green star building ratings are just three of the drivers behind this situation.

As a Facility Manager it can be tempting to adopt a ‘quick fix’ approach without considering

how our client will respond once their initial requirements have been met. For example: once

reporting on utilities consumption is in place, the FM is likely to be asked where the money is

being spent and how it can be reduced!

Programmed Facility Management’s e-Bench product uniquely meets all utilities monitoring,

managing and reporting requirements.

Programmed Facility Management

320490A_Prog facility managment | 1775.indd 24 4/05/12 9:02 AM




GLG GreenLife Group is devoted to the maintenance and care of commercial and institutional facility grounds, ensuring their ongoing functionality with our large range of landscape services. Encompassing a wide range of landscaping principles and disciplines all with a strong environmental focus, GLG can maintain and improve the effectiveness of any facility’s environment. GLG are the specialists in developing routine and sustainable maintenance programs, providing tailored, long-term solutions in the operation and care of facility grounds, creating optimal, safe and cost effective environments for people to work, live and play in.

To � nd out more visit:

www.glgcorp.com

Grounds Maintenance Specialists

- Hospitals & Aged Care

- Schools & Universities

- Power & Water Utilities

- Development Estates

- Hotels & Resorts

- Transport: Road,

Rail, Airports

- Defence

- Telecommunications

- Local Government

- Industrial & Commercial

Properties

- Sporting & Recreation

- Housing Authorities

BUILD | MAINTAIN | SUSTAIN

AUSTRALIA WIDE



company profile


company profile

What is PPM?Today, the world is full of abbreviations as people

are too busy or lazy to use the correct form of

the English language. Personally, I think we

should put the blame squarely on the shoulders of

‘TXTing’ (can’t even spell it myself). Abbreviations

that spring to mind are LOL, LMAO and DCM.

Facilities Management also has its own barrage of catchy

abbreviations. FM, for example, is the common everyday term

accepted throughout the industry for Facilities Management.

Others include eOM, KPis and slas.

this leads me to the abbreviation PPM – planned preventative

maintenance. everyone knows what it stands for but what does it

mean? i have asked numerous people in the last couple of months

whilst thinking about this article. each person instantly replied with

the same description.

i have a different take on it, which i think is easier to understand –

Please Preserve Money, ©,tM, iNc (see, more abbreviations).

the average PPM goes something like this: the building owner sets

a budget, the services provider (sP) then creates a PPM program to

fit inside this budget and then proceeds to undertake some checks

for the next year until the next budget comes up and they put in the

same checks, check and/or increase the hourly rate and do the same

checks for the same 12 months and so the cycle continues. in the

meantime, i can guarantee there has been callouts throughout the

year where things have happened that could potentially be included

in the PPM program for the next year, which will help reduce costs in

the long run.

PPM?

MacMillan Plumbing

Ltd is striving to be

the Auckland Market

leaders on Hydraulic

and Plumbing Services

Providers. Six-monthly

meetings are scheduled

to discuss half the year’s

maintenance issues and

ways to solve ongoing

problems in order to help

the client’s PPM ™

320877AE_LHS MacMillan Plumbing | 1775.indd 24 21/05/12 8:38 AM1775_Facility Perspectives June 2012.indd 72 5/30/12 4:21 PM


company profile


company profile

MacMillan Plumbing ltd is striving to be the auckland market

leaders on Hydraulic and Plumbing services Providers. six-monthly

meetings are scheduled to discuss half the year’s maintenance issues

and ways to solve ongoing problems in order to help the client

PPM™.

One instance that springs to mind for me is that MacMillan

Plumbing ltd took over a building and one day we had a flooded

car park below ground level with no water draining away. to cut a

long story short, after emptying a six-foot manhole of silt we found

a submersible pump that nobody, including the building’s owner,

knew even existed. this is now part of our six-monthly checks at no

cost to the owner. lift the manhole, check the pump is working, and

close the manhole. ten minutes later move on to the next check.

By checking that this pump is working correctly, you are effectively

implementing PPM – Please Preserve Money™. if the pump failed

and blocked storm water lines up to the canopies and overflowed

into the shops flooding stock and property, absolute disaster could

result, which could be averted by being proactive.

Who has pigeons that continually block up rainwater heads

because they think it is a good place to build a nest during the

summer months? Who has had gutters overflow into their building

because of the flying rats above? How much has it cost you to

clean the carpet, repair the gib, paint the ceiling and keep good

faith with your tenant? i’ll bet it’s a lot more than the cost to cover

these rainwater heads so they can’t build any more nests in ensuing

summers. rather than just unblocking these rainwater heads (band

aid) we spent fractionally more and created PPM™ for our client for

the life of the building.

One issue of which i have not been able to convince FMs is the

old blocked toilet. i have offered to buy them a plunger, which would

definitely help PPM™, but i’m yet to have one take me up on the

offer. Funny, that!

i believe if you are receiving the same PPM schedule each year,

there is little to no thought from your service provider going into

looking after your biggest asset – your building.the companies and

businesses that partner up with MacMillan Plumbing ltd know that

we are always looking to preserve money, which does not always

mean a cheap quick fix. sometimes you need to spend money to save

money, but if you do it right i guarantee you will spend less money

over the space of a year and you will have a building that runs a lot

smoother with less ‘band aid’ jobs covering up underlying problems.

Now here’s a test for you: if you can correctly decipher the

abbreviation WGMGD, we will give you a complimentary building

overview and some cost-saving ideas.

Rohan MacMillan is the owner of MacMillan Plumbing and specialises in commercial maintenance and cost-saving ideas throughout the Auckland CBD and greater Auckland area.

MacMillanPLUMBING & GAS

7 Year Workmanship Guarantee1st Hour FREE GuaranteeIf you’re not completely happy with our service then the first hour is free.

Same Day Service GuaranteeIf you call before 1pm.

0800 LAST DROPOr contact Rohan: 021 794 [email protected]

FM Plumbing Services Provider and PPM Specialists

320877AE RHS_MacMillan Plumbing | 1775.indd 25 21/05/12 9:13 AM1775_Facility Perspectives June 2012.indd 73 5/30/12 4:21 PM


company profile

Eternal cleaning services was established by Nick Delimitros,

who has worked in the cleaning industry for over 40 years.

eternal cleaning services is a family-owned and operated

national company based in sydney. Nick’s son Bill is now the

company’s General Manager overseeing all facets of the business

under Nick’s guidance.

Bill has been working in the cleaning industry for over 24 years

and believes that the success of eternal cleaning services is primarily

due to the employment of honest, reliable and motivated people,

together with staying up-to-date with new releases in cleaning

products and equipment to ensure that the proper products and

equipment are used. eternal cleaning services is committed to a

program of continuous improvement in the quality of the services

they provide, and in the performance of their staff. eternal cleaning

services has developed the ECS Manual, which details all of eternal

cleaning services’ policies and procedures.

the recruitment, management and ongoing training of the cleaning

team is one of the key determinates in achieving superior outcomes

for our customers. eternal cleaning services knows that a constant

investment in the ongoing training of our personnel is the only way

to achieve success. Ninety per cent of eternal cleaning services’ staff

have been with the company for over 10 years.

all of eternal cleaning services assignments involve a high degree

of initial planning by their management team. at the very inception

of each project, eternal cleaning services endeavours to analyse

all aspects of the tasks thoroughly, identifying potential problems,

obstacles and risks in an attempt to find the most effective solution

for each situation.

eternal cleaning services recognises that environmental

management is among the highest corporate priorities. eternal

cleaning services is committed to the establishment of policies,

procedures and work practices for conducting operations in an

environmentally sound manner. eternal cleaning services has

also established a ‘Green clean team’ to ensure that all of their

obligations are met. eternal cleaning services believe that green

cleaning is the future to the provision of cost effective cleaning

services. Green cleaning involves the use of preventative measures,

less toxic chemicals and modern equipment, along with processes

that reduce the need and frequency of cleaning.

eternal cleaning services always maintains a ‘can-do’ approach to

customers and guarantees that all of their customers’ requests are

responded to within a reasonable period of time.

eternal cleaning services has a large number of long-standing

relationships with many businesses including:

3 Knight Frank australia

3 Jones lang lasalle

3 cBre

3 UGl

3 clipper Property Group

3 transport NsW

3 Unitingcare

3 australian catholic University

3 st Patrick’s college strathfield

3 international Grammar school Ultimo

only to name a few…

Honest, reliable and ‘can-do’ cleaning

322413E LHS_Eternal Cleaning | 1775.indd 24 22/05/12 8:58 AM

XFacility PersPectives | vOlUMe 6 NUMBer 2

company profile

Eternal cleaning services was established by Nick Delimitros,

who has worked in the cleaning industry for over 40 years.

eternal cleaning services is a family-owned and operated

national company based in sydney. Nick’s son Bill is now the

company’s General Manager overseeing all facets of the business

under Nick’s guidance.

Bill has been working in the cleaning industry for over 24 years

and believes that the success of eternal cleaning services is primarily

due to the employment of honest, reliable and motivated people,

together with staying up-to-date with new releases in cleaning

products and equipment to ensure that the proper products and

equipment are used. eternal cleaning services is committed to a

program of continuous improvement in the quality of the services

they provide, and in the performance of their staff. eternal cleaning

services has developed the ECS Manual, which details all of eternal

cleaning services’ policies and procedures.

the recruitment, management and ongoing training of the cleaning

team is one of the key determinates in achieving superior outcomes

for our customers. eternal cleaning services knows that a constant

investment in the ongoing training of our personnel is the only way

to achieve success. Ninety per cent of eternal cleaning services’ staff

have been with the company for over 10 years.

all of eternal cleaning services assignments involve a high degree

of initial planning by their management team. at the very inception

of each project, eternal cleaning services endeavours to analyse

all aspects of the tasks thoroughly, identifying potential problems,

obstacles and risks in an attempt to find the most effective solution

for each situation.

eternal cleaning services recognises that environmental

management is among the highest corporate priorities. eternal

cleaning services is committed to the establishment of policies,

procedures and work practices for conducting operations in an

environmentally sound manner. eternal cleaning services has

also established a ‘Green clean team’ to ensure that all of their

obligations are met. eternal cleaning services believe that green

cleaning is the future to the provision of cost effective cleaning

services. Green cleaning involves the use of preventative measures,

less toxic chemicals and modern equipment, along with processes

that reduce the need and frequency of cleaning.

eternal cleaning services always maintains a ‘can-do’ approach to

customers and guarantees that all of their customers’ requests are

responded to within a reasonable period of time.

eternal cleaning services has a large number of long-standing

relationships with many businesses including:

3Knight Frank australia

3Jones lang lasalle

3cBre

3UGl

3clipper Property Group

3transport NsW

3Unitingcare

3australian catholic University

3st Patrick’s college strathfield

3international Grammar school Ultimo

only to name a few…

Honest, reliable and ‘can-do’ cleaning

322413E LHS_Eternal Cleaning | 1775.indd 2422/05/12 8:58 AM


company profile


Get the Eternal Cleaning Services sparkleEternal Cleaning Services is a family owned and operated company with over 40 years experience in cleaning commercial, industrial, educational and retail properties. Since the company’s formation, Eternal Cleaning Services has developed a strong reputation for service excellence throughout. Eternal Cleaning Services is accredited under AS/NZS:4801 – Health & Safety Management Standard, ISO:9001 – Quality Management Standard and ISO:14001 – Environmental Management Standard. Eternal Cleaning Services are proud members of the FMA, BSCAA and the Green Building Council of Australia.

At Eternal Cleaning Services we strive to achieve the highest level of cleanliness by understanding our customer’s needs and translating these needs into practical and tailored solutions. We aim to maintain long-term relationships with our customers through our consistent level of professional service. We are committed to the continuous improvement of our service by staying up to date with the most effective processes and equipment.

Our specialised services include:

• High rise office cleaning• Carpet and fabric care• Hard floor maintenance & sealing• High pressure cleaning• Low and high rise window cleaning (internal & external)

• Waste management and recycling• Graffiti removal• Washroom products• Sanitary services

Call us for a free quote today on (02) 9793 1168. Eternal Cleaning Services – forever clean…pure and simple.

Diamonds are forever,and forever is… Eternal Cleaning Services

Unit D2, 101-115 Rookwood Road, YAGOONA, NSW, 2199 telephone 02 9793 1168 facsimile 02 9793 1169

email [email protected] website www.eternalcleaning.com.au

commercial | industrial | retail

Like ‘Eternal Cleaning Services Pty Limited’ on Facebook


spotlight on cleaning


Studies have also shown that our choice of cleaning product

has the potential for significant impact on both the users of

the environments we clean and the cleaning staff themselves.

Of primary concern are volatile organic compounds (vOcs), which

are known to have compounding long-term health effects, such as

respiratory issues, headaches, nausea and burning or watery eyes.

some vOcs have even been linked with cancer.

What are vOCs?a vOc is defined as any organic compound that can volatilise (i.e.

become a gas) under normal indoor atmospheric conditions. Once

released into the air, vOcs react with other atmospheric elements

to produce ozone, a significant contributor to air pollution and

photochemical smog. this is, of course, in addition to the broad

range of health issues associated with exposure to vOcs.

Where do they come from? vOcs are emitted from an incredibly diverse range of products,

which, aside from many commercial and domestic cleaning

chemicals, include dry-cleaning fluids, paints and strippers,

pesticides, building materials, furnishings, printer-copiers, glues,

markers and even correction fluid. all of these items (and more) can

release vOcs while in use, and, to some degree, even when they’re

stored.

some of the more common vOc-related products include: surface

cleaners (acetone and butoxyethanol, among others), deodorisers

(dichlorobenzene), disinfectants (ethanol) and orange and pine

fragrances (d-limonene and pinene respectively).

how can i limit exposure?

the potential health effects of vOcs ranges from highly toxic to no

known health effect at all, and, as with other pollutants, the extent of

the health effect will depend on factors such as intensity of exposure,

length of exposure and repeated, long-term exposure.

ensuring that you have adequate ventilation when using products

containing vOcs is often the simplest way to limit exposure to these

potentially harmful substances, and, as you might imagine, residual

concentrations of vOcs are higher indoors than out (up to 10 times

higher). Of course, avoiding vOcs as much as possible in the first

place is your best bet.

So how do you know if the product you’re using contains vOCs? Well, in the past, if you were unfamiliar with the chemicals on the

label, the smell-test was often your only option. Basically, if it has an

odour, you’ve probably got a product that contains vOcs, but this is

by no means an accurate test.

these days, the best possible way to ensure you’re using a low-

vOc product is to purchase it from a manufacturer whose product

has been certified to a recognised australian standard and has their

product labelled accordingly. ecolabels like Good environmental

choice australia (Geca) provide a convenient way to choose

safe, certified products that are better for human health and the

environment.

What are the challenges for the cleaning product manufacturers?

a cleaning product that dries quickly without leaving a residue has

are you swappingone pollutant for another? By MAtt keNNedy, good eNviroNMeNtAl choice AustrAliA

Members of the cleaning industry, from product

manufacturers to the cleaners on the frontline,

are well aware of the contribution they’ve

made – and continue to make – to the health

and wellbeing of the general population. Many

studies have shown that dust control and surface

cleaning methods with modern cleaning products

have been most effective in reducing bacteria,

viruses, particulates, mould, allergens and

endotoxins from the built environment; however,

it’s not all good news.




often traditionally been achieved using vOcs. this has presented a

significant challenge for those manufacturers who wish to market

low-vOc products, as customers expect window cleaners that don’t

leave streaks and floor cleaners that won’t leave slippery residues.

Many manufacturers have indeed risen to this challenge, and are

producing world-class products that conform to low-vOc standards

while still delivering very high-quality results.

there are, of course, sound commercial reasons to manufacture

certified low-vOc products. as more

and more organisations are

implementing environmental

policies that help them to

differentiate themselves

in the marketplace

(as buyers, suppliers

and responsible

employers), many

manufacturers have

also differentiated

themselves by

creating low-vOc

products to serve

this ever-increasing

market, and shown leadership, vision and environmental credentials

in the process.

The current GECA standard for cleaning products is available

at: www.geca.org.au/products/standards/10/

Please note, this standard is currently being revised and will

be available for public comment from May 2012.



company profile


company profile

Having been established for just three years, australian-owned

enviro associated Products Pty ltd (eaP) has started above-

the-line marketing to drive sales of its veora brand tissue

paper and hygiene solutions in the populous victorian and New

south Wales markets.

Focused on the away-from-home segment, eaP extols the

veora range’s virtues of attractive cost-in-use quality, backed by

the organisation’s environmental credentials that include an active

membership of the Forest stewardship council (Fsc) australia.

the veora everyday range offers customers bathroom tissue, facial

tissue and paper towel products that are both exceptional in quality

and price competitive. For discerning users requiring soft luxurious

tissues, the veora Premium range and veora exclusive taD paper

towel range meets the demands of the premium segment.

eaP backs its products by offering advice, guidance and

information on all aspects of disposable tissue products and

solutions. Whether it is an office building washroom, factory facility

or a commercial kitchen, service providers and in-house teams can

rely on eaP for the right solutions that meet their needs.

all veora disposable tissue products are biodegradable;

manufactured from chlorine-free bleaching processes; made by isO

certified suppliers; fit into most existing dispenser systems; and are

free of inks, dyes and perfumes.

eaP stresses its sustainable development commitment by

purchasing material from sources that demonstrate legality and

will not knowingly purchase product or raw materials from illegal

sources, working only with isO-certified suppliers globally and by

providing our customers with innovative tissue paper solutions that

deliver excellent quality and value.

eaP will be launching australia’s first Fsc-certified 100 per cent

post-consumer recycled tissue range under Neutra brand.

eaP points out that its suppliers have internationally recognised

credentials including isO 9002 Quality Management system

certification; isO 14001 environmental Management system; Forest

stewardship council (Fsc); and Programme for the endorsement of

Forest certification (PeFc).

Veora complements your hygiene solutions

Company Contact Detail: Enviro Associated Products Pty Ltd (EAP) Ph: 1300 962 898 Email: [email protected] www.veora.com.au

NSW Distributors Alpha Paper Pty Ltd Ph: 02 8834 5800 Email: [email protected] www.alphapaper.com.au

Caterex Supply Pty Ltd Ph: 1300 228 222 Email: [email protected] www.caterex.com.au

VIC Distributor A & J Australia Pty Ltd Ph: 03 9318 0886 Email: [email protected] www.ajaustralia.com.au

321075E LHS_Enviro Associated Products | 1775.indd 24 1/05/12 1:08 PM1775_Facility Perspectives June 2012.indd 78 5/30/12 4:21 PM


BE KINDTO YOUR HAND

With the concept in mind to make life easier for our customers, we offer a complete washroom solution with one of the biggest hand towel range that will accommodate the most demanding individual. All Veora paper towels come with unique embossing for superior softness and absorbency efficiency that treat your hand kind and gentle.

Made by ISO certified manufacturers for quality consistency, these high bulk papers and 2 ply quilted products with lamination ensure exceptional performance in all professional environment.

Ask our distributors about Veora towel range or contact us directly.

NSW DISTRIBUTORS

ALPHA PAPER PTY LTD15 Distribution Place Seven Hills NSW 2147Ph: (02) 8834 5800 Fax: (02) 8834 5850Email: [email protected]

VIC DISTRIBUTOR

A & J AUSTRALIA PTY LTD8 Westside Drive Laverton North VIC 3026Ph: (03) 9318 0886 Fax: (03) 9318 0887Email: [email protected]

CATEREX SUPPLY PTY LTD20 Lawson Street Wagga WaggaNSW 2650Ph: 1300 228 222 Fax: 1300 228 333Email: [email protected]

www.veora.com.auPh: 1300 962 898

VEORA is brought to you byEnviro Associated Products Pty Ltd..

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P R E M I U M W H I T E H A N D R O L L T O W E L • U L T R A S L I M S E A W AV E E M B O S S E D T O W E L • Q U I L T E D U L T R A S L I M T O W E L • Q E X T R A L A R G E T O W E L • E X T R A L A R G E T O W E L • L A R G E I N T E R L E AV E T O W E L • W O V E N U L T R A S L I M T O W E L • T A D U L T R A S L I M T O W E L • M U L T I F O L D T O W E L • K I T C H E N T O W E L E X T R A L E N G T H • C O M P A C T T O W E L • C E N T R E F E E D T O W E L

SOFT&

STRONG

CONSISTENTPRODUCTQUALITY

GENTLETO

SKIN

100%VIRGINPULP

CHLORINEFREE

BLEACHING

INK &DYE

FREE

321075A RHS_Enviro Associated Products | 1775 | 27/4/12 12:11pm




Then came the revolution of lightweight backpack vacuums,

increasing carpet-vacuuming productivity from 300 square

metres per hour to 800 square metres per hour.

there were many other new cleaning products and equipment

developments introduced to australia from europe and the

United states, all making commercial cleaning more effective and

productive.

Unfortunately, development and innovation of new concepts for

the cleaning industry have slowly been lost, to the extent that today

cleaning organisations need to take shortcuts and cheat on good

hygiene results to make a profit.

From leading the world in standards in the 1970s, australia in

2012 has, on far too many sites, cleaning standards equivalent to

those of third-world countries.

The dirty dollarso what has caused this big downturn in cleaning standards?

answer: the mighty dollar and the need to drive down prices to

make a reasonable profit – all at the expense of good cleaning and

hygiene. evidence of this is everywhere.

i am sitting in a four-star hotel and can’t believe the poor hygiene

standard. at first glance, the room looks reasonable – nice clean

surfaces, bright white sheets and towels, and vacuumed carpets –

but that’s where it stops. stamp on the carpets and dust rises. Wipe

over the fittings and there are fine human dust particles. the body

fats and odour in the bathroom are alarming.

it is just not acceptable to be presented with this level of hygiene

in an environment that we expect to be as clean as – in fact cleaner

than – our own homes. We can live with the germs in our home

Innovation or stagnation – is this the cleaning industry of today?By terry FrAser, FBicsc FAiM chAirMAN, steeriNg coMMittee, cleANiNg & hygieNe couNcil oF AustrAliA

Innovation in the cleaning industry in Australia was a big part of increased productivity during the mid-

20th century. The introduction of high-speed floor polishing machines in the early 1960s, the addition

of a vacuum onto the polishing machine, development of seals and polishes for high-speed polishing

and the development of open web, high-speed pads – all were designed and produced in Australia by

the 1970s.




as we get used to them, but we should not be required to live with

other people’s hidden germs.

the same applies in the average office, and we wonder why the

people of the nation have increasing health complaints.

Training down the drainWhy has this come about? rising costs are one thing; however, i am

convinced that the lack of support by contractors for good training

and better skilled cleaning operators is also significantly contributing

to poor work practices, and therefore more poorly cleaned and less

hygienic environments.

i have been in the cleaning industry for over 45 years, both here in

australia and in many other countries, and i am almost ashamed to

call australia home due to the growing lack of concern by employers

for their frontline people – cleaners, who must clean up the mess we

leave behind.

Why you get what you train forWe can go back to the good old 1970s, when government and

building owners and managers actually cared about the cleaning and

hygiene results. it certainly doesn’t seem the same today. While they

continue to drive down the price paid for cleaning and accept shonky

operators, we will get the results we deserve.

if we insist on properly trained and rewarded cleaning operators

to clean our buildings, we will be on the first rung of the ladder to

getting better results, and we will be able to charge premium prices

for a premium service.

innovate or go backwardthe industry needs to encourage and support greater innovation. in

2012, the National cleaning suppliers association is challenging its

members to ramp up innovation in their products. Now it is up to the

services side of our industry to become more innovative on service,

and stop using discounted prices as the only way to win contracts.

Owners and users of commercial buildings, especially

governments, need to start demanding that properly trained and

skilled personnel specifications be included in tenders to ensure that

the cleaning organisation delivers what it has promised.

is the tide turning?

innovations in the industry over the least few years, such as daytime

cleaning, have not been widely accepted due to requiring different

training, equipment and customer acceptance.

Battery-operated equipment is becoming better, but there is still

some improvement needed. ‘clean as you Go’ entails the occupant

cleaning their own desk after being issued with a special cleaning kit,

and if they make a spillage they are responsible for cleaning it up.

Measures such as these can assist in sustainable cleaning practices.

the cleaning and Hygiene council of australia was formed

by concerned associations within the cleaning industry to be the

umbrella organisation for the professional cleaning industry. Our aim

is to work with industry at all levels to ensure that the people who

use professional cleaning services get what they pay for. so don’t go

cheating on health, because in time you will be exposed.

We welcome your comments and suggestions to pave

the way ahead. For more information, please contact

cleaninghygienecouncil.org.



company profile


company profile

Cleaning with integrityBy Michael eBejer, Managing Director, elynwooD ServiceS

In today’s corporate environment, i believe

the word ‘integrity’ is inappropriately

overused. However, at elynwood it runs deep

into our vision statement and company culture,

as it resonates with what this organisation is

achieving, both day-to-day and long-term. it

is the earliest attribute demonstrated once

service delivery is engaged, as results speak for

themselves. yet it still surprises me how many

organisations come unhinged when a little

pressure is applied.

With more than 20 years since incorporation,

and with continual growth in the cleaning

and facility services industry, i have had the

opportunity to learn what it takes to build and

maintain relationships with our clients. success

factors are providing extraordinary customer

service, ability to communicate effectively,

techniques that can add value, and business

operator expertise, just to name a few. While

providing it all at better value than the next guy.

the difference, as with all market segments,

is maintaining a level of consistency with the

quality of work standards. Procedure, training

and supervision are absolutely essential;

anyone familiar with a quality assurance process would know that,

the implementation of a standard procedures manual is critical to

operational success. However, we also found early on into our isO

implementation that the single greatest success factor was that the

internal auditing process had to be rigorous, and regardless of the

potential disruption and/or discomfort, it had to be a robust and

unwavering business mandate.

Within all our sectors we are continually sourcing, updating and

implementing the latest technology and systems to ensure our

processes are delivered in a timely manner, with OH&s paramount

across the board. We are proud of the fact that we have contributed

to the wider community and are committed to providing all our

staff with the option of further training in their chosen field. We are

passionate about developing our employees, which starts with our

stringent induction process. Many of our managers initiated their

employment with elynwood at ground level and have adopted the

culture of elynwood in their development to senior management.

We are recognised in the industry for having a personal rapport with

all our clients starting from myself (Managing Director), all the way

down to our staff at ground level.

it is business values and drivers like ‘integrity’ in our company

culture that allows our organisation to retain many long-standing

clients. to this day, we still service our very first contract, which

has now been retained for over 20 years – the elynwood team, as a

whole, is especially proud of this and many relationships like this.

We are continually

sourcing, updating

and implementing

the latest

technology and

systems to ensure

our processes

are delivered in a

timely manner

321043E_LHS_Elynwood_1775.indd 24 10/05/12 12:42 PM1775_Facility Perspectives June 2012.indd 82 5/30/12 4:22 PM


Integrated facility services. Done the right way.Elynwood Services is a privately owned Australian company with an operational history dating back to 1990. Since then we have developed a comprehensive service capability across the spectrum of property services segments including contract cleaning, commercial catering, ground maintenance and more.

CleaningCateringMaintenanceGrounds & Garden MaintenanceWaste Management & Environmental

Go online to:www.elynwood.com.au/competitionEnter

www.elynwood.com.au

online at www.elynwood.com.au/competition




at certain times of the year, window cleaners find themselves

battling thick cobwebs that form on the outside of city

buildings. residents of high-rise buildings spend time almost

every day sweeping away spider eggs and webs from balconies.

those without balconies notice a build-up at certain times of the

year. some years are worse than others, and sometimes the problem

is controlled via extra cleaning. But one thing is certain: cities are not

exempt from nature, and spiders will keep coming back!

spider webs can spoil a view. Not all occupants complain, but if

enough do, it will become an issue, according to David McGlashan,

Facility Manager at Freshwater Place apartments in Melbourne.

‘a committee has to determine how best to spend its budget.

Do they want to spend an extra, say, $30,000 on spider control?

the answer would be yes, if there turns out to be enough interest

from owners. in the end, it comes down to the level of enquiry and

complaint by residents.’

Worldwide webs!By roBert drANe, huMAN resources MANAger, BriteWAy WiNdoW service

Spiders are everywhere! For some, it’s just a fact of life. For others, the very thought is unbearable.

It’s one of those challenges that nature will always present to us. Spiders will never go away; however,

they can be controlled. But is it always worth it? It’s up to you to decide.

No matter where you

are – city, country,

bush or backstreets,

high or low – you’re

never far away

from a spider.




company profile


company profile

Perpetual Propertycare has

strengthened our management

with well-known industry figure

adam atkin joining our team in March.

adam, being the inaugural winner of the

industry young manager of the year and a

member of the Bscca New south Wales

management board, continues Perpetual’s

commitment to employing quality

management staff to grow our business.

adam fills the newly created position of

National sales Manager and is charged with

the responsibility of building our facility

services capabilities in conjunction with our

sister company trojan Workforce.

Perpetual Propertycare currently

provides cleaning and cleaning related

ancillary services to major contracts, and

full facility service management to several

commercial buildings. trojan Workforce

will provide the qualified trade staff

to carry out repairs and maintenance

services to our contracts. closer ties

with trojan, which has a national

network, will also assist in Perpetual‘s

goal in being able to provide national

coverage within the next two years.

in promoting facility services

packages to potential customers,

Perpetual Propertycare will always

tailor a package that best suits the

customer’s needs for each individual

property. the use of our own staff and

specialised contractors will ensure our

customer receives a professional and

consistent service that enhances the

property that their customers or staff

occupy.

ReliableService

Innovative Solutions

Quality Care

Your Choice is Clearfor the best sustainable solutions in

> Offi ces

> Educational Facilities

> Event Venues

> Industrial Sites

Contact Perpetual PropertyCarep 02 9641 2021f 02 8020 6608info@perpetualpropertycare.com.auwww.perpetualpropertycare.com.au

The Right Choice

Perpetual PropertyCare strengthens facility service capabilities

320494AE_Perpetual Property Care | 1775.indd 24 8/05/12 10:18 AM1775_Facility Perspectives June 2012.indd 85 5/30/12 4:22 PM



such a simple issue illustrates the complexity of facilities

management. For example, occupants on lower floors might wonder

why the matter is even an agenda item. those higher up might,

rightly, say, ‘i pay more to be up top and i don’t want to see spiders

on my windows.’ in office buildings, workers on the higher floors

barely notice, simply because they don’t have to live there.

to many, the movements of these errant arachnids are an enigma.

Why do they favour one side of a building? Why do residents on

upper floors tend to notice more activity? How do they get there? Do

spiders just crawl all over the outside of buildings and agree on which

floors they will occupy? Do they fly somehow – and if they do, why is

it that we don’t see millions of airborne arachnids all over the place?

Why do they pick on us urban dwellers? actually, they don’t just pick on us urban dwellers. No matter where

you are – city, country, bush or backstreets, high or low – you’re

never far away from a spider. entire sections of forest have been

known to be cocooned in colossal webs as thousands of spiders

alight in the same place. you might have seen one of these vast, tulle-

thick veils of silk yourself. it’s a spectacular sight! looks great on

trees. i’m not saying it doesn’t look great on your building. it does – if

you like that… well… derelict look.

When it comes to describing the spider’s favoured mode of

transport, e.B. White, the author of Charlotte’s Web, wasn’t just

making it up. Many tiny species actually do go ‘ballooning’ – a feat

that involves throwing a dragline of silk into the breeze, getting

pulled along until airborne, and riding the updraft. according to the

cartoonist Gary larson, buffalo disperse by doing the same thing –

but we think he might be making it up. We’re yet to scrape a nest of

steer off the underside of anyone’s balcony.

anyway – the thing about spider ballooning is its randomness.

they don’t always end up attached to anything. spiders can’t control

what happens once they’re up there. Pilots have recorded seeing

them 10,000 feet up. a fortunate few wind up stuck to your building

– which is unfortunate for you.

Why do they fly at all? it’s an instinct thing. it’s how young spiderlings migrate away from

the place where they are hatched.

We window cleaners have been likened to spiders as we hang

from ropes attached to your building, busily sliding up and down

like orb weavers. like us, spiders check the weather before they

take to the air. We tend to use weather reports on the news or our

phones. they use sensory hairs and organs. What they’ve learned is

that windy, warm and dry days provide the best conditions for flight,

because wind provides the power, and warmth provides the updrafts

useful for take-off. Hence, roughly three seasons of the year are

favourable for your building to get covered in silk, especially in those

high-up, hard-to-access places.

this makes window cleaners the best-placed people to help

you deal with the problem. the challenge for us has been the fact

that we’re not pest exterminators. Dealing with cobwebs is simply

necessary for us to do our core business. clearing expansive networks

of fabric from the sides of buildings can almost double the cleaning

time. yet our expertise in accessing your building and working in

high places often means we’re the most logical people to do the job.

lately, during periods of spider infestation, we’ve found it handy to

tackle the task in two parts: spray, then come back and do the clean.

David McGlashan has found that one extra clean per year goes

a long way toward addressing the problem. ‘We budget for three

cleans, but for the last few years we’ve been doing two. We’re going

back to a third clean so we are hoping it might minimise the issue.

We had a section on the northern end of Freshwater Place sprayed

as a trial prior to a clean, to assess how long it would take for the

spiders to come back. they took a long time, but they did come back.

it was a worthwhile exercise, though.’

Of course there’s a balance. ‘it all depends on cost and just accepting it’s a part of nature,’ says

David, who had to deal with a ‘massive infestation of Bogong moths’

a few years back.

although we’re not licensed as pest exterminators, there is a lot

for us to consider, not least of which is the health and safety of the

public, our workers and occupants of the building. there are three

types of chemicals that can be used to eliminate spider populations:

carbonates, organo-phosphates and synthetic pyrethroids. after

much consideration, and consultation with the Health Department,

which licenses the Pest control association of victoria, we decided

one of the best ways to eliminate the problem and ensure no-one is

adversely affected is to use the synthetic pyrethroid, which eliminates

spiders by slowly penetrating their exoskeletons.

the pyrethroid is actually a chemical imitation of the

chrysanthemum flower, and is considered by the Health Department

to be the safest option of the three for humans. its use is

accompanied by risk assessments conducted by our operators.

We are also exploring the latest completely organic and water-

based pesticides and awaiting evaluation of their effectiveness in

spider elimination.

in our field, the health and safety of the public, our clients and

our workers is paramount, and therefore we are active in seeking

ever-safer ways to meet the challenges we, and you as the facilities

managers who engage us, meet in the maintenance of city

buildings.

When it comes

to describing the

spider’s favoured

mode of transport,

E.B. White, the

author of charlotte’s

Web, wasn’t just

making it up.




company profile


company profile

For a more informative discussion on how the CIA can provide better FM solutions for your assets, call Stephane on 03 9510 4150 or email [email protected]

Our comprehensive service delivery gives clients the confidence that the ongoing cleaning, maintenance and capital improvement projects of their properties will be completed on schedule and within budget.

Our clients benefit from our commitment to:

• providing cost effective solutions

• streamlined reporting and communication

• engaging only fully compliant, ‘best practice’ subcontractors

• investing in new technologies to better manage process

• delivering to the highest standards

CIA uMonitor, our on-line collaboration and communication software, takes the stress out of reactive building maintenance by allowing 24/7 access to our managers.

CIA deliver results on time and on budget.

For more information call 03 9510 4150Email: [email protected]

Facility managers are constantly required to balance cost

efficiency while delivering improved service and managing

ever increasing maintenance schedules. No easy task.

the cia – cleaning institute of australia – understands that

facility and property managers are both time-poor, often under-

resourced and are in need of industry innovation to assist them in

streamlining the management and maintenance of their assets. it

is in response to this that cia has developed a customer service

package that streamlines processes through a holistic management

software system that enables a strong communication channel with

regular reporting and trafficking of jobs. this facilitates accuracy and

efficiency throughout the lifecycle of individual jobs and ongoing

service.

a comprehensive service provider, the cia gives clients the

confidence that the ongoing cleaning, maintenance and capital

improvement projects of their properties will be completed on

schedule and within budget.

the cia provides facilities and maintenance services for many

older commercial and residential buildings, some of which are

heritage listed. From maintaining mosaic stone floors to restoring and

replacing old window frames, this extensive experience has afforded

the cia a practical understanding of undertaking maintenance and

renovation works in these challenging environments.

With experienced employees and an extensive network of quality

sub-contractors specialising in a wide range of trades services, cia

ensure all clients’ needs are met and serviced in an efficient and

timely manner. the cia manages commercial risk by ensuring all of

our sub-contractors have current, appropriate insurance cover and

have completed relevant OH&s training.

CIA services provided: 3 customised maintenance schedules

3 Planning and delivery of capital improvement works

3 Planning and delivery of building sustainability improvement

works

3 Programmed and reactive building maintenance

3 Building condition audits

Balancing cost efficiency with improved service

322264AE_Cleaning Institure of Australia | 1775.indd 24 27/04/12 12:01 PM1775_Facility Perspectives June 2012.indd 87 5/30/12 4:22 PM





Better ways to reduce the cost of cleaning maintenanceBy gerry goldBerg, PresideNt, NAtioNAl cleANiNg suPPliers AssociAtioN

It must be pretty obvious that any facilities manager would place cleaning and hygiene high up on their

priority list when considering what is important to the maintenance of their facility – especially at a low

cost.

how, then, does a facilities manager ensure that they are

following the best path? How is it possible, where cleaning

is not necessarily an area of specific expertise for a facilities

manager, for that manager to be sure that their cleaning and hygiene

needs are being catered for in the best possible way and at the best

value available? How does a manager establish and judge the standards

either required or achieved?

to some extent, managers are thrown to the wolves and are at

the mercy of the contractor they appoint. Of course, over time many

managers have reached a rapport with their contractors such that

there is a peace, albeit sometimes an uneasy peace, existing between

contractor and manager. But this does not necessarily answer the

question of standards. Nor does it answer the question of whether the

manager is getting the best value.

value not predicated on pricethe question of value has considerable ramifications because it is not

predicated on price. the price asked and accepted in absolutely no

way guarantees that the manager is getting either value for the money

spent, or the results that they expect.

the fact is that the judging of cleaning standards is generally

subjective and superficial. the attitude taken is too often: ‘if it looks

reasonable it must be OK.’ But there is much more to cleaning and

hygiene than that.

On one hand, there are the standards that determine whether the

results of the cleaning operation are satisfactory. and yes, there are

subjective standards that can be – and are – applied to this judgment.

But on the other hand, there is the vital consideration of whether

the results obtained justify the cost thereof. and the costs need to

be based firstly on realistic expectations of value for money, but

secondly, and again, most importantly, on an understanding of the

facts surrounding productivity. the question of cost is not and should

not be based merely on the best price that any or all contractors can

be beaten down to. that kind of demand leads only to shoddy work,

cover-up jobs and shortcuts to try to survive under the demands of

high expectations against low pricing.

Consider productivity of suppliesthe answer, then, lies not just in price, but also in how to achieve the

best results at the lowest cost, and that is achieved by considering

productivity of the materials used. Here is the crux of the matter.

Managers need – and often have – a clear understanding that

at least 90 per cent of the cost of maintaining their building to a

satisfactory standard of cleanliness and hygiene in australia is ascribed

to labour. But every cleaning contractor (or in-house cleaning division,

for that matter) is committed to paying their labour award wages and

applies award conditions. so in that regard the contractor has virtually




company profile


company profile

You could say that this has been the key to cMc’s success,

having achieved an exceptional 30 per cent net growth this

year and expecting double-digit growth next year.

cMc is a specialist in the cleaning and maintenance, management

and reporting of offices, retail outlets, commercial buildings, multi-

sites and educational facilities. since it was established in 1994, cMc

has grown to be one of the leading national cleaning and property

maintenance companies in australia, with a national footprint

expanding not only in metro, but remote regional areas.

cMc’s Managing Director Paul Mccann says that cMc has always

worked closely with its customers to understand their needs.

‘Our it infrastructure has been designed and built upon the needs

of our customers. Over the past seven years we have worked closely

with our customers to develop our tailor-made ecrM (electronic

customer relationship Management system).

‘this system allows our customers to access our services

instantaneously. Our customers can log requests, track what we do

with their request and receive reports on the outcome of the request

– all in real time. they are always in the know about the service we

provide to them,’ Mr Mccann said.

‘We have tailored our ecrM from years of feedback given by our

customers. For instance, if our customer is a facilities management

company and requires elements of their reporting in a particular

format or graph, we have been able to accommodate.’

the shift towards green cleaning is another customer need that

cMc have focused on. they have recently partnered with expert

Bridget Gardner from Fresh Green clean to pilot the Fresh Green

clean Program into their operations. a key customer site that cMc

provides cleaning and maintenance services for was recently audited

as part of the program.

the program gives a third-party review of work methods and

processes used in operations at individual sites, with the key areas

audited to include low harm, clear air, clean hygiene, resource use,

energy efficiency and waste management. recommendations on

improvements in these areas are made and changes implemented.

the service is then re-audited and improvements against the key

audit areas are measured and quantified.

Mr Mccann said that cMc’s aim is to use this site as a test site

and once the results are returned, use the improvements suggested

throughout all the sites that cMc services.

‘to us, green cleaning is cleaning effectively to create healthy

buildings while at the same time reducing our environmental

impacts,’ he said.

‘it’s not just about using environmentally friendly products,

it is comprehensive and includes assessing the unique needs of

each facility and its occupants, as well as the cleaning chemicals,

equipment, paper products, procedures and training.

‘the findings have and will assist us in becoming key leaders

in green cleaning as well as helping to educate our cleaners and

managers.’

Understanding customers’ needs – a successful formula for CMCUnderstanding its customers’ needs has always been the driving force behind CMC Property Services.

Whether it be keeping up with cleaning trends and needs for green cleaning or investing in its IT

infrastructure so it fully integrates with their customers, CMC has always strived to service the needs

of its customers.

For more information, contact CMC Property Services on

1300 889 210 or visit our website at cmcservices.com.au

cMc uses Galaxy tablet technology to conduct onsite quality cleaning inspections that

are sent electronically to its ecrM system.

cMc use the Unger HiFlo system, cleans with pure water, without chemicals and up

to nine feet high. this results in a safer, chemical-free workplace for cleaners and no

harmful chemicals destroying our environment.

321983E_CMC Property Services | 1775.indd 24 10/05/12 12:26 PM1775_Facility Perspectives June 2012.indd 90 5/30/12 4:22 PM



no room to move – in either direction. the labour constitutes 90 per

cent of their total cost, and they cannot pay their labour any less,

even if they do allow their price to be beaten down.

so where does the astute manager go from there to contain or

even reduce the high cost of that labour, and therefore the cost of the

cleaning maintenance? the contractor has no further wriggle room

and the facilities manager is being squeezed to reduce costs. the

answer lies in the manager and the contractor working to achieve a

win-win result, finding better, less labour-intensive ways to do the

job. there are such ways. there are ways by which even paying more

for the supplies can result in a saving simply because the superior

supplies bring productivity gains that more than offset the additional

price of supplies. this can apply equally to machinery, chemicals, and

accessories. cheap is not necessarily inexpensive. low price does not

automatically mean a win for anyone. it certainly does not mean low

cost. cost is a product of price, together with productive life of the

material used and, most importantly, time expended to achieve the

desired result.

Changing the 90/10 formulain other words, the answer lies in changing the well-known 90/10

formula. if 90 per cent of the 100 per cent of the cost is in labour

(and overheads, it must be said) then only 10 per cent is spent on

supplies. isn’t it worth paying, say, 20 per cent more for the supplies

if that can save just five per cent on labour? after all, paying out an

extra 20 per cent of 10 per cent of the cost (the supplies) equals two

per cent extra on the total cost. against that, save just five per cent

of 90 per cent of the cost (labour) and the saving equates to 4.5 per

cent. isn’t it worth paying out an extra two per cent on the cost of

the maintenance to save 4.5 per cent on that cost – a net saving of

2.5 per cent over the whole job? if that could be proven, isn’t that

a better way to go than to simply demand cheaper pricing from the

contractor?

if the supplier of the cleaning requisites is unable to make such

suggestions or generate such offers to either the contractor or the

facilities manager, or both, and both parties cannot see a way to

change the 90/10 formula – for that is what has been done in the

above example – then perhaps the facilities manager should call

in a supplier who can point out ways to change the formula, and

then bring their contractor up to date with better ways to achieve

legitimate savings. if the contractor sees this as a way for both parties

to benefit rather than a push to lower the maintenance price at the

total expense of the contractor, then everyone ends up a winner. and

longer-term, cooperative contracts are the result.

Changing the formula 3 if a supply costs $10, then according to the 90/10 rule, $90 is

spent on labour.

3 assuming the cost of supply increases by 20 per cent, the extra

cost is $2.

3 if the more productive supply saves five per cent of the labour

cost (five per cent x $90) = $4.50

3 extra cost of supply $2. saving on labour $4.50. Net saving

$2.50 = 2.5 per cent

3 this saving is 2.5 per cent over the job. the 90/10 formula no

longer applies.

CMC Property Services has over 18 years of experience in cleaning and maintenance services across commercial, educational and government sectors.

We are a national company providing the following services across metropolitan and regional areas:

• general and green cleaning• carpet cleaning• hardfloor strip and seal• graffiti removal• window cleaning• waste management services• hygiene services• pest control • washroom consumable supplies• electronic reporting and management of our services

Contact us on 1300 889 210 for more information or visit our website at cmcservices.com.au

Your cleaning and maintenance solution partners

AS/NZS 14001:2004Environmentally Certified Company

AS/NZS ISO9001:2008Quality Certified Company

AS/NZS 4801:2001OH&S Certified Company

321983A_CMC Property Services | 1775.indd 1 2/05/12 9:01 AM




relocation

gab aghion from Business relocation Management breaks

down the daunting and complex process of relocating into

the four stages, and provides practical hints to ensure your

next relocation project is flawlessly planned and stress-free.

1. Site selectionHow do you find the perfect premises? What do you do once you

have found it?

3 Before rushing out to view potential premises, take a step back

and plan your project goals, timeline, budget and approach.

3 create a property brief to help hone your requirements.

Brainstorm everything specific to your operations, including

permits and zoning, and engage staff if change management is

important.

3 appoint the designer early to handle an initial spatial analysis if

space requirements aren’t known.

3 Go to market using the internet, commercial agents and property

advocates. if the agent or advocate is not charging a fee, be

aware that the landlord is providing the finder’s fee and the

advice is not impartial.

3 shortlist and view preferred options. take photos, request

layouts and compare shortlisted premises against preset

criteria to help make impartial assessments. research potential

premises, and handle thorough due diligence if purchasing.

3 if an existing fit-out is preferred, assess the quality and costs

associated with making changes. Be careful not to inherit an

overly tired fit-out or end up contorting yourself into another

company’s layout.

3 Negotiate the heads of agreement and then the lease with legal

guidance.

3 Negotiating tips – start early to allow for false starts and reduce

timing pressures; research the local and general market including

supply and incentives; understand the other party’s motivations;

investigate the property’s strengths and weaknesses; have a

quality second option and be prepared to walk away from

unrealistic negotiations.

2. design 3 appoint consultants aligned with your project goals and intent.

Understand the distinction between drafting, design and

construct, architectural and interior design services to ensure the

best project fit.

3 create a thorough fit-out brief, including organisational changes,

and engage staff appropriately.

3 Follow the design process from sketch design and layout through

to design development and documentation. engage engineers

and additional consultants as required.

3 conduct storage and loose furniture audits to document

requirements and what is planned for relocation or disposal.

check lead times, as sourcing imported and purpose-built

furniture can have a longer lead-time than the fit-out itself.

3 Obtain the building permit and landlord approval, together with

complying with reasonable tenancy guidelines.

3 identify early ict areas that will impact the design and

documentation, for example: power, data, comms room, raised

flooring, networking and phone system overhauls. engage your

it consultants during the design.

3 tighten the budget and timeline based on the developing plans.

relocating premises? By gAB AghioN, director, BusiNess relocAtioN MANAgeMeNtWith property enquiries on the rise but landlords still listening, the current market indicates that it’s

shaping up to be a good time to secure your future premise.



relocation

3. Fit-out works 3 if tendering, allow time to ensure responses match the

documentation and research the shortlisted providers. the

tender should identify project timing, contract type, payment

schedule, retentions, defects, warranty and any tenancy

guidelines. in addition to an approved price, the winning head

contractor must have relevant experience, resources to deliver,

meet OH&s obligations and be hungry for the work.

3 appoint the builder and provide site access (for example: bank

guarantees, approvals, insurances, access cards). create a

condition report on the new premises and lodge with the builder

and landlord prior to any works commencing.

3 Use base building trades where required and suitable, but

avoid the temptation to force the builder to use your preferred

trades. Work proactively with the facility manager and follow the

tenancy guidelines if they exist.

3 resist making changes until the end of the project. if changes

are valid, follow a formal process and track all documentation

and contract adjustments.

3 set aside time and money contingency for unexpected costs and

delays so that an internal approval process doesn’t need to be

sought for every minor impact.

3 Near site handover, there are often finishing trades swamping

the site. company staff, contractors and removalists typically

sharing the busy site before handover will need approval from

the fit-out contractor, who is still responsible for rubbish, safety,

damage, completion and approvals.

Tender and appoint a

commercial removalist

with experience,

equipment and

resources to deliver

your move.



relocation

4. phySiCal rElOCaTiON aNd haNdOvEr 3 tender and appoint a commercial removalist with the

experience, equipment and resources to deliver your move. the

existing and new premises should both be inspected to identify

any risks and access concerns, and to estimate the labour and

move timing.

3 Microplan the move to minimise down time, including it,

removalist, contractors and staff requirements. create a plan

for staff seating, furniture and contents. Management should be

free to supervise and guide the packing, physical relocation and

unpacking at both premises.

3 replicate services at both ends if no down time is acceptable.

Manufacturing, warehousing and specialised equipment

require stock level and customer order planning together with

warehouse layout planning. skeleton staff operating the new

premises and a coordinated overlap of operations can reduce

double handling and move risks.

3 create a relocation guide for staff and brief them with clear

instructions for packing, move day and unpacking requirements.

3 Unpack as soon as possible and have fit-out and it providers

together with management available to assist with trouble-

shooting.

3 Hold a relocation de-briefing with staff and welcome them

to the new premises. Open up communication channels to

understand any concerns and respond accordingly.

3 Plan out the old premises’ handover before the relocation so the

make-good and asset recovery can be handled efficiently and

sustainably.

Companies relocating can visit

www.businessrelocation.com.au for checklists, further

resources and to download the project pack.

Gab aghion is the director of Business relocation

Management, which provides search, fit-out and

relocation project management services.

SHORT ON TIME? 10 ESSENTIAL RELOCATION TIPS

1. planningset early goals to steer your project and assist with decision-

making.

2. get informedresearch the commercial real estate market. visit recent

fit-outs. speak to previous project owners. interview

consultants.

3. Key providersProviders must have a strong match to your scope, budget

and timing goals. appointing consultants without the relevant

skills and experience will drain company resources and

compromise the project.

4. Form an initial budget investigate and assemble an idea of likely project costs to

guide early decisions and appointments. Keep the numbers

rough to allow flexibility.

5. Start earlyMany projects are compromised by starting late, and then

commence under pressure. start early, especially if site

selection is required.

6. Change managementstaff engagement, information flow and balanced input are

essential to a quality project. Use your project to make a

positive change to the working environment and how it is

perceived.

7. resourcesProject owners need time, back-up resources and access

to senior management for decision-making. steering

committees are often appointed to share the workload,

typically guided by a consultant.

8. EnvironmentMake sustainability a key deliverable goal. ensure

environmental impact is considered at every stage, including

site selection, fit-out design, physical relocation and asset

recovery.

9. inject personalityMany workspaces look glossy but lack personality and

relevance. consider the organisation’s personality, branding

and achievements, and weave this into the front-of-house

and internal zones.

10. Seek assistance relocation projects can be stressful black holes for time,

money and resources. stay positive, keep the project goals in

focus and seek external guidance.


Facility PersPectives | vOlUMe 6 NUMBer 2 95G R A C E . C O M . A U 1 3 1 4 4 2 .

A C R O S S T H E S T R E E T , A C R O S S T H E W O R L D . T H E B E S T M O V E S A R E M A D E W I T H G R A C E .

across the street, across the world, or even simply across the hall - the best moves are made with Grace.

GRACE BUSINESS SER VICES IS A LEADER IN THE REMOVALS BUSINESS SEC TOR AND PROVIDES SOLUTIONS AND SER VICES FOR GOVERNMENT AND COMMERCIAL CLIENTS.

OUR SYSTEMS AND PROCEDURES ENSURE A SEAMLESS SER VICE, REGARDLESS OF THE SIZE OR T YPE OF THE RELOCATION BE IT OFFICE, LABORATORY, MEDICAL, FAC TORY, WAREHOUSE OR L IBRARY.

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Contact one of our experienced Project Managers to discuss your needs.



company profile


company profile

Enhancing building security with visual surveillance

Regardless of the size and purpose of a building, security is a

key consideration for facility managers and building owners.

aDt security offers a wide range of systems and solutions

including alarm monitoring, access control, visual surveillance and

virtual guards.

video surveillance continues to be a popular choice for facility

managers looking to secure premises as it is a cost-effective method

of monitoring for security threats. advances in video surveillance

technology have expanded its capabilities to applications that can

enhance every aspect of a business – from security to operations, to

risk management.

visual surveillance systems can enable fast response times and

reduce false alarms while also providing comprehensive reporting

and recording features. With aDt security’s video surveillance

systems, operators can view images from multiple cameras when an

alarm is activated, dramatically increasing the likelihood of identifying

the true cause of an alarm. this becomes particularly important in

potentially life threatening situations, where a traditional guard may

take too long to respond.

installing surveillance cameras as part of a risk-management

approach provides operators with the ability to cost-effectively

monitor for security threats. When implemented effectively, video

surveillance can offer significant benefits to businesses, and footage

gathered can also be used as evidence in some police and legal

investigations.

visual surveillance technology exists in multiple forms. in addition

to traditional wired video surveillance, aDt security also offers

wireless video surveillance technology that enables the transmission of

video and camera control via radio Frequency (rF) signals in a flexible

and cost-effective manner. Wireless systems are ideal for remote

locations that require a high level of surveillance but for which a wired

solution may be costly or physically impossible.

For more information on the solutions available, please visit www.adtsecurity.com.au or phone 131 238.

321149E_ADT Security_1775S.indd 24 21/05/12 3:16 PM1775_Facility Perspectives June 2012.indd 96 5/30/12 4:23 PM


Master Licences: VIC No. 65201491P | WA No. SA40562 | SA No. ISL152299 | NSW No. 405187443 | ACT No. 17501009 | QLD No. 3258669

Facilities Management Starts with ADT ADT Security is the world’s largest provider of electronic security solutions with over 130 years experience across residential, small business, retail, commercial, industrial and government sectors. We constantly work with the latest technology, drawing from a wide range of products and services, to provide the best protection for any environment.

Our Facilities Management solutions are designed to detect unauthorised entry and help maintain your business’ integrity to keep track of visitor and employee movements.

Intrusion Alarms and Monitoring

CCTV Surveillance

RFID

Remote Visual Surveillance

Fire Monitoring

Access Control including proximity cards and keypad access

Building Management Solutions

When it comes to security, we can design, install, integrate and maintain your customised security systems to meet all your needs.

To find out more, call 131 238 or visit www.adtsecurity.com.au/facilitiesmanagement



risk managment & security

managing risk in the age of the CloudAs more services move online, both IT and physical security considerations need to be addressed to

minimise the risk of downtime, information theft or data loss, writes Brett Judd, Exhibition Director,

Security 2012 Exhibition, Diversified Exhibitions Australia.

australia leads other asia Pacific countries in the adoption of

cloud computing. according to a recent report from Frost

and sullivan, titled ‘state of cloud computing in australia:

2011’, 43 per cent of enterprises are now using cloud computing in

some form, and 41 per cent of it decision-makers agreed that cloud

computing will continue to be a top priority.

cloud computing is the delivery of computing as a service rather

than a product, whereby shared resources, software, and information

are provided to computers and other devices as a utility over a

network (typically the internet). it is a natural evolution of what

started as ‘software as a service’ a couple of years ago.

But while the business world is embracing the cloud as a preferred

delivery channel for information technology, facilities managers need

to understand the multi-dimensional complexities it can bring to their

organisation. cloud computing, if not properly secured, can result in

the loss of direct control over systems for which facilities managers

are nonetheless accountable. the problem is that many managers

have not yet got a handle on the risks – particularly at the most senior

level.

Why iT can be risky businessat last year’s security exhibition, 26 per cent of visitors identified

information security as a key security challenge. the survey queried

more than 400 government and business professionals. so what are

the specific security risks in the age of the cloud?

The Cloud Security Alliance’s ‘Top Threats to Cloud Computing’ report1 identified some of the key threats:1) anonymity means impunityto use a public cloud service, often nothing more is needed than a

valid credit card to get started. this relative anonymity has enabled

spammers, malicious code authors, and other criminals to conduct

their activities with relative impunity.

2) insecure interfaces and apis cloud computing providers expose a set of software interfaces or

application Programming interfaces (aPis) that customers use to

manage and interact with cloud services. the security and availability

of general cloud services is dependent upon the security of these

basic aPis. From authentication and access control to encryption

and activity monitoring, these interfaces must be designed to protect

against both accidental and malicious attempts to circumvent policy.

3) malicious insiders the threat of a malicious insider is well known to most organisations.

this threat is amplified for consumers of cloud services by the

convergence of it services and customers under a single management

domain, combined with a general lack of transparency into provider

process and procedure. For example, a provider may not reveal

how it grants employees access to physical and virtual assets; how it

monitors these employees; or how it analyses and reports on policy

compliance.

to complicate matters, there is often little or no visibility into the

hiring standards and practices for cloud employees. this kind of

situation clearly creates an attractive opportunity for an adversary –

ranging from the hobbyist hacker to organised crime and corporate

espionage, or even nation/state sponsored intrusion.

4) multi-tenant architectureOne of the key selling points for cloud services is that cost benefits

can be derived from sharing infrastructure. But in some instances,

the isolation properties for a multi-tenant architecture are not strong

enough to prevent inappropriate levels of control or influence on

the underlying platform. Generally speaking, customers should not

have access to any other tenant’s actual or residual data and network

traffic.

5) data loss or leakage the threat of data compromise increases in the cloud, due to the



risk managment & security

number of, and interactions between, risks and challenges, which

are either unique to the cloud, or more dangerous because of the

architectural or operational characteristics of the cloud environment.

6) account or service hijacking account or service hijacking is not new, but cloud solutions add

a new threat to the landscape. if an attacker gains access to your

credentials, they can eavesdrop on your activities and transactions,

manipulate data, return falsified information, and redirect your

clients to illegitimate sites. your account or service instances may

become a new base for the attacker. From here, they may use your

good company name and reputation as a cover to launch subsequent

attacks.

Security policies and technologies alleviate Cloud risksthankfully there is a raft of new technologies available that help

minimise the risk of external and internal data loss and theft in the

cloud.

as a rule of thumb, businesses should conduct a comprehensive

supplier assessment when choosing an external cloud service

provider, and insist on transparency into overall information security

and management practices, as well as compliance reporting.

another must-have is strong authentication and access controls

that govern who has access to information and can alter it. also

ensure that data is being encrypted and data integrity protected. in

addition, implement strong key generation, storage and management,

and destruction practices; and leverage strong two-factor

authentication techniques where possible.

On the contractual side, specify human resource requirements

as part of legal contracts and determine security breach notification

processes. take the time to understand cloud provider security

policies and service level agreements (slas). ask the provider to

wipe persistent media before it is released into the pool.

physical data centre security is paramountFurthermore, data centres themselves – as the physical ‘home of the

cloud’ – present a vulnerability that needs to be addressed as part

of a comprehensive risk assessment. the servers where the cloud

service is hosted can be located on the premises or outsourced to an

external data centre provider.

large, modern data

centre facilities, such as

the Us$65 million equinix

sydney 3 compound, feature

an impressive array of

access control and intrusion

prevention technologies. a

dense network of security

cameras provides cctv

coverage that allows security

staff to monitor the premises

24/7. Other popular physical

security measures include

high-tech security gates

and mantraps. some new

facilities also take advantage

of biometrics, for example

fingerprint or iris scans that

ensure that only authorised personnel have access to the server

infrastructure, even after hours.

While not every smaller-scale data centre requires the whole

spectrum of security technologies, it is important to remember the

potential damage to assets and reputation in the cloud age that can

result from having server security compromised. Unless you have a

back-up copy in an external data centre, a thief could simply walk out

the door with your new cloud service!

About Security 2012 Exhibition

Now in its 27th year, Security 2012 Exhibition is expected

to attract more than 4500 visitors from government and

private enterprises. On the show floor, more than 150

local and international exhibitors will showcase the latest

industry innovations, ranging from alarms, CCTV and access

technologies, network and mobile security solutions and

robotics to a raft of new training courses, perimeter security

solutions and even custom-built armoured vehicles. Security

2012 Exhibition is endorsed by the industry’s peak body, the

Australian Security Industry Association Limited (ASIAL).

Register to attend Security 2012 Exhibition at

www.securityexpo.com.au

1 WWW.ClOudSECuriTyalliaNCE.Org/TOpThrEaTS/CSaThrEaTS.v1.0.pdF



company profile


company profile

With the carbon tax imminent and much greater emphasis

now on the environment, the construction training

centre (ctc) – a commercial leasing organisation that

provides facilities for the construction, training and other industries –

is expanding within its 12-hectare property, incorporating innovative

ecological and environmentally sustainable technologies, creating

what is essentially a user-centred, open-innovation ecosystem. Or

more succinctly put: a living laboratory!

Proud of its heritage in salisbury to the south of the Brisbane cBD,

ctc utilises the original buildings of evans Deakin industries, where

Brisbane’s famous and much-loved story Bridge was fabricated.

Building on its undoubted sustainability credentials through re-

use, ctc is about to launch the next chapter of its history with the

development of a number of workshop, office and training buildings

creating over 15,500 square metres of additional leasing space, all

built with the highest green credentials in mind. Underpinning the

A living laboratory for sustainabilityby Maggie LighezzoLo

Sustainability is fast becoming the smart choice for environmentally conscious businesses, and

Brisbane’s Construction Training Centre is no exception – currently developing interactive and

observable buildings that will pave the way for green technologies of the future.

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company profile


company profile

scheme is the concept ctc is calling living laboratory: sustainability

in the Built environment.

conscious of the fact that the built environment is the major

contributor to greenhouse gases, ctc, which is part-owned by the

building and construction industry, believes it has a responsibility to

redress the balance in favour of the environment. What better way

to do this than build green facilities where the industry’s apprentices,

trainees, tradesmen and women are trained.

the technology in the buildings comprising the living laboratory

will be observable and interactive. tenants and apprentices alike

will be able to connect their own technology and monitor how the

different eco-technologies work. this process ensures that ‘being-

green’ goes beyond theory and becomes a measurable reality. With

interactivity comes engagement; with engagement comes comfort.

the enterprise and innovation Hub is the centrepiece of the new

development. this is where it is anticipated that those businesses

attracted to the centre will refine existing, and create new,

pioneering eco-technology, offering research and development

organisations the opportunity to realise their ideas in an industrial

setting. the living laboratory also offers a great opportunity

for manufacturers and suppliers of the latest ecological and

environmentally sustainable technology to test their equipment and

building products, obtain performance data in a rigorous industrial

setting and potentially market the innovative technology through

being exposed to the construction industry and government; the two

shareholders.

ctc’s living laboratory will be adding to an already extensive list

of green credentials including:

3 Waterless urinals

3 a carbon-neutral office

3 Movement sensor lights in all facility bathrooms

3 Fair trade and sustainable coffee served at the onsite café

3 100 per cent of the construction training centre’s fleet is diesel-

powered

3 the centre was the first in Queensland to submit a Water

efficiency Management Plan

3 earning the company a place in the finals of the Healthy

Waterways award, ctc re-vegetated the riparian zone around

rocky Water Holes creek – part of the Oxley creek catchment

system

3 the solar training centre of Queensland – one of the centre’s

tenants – have invested in a photovoltaic system to adapt power

consumption to a cleaner, greener alternative, in an effort to

reduce greenhouse gas emissions and the ever-increasing costs

of electricity.

ctc will be developing the living laboratory through a design

and construct approach over a number of years, responding to

potential tenant demand. those tenants wishing to become a part of

Brisbane’s most sustainable precinct are likely to be environmentally

focused and understand the business advantage of a low carbon

intensity footprint. With an increased focus on sustainability and

energy consumption, tenants taking up the opportunities at ctc

will participate in a dynamic and organic environment deploying the

latest and on-the-horizon technologies and products. assisted by

ctc, which has an enviable track record in networking and brokering

relationships, tenants can expect to derive the benefit of working

in close proximity to like-minded organisations where synergies are

likely to multiply. When the choice is put to locate to just another

building or become part of a sustainable site with other thought

leaders, it is quite a simple one. the future’s bright... the future’s

green!

Become part of Brisbane’s most sustainable industrial precinct

For enquiries please contact Phil Diver: 07 3216 6711 [email protected] www.ctc.qld.edu.au

322233AE RHS Pg2of2_Construction Training Centre | 1775.indd 25 4/05/12 2:39 PM1775_Facility Perspectives June 2012.indd 101 5/30/12 4:23 PM


education & training

The industry standard for measuring the environmental

performance of buildings is the NaBers rating, which is

now mandatory1 when office buildings are sold or leased.

Dramatic growth in the number of buildings seeking ratings means

new opportunities for NaBers accredited assessors, who are able to

conduct ratings.

NaBers enjoys tremendous industry support throughout australia.

Buildings containing 14.5 million square metres of office space,

representing 60 per cent of the national office market, have rated

their energy efficiency using NaBers energy. the take-up of NaBers

is stronger than ever – more than 1100 NaBers ratings were

completed in the 2010/11 financial year and demand for ratings and

for NaBers accredited assessors continues to grow strongly.

NaBers is a government initiative to measure and compare

the environmental performance of australian buildings. there

are NaBers tools to measure energy, water, waste and indoor

environment performance. ratings are currently available for offices,

hotels and shopping centres, with tools for other building types under

development.

What is a NaBErS accredited assessor and why should you become one?While anyone can use the self-assessment calculator online, only

certified NaBers ratings can be publicly reported, or promoted

or used for disclosure. certified ratings can only be performed by

accredited assessors, who collect and verify all the data for a rating.

NaBers accredited assessors provide valuable insight to

building owners on the true performance of their buildings, and

the effectiveness of their sustainability initiatives. Growing demand

for NaBers ratings is providing opportunities for new assessors

to establish themselves in the marketplace. NaBers accreditation

provides a strong value-add for consultants who specialise in energy,

water, waste or indoor environment. assessor training includes

a comprehensive off-site training course, along with on-the-job

supervision of the first two ratings done by a trainee assessor. Many

building owners also choose to have a number of their own staff

accredited, to conduct their NaBers ratings in-house.

is NaBErS accreditation right for you?ideal candidates for NaBers assessor accreditation have formal

qualifications, or are skilled in the management and operation

of buildings. if you have experience in energy efficiency or water

efficiency projects, waste management or monitoring of indoor

environment quality in buildings, you may also be suited.

1 uNdEr ThE NaTiONal COmmErCial BuildiNg diSClOSurE SChEmE, mOST SEllErS Or lESSOrS OF OFFiCE SpaCE OvEr 2,000m² arE rEquirEd TO OBTaiN aNd diSClOSE aN up-TO-daTE NaBErS ENErgy raTiNg – WWW.CBd.gOv.au.

growing demand for green building gurus By the NAtioNAl AustrAliAN Built eNviroNMeNt rAtiNg systeM (NABers)

With demand for energy efficient buildings growing, so too is the demand for qualified professionals to

assess a building’s green credentials.




extensive hands-on experience and technical ability is highly

desirable. the NaBers scheme relates to existing buildings, and

candidates should be comfortable with inspecting these buildings and

auditing information such as energy and water consumption, size,

occupancy levels and hours of operation.

every assessment includes at least one site visit to confirm data.

you will need to have the confidence and ability to inspect. Many

assessors are engineers, architects and facility managers.

What does the NaBErS training involve?the NaBers training program is offered in two stages. you need to

complete both before you can become accredited. NaBers training

is offered throughout the year in all capital cities.

introduction to NaBErS seminarthis is a prerequisite for the accredited assessor training course,

and can be attended by anyone wanting to know more about

NaBers. this seminar gives an overview of the NaBers scheme.

the NaBers introductory seminar is a compulsory prerequisite for

the NaBers accreditation course.

accredited assessor training coursethis training course is for those seeking NaBers assessor

accreditation. it covers:

3 What NaBers accreditation means to you and what you need

to know, including becoming an assessor, contracts, insurances,

procedures, the code of conduct and the role of an assessor.

3 Knowing the rules – rules for collecting Data and validation

Protocols – and how to apply them, understanding the rating

spreadsheet and collecting the data.

3 Performing NaBers rating applications – you will have an

opportunity to perform NaBers rating applications; taking

you through an analysis of the data required, and the data

calculations made, right up to performing the final rating online.

Theory exam and supervised ratings processthe assessor course runs for two days, followed by completion of

the theory exam. you will be required to attend the training, pass

the exam and enter into a contract to qualify as a trainee accredited

assessor. as a trainee accredited assessor you can then undertake

the required two supervised ratings. you must pass at least one of

the two supervised ratings to qualify as an accredited assessor.

For more information on the course or on working as a

NABERS Accredited Assessor, email

[email protected], or phone 02 9995 5000.

Course details can be found at www.nabers.com.au.



company profile

Bond University and UN-Habitat Partnership

Dr Craig Langston, Professor of ConstruCtion anD faCiLities ManageMent, BonD universityMirvac partners with Bond University to deliver the

Mirvac School of Sustainable Development. This

partnership offers a unique educational experience

in Australia which, with Mirvac’s commitment to

sustainability, will produce graduates who will be

industry leaders in their field and who will bring

knowledge of sustainability to the business world.

Bond University is an institution with high commitment towards

an environmentally sustainable future. enormous efforts

have been made to disseminate sustainability principles in all

processes within Bond University, and results have been evidenced

in teaching, research and operations. Moreover, Bond University

established a sustainability committee in september 2008 to

enable the development of appropriate policies and procedures to

institutionalise sustainability and create and implement a framework

for environmentally sound, and socially and financially feasible

practices across the campus. Bond University has also joined forces

with local authorities and the private sector, achieving significant

impacts in the region. Positioned within the institute of sustainable

Development and architecture, the Mirvac school of sustainable

Development aims to expand the boundaries of its current impact

by establishing partnerships with other Universities, governmental

institutions, research institutes and NGOs in order to create and

disseminate sustainability and climate change knowledge for the

benefit of the community at large.

By joining the Habitat Partner Universities initiative (HPUi), Bond

University is taking a further step to achieve this aim. the University,

through this partnership, intends to engage with UN-Habitat and

other University members in joint research efforts, review research

agendas, and actively participate in knowledge-sharing activities. in

terms of education, Bond University is open to continual review of

its curricula and exploring joint coursework partnering with other

Universities.

The expected benefits for Bond University from this partnership include: 3 access to a research network with great potential to develop a

common research agenda in the area of sustainable urbanisation

3 enhanced links between research and practice on global,

national and local levels

3 receive/transfer knowledge and expertise from/to HPUi

members through a range of innovative practices of knowledge

management and sharing

3 Develop joint research proposals with UN-Habitat/HPUi

members aiming at a higher number of funded research projects

by governmental institutions

3 enhanced influence in the legislation/reform process of policies

and by-laws

3 access to UN-Habitat knowledge products and capacity building

tools

3 UN endorsement of innovative and relevant education and

research programs advancing sustainable urbanisation

3 engage UN-Habitat staff and partners on research projects and

training programs, and enhance their relevance and applications

3 Opportunities for scholar visits and exchange programs involving

university professors and UN-Habitat staff

3 Opportunities for students to learn from, and research and work

on, field projects with innovative practice

it is through the forging of global partnerships such as these that

the Mirvac school of sustainable Development will continue to

strive to become a world-leading sustainability teaching and research

institution – ultimately building a better future for generations to

come.

Bond University is modelled on the traditions of the world’s most

elite educational institutions, with the state-of-the-art campus on

Queensland’s Gold coast.

institute of sustainable Development and architecture

6 star Green star education PilOt certified building

Mirvac school of sustainable Development - student research trip

322457E LHS_Bond Uni | 1775.indd 24 22/05/12 9:00 AM


company profile






Excellent companies take the time to develop their people in

smart ways, and i call this ‘the Magic Beans Principle’. you’ll

recall the story of Jack and the Beanstalk, in which Jack learns

that his beans are valuable, though at first hard to justify.

For leaders in any field, training is their magic beans, and can

protect them in times of change. in 2007, the United Kingdom

commission for employment and skills (UKces) stated that:

‘research in 2007 confirms that firms that don’t train are 2.5 times

more likely to fail than those who do. Now is precisely the time to

keep investing in the skills and talents of our people. it is the people

we employ who will get us through. When markets are shrinking and

order books failing, it is their commitment, productivity and ability to

add value that will keep us competitive.’

the letter goes on to say: ‘From our experience in previous

downturns, it was the businesses that did invest in their staff that

saw the most dynamic recovery.’

a quick look at other research supports this in terms of

effectiveness. take two people: one with training and one without.

the person who has been trained has been shown to be between

two and six times as effective as the non-trained person. the

benefits can be simple: they don’t have to stop and consult to

determine their next step. they waste less time on re-starting tasks

again and again, and they can proactively predict and plan around

problems in multiple tasks. it is also important to remember that a

trained workforce is more motivated, can adapt to change and finds

more purpose in their work.

this is particularly important in the facilities management industry

as we answer the question, ‘what is it we manage?’ as this field

of work has changed, so have the demands on its professionals

become more about management and less about facilities. the

current literature reveals developments in security, complex systems,

green technology and social psychology among the areas that require

serious thought and practical solutions. to lead in such complexity

requires that our people continually develop their skills, and this

implies a good training strategy.

consider this for yourself, and ask yourself: ‘What am i doing now

that i wasn’t doing five years ago?’ How much of this is the result of

continuous improvement in people capacity? Of innovating new ways

to work? you might also be asking: ‘What might i need to be doing

differently next year?’

Jack and the magic beans:the importance of workplace training for facilities industriesBy kirk Fisher, heAd oF FAculty, AustrAliAN school oF APPlied MANAgeMeNt, WtAA

High-performing industries take the link between learning and excellence seriously. Leaders in these

industries know the link between the development of their people and the evolving demands of new

client expectations, technology and competition. They know that if they want to keep up with the

developments of their profession they have to move beyond what they know now, and grow their

team.

Formal informal

intentional classroom learning

(10 per cent)learning on the job

with peer and team

cooperation

(70 per cent)

responsive

coaching and Daily

Management

(20 per cent)




company profile


company profile

Improve efficiency and sustainability through education and training

Are you involved in facilities management and keen to

broaden your skills and knowledge and enhance your career

for future professional success? Organisations in all sectors

are experiencing the rising costs of occupying buildings and providing

support services to maintain and improve business operations.

Facility Managers, supervisors, Work and asset Managers are all key

contributors to improving quality, reducing risks, and increasing the

overall profitability of an organisation. UNe Partnerships’ Facilities

Management programs are designed to improve skills in managing

people, assets and risk exposure in the workplace. they also present

an opportunity for those already involved in a facilities management

role to gain not only formal recognition, but also practical expertise

by learning on the job and being able to immediately apply skills to

meet organisational demands.

UNe Partnerships has two work-based courses that progress

through the Facilities Management Unit (FMU) Management cycle.

the certificate (for supervisors) course is designed for you to study

the theory of facilities management and apply what you learn in

practice. the Diploma (for Managers) moves beyond the traditional

building and asset management aspects and tackles the legal,

environmental, business and strategic planning skills required to

achieve organisational objectives effectively and efficiently.

the programs offer flexible delivery allowing you to schedule your

study to fit in with work and family commitments. customisation is

also available for corporate groups for contextualised and targeted

staff training.

Management

programs are

designed to improve

skills in managing

people, assets and

risk exposure in the

workplace.

For enquiries please call the Facilities Management Program Team on 1800 818 458 or go to www.unep.edu.au/FacilitiesManagement

Learning for a sustainable future

Ask about inhouse training and short courses l 1800 818 458 l www.unep.edu.au

UNE Par tnersh ips Pty Ltd - The Educat ion & Tra in ing Company of the Univers i ty of New England

The Hotel EngineerSize: 177mm x 125mmDeadline: 12 April 2012

Diploma of Facilities Management

Certificate in Facilities Management

by distance delivery and blended workshops

322460AE RHS_UNE Partnerships | 1775.indd 24 11/04/12 12:02 PM1775_Facility Perspectives June 2012.indd 107 5/30/12 4:24 PM



in our programs, when looking at how to develop a learning

organisation, we ask participants to survey their skills and knowledge

development. We track it between formal and informal learning, and

intentional and responsive learning.

the 70:20:10 rule is a good rule of thumb for where you need to

be putting your time. this rule states that:

3 70 per cent of all learning happens informally, on the job

3 20 per cent of all learning happens through formal coaching and

daily management on the job

3 10 per cent of all learning happens in the classroom.

interestingly, it is the final 10 per cent that receives most of the

attention in a training development plan.

How can we improve in the informal learning category? a good

training strategy will assist informal learning when the facilitator

helps team members develop positive communication skills,

peer coaching, knowledge about group development and shared

leadership responsibility. Other skills such as project management,

job swapping, acting up, informal feedback, and team learning are

helpful as well.

twenty per cent of learning will happen based on formal coaching

and feedback. this is largely the job of the manager of the team,

and points to the further importance of leadership and management

skills. a study by Olivero, Bane and Kopelman (1999) found that a

classroom training exercise results in a 28 per cent improvement in

performance. if that classroom exercise is matched with effective,

solutions-focused coaching and feedback as a part of daily

management, the results can go up to 88 per cent improvement.

leaders and managers need to be trained, and train their teams, in

the importance of coaching, and what effective coaching means.

Finally, 10 per cent of all learning happens in the classroom. For

this training to be effective, though, we need to shift away from the

traditional way we were ourselves taught. there is nothing worse

than boring, ineffective workshops. leaders in the training industry,

in fact, have begun to shift away from the way many continue to

learn in most classrooms, including in most universities.

i recently began a workshop with a group of highly educated

engineers. Many of them came in, set up their notebooks and

prepared to take notes. the first thing i got them doing, though,

was to talk about their experience, develop answers together, build

solutions and adapt new research to their current trends. they were

moving about the room, laughing and arguing as we went. the

workshop time was passing quickly and lunchtime soon arrived.

One of the engineers turned to his friend, and asked: ‘this is great,

but when do you think he’s going to start the lecture?’

‘Mate, i don’t think he’s going to lecture,’ his colleague replied.

and he was right.

the traditional method of classroom teaching relies on an

assumption that all listeners have excellent verbal and listening skills,

passive acceptance of ideas, and, frankly, more patience than we

should have with PowerPoint presentations. traditional learning also

trusts that short-term memory automatically translates to long-term

memory. these assumptions do not carry for everyone, and this is

not the way our brain works most effectively.

it is helpful, therefore, to find a trusted provider for training and

development. i suggest you find a provider who understands what

really works in terms of learning styles, motivation and emotionally

intelligent facilitation. a good training provider will often provide

coaching for individuals as a part of the training program, to

capatalise on informal and responsive learning. Most importantly, a

good training provider will motivate participants to take action, and

keep your people coming back.

as suggested here, good training strategy is a key team leadership

issue. this includes teaching your team how to teach each other,

having good management and coaching skills, and effective

workshops. When workers are involved in working together –

communicating, problem-solving, improving efficiencies, innovating,

giving feedback, challenging, being excited about new developments

– what we find is that the learning in the organisation is exponential.

Please ask yourself: What are you hoping to create in your role

at work? One main difference between a great organisation and an

ordinary work group is that the excellent team sees its work as a

learning process, and continually returns to the question: ‘can we

do this better?’ leaders of these teams look to a comprehensive

strategy for growing their team members as the key to answering that

question. this is the magic bean that will lead to new discoveries and

capabilities into the future.




company profile


company profile

Building a future in facilities management

The growth of a specialist discipline can be identified with

three observable developments. Firstly, there need to be

organisations that represent and promote the discipline. Next,

the evolution of occupational roles needs to occur at increasingly

influential levels. Finally, programs of education, training and

research need to be developed that contribute to and disseminate

the body of knowledge and skills that identify that discipline.

these developments promote a strong identity for the discipline

that is founded on a clearly defined body of knowledge and skills

that underpin the discipline, and serve the common interests of the

community of practitioners in facilities management.

Facilities management focuses attention on the alignment

of corporate capability with core business missions and the

improvement of enterprise productivity. the pressing need

for australian service and manufacturing industries to improve

productivity will create opportunities for facilities management driven

innovation.

Until recently, australia has lagged behind other developed

countries where the discipline of facilities or management has seen

phenomenal growth rates. a major contributing factor to this has

been the lack of availability of education and training programs that

serve the pathway needs of school leavers, technicians and non-

specialist practitioners.

the recent development of a Graduate Diploma in Facilities

Management by Holmesglen institute now adds to the diploma,

undergraduate and postgraduate courses available through a

small number of providers. the Graduate Diploma of Facilities

Management is a postgraduate program that caters for the specialist

upgrading of existing practitioners and graduates from other

disciplines who wish to enter the practice of facilities management at

a professional level.

the Graduate Diploma of Facilities Management and the Bachelor

of Facilities Management offered by Holmesglen are available by

study on campus or online.

For more information, contact 03 9564 1648 or [email protected], or visit www.holmesglen.edu.au.

322465AE RHS_Holmesglen | 1775.indd 24 10/05/12 12:37 PM1775_Facility Perspectives June 2012.indd 109 5/30/12 4:24 PM


research

The built environment is responsible for nearly a quarter of all

greenhouse gas emissions. Many facilities managers are now

becoming aware that energy efficiency is not just good for

the environment, but it also makes sound business sense and saves

money.

But many of them don’t know what to do. Facilities managers are

generally restrained by both the limited nature of the information

provided from their Building Management systems, and the lack

of integration of most of the systems in use. Much of their energy

management analysis is still undertaken manually, if at all. Half of

them have undertaken energy audits, which they have found to be

useful in reducing energy consumption.

these and many other findings are contained in a new report, ‘the

interconnected Office’, conducted by connection research, which

looks at energy efficiency and technology usage in the australian

office and tenancy market. the report is based on a detailed survey of

over 1000 business owners and office managers about their attitudes

and behaviours in energy management and energy efficiency.

supplementary questions, some

of which are examined in this

article, were asked of 78 facilities

managers, in association with

FMa australia.

the profile of the properties

surveyed was significant in both

size and structure. the majority

of the commercial buildings

studied were constructed before

energy efficiency became a

prominent topic of discussion,

and well before the establishment

of initiatives such as the Green

Building council of australia. We

believe that the analysis derived

from the survey is representative

of the majority of commercial

buildings in australia.

the sample covered 1.26

million square metres of

commercial buildings. Based

Facilities managers and energy managementgrAeMe PhiliPsoN, reseArch director, coNNectioN reseArch, looks At the highlights FroM the eNergy eFFicieNcy rePort ‘the iNtercoNNected oFFice’.

Energy efficiency and energy management are increasingly important issues for facilities managers.

New Australian research shows that they still have a long way to go.

reasons for staying with current energy supplierGuaranteed

continuity of

supply

2.9 8.6 25.7 58.6

cheaper

rates2.9 17.4 37.7 39.1

Better service 17.1 31.4 37.1 10.0

supplier

offers green

power23.9 23.9 32.4 11.3

More flexible

billing31.4 22.9 22.9 2.9

Provision

of energy

contracting

32.4 25.4 18.3 5.6

customer

education38.6 14.3 20.0

customer

reward

program

29.0 10.1 7.2

least important a little important Quite important very important Most important

Time in current role

26.0

24.7 24.7

12.3

8.2

4.1

less than 1

year

1 to 2 years 2 to 5 years 5 to 10

years

More than

10 years

N/a

Total area (square metres)31.3

29.7

18.8

12.5

7.8

<2000 2000-5000 5000-10,000 10,000-

25,000

>25,000



research

on Pca data, there are 3900 commercial buildings with a total of

21 million square metres of commercial space currently available in

australia. therefore, the survey sample represents approximately six

per cent of the total space, though only two per cent of the building

stock.

the space surveyed was 76 per cent commercial, with the

remaining space allocated across supporting services, and with 60

per cent of the building stock greater than 10,000 square metres. the

median building age was approximately 11 years, and none of the

buildings have been subject to major energy efficiency programs such

as the Green Buildings program. therefore, the views of the sample

can confidently represent the majority of building management

services in the commercial sector. in total, the survey sample

represents over 350 years of operational experience.

One question asked about attitudes towards electricity supply.

as one would expect for commercial premises, reliability of supply

for electricity far outweighs price, or value for money, as a factor in

staying with the current electricity supplier, by a significant margin.

customer service rates much lower, as do issues around billing and

contracts, which do not present themselves as significant motivators

for remaining with the incumbent supplier.

a separate question asked about facilities managers’ opinions of

how well their current supplier was doing, in a number of areas.

in this question, customer service also rated very low. and across

the entire building stock, less than seven per cent of electricity is

considered Green Power, although offering Green Power rates was

the fourth-highest motivator for staying with the incumbent supplier.

therefore, offering Green Power is seen to be an important feature,

although this in itself does not translate to purchases – unless the

price is right.

Facilities managers generally show a strong concern for the

environment, and have a good appreciation of the concept of

greenhouse gas emissions. Most of the significant building rating

systems are well understood, and environmental concerns are a

strong motivator for changing energy consumption patterns.

Over half the sample has undertaken an energy audit, although the

results suggest that these audits have only been partially effective.

What is less well understood is the range of energy efficiency services

available, such as White certificates and environmental upgrade

agreements. How these measures can be translated in policies and

actions requires much attention.

everything about sustainability and building management starts

with information and metrics. some specific techniques and

technologies in the energy efficiency area, such as time of use tariffs,

are not well understood. Nor is there a good understanding of how

these can be used to reduce energy costs.

Most facilities managers are still manually comparing energy

bills, and few think that their Building Management system (BMs)

provides good information. an important issue for facilities managers

is their inability to evaluate the efficiency of their electricity supply

because of poor reporting from their BMs facilities and the lack of

supplier customer service.

Fewer than half the respondents have experience with energy

performance agreements (ePas) and energy service companies

(escOs). to negotiate better supply contracts in the future, facilities

managers will require an improved understanding of energy efficiency

programs and access to improved information from their BMs.

the use of BMs is further complicated by their general lack of

integration. Outside of security and Hvac, the level of integration

drops away rapidly. in addition, many of the reporting systems offer

only manual reporting, meaning that their ability to develop holistic

views of the energy usage is limited.

the bottom line is that facilities managers have a significant role to

play in improving the energy efficiencies of their buildings, with the

proviso that continued energy supply is not compromised.

Graeme Philipson is Research Director of Connection

Research. [email protected]

usefulness of energy auditreduced our energy

consumption 8.1 29.7 45.9 16.2

Provided useful

recommendations 10.8 35.1 40.5 13.5

increased our

knowledge of energy

efficiency

8.1 37.8 43.2 10.8

Not Much Use some Usefulness Quite Useful extremely Useful

BmS provider ratingslevel of detail in

reporting17.9 50.0 28.6 3.6

customer service 48.3 34.5 13.8

reliability of service 44.8 34.5 17.2

value for money

6.9 10.3 55.2 27.6

Bad OK Good very good

About the Interconnected Office Report

‘the interconnected Office in 2012’ is a report from

connection research based on a survey of over 1000 business

owners and facilities managers. the survey asked detailed

questions about a range of respondents’ energy consumption

patterns and their energy efficiencies practices and knowledge,

and about the technologies employed in their offices.

results are cross-tabulated by region, industry and size of

organisation, and by many other demographics. the result is

a unique and thorough analysis of technology and energy in

australian offices, and attitudes and behaviour in energy usage

in the business sector.

‘The Interconnected Office in 2012’ is available from

Connection Research: www.connectionresearch.com.au,

or call +61 2 9467 9800.



company profile


company profile

We first opened our doors 25 years ago and we’re proud

to now be one of the country’s foremost providers of

cleaning and related facility support services. Originally

operating only in victoria, our capacity to offer industry-specific

expertise and tailored solutions for clients across all public and

private sectors has meant a demand interstate for our skilled project

teams. We now have offices throughout australia and manage 1200

employees and contractors with an annual turnover of $50 million.

although we’re continuing to grow, we stay true to the values that

mattered to us when we first started out – integrity, reliability, hard

work, excellence, and taking care of our clients. Our team of skilled

staff ensures that communication, accountability and day-to-day

monitoring of the work carried out on site keep us in line with our

service delivery commitments. clients are also given peace of mind,

with the assurance that GJK provides a 24-hour help desk so we can

work alongside you to deal with any issues, whenever they arise.

By putting our clients first, and continually improving our systems

and processes, we have earned the respect and loyalty of our long-

standing clients and industry partners. We’re not afraid to put our

word to the test, and we believe that greater transparency leads to

better business practices and improved sustainability performance.

Our groundbreaking integrated Management system (iMs)

ensures all our systems from finance to OH & s are integrated and

externally audited regularly. We’re also proud to be members of the

Global reporting initiative (Gri) Organisational stakeholders Group

– which pioneered the development of the world’s most widely used

sustainability reporting framework (G3).

GJK is dedicated to creating sustainable communities by extending

its work culture of empowerment beyond the company doors.

recent winners of a 2011 Australian Business Award for Community

Contribution, GJK has changed lives by creating employment

opportunities for society’s disadvantaged and through positive

contributions to many charities and organisations in need.

GJK Director, George stamas, is excited about taking his company

forward, and is set to embrace any of the challenges that face the

industry in the years ahead.

‘i am passionate about this business and this industry we’re in.

i want us to never settle for “good enough”; i want to exceed our

clients’ expectations, and to surprise ourselves by what we can

achieve.’

Creating a better futureGJK Facility Services care about the things that matter to all Australians – our people, our community

and our environment. We don’t just pay lip service to sustainability; each day we actively reduce our

environmental and social impact across every facet of our operation to ensure we’re part of creating a

better future for all Australians.

321045E LHS_GJK Facility Services | 1775.indd 24 7/05/12 8:57 AM1775_Facility Perspectives June 2012.indd 112 5/30/12 4:24 PM

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Documents

1775 Facility Perspectives June 2012 LOWRES No Crop Marks