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facility
VOLUME 3, NUMBER 1, 2009 MARCH–MAY integrating people – process – place

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Conference Preview Edition

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HVAC – Getting The Right Size

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2 CONTENTS

IN THIS EDITION
COVER STORY 17-22
ideaction preview Level 6, 313 La Trobe Street, Melbourne VIC 3000
Tel: (03) 8641 6666 Fax: (03) 9640 0374
ideaction 09 is all about putting ideas Email: info@fma.com.au Web: www.fma.com.au

into action. Learn how facility managers

and facility management organisations
PUBLISHED BY:
have put their theories into practice to create
better, more economically viable facilities. Pick up practical
ideas and solutions which will help you to separate yourself ABN 30 007 224 204
from the competition and give your facilities the edge. Editor-in-Chief: Ric Navarro
See pages 17-22 for more information. Layouts: Anthony Costin
National Sales Manager: Phil Haratsis
430 William Street, Melbourne VIC 3000
REGULARS Tel: (03) 9274 4201 Fax: (03) 9329 5295
Email: media@executivemedia.com.au
04 Chairman’s Message 05 CEO’s Message Web: www.executivemedia.com.au
06 News Offices also in Adelaide, Brisbane and Sydney

FEATURES
24 GREEN BUILDING Article contributions: WinterComms
Editorial enquiries:
3 Real Estate and the Recession Tel: (02) 4471 1252 or (03) 8417 6577
3 Sustainability Victoria – leading the way in greening the built Email: mrwinter@netspace.net.au

environment
Stock Images: Photo Disc, Jupiter Images,
3 Orion Shopping Centre Shoots for Green Stars Digital Vision, Creatas.

50 NEW KIDS ON THE BLOCK Printer: Impact Printing Pty Ltd

3 A New Home for the Melbourne Theatre Company
3 Melbourne Recital Centre Making Sound Waves in Victoria

64 ESSENTIAL SAFETY MEASURES

3 Building and Maintenance Update
The editor, publisher, printer and their staff and agents
are not responsible for the accuracy or correctness of the
71 MAINTENANCE text of contributions contained in this publication or for
3 HVAC – Getting the right sized system for your building the consequences of any use made of the products, and
the information referred to in this publication. The editor,
publisher, printer and their staff and agents expressly
77 SECURITY disclaim all liability of whatsoever nature for any
3 Protecting Critical Infrastructure: Knowledge is Power consequences arising from any errors or omissions
contained in this publication whether caused to a
purchaser of this publication or otherwise. The views
CLIENT PROFILES expressed in the articles and other material published
13 Pink Hygiene Solutions 15 FM Innovations herein do not necessarily reflect the views of the editor
36 Container Connection 38 Bauer Optimising Technologies and publisher or their staff or agents. The responsibility
for the accuracy of information is that of the individual
48 Ingal EPS 54 Efficient Energy Systems contributors and neither the publisher or editors can
61 Dali Control 62 Living Edge accept responsibility for the accuracy of information
66 Programmed Facility Management 68 Dorma which is supplied by others. It is impossible for the
publisher and editors to ensure that the advertisements
70 Express Glass 72 Valorem Praxeo and other material herein comply with the Trade Practices
76 SNP Security 79 ADT Security Act 1974 (Cth). Readers should make their own inquiries
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SUBSCRIBE ©2009 Executive Media Pty Ltd. All rights reserved.
To subscribe to Facility Perspectives, log on to www.isubscribe.com.au Reproduction in whole or part, without written
permission is strictly prohibited.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
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4
CHAIRMAN’S MESSAGE
elcome to the first edition in the third year of
W Facility Perspectives magazine and another
new year. I am pleased to say that Facility
Perspectives continues to go from strength to strength
and I hope you’ll agree that it has become the single
best way to stay informed on all the latest news and
views in facility management. Of course, we’ll be
continuing this trend in 2009 by ensuring that Facility
Perspectives keeps you abreast of developments in the
industry and provides all the information you need to
assist you to cope with the challenging times ahead.
Andrew McEwan In 2008, the focus of the FM industry was primarily
Chairman
FMA Australia on the sustainability issue, but that has been somewhat
overshadowed by the growing financial crisis. It is
important for facility managers to remember that
sustainability is also about financial sustainability which
is the issue that is confronting us globally now.
Rather than abandoning sustainability initiatives, we
should be pursuing them with renewed enthusiasm as
these initiatives will eventually be the key to obtaining
financial gains in the future and helping to restore the
balance to the economy. Invest in making your facilities
sustainable now and reap the financial benefits in the
future.
Indeed the federal government’s proposed
$42 billion Nation Building and Jobs Plan provides for a
range of facility management initiatives that should
provide stimulus to the industry in these difficult
economic times.
Sustainability is not merely an environmental
concept, but the key to Australia’s, and the world’s,
future economic prosperity. The report to COAG from
Infrastructure Australia in December 2008 made this
plain, noting that too often our planning decisions are
made “within existing administrative boundaries rather
than being based on social, economic or environmental
interdependencies.”
The report notes that the population of Australia’s
capital cities is expected to double over the next 50
years, which will impose massive demands on our
transport systems, energy and water supplies and
housing market, as well as commercial and community
facilities. Australia can no longer afford to adopt a
‘business as usual’ approach to infrastructure planning
and development.
As everyone in the FM community knows, the key to
success is the strategic alignment of people and
process, ensuring our facilities meet the needs of their
FMA Australia acknowledges its Premium sponsor for 2008/2009, ISS Facility Services
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
users, enhancing their productivity, profitability and
general well-being.
It is pleasing to note that the Infrastructure Australia
report adopts a similar whole-of-life approach in
addressing the infrastructure challenges now
confronting us. The publication of the Infrastructure
Priority List (due in March) will identify specific
infrastructure projects that produce a triple bottom line
dividend. Hopefully, work on these projects will
commence in short order, both to help stimulate our
economy in the short-term and to ensure that the
Australia of 2060 remains an internationally competitive
country with viable, healthy communities.
December also saw the release of the federal
government’s White Paper on the Carbon Pollution
Reduction Scheme (CPRS), committing Australia to a
medium-term reduction in emissions of between 5-15
per cent of 2000 levels by 2020. The government’s long
term target for emission reductions is 60 per cent
below 2000 levels by 2050.
The scheme is slated to commence in 2010, with an
initial carbon price of around $23 per tonne of CO2-e.
The White Paper also outlined a range of measures
designed to assist households and industry in the
transition to a carbon constrained economy.
It just remains for me to update you on the progress
of FMA Australia’s annual conference, ideaction 09,
which will be held in Melbourne from 6-8 May. We’ve
been working very hard behind the scenes to ensure
that this year’s conference tackles the issues that FMs
face on a daily basis, not just in regard to sustainability,
but also to give you ideas on how you can improve the
management of your facility in uncertain times, as well
as a plethora of other facility management related
topics.
Whether you’re at senior executive level or just
starting out, you’ll find practical solutions and advice
that you can implement to help see you through the
tough times and create a brighter future for your
organisation and the industry as a whole. You’ll find
more information on the conference theme, program
and speakers later on in this edition of Facility
Perspectives and don’t forget to visit the FMA Australia
website for more information and to register. I look
forward to seeing you in May.
Andrew McEwan
Chairman
FMA Australia

CEO’S MESSAGE
t is stating the obvious to say that
I 2009 will not be an easy year for the
facility management industry in an
economic sense, but as Andrew
McEwan highlights in his Chairman’s
Message, we must ensure that our
focus does not stray from the most
important ongoing issue—one that will
still be an issue long after the global
economy has recovered—how to
reduce the carbon footprint of the built
David Duncan environment.
Chief Executive Officer
FMA Australia Whilst FMA Australia is dedicated to
providing facility managers with
resources, advice and networking opportunities to enable them to
overcome the challenges of the coming months, we are also aware
that we as an association must demonstrate and adhere to good
‘green’ credentials. For this reason, FMA Australia has adopted a
‘Commitment to Sustainability’.
Our Commitment
FMA Australia is committed to making sustainability a core
component of the management framework across the FM industry.
Decisions taken by businesses today will leave an indelible
impression on the environment and society in the years to come. It is
inevitable that the production of goods and the delivery of services
will consume resources and engender the creation of some waste
(both solid and air-borne). However, it is incumbent on all
organisations to manage the consumption of resources and the
effects on sustainability generated by this consumption throughout
the supply chain in a manner that respects the natural environment
and protects it for future generations.
FMA Australia is working with facility management professionals
to ensure that sustainability remains top-of-mind in the performance
of their daily activities. We encourage our members and all those
working in FM to consider the practical measures they can take in
their own facilities to:
3 improve energy efficiency;
3 reduce solid waste;
3 cut water usage;
3 improve indoor air quality; and
3 encourage tenants to adopt sustainable procurement policies.
Our Commitment in Action
FMA Australia has embraced the principles of sustainability in its
everyday operating procedures. For our organisation, sustainability
isn’t merely a concept to pay ‘lip-service’ to, but a way of doing
business. Within our own organisation, we have incorporated
sustainability principles into office policies, including:
3 carbon offsetting all airline travel;
3 using electronic communication wherever possible to minimise
paper use;
3 recycling paper, glass, plastic and aluminium waste;
3 encouraging employees to turn off electronic appliances when
not in use, including switching off at the wall during extended
absences;
3 encouraging the use of public transport to and from work and
within city bounds;
3 minimising travel requirements by meeting via teleconference
and skype; and
5
3 conducting some of our professional development opportunities
via webinar, helping to minimise travel requirements for our
staff, members and non-members.
Showing the FM Industry the Way
Further to this, FMA Australia is committed to the pursuit of
sustainability across the FM industry. This is why we have been active
participants in initiatives that will improve awareness of sustainability
and contribute to real, positive outcomes in the field. Some of the
activities where FMA Australia has taken a leading role include:
3 Membership of the Australian Sustainable Built Environment
Council (ASBEC), taking an active role in the development of
ASBEC reports and projects.
3 Playing a major part in the ongoing consultation process
surrounding COAG’s National Framework for Energy Efficiency
(NFEE).
3 Incorporating sustainability into our professional development
courses, presenting new courses on subjects such as Green
Retrofitting that will lead to more sustainable energy
management practices throughout the industry.
3 Active partnership with Sustainability Victoria and other leading
industry organisations in developing and presenting the highly
successful Melbourne Forum series, which provides accessible
information to industry stakeholders on sustainability topics.
3 Facilitating opportunities for industry stakeholders to learn more
about sustainability through national events, including our
annual conference, ideaction.
3 In conjunction with other industry partners, developing a
Graduate Certificate in Energy Efficiency for facility managers.
3 Regularly publishing articles in both our online newsletter (FMA
Online) and print magazine (Facility Perspectives) that highlight
the approach of industry leaders to sustainability and encourage
readers to improve their own performance.
Recognising Achievement in Sustainability
At our annual ideaction conference, FMA Australia presents four
awards for outstanding performance in the FM sphere. There are
judging criteria for each of these awards that focus on sustainability.
These awards serve to highlight for the broader FM industry the
importance of sustainability and the benefits that can be realised by
incorporating sustainability into the facility management model.
The Way Forward
As public awareness surrounding the importance of sustainability
grows in the years ahead, FMA Australia is committed to working
with our members and the wider FM community to ensure that a
commitment to sustainability is demonstrated in all activities.
In particular, FMA Australia is committed to providing the FM
community with the tools they need to deliver improved
sustainability outcomes in their own work environment and assist
tenants and other stakeholders to capitalise on the opportunities that
a sustainable facility management model presents.
We will continue to provide pathways to sustainability through our
professional development and training programs, as well as
highlighting the significance of sustainability in our events and
publications.
David Duncan
Chief Executive Officer
FMA Australia
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
6 NEWS

Honorary Member of FMA

Australia John McCarthy
awarded Order of Australia
FMA Australia would like to
congratulate honorary FMA Australia
member John McCarthy, Chair of CRC
for Construction Innovation and former
Chairman of the FM Action Agenda
(completed in June 2008), who was
recognised for his service to the Urban Maintenance Systems is a
property and construction industry in specialist provider of Facilities and
the Australia Day Honours List. Infrastructure Maintenance Services
John McCarthy is recognised globally to Private and Government sectors
as a property and construction industry
leader and has served industry and the community in the following
throughout Australia.
roles:
3 Honorary Life Member, Property Council of Australia (PCA)
UMS Facilities Services specialises
3 Honorary Life Member, Facility Management Association (FMA) in the following:
3 Founding Chair, Australian Sustainable Built Environment • Essential service compliance management
Council (ASBEC) • Programmed & reactive building maintenance
3 Director, International Council for Research and Innovation in • Building condition auditing & life cycle costing
Building and Construction (CIB)—the first industry appointment • Trade services – carpentry, plumbing, electrical,
ever for an Australian painting, gutter cleaning, mechanical plant
3 Chairman, Marketing and Communication Committee (CIB) maintenance
3 Chairman, Strategic Industry Leaders Group, Facilities • Capital improvement works planning & delivery
Management Action Agenda (2004–08) • 24 /7 emergency response contact centre
3 Board Director, Australian Building Codes Board (ABCB)
• Modern/functional information management
3 Chairman, SB08 National Management Board (World
system
Sustainable Building Conference)
3 Member, Built Environment Industry Innovation Council (BEIIC) Urban Maintenance Systems
3 Fellow, Australian Property Institute (formerly the Australian 352 Ferntree Gully Road Notting Hill VIC 3168
Institute of Valuers and Land Economists) Phone: (03) 9265 5811 Fax: (03) 9265 5899
3 Director, Village Building Co Ltd Email: info@ums.com.au Web: www.ums.com.au
3 Former Director (2003–04), Association of Consulting Engineers PROVIDING SERVICES NATIONALLY
Australia (ACEA) Enduring Partnerships Driven by Service Excellence
3 Former Chairman, Australian Construction Industry Forum
(ACIF)
3 Former National President (1996–98), Property Council of
Australia
In the Australian honours system appointments to the Order of
Australia confer recognition for outstanding achievement and service.
The Officer of the Order of Australia is awarded for distinguished
service of a high degree to Australia or humanity at large.
John McCarthy’s award citation recognises him: “For service to the
property and construction industries, particularly through leadership
roles in peak bodies, and through promotion of co-operation,
research and innovation.”
CRC for Construction Innovation CEO Keith Hampson said he was
delighted that John McCarthy’s distinguished career and service to
industry had been recognised by the prestigious award.
“John is a tireless champion of the built environment industry and
is recognised globally as a property and construction industry leader.
He is committed to improving our industry through cooperation,
research and education and innovation,” Hampson said.
“John’s service to the property and construction industry over
more than 40 years has earned him enormous respect and
admiration from his peers. John has provided exemplary service in
leading the industry institutions that have undeniably shaped
Australia’s property and construction industry and delivered
significant benefits to our community.”
Hampson said John McCarthy’s senior leadership of the industry
has delivered significant positive change in what has traditionally
been a disparate and often adversarial industry.
“This achievement is testament to John’s personal, inclusive
approach, and energetic commitment to professionalism.”

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
 NEWS 7

Safety in Action 2009

Established in 1998, Safety in Action is
Australia’s longest-running conference
dedicated to workplace health and safety.
Hosted by the Safety Institute of Australia
(Victoria Division) and sponsored by WorkSafe
Victoria, it enjoys the backing of the peak
professional body and the state OHS regulator. 

This year, Safety in Action will be held at the Melbourne

Convention Centre from 31 March to 2 April 2009, with an
estimated 70 local and international speakers expected to make
presentations on topical safety issues in the industry today.
Listed below are just some of the speakers who have been
confirmed for the event.

John Merritt
As the CEO of WorkSafe Victoria and one of the
major sponsors, John is a major influence on the
operation and enforcement of OHS in Victoria.

Professor Michael Quinlan

Michael was recently involved in an inquiry into
the Beaconsfield mine collapse but is a major
OHS researcher, academic and author on a
range of OHS matters, including casual worker
risks, and fatigue in the long-distance transport industry.

Janet Holmes à Court

One of Australia’s most prominent
businesswomen, Janet is a keen advocate for
workplace safety who practices what she
preaches.

Barry Sherriff
At the time of the conference Barry will have
completed his appointment to the review panel
on national Model OHS Law and will be able to
discuss his experience of that process.

For more information and registration visit:

www.siaconference.com.au

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
8 NEWS
Lights off for Earth Hour 2009
On March 28 between 8.30pm and 9.30pm, cities across the globe
will turn off their lights and appliances in support of Earth Hour, a
global World Wildlife Fund (WWF) climate change initiative created
to deliver a united global message to individuals, businesses,
politicians and governments around the world—that climate
change is the responsibility of the global community.
The first Earth Hour took place in Sydney on 31 March 2007,
when over two million people and two thousand businesses across
the city turned off their lights and appliances for one hour.
By 2008, 50 million people across 35 countries turned off their
lights in support of Earth Hour, sending a clear message across the
globe that there is strong public support for action on climate
change.
In 2009 Earth Hour aims to reach 1 billion people in 1,000 cities
globally to demonstrate the largest ever coordinated show of
support for the world’s leaders to create an international agreement
to combat climate change in the lead-up to the UN Climate Change
Conference in Copenhagen later this year.
Within a week of its launch in December last year, Earth Hour
2009 experienced an outstanding groundswell of support with the
number of cities committed to the campaign increasing by 168
participating cities worldwide, which equates to an increase of
around 230 per cent on last year’s event.
The initiative now has 242 cities from 63 countries pledging their
involvement in the ‘lights out’ campaign including: Shanghai,
Helsinki, Chicago, London, Melbourne, Hong Kong, Guatemala City,
Auckland, Venice, Abu Dhabi, Vancouver, Gothenburg, Amman and
Cape Town.
Iconic landmarks which will be switching off power during Earth
Hour include the world’s tallest building in Dubai—the Burj Dubai,
the tallest free-standing structure in the Americas—the CN Tower
in Toronto, Moscow’s Federation Tower and in Rome—Quirinale—
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
the official residence of the President of the Italian Republic,
Giorgio Napolitano.
Auckland’s Sky Tower—the tallest tower in the Southern
Hemisphere will go dark, joined by Australia’s iconic sails of the
Sydney Opera House and across in Cape Town, South Africa, the
iconic Table Mountain will mark Earth Hour by turning off its flood
lights.
Executive Director of Earth Hour Global, Mr Andy Ridley said,
“With almost half the world’s population living in cities, it is no
wonder that cities are often the leaders when dealing with
important issues. We hope many more cities, towns, municipalities
and villages will sign up and lend their voice to the campaign.”
Mr Ridley also said 2009 was the planet’s ‘destiny year’, with
critical decisions to be made at the Copenhagen meeting on
reducing greenhouse gas emissions.
“2009 is the year we decide the future of the earth. It is the year
when the world meets to agree on a plan to reduce carbon
emissions across the globe. This is the time to invest in new ways of
doing business in a new low carbon economy. We must all step
over the line together if we are to succeed.”
The commercial sector of business, administration and services,
which accounts for at least 10 per cent off all Australia’s
greenhouse gas emissions, is being urged to participate in Earth
Hour 2009 and is asked to inform all employees and customers that
their organisation is taking part.
Businesses are also encouraged to implement as many energy
efficiency initiatives as possible on an ongoing basis to help achieve
reduced greenhouse gas emissions in their city or town. These
might include eliminating non-essential lighting, reducing corporate
transport and using 100 per cent renewable energy.
For more information about Earth Hour 2009 and to register,
visit www.earthhour.org/action today.

Victorian Transport Infrastructure
the focus at Melbourne Conference
A $38 billion dollar transport infrastructure plan, targeted at
improving transport services in Victoria, will be the focus of an
upcoming Melbourne conference.
The Victorian Transport Infrastructure Conference 2009 will
explore how the planned short, medium and long term projects will
transform the transport network in Victorian cities, the regional
centres, country towns and rural areas across the State.
Starting with more buses, trains and trams, the plan also includes
projects aimed at reducing congestion on roads and residential
streets.
Action is already underway on a number of key projects, including:
3 Up to 70 new metro trains
3 50 new low floor trams
3 New bike lanes and a bike hire scheme in Melbourne’s CBD
NEWS 9
3 A new rail link to South Morang
3 A program to separate road and rail at key intersections, starting
with Springvale Road, Nunawading
3 Train operational changes to increase peak capacity
3 Up to 74 new V/Line carriages for the regional rail network
3 A program for outer suburban roads
3 A package for safer country roads
3 50 additional police on trains and trams—taking the total to 250
The Victorian Transport Infrastructure Conference 2009, set to be
held at the Melbourne Convention Exhibition Centre from 11-12 May,
is aimed at the private and public sectors and will cover critical issues
arising from the announcement of the plan, including the delivery,
funding and supply chain process.
For more information visit www.viconference.com.au
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
10 NEWS

Standardising greywater treatment technologies

A new protocol for testing greywater treatment
technologies in Australia could boost efforts to
conserve the nation’s water resources.
CSIRO’s Water for a Healthy Country Flagship and
the Smart Water Fund (a joint initiative of
Melbourne’s water businesses and the Victorian
Government) have developed a practical, robust,
sustainable method for testing whether greywater
treatment technologies meet Australian standards.
CSIRO Land and Water scientist, Melissa Toifl,
says the protocol is the first of its kind developed in
Australia and could be used to establish a national
greywater treatment testing regime.
“We used this synthetic formula and high levels of
bacteria, viruses and protozoa, to test whether a
treatment technology under challenged
circumstances would produce water that meets the
standard described in Australian guidelines for
recycled water,” Ms Toifl says.
For testing, scientists created a synthetic
greywater that contained basic everyday products
that people use in the bathroom and laundry, such
as soap, toothpaste and other personal care
products as well as washing powder.
Currently in Australia there is no standard national
testing method; states and territories each have their
own legislation for greywater collection, treatment and use. “This would simplify the process for manufacturers with the aim of
“With this protocol we are anticipating a national approach in the increasing consumer adoption rates of greywater technologies.”
way greywater treatment technologies are tested and regulated,” Ms For more information visit www.csiro.au
Toifl says.

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12 NEWS

Green Cities 09
A joint initiative of the Green retain tenants, and protect and
Building Council of Australia and even enhance property values.
the Property Council of Ken Yeang:
Australia, Green Cities 09 is Dr. Ken Yeang is an architect-
shaping up to be bigger and planner, ecologist and author
better than ever. who is best known for his
Taking place in Brisbane from signature and innovative green
1-4 March 2009, attendees have buildings and masterplans. He is
the opportunity to join other regarded as one of the foremost
green building innovators and decision makers to explore new ideas designers and a noted authority on ecologically-responsive
in sustainable building and learn about the latest industry architecture and planning.
developments, techniques and strategies. Douglas Durst:
Keynote Speakers confirmed for the event are: Douglas Durst is a member of the third generation to run The
Charles Lockwood: Durst Organisation, one of New York City’s most respected real
Charles Lockwood is a green real estate authority and consultant estate developers, owners and management companies and one of
with 20 years experience. In today’s difficult economy, Charles the originators of the green building movement.
explains how “green” can quickly lower operating costs, attract and For more information visit www.greencities.org.au

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CLIENT FEATURE

Washroom
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that hygiene is becoming a more
important issue for people using shared
washrooms. In particular, washroom visitors
will do everything they can to avoid touching
Smarter
washroom surfaces.
Washroom hygiene service is a process Pink has studied
Hygiene
Solutions
closely for many years. They not only try to understand
the needs of their immediate customers and washroom
users, they provide products and services to improve the
washroom environment.
In 2005 Pink conducted a ‘What Women Want’ survey
and discovered that 22% of respondents would rather
‘hover’ when using the toilet than come in contact with any For washrooms and other critical
bacteria found on the toilet seat. Pink’s new ‘Great Public
Washroom’ survey reveals a significant increase in concern, workplace areas
with double the number of respondents, or 55% of visitors,
opting to ‘hover’.
Recent survey results highlight people’s fear of germs
in the washroom with 82% of users saying that they will
avoid touching surfaces which many others have come
into contact. Pink is the leading hygiene solutions brand
Many users are inventing elaborate ‘exit strategies’ that you can depend on to deliver comprehensive,
involve opening doors of public washrooms with their
elbows, fingers, feet, and paper towels rather than touching customised service.
the door handle normally. One respondent commented:
“I’ll often try to follow someone out of the bathroom so I We can help your business with:
don’t have to touch the door”. ˾ Sanitary Disposal
Despite the many and growing fears that people have ˾ Nappy Disposal
about the bacteria in the washroom, there are many ˾ Infant Changing Tables
solutions to help visitors overcome these fears. Pink’s
no-touch washroom range will help reduce the amount of ˾ WC & Urinal Sanitisers
surfaces that visitors need to touch. The Pink no-touch ˾ Air Fresheners
sanitary units eliminates customers having to manually ˾ Water Saving Urinal Technology
open the lid, thereby removing any unnecessary physical
contact with the unit, to ensure a high level of hygiene and ˾ Soap Dispensers
comfort. The no-touch soap and no-touch paper towel ˾ Hand Dryers
dispenser is a simple solution to washing and drying hands. ˾ Medical Waste, Sharps & Syringe Disposal
Pink’s research has also revealed that 46% of women wipe ˾ Cigarette Disposal
the toilet seat before sitting down. What they don’t realise
is that this only pushes the bacteria around the seat. By
installing an antibacterial seat wipe or spray into the toilet www.pinkhygiene.com.au
cubicle, you can provide a high level of comfort for your
staff and visitors that will often exceed expectations. 1300 73 1234
Through providing simple, effective product and service
solutions, you can dramatically improve the hygiene levels
of your washroom. This will help keep staff, customers
and washrooms healthy and will improve your corporate
services reputation amongst increasingly concerned
washroom users.
14 NEWS

Standardisation of LonWorks Control Networks

Echelon Corporation recently announced that the
technologies underlying its LonWorks platform have
been approved as a global control standard by the
International Organization for Standardization (ISO) and
the International Electrotechnical Commission (IEC).
Tens of millions of LonWorks-based devices have
been installed in a wide variety of applications
worldwide—in buildings, trains, factories, electric
utilities, coal mines, and homes around the world.
ISO/IEC standardisation represents the highest level
of standardisation attainable and reflects the
widespread market support and adoption of LonWorks
platform by thousands of companies worldwide. The
acceptance of the protocol and key signalling
technologies underlying LonWorks networks as
ISO/IEC standards helps assure continued adoption of
the platform, especially in the growing market for
energy demand management in commercial buildings
and homes.
ISO and IEC have granted the communications protocol, twisted The LonWorks platform has also been ratified in numerous
pair signalling technology, power line signalling technology, and national and international standards for control and communications:
Internet Protocol (IP) compatibility standard numbers ISO/IEC • IEEE for train controls
14908-1, -2, -3, and -4 in the realm of building automation, control • EN 14908 for building controls in Europe
and building management. • AAR for electro-pneumatic train braking systems
Since 1999, the underlying protocol, twisted pair, and power line • SEMI for semiconductor manufacturing equipment
signalling technology for the LonWorks control networking platform • BACnet for heating, venting and air-conditioning equipment
have been known collectively as the ANSI/CEA 709—family of (transport layer)
standards. Subsequently, ANSI/CEA-852 was ratified to add the use • IFSF for European petrol stations
of the Internet Protocol (IP) as a transport medium for the LonWorks • GB/T for intelligent communities in China
platform. Additional information can be found by visiting www.echelon.com

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
CLIENT FEATURE

Aligning your FM Objectives with your

Corporate Governance Strategy
Corporate governance is not just a set of
processes, customs, policies, and laws
affecting the way a corporation is
directed, administered or controlled.
Corporate governance also includes the
relationships among the many
stakeholders involved and the goals for
which the corporation is governed.
So how does this affect the Facilities Management team
within an organisation? An interesting survey was
conducted by our company, FM Innovations, recently
which listed a set of questions aimed to extract what the
main frustrations are for a Facilities Manager. The result
was surprising not in its content but because the main 2
frustrations are universal.
The first big frustration is budget allocation and how
difficult it is to convince management that FM requires a
substantial budget to be effective. There is still a
blinkered perception that if it ain’t broke, then why fix it –
and if it’s run thus far on a limited budget then why do
you need more? This attitude can lead a company down
the track to legal penalties and many companies find
this out the hard way.
The second biggest frustration is recognition. For most
large corporations, as far as the other staff are
concerned, the facilities run themselves and you only
hear from anyone when there is a problem – the air
conditioning isn’t high enough, let’s contact Facilities.
However, do they actually understand how important
the facilities department is to their well being? This is will help you to be at the forefront of the corporations’
where the Facilities Manager can make his mark – directives and objectives and could potentially save you
become known within the corporation and gain the from any future legal situations.
respect and support deserved to run a successful
The IT department – another extremely important
property portfolio.
relationship to nurture. All smart businesses will have
A savvy Facilities Manager will have a detailed software tools and systems in place to effectively
operational FM plan in place which will be strategically manage their FM. This is imperative if a company is to
aligned with the relevant staff who are key contributors avoid fines and legal action resulting from inattentive risk
to the smooth execution of the plan. These are not just management. This is particularly relevant to Essential
the obvious staff in your FM team or the contractors
Safety Measures and compliance issues. As your
who conduct the physical work. These are the varying
business requirements become more demanding, so will
departments within the organization who contribute to
the success of the holistic facilities management the burden on your IT infrastructure. A good relationship
portfolio. with IT means you can work together to reach a holistic
corporate FM IT goal.
For example, HR is a very important player in the
success of an FM strategy. They are the legal liaison
between the organization and the employees, they are There are consultants and businesses who can
to uphold the employment and safety laws as well as
help you to establish these interdepartmental
follow the practices that the employer authorizes, which
may differ within federal guidelines. The Human relationships and to advise on the most suitable
Resources function provides significant support and FM systems for your business. For information
advice to line management. The Facilities Manager on accredited FM partners and software solutions,
needs to have a solid relationship with HR in order to be you can contact Kristiana Greenwood,
up to date with new processes and practices that will Director FM Innovations Pty Ltd on 03 9600 1646
affect the FM deliverables – a good relationship with HR or email sales@fminnovations.com.au.
8dbZVcYhZZ
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 17

ideaction 09

ideaction 09 will be FMA

Australia’s 20th national
conference and we’re
planning a big celebration!
The theme of the
conference, ideas in action,
is designed to incorporate a
wide range of topics relating to
the FM industry, covering everything from facility
planning and design, to workplace productivity and
performance and FM technology. The aim is to make
the conference valuable to FMs at all levels by
providing examples of how ideas have been put into
action.
The impressive line-up of speakers will guide you
through their own experiences, providing practical
solutions and advice on what worked, what didn’t
work and why.
The site visit program is equally as varied and includes
some of Melbourne’s most iconic facilities, both old
and new. All incorporate ideas in action and give you
the opportunity to see for yourself how those ideas
have been implemented and whether they are
performing as intended.
Of course, there are also fantastic social and
networking events to look forward to.
What better way to celebrate how far our industry has
come in the last twenty years? Read on to find out
more about what’s in store at ideaction 09…
David Duncan
Chief Executive Officer, FMA Australia

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
18

ideaction 09 – Sponsors
ideaction 09 is proudly brought to you by our Platinum Sponsor

Awards For Excellence Sponsors

Gala Dinner Sponsor Chairman’s Welcome Reception Sponsor

Site Visit Lunches Sponsor Opening Keynote Sponsor Keynote Address Sponsor

Supporters

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1

ideaction 09 – Program Highlights
Dr Keith Suter—opening keynote:
Navigating the Economic Unknown
Dr Keith Suter is one of the world’s great thinkers
and communicators. A foremost speaker on
global issues, as well as a highly regarded social
commentator, strategic planner, writer and
broadcaster, Dr Suter is recognisable as the
global issues/foreign affairs presenter on Channel
7’s “Sunrise” program. He is also a foreign policy
analyst for Sky TV.
Dr Suter’s expertise covers international affairs, law, society,
leadership, business and the future. He is a member of the most
prestigious global think tank in the world, The Club of Rome,
comprised of only 100 members including figures such as Mikhail
Gorbachev. The Club of Rome, which triggered the environment
debate in 1972 with the publication of the biggest selling
environment book in world history, “Limits to Growth, meets
regularly to analyse social, political, economic and environmental
issues and how those issues impact on us now and in the future.
Dr Suter was a recipient of the prestigious Australian “Peace
Medal” during the International Year of Peace in 1986. He was also
voted “Australian Communicator of the Year” in 1994.
Bryon Price, Director, AG Coombs—keynote address:
21st Century Carbon Management
Bryon Price is an engineer and Strategic
Development Director of the A.G.Coombs Group.
Bryon has been responsible for a range of award
winning and long term energy and
environmental management contracts with
major financial, commercial, retail, and
government organisations. He has worked in the
area of energy efficiency and sustainability in buildings since 1990.
His particular area of knowledge and interest is “whole of life” energy
and environmental management in buildings.
In tackling the hot topic of 21st Century Carbon Management,
Bryon will address issues such as how to build carbon efficiency into
your organisation and how to ensure compliance with the new
regimes of star ratings, mandatory reporting, emissions trading and
minimum energy efficiency standards. 21st Century Carbon
Management will provide a strong facility management framework
for reducing building carbon emissions and a wealth of Ideas in
Action for one of the most critical areas facing facility managers—
reducing the carbon footprint of our built environment.
Dr Keith Hampson, CEO, CRC for Construction
Innovation—keynote address: What the Fxxx M Has To
Do With Sustainability R&D
Dr Keith Hampson is an energetic senior leader
with a blend of strong technical and management
skills and formal qualifications gained through
international experience in industry, government
and university environments. He has a
commitment to building a more internationally
competitive Australia by promoting access to better
education, technology and innovative practices. At the industry level,
Keith is a registered civil engineer and project manager with
extensive experience in operating in multi-disciplinary environments
in design, construction and maintenance. He has gained international
experience and knowledge from working and studying in Australia,
England and the United States.
19
Keith’s presentation will outline future priorities in the area of
sustainability, and a national research and knowledge exchange
strategy-delivering collaborative outcomes for the built environment
industry through the proposed Sustainable Built Environment Centre.
As a successor to the CRC for Construction Innovation, which is due
to complete its final year in 2009, the new centre will, in partnership
with FMA Australia, intensify research and delivery of new
knowledge and technologies for the built environment industry with a
renewed focus on increasing sustainable (social, environmental and
economic) industry outcomes.
John McGee, Chairman, IFMA—keynote address:
The Facility Management Profession in 2015—
A US Perspective
John McGee is the Chairman of IFMA’s Board of
Directors. He has worked in the semiconductor,
industrial process controls, building controls,
facilities management and the rail and
transportation industries with General Electric,
ABB, Johnson Controls, EMCOR and
Finmeccanica. He has also performed in leadership
positions in the United States, Germany, Italy, United Kingdom and
Ireland. John holds European qualifications in information technology,
finance and marketing and a US MBA.
The future for the facility management professional has never been
better. Senior executives understand that high performance built
environments play a critical role in enabling organisations to achieve
competitive advantage. Facility managers will play a central role in
making future building transformations and improvements happen.
In response to the need for facility management and managers to
increase their strategic importance, John will provide a perspective of
what the facility management professional and profession will look
like in 2015 and present a roadmap detailing the actions to get there.
Adam Elliot—keynote address
Academy Award® winning director, Adam Elliot, has
become one of the world’s most celebrated
animators. His films, UNCLE, COUSIN,
BROTHER and HARVIE KRUMPET, have been
viewed by millions of people around the world
and have participated in over five hundred film
festivals. In 1999 he was made Young Victorian of
the Year and has been honoured with many industry distinctions. He
has been made an ambassador and patron for various institutions
and charities and is a voting member of the Academy of Motion
Pictures Arts and Sciences.
Adam will share his story, recounting years of success without
wider recognition, numerous obstacles, rejections, limited funding,
long hours and appalling work conditions to finally produce a global
winner! The Oscar win has opened many doors for Adam in the USA,
but he and his team committed to staying in Australia and produced
Australia’s first claymated multi-million dollar feature called ‘Mary &
Max’, due for release in April 2009. In November 2008, Mary & Max
made Australian movie history, becoming the first ever Australian
movie to be screened on opening night at the prestigious Sundance
Movie festival.
Please visit www.fma.com.au for information on
concurrent session speakers and presentations.
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
20
ideaction 09 – Site Visits
Melbourne has so many site visit locations to choose from that this year we are running concurrent site
visits, allowing delegates to select from several options to suit their needs. See the program overleaf for
details of times for each site visit.
CH2 (Council House 2)
CH2 has been designed to not only conserve
energy and water, but the quality of the internal
environment has also been designed to
improve the wellbeing of its occupants. CH2
demonstrates a new approach to workplace
design, creating a model for others to learn
from and follow. CH2 emerged from a genuine
commitment to explore how sustainable
technologies could be integrated in every conceivable way, delivering
tangible rewards to the property owner and its occupants alike.
40 Albert Road
The Szencorp Building located at 40 Albert Road
was transformed from an inefficient
commercial building into a sustainable
building with the highest design and
performance ratings in Australia. The building
continually aims to improve its water and
energy savings, and has shown how much can
be achieved economically and environmentally by
retrofitting a commercial office building.
The Gauge
The Gauge is the first private sector, completed
new building to achieve a 6 Star Green Star–
Office Design Certified Rating. Significantly, it
has delivered this environmental solution at a
development cost typical for a standard A
Grade building. The Gauge was also the first
building in Victoria’s Docklands to be awarded
the VicUrban ESD Award of Excellence, signifying
world’s best practice in ecologically sustainable design.
Federation Square
Federation Square is a cultural precinct
comprising a series of buildings containing a
public broadcaster, art galleries, a museum,
cinemas, exhibition spaces, auditoria,
restaurants, bars and shops. The buildings
encircle two major public spaces, one covered
(the Atrium) and the other open and composed
of two spaces that flow into one another (St.
Paul’s Court and The Square). The majority of the precinct is built on
top of a concrete deck over busy railway lines.
Crown Casino
Crown Casino and Entertainment Complex was
designed by multiple architects including
award winning Daryl Jackson and opened in
1997. It attracts on average 16 million visitors
yearly.
The complex is open 24 hours a day, 7 days
a week except on Christmas Day, Good Friday
and Anzac Day. It was originally founded, owned
and run by Lloyd Williams until the Packer takeover by PBL in 1999.
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
Crown Casino is the largest casino in the southern hemisphere and
has a license for 350 table games and 2500 poker machines.
MCG
The ground was built way back in 1853 when the
then 15 year old Melbourne Cricket Club was
forced by the government to move from its
former site. Since then the MCG has
established a marvellous history, hosting
plenty of international cricket matches
including the first-ever Test and the 1992
World Cup final, countless VFL/AFL Grand Finals
and the 1956 Olympic Games. The MCG redevelopment has seen
the installation of some of the world’s most sophisticated stadium
building services from state-of-the-art air conditioning, ventilation
and fire protection systems to leading edge lighting systems.
Victorian Arts Centre
The Arts Centre is the flagship of the performing
arts in Victoria. It has a wide range of
performance spaces offering a variety of
experiences to many different audiences.
Behind the scenes and at its heart is one of
the largest building services installations in
Melbourne featuring sophisticated systems that
support the seamless operation of the complex
and ensure the comfort and safety of arts patrons.
University of Melbourne
Established in 1853, the University of Melbourne
is a public-spirited institution that makes
distinctive contributions to society in research,
teaching and knowledge transfer. The second
oldest university in Australia and the oldest in
Victoria, it is a member of Australia’s “Group
of Eight” lobby group and of the informal group
of Sandstone Universities. The University of
Melbourne is ranked among the top universities in Australia and the
world. It has around 44,000 students, who are supported by nearly
7,000 staff members.
Royal Women’s Hospital
Opened on 22nd June 2008, the new $250
million Royal Women’s Hospital provides
women and newborn babies with the very
best in world-class healthcare. The hospital
was delivered as a Public Private Partnership
under the Victorian Government’s
Partnerships Victoria model. The Royal
Women’s Health Partnership is responsible for the
design, building and maintenance of the hospital building for 25
years. The Department of Human Services, through The Royal
Women’s Hospital, will continue to operate all health services.
 21

ideaction 09 – Social Events

Chairman’s welcome reception
The Chairman’s welcome reception will be held in the Melbourne Convention Centre on Wednesday 6 May, in
conjunction with the opening of the exhibition, allowing attendees to browse the exhibition area and meet with
exhibitors in a relaxed and informal setting. Top-class entertainment, food and drinks all make for the perfect
opportunity to catch up with colleagues and start your conference experience off in style.

Gala dinner
The Savoy Ballroom at the Grand Hyatt Melbourne is the spectacular location for this year’s gala dinner. You can
look forward to a night packed full of fabulous food, music and entertainment. Of course, the annual Awards for
Excellence will also be presented at the gala dinner. What more encouragement do you need to get dressed up
and party the night away at the main event in the FM calendar?

Awards for Excellence

There’s still time to enter but you must get your nomination in by Friday 27 March! Visit www.fma.com.au for
more information on award categories and entry criteria.

Sponsorship and Exhibition Opportunities

Be a part of ideaction 09 and get your name recognised by some of the major players in the FM industry.
ideaction is the premier event in the FM calendar. Make sure you take advantage of this unique opportunity.
Visit www.fma.com.au to download a copy of the sponsorship prospectus.

To register for ideaction 09 or for more information on any aspect of the conference, please visit
www.fma.com.au or contact FMA Australia by email at ideaction@fma.com.au or phone on +61 3 8641 6666.

• Register Online
• Learn more about the
program of speakers and site
visits
• Read up on the social events
• See what sponsorship opportunities
are available
• Check out the exhibition floorplan
• Find out how to get around and
where to stay
• Discover what Melbourne It’s all online at
has to offer
• Nominate yourself, a
www.fma.com.au.
colleague or a project for the
Awards for Excellence

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
22

ideaction 09 – Program
Wednesday 6 May 2009

12.00 noon - 6.30pm

6 Registration open
8.00am Coaches depart for
for site visit one: CH2 OR 40 Albert
Albe
ert Road OR The Gauge
10.00am for site visit two: Federation Square
Coaches depart for Squa
are OR Transport
Transport Hub (location TBC) OR Crown Casino
12.00 noon for site visit three & lunch: MCG OR
Coaches depart for O Victorian
Victorian Arts Centre
3.00pm for site visit four: Eureka Tower
Coaches depart for To
ower OR
O University of Melbourne OR Royal Women’s
Women’s Hospital
6.30pm - 8.30pm
8.30pm Chairman’s
Chairman’s welcome
me reception and launch of ideaction
welcom ideaction exhibition, Melbourne Convention
Co
onvention & Exhibition
Centre

Thursday 7 May 2009

8.00am - 5.00pm
5.00pm Registration open
8.00am - 5.00pm
5.00pm Exhibition open
9.00am - 10.25am
10.25am a
Opening keynote address (John Batman Theatre):
Theatre)): Navigating the Economic Unknown
U - Dr Keith Suter
10.30am - 11.00am
11.00am exh
hibition area
Morning tea in exhibition
11.10am - 11.55pm
11.10am 11.5
55pm Keynote address (John
( Batman Theatre): 21st C entury Carbon Management - Bryon Price, AG Coombs
Century
12.00 noon - 1.00pm
1 n area
Lunch in exhibition
1.05pm
p - 2.00 pm
p
2.00pm (
(John Batman The
eatre):
) The Great FM Debate
Theatre):
Concurrent 1 (Joh
(Johnn Batman Theatre): Panel discuussion - Innovative Procureme
discussion Procurementent Solutions - Emlyn
Keane, AMP Capit tal Investors, Mike O’Shea, Currie
Capital Currrie & Brown, Mark Slater,
Slater, Johns
son Controls
Johnson
Concurrent 2 (Cor
rryong 3): Current and Future T
(Corryong rends in the Aged Care Mark
Trends ket - Doug Strain, Masonic
Market
2.05pm - 2.45 pm
2.45pm Homes Ltd
Concurrent 3 (Cor
rryong 4): FM in Paradise - Dav
(Corryong vid English, Programmed Facilit
David ty Management
Facility
Concurrent 4 (Cor rryong 5): T
(Corryong e
echnology Applicat
Technology tions in the Service Industry - Dean Campbell, ISS
Applications
Facility Services
Concurrent 5 (Joh
(Johnn Batman Theatre): Prosper N ot Perish-Managing Y
Not our
o Bus
Your siness in T
Business imes of
Times
Uncertainty - Rob
b Pillans, Shirlaws
Concurrent 6 (Cor
rryong 3): The Changing Face of the FM in Aged Care - T
(Corryong rish
h Ferrier
Trish Ferrier,, Royal
2.50pm - 3.30 pm
3.30pm Freemason’
Freemason’ss Hom
mes of V
Homes ictoria Ltd
Victoria
Concurrent 7 (Cor
rryong 4): Smoke on the W
(Corryong aterr-the FM V
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Concurrent 8 (Cor
rryong 5): The Birth of Matilda - Martin Fisher
(Corryong Fisher,, Independent P ractitioner Network
Practitioner
3.35pm - 4.05 pm
4.05pm Afternoon tea in th
he exhibition area
the
4.10pm - 4.50 pm
4.50pm Keynote address (John
( Batman Theatre): What the
t Fxxx M Has To Do W
To ith Su
With ustainable R&D -
Sustainable
Dr Keith Hampson
n, CRC for Construction Innovat
Hampson, tion
Innovation
7.00pm - 12.00
12.00 midnight Gala dinner
dinner,, Grand
d Hyatt Melbourne

Friday 8 May 2009

8.30am - 2.00pm
2.00pm Registration open
8.30am - 2.30pm
2.30pm Exhibition open
9.45am - 10.30am
10.30am Keynote address (John
( Batman Theatre): The Fa
acility Management Profession
Facility Professio
on in 2015-A
A US
Perspective - Joh
hn McGee, Chairman, IFMA
John
10.35am - 11.05am
11.05am exh
hibition area
Morning tea in exhibition
Concurrent 9 (Joh
hn Batman Theatre): Housing NSW
(John N Contra
act: A Journey in Change
New Maintenance Contract:
Management - Ma arco Misko & Jo T
Marco eagle,
e
Teagle, Clayton
n Utz
Concurrent 10 (Co
orryong 3): FM in Aged Care - Luke
(Corryong L O’Brien,
O Brien, Programmed Fac
cility Management
Facility
11.10am
11.10am - 11.50pm
11.5
50pm
Concurrent 11 (Co
11 orryong 4): The Intelligent T
(Corryong ena
ant (SA
Tenant AW ater) 6WHYH&RVWHU'(*: $VLD3DFL¿F
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Concurrent 12 (Co
orryong 5): Health Check on Y
(Corryong o Space - Rosie Bonham, Sy
our
Your ydney West
Sydney West & Ray Lodge,
FM Innovations
11.55pm - 12.
11.55pm 35pm
12.35pm Keynote address (John
( Batman Theatre)
Theatre):: Adam E
Elliot
12.40pm - 2.3 0pm
2.30pm Lunch and closing
g of conference in exhibition area
are
ea

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
 !¬'LOBAL¬#OMPANY
7ITH¬!¬,OCAL¬%THOS
ISS Facility Services is one of the world’s largest facility
services companies. It has a global workforce of
over 460,000 personnel in 50 countries and annual
turnover in excess of AU$15 billion.

ISS employs 22,000 people locally within Australia,

has a turnover of AU$720 million and operates from
branches in every state and territory.

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supplies a wide range of services to a varied range of
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ISS - Leading Facility Services Globally

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Operations in all Australian Capital Cities

Web: www.au.issworld.com
24 GREEN BUILDING

REAL ESTATE AND THE RECESSION:

WHAT LIES AHEAD?

At Green Cities 09, Australia’s principal conference for sustainability in the built
environment, US-based green real estate authority Charles Lockwood will deliver a
timely presentation on the financial benefits of going green in today’s economic
climate. A consultant on green real estate and broader corporate sustainability issues in
many nations, Lockwood has also written for a number of prestigious publications
including: Wall Street Journal, New York Times, Harvard Business Review, and
International Herald Tribune.
WinterComms’ journalist Melanie Drummond spoke with Charles Lockwood about
the impact of the current economic recession on the future of our built environment, the
urgent need to green retrofit more of our existing building stock, the growing trend
towards greening blue-collar workplaces, and the risks involved with the new carbon
economy.
“Sustainability is not just the ‘right thing’ to do,” stresses Lockwood, “It’s the
profitable thing to do.”

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
GREEN BUILDING 25

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
26 GREEN BUILDING

MD: With Australia on the brink of recession and many countries

around the world, including the US, already in deep recession, what
will be the impact on real estate markets over the next few years?
CL: I predict the only new construction we will see in the next few
years will be in the public sector, such as government buildings and
hospitals, as well as government-incentivised private sector buildings
as part of a national economic stimulus package. If a developer relies
on new construction, it’s going to be ugly in the next few years.
“Green retrofits enable Commercial markets are teetering on the edge of a precipice
companies to introduce around the world. We’re already seeing bankruptcies, attempted
debt re-structuring, and property sales at marked-down distress
green benefits into their prices in many nations. Many over-leveraged real estate owners,
particularly those who overpaid for properties at the peak of the
occupied workplaces market, are under growing financial pressure because their property
rates and rents are falling while their debt payments remain high.
with prompt and cost- Soon, some owners will have to refinance. Even if credit markets
effective methods” thaw, refinancing will be impossible, because building values will
have fallen due to declining occupancy rates and rents.
Some owners will have no choice but to capitulate to the market
and sell at today’s much lower prices. Vulture Funds are already
circling distressed properties in many markets.
MD: How will job cuts affect real estate?
CL: Some real estate owners who try to lease empty space in their
buildings will often be competing against their own tenants, not just
other properties. As companies downsize, they don’t need as much
room, so they try to sub-lease that surplus space. That “gray market”
is already growing in many cities.
MD: What steps can investors take to secure their future within an
uncertain market?
CL: Under today’s arduous conditions, the winners will be those
investors who see the many opportunities within the crisis. If, for
example, they can purchase well-located Class A, B, and C buildings
at today’s prices and carry out green renovations, they will attract
tenants seeking the lower operating costs, higher workforce
productivity, and reduced greenhouse gas emissions of green
buildings. When good times return, these investors will enjoy higher
property values, stronger lease and occupancy rates, and higher sale
prices. Conventional space, or in other words, non-Green space, will
be viewed as increasingly undesirable, even in newish buildings.
The key questions these investors must ask themselves are: When
will we hit the bottom of the market in our chosen locations, and will
tenants in those markets make the flight-to-quality from conventional
buildings to upgraded green properties?
MD: Is there any way that green real estate can help corporations
survive the recession?
CL: Actually, there is. In today’s turbulent economy, most
corporations aren’t going to be constructing or moving into new
green buildings. But they can still lower their operating costs—and
boost their workforce productivity—by carrying out green retrofits of
their existing workplaces, whether they own the property or rent the
space. Green retrofits enable companies to introduce green benefits
into their occupied workplaces with prompt and cost-effective
methods, and with only minor impact on their day-to-day operations.
It also provides immediate cost savings using already allocated
funding for maintenance and scheduled improvements for key
strategies like upgrading the HVAC and lighting systems. Many green
retrofit strategies have a one- to two-year return on investment.
Energy costs in a green building, for example, are on average 30
per cent lower than a comparable conventional facility. ‘Going Green’
lowers water consumption and costs by 30 to 50 per cent, which is
very important in Australia, and it reduces waste costs by 50 to 90
per cent compared to similar conventional buildings. Green
workplaces also strengthen the bottom line by improving workforce
productivity. Some surveys report a 6 to 16 per cent increase on
average in workplace productivity. Even if the true figure is closer to 3
or 4 per cent, that’s a huge saving, as salaries for most companies,
are their largest single expense.
MD: So green retrofits can help companies survive tough

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1

economic times?
CL: Yes. They generate business and revenues for a wide variety of
real estate and other industries, from construction to lighting system
manufacturers, and they create jobs that can’t be outsourced. A
technician in India can’t install a monitor on a high-efficiency HVAC
system in Sydney.
But there’s one possible catch: If a corporation rents its space, the
owner may be reluctant to allow such changes to the building. That’s
folly. If a tenant cannot perform such improvements to boost their
bottom line, they will leave the building at the first opportunity, or
alternatively not sign the new lease in the first place.
MD: What are some successful green retrofits that you’ve seen?
CL: One of my favourite green retrofits is the IAG House at 388
George Street in Sydney, which is jointly owned by Multiplex Capital
and the ING Office Fund. Back in 2007, IAG was the primary tenant
of the conventional 30-storey building.
To meet its commitment to sustainability, and its carbon neutral
goals, IAG decided to have a 5-star Green Star-rated headquarters
with a 4.5-star ABGR rating. IAG decided that the only way to meet
its objectives would be to build a new green headquarters.
The owners of IAG House, however, wanted to keep IAG as a
tenant and came up with a very different and far less costly solution:
A green retrofit that would turn the conventional IAG House into a 5-
star Green building, which meant that IAG wouldn’t have to spend a
lot of money on a new building or disrupt its operations by moving.
Multiplex and ING kept their tenant and started the Green
upgrades. IAG signed a new 10-year lease.
MD: What impact do green retrofits have on facility managers?
CL: Green retrofits are particularly important for facility managers.
They will be the ones “in the trenches,” educating tenants and
building owners about the importance and benefits of making their
facilities more sustainable, hiring the best green teams to carry out
the actual work, and then monitoring and commissioning the
building systems and technologies on a regular basis.
MD: Why is commissioning important?
CL: Just as Toyota’s hybrid Prius won’t provide the promised fuel
efficiency if it isn’t properly maintained, many buildings have energy-
efficient building systems and technologies that are improperly
programmed or configured, greatly lessening their energy-efficiency.
So, facility managers must re-commission the different building
systems, at least annually, to ensure that they are performing
properly and generating the promised benefits.
MD: How will future carbon taxes affect companies that are
reluctant to go green?
CL: In countries that put a price on carbon dioxide emissions,
companies will find themselves paying much more for their
workplaces’ greenhouse gas emissions than they would have spent
on green retrofits. They’ll also be missing out on all of the benefits—
and potential revenues—that green can generate. Companies on
Innovest’s annual Global 100 Most Sustainable Corporations list, for
example, have traditionally out-performed their peers over the long-
term.
Many politicians and companies are eager supporters of carbon
credits, offsets, and trading programs. A whole global carbon trading
industry has sprung up virtually overnight. In 2007, according to the
World Bank, the value of carbon trading reached US$64 billion, more
than double what it was in 2006.
MD: But isn’t all that activity in the global carbon trading industry
having a positive impact?
CL: More and more companies, however, are recognising that
carbon credits are not a real solution. Like Papal Indulgences that
sinners could buy to absolve their sins in the Middle Ages, carbon
credits, offsets, and trading programs don’t actually reduce
greenhouse gas emissions. Like the old shell game, no matter how
often you move that shell around, the pea is still there. So are a
company’s greenhouse gas emissions.
If you want your company to be carbon neutral, then you actually
have to cut your company’s carbon dioxide emissions with strategies
GREEN BUILDING 27
like reducing your energy consumption, using renewable energy
sources, significantly cutting back on corporate business travel,
converting your truck fleet to hybrids and biodiesel vehicles, and
planting lots and lots of trees.
My skepticism—or is it “dislike”—of Carbon Indulgences does,
however, come with one caveat. Too many real estate markets lack
sufficient high-performance green building supply to meet demand,
particularly from corporations. Many companies that are committed
to reducing their greenhouse gas emissions are being forced to
purchase carbon offsets as a short-term solution until the green
building supply increases. But I know, and they know, that this is only
a stop-gap measure.
MD: Do you think facility managers today are adequately
equipped to handle their increasing role in the greening of our built
environment?
CL: To be honest, some aren’t ready. They may lack understanding
about, and training in, managing green buildings. Others—just like
developers, building owners, and bankers—resent or fear anything
new, preferring to stick with the familiar; with what worked in the
past, rather than embrace something that is new and better.
That said, an increasing number of facility managers are ready to
take on this increasingly vital role, thanks to the growth of
organisations like FMA Australia, the Green Building Council of
Australia’s Green Star Accredited Professional education and
certification program and other green building groups and
accreditation programs being developed around the world.
MD: How does Australia compare globally on the Green Real
Estate front?
CL: According to my friend Ché Wall—the former Chair of the
World Green Business Council and Managing Director of the Lincolne
Scott engineering firm—Australia is now leading the world in the
corporate sector’s engagement in green and the construction,
purchase, and leasing of green workplaces.
With Australia, like the US and the UK and many other countries,
the challenge now is to green the existing building supply. Only 2 per
cent of downtown office buildings in Australia, for example, are
annual new construction. The rest of those downtown buildings have
been around for awhile, and they need to be green too.
What is helping to push Australia—and more and more countries
around the world—even further into sustainable development are
multinational corporations like Toyota, which are exporting their
green building and sustainability policies and best practices to all of
those locations where they have workplaces. In Shanghai, for
example, Dow Chemical has constructed a green R&D centre, and
General Electric has a green corporate campus.
This is happening because more and more corporations are
embedding sustainability into their company cultures, and instituting
universal green building standards that create a base level of
sustainability for all of their workplaces that can be modified to meet
the specific requirements of a particular locality, be it Germany or
India.
MD: Do you think the growing understanding of green issues
among everyday citizens across the globe is forcing some
corporations to become more sustainable?
CL: Yes, of course. In some countries like the US, Canada,
Australia, New Zealand, and many European nations, public
pressure—including the push for greater transparency through
Corporation Sustainability Reports—is helping to drive the corporate
shift to sustainability. So is growing shareholder pressure, the
financial and competitive advantage multinationals derive from the
many benefits of going green, and the growing number of
government incentives and regulations, particularly those targeting
energy-efficient green buildings and reductions in greenhouse gas
emissions.
Another driver that is just starting to come into its own is green
leases that require building owners, facility managers, and tenants to
implement operations and management practices to maintain a
CONTINUED ON PAGE 30
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
Sustainability Victoria – leading the way in
greening the built environment
Sustainability Victoria (SV) is a statutory authority that helps communities, businesses and
governments to reduce their environmental impact, turning policy into action. Greening the built
environment is an integral part of moving Victoria toward sustainable living. Facility managers
play a vital role in achieving this goal. SV recognises this and is committed to working with the
Facility Management Association and other industry groups to support and enable facility
managers achieve environmental sustainability in the buildings they manage.

O
ne way SV is driving change in the built environment
is through subsidising a number of courses for facility
managers who want to improve the operational
efficiency of their buildings. These courses provide excellent
training, professional and personal development
opportunities to expand skills in efficient, sustainable
building operation. Courses on offer include:
3 Vocational Graduate Certificate in Energy Efficient
Facility Management
Graduates will be able to undertake energy audits, create
and implement energy management plans and maximise
energy efficiency in the buildings and facilities they
manage.
3 Course in Electrical Energy Efficiency
This course covers lighting, pumps, fans, motors, heating,
cooling and energy management.
3 Vocational Graduate Certificate in Energy Efficient
HVAC Design
Graduates will develop an understanding of the range of
energy efficiency requirements and how energy is
consumed in buildings. This knowledge will inform
improvements to the design of new and retrofit systems.
3 Vocational Graduate Certificate in Building Energy
Analysis (non residential)
Graduates will be able to identify and perform energy
efficiency evaluations on different types of new and
existing non-residential buildings.
3 Short Course in Energy Efficient HVAC Systems
This course will enable participants to view the
environmental footprint of a building and suggest
methods of reducing the energy usage via efficiency
increases.
These courses can be taken in their entirety or in parts.
For more details on these and additional courses visit:
resourcesmart.vic.gov.au/for_educators/trades_professions.html
At SV we lead by example. We recently undertook a green fit-
out of our own tenancy on Level 28 at 50 Lonsdale Street,
Melbourne. For more information or for an online virtual tour
visit:
resourcesmart.vic.gov.au/for_businesses/buildings_3753.html
If you’d like to access additional resources for the buildings
sector visit:
resourcesmart.vic.gov.au/for_businesses/buildings.html
Energy efficiency is not
a thankless task
Congratulations and thank you to these business leaders for
participating in our successful CitySwitch initiative. These businesses
have helped make buildings and offices more energy efficient.

Join now. cityswitch.net.au

135onKing • ahm Dental & Eyecare Practice • AIRAH • Allens Arthur Robinson • AMP
Capital Investors • Architectus • Ark Resources • Arup • Barclays Global Investors •
Bassett Maunsell / AECOM • Big Switch Projects • Brookfield Multiplex • CB Richard Ellis
• Clemenger BBDO • Coffey Projects Australia • Colliers International • Colonial First
State Global Asset Management • Commonwealth Bank • Cundall • DEXUS Property
Group • Dinosaur Designs • DTZ • Energetics • Energy Conservation Systems •
ENVIRON Australia • Ernst & Young • Ferrero Australia • Gadens Lawyers • Garfield
Barwick Commonwealth Law Courts • Gilbert + Tobin Lawyers • GlasgowHart •
Goodman • Haden Engineering • hamiltonthomson • Herbert Geer • Hyder Consulting
• ING Real Estate • Insurance Australia Group • Investa Property Group • Jones Lang
LaSalle • Knight Frank • KPMG • Lend Lease • Lenovo • Macquarie Group Ltd • Mirvac
• NIX Management • NSW Department of Premier and Cabinet • NSW Department of
Water & Energy • NSW Fire Brigades • NSW Health • O’Donnell Griffin •
PricewaterhouseCoopers • Property Council of Australia • Rice Daubney • Roberts
Weaver Group • SEMF • State Property Authority • Stockland • STW Group Ltd •
Sydney Harbour Foreshore Authority • Sydney Water • The GPT Group • Toyota •
TressCox Lawyers • TSA Management • University Co-op Bookshop • WA Office of
Energy • Westpac • Woodside • WWF-Australia • Zurich
CitySwitch Green Office works with office tenants to improve energy efficiency and make
a positive impact on climate change.

CitySwitch Partners
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”Green retrofits are

particularly important
for facility managers.”

CONTINUED FROM PAGE 27

green building. In a green lease, for example, tenants can be required
to choose energy efficient office equipment and environmentally-
friendly furnishings and products, reduce their energy consumption,
conserve water, and recycle.
I’d add to that list of “drivers” the incredible and instantaneous
reach of the news media around the world, particularly thanks to the
Internet. Multinationals simply cannot get away any longer with
having a sustainability standard in one country and an
environmentally-damaging standard in another country. This Internet-
driven transparency also forces governments to live up to their green
promises. This immediate dissemination of information is very
exciting, although you do need to be certain that the information is
accurate.
That said, we are now seeing a slow-down in corporate
sustainability because of the recession. Companies are slashing staff,
including some of the sustainability people that they hired only a year
or two ago. That’s a mistake, because sustainability can save a
company immediate money in various ways, and it can position
corporations for a stronger and more profitable future when good
times return. So far, most companies don’t see this point, and they
keep cutting their workforces.
MD: Have companies realised the marketing value of corporate
social responsibility and a commitment to the environment?
CL: Absolutely. About two years ago, companies recognised that
skilled workers were looking for employers that were committed to
sustainability and the environment, so those companies were putting
their green credentials into their recruiting materials and brochures. white-collar office buildings. Outside of government, universities, and
Today, companies are increasingly paying attention to consumer schools, what other real estate sectors do you think will be adopting
polls which are telling them that consumers are more and more green in the near future?
interested in products and companies that do no harm, so they’re CL: One sector will be blue-collar workplaces: from warehouses
marketing themselves accordingly. In the US last year, the business and distribution centres to factories. They’ve lagged far behind other
media had so many green advertisements that it looked like the real estate sectors, and that’s beginning to change.
Sierra Club had taken over Corporate America. Before last Autumn’s crash, the new construction and renovation
MD: How much of a problem does greenwashing still pose? of sustainable blue-collar workplaces had launched onto the same
CL: A lot of companies are throwing around many false or only upward trajectory that the greening of white-collar office buildings
partly true sustainability claims. Green, for example, was the most followed five years ago. The US recession, obviously, will slow new
trade-marked word at the US Trademark and Patent office in 2007. construction and renovations, but it will rebound once better times
The reality is that very few companies in the world today that are return for the economy. The numbers are too persuasive: lower
truly sustainable, and by that I include everything from their office operating costs, greater workforce productivity, reduced risk of sick
buildings to their factories, their distribution networks, their building syndrome legal claims, and much more.
suppliers, their day-to-day operating policies, and their carbon MD: Does the late 2008 crash of oil and natural gas prices mean
footprints. The good news is that a growing number of companies that building owners don’t have to worry about investing in
are genuinely trying to become truly sustainable, which will directly renewable energy technologies any more?
impact the workplaces they lease and construct. CL: They might think that they don’t have to, and they may back-
MD: When the media covers green buildings, it usually showcases pedal on installing renewable energy technologies at their properties,

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
32 GREEN BUILDING
and they’d be taking a big risk.
First, renewable energy is the gift that keeps saving building
owners money year after year. Second, renewable energy
technologies are one of the main ways that property owners can
reduce their greenhouse gas emissions to meet ever-stricter
regulations. Third, and probably most important, failing to act now is
putting their investments at risk, because energy prices are going to
rebound.
Once the worldwide recession ends, prices will rise quickly,
particularly as nations compete for dwindling supplies. Major oil
fields in the North Sea, Mexico, Alaska, and Saudi Arabia are
depleting at a faster rate than experts believed just a year or two ago.
That news got overlooked in all the coverage of price declines.
MD: What green real estate lessons can Australia offer other
countries?
CL: Australia is leading the way in addressing water scarcity—
making it a key development issue. Some people say water will be
the next oil, the next commodity that nations will compete for.
Australia has also demonstrated the importance, and efficacy, of
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
embedding green standards into building codes, the value of
corporate leadership in going green, and the importance of incentives
for green buildings, renewable energy, and greenhouse gas emission
reductions.
A big Australian lesson is to never underestimate the power of
successful high profile projects like IAG House, Lend Lease’s Sydney
headquarters, and Council House 2—which have received worldwide
media coverage—to sway public opinion and to awaken reluctant
building owners and tenants to the many financial benefits of green
buildings.
MD: What green real estate lessons can Australia take from other
countries?
CL: First, greening entire real estate portfolios, not just individual
buildings, is an important trend for facility managers and real estate
management firms. The US Green Building Council, for example, has
launched a pilot LEED-Portfolio program involving hundreds of
properties and some of the country’s and the world’s biggest players
in the real estate management industry.
Second, the US—the birthplace and current leader of sprawl—
Furniture for life.
34 GREEN BUILDING

shows signs of shifting away from low-density single-use suburban
development, which not only can generate up to 10 energy-wasteful
car trips per household daily but which also contributes directly to
the worldwide rise in greenhouse gas emissions and global climate
change. I’m seeing growing corporate and public demand in the US
for sustainable locations: compact, pedestrian and transit-oriented
mixed-use districts and communities where people can take a trolley
bus or walk to work, schools, and stores, and where many residents
can ride public transit to jobs elsewhere.
In late 2008, California enacted SB 375, a new law that limits the
state’s carbon dioxide emissions by curbing suburban sprawl and
increasing transit-based development through various incentives. If a
community plans walkable, mixed-use, transit-oriented growth that
reduces automobile use and greenhouse gas emissions, for example,
it gets moved to the front of the line for state and federal
transportation funds. If a proposed building is located near a transit
line, it will have an easier environmental review process.
Many Americans will embrace this development model due to
powerful demographic trends like the decreasing size of the average
US household, the aging of the Baby Boomers who may no longer
want large free-standing homes, and the stated preference of many
twenty-somethings to live in more exciting mixed-use urban
neighbourhoods, and not to live in their parents’ suburban cul-de-
sacs.
JUST BECAUSE A BUILDING IS ENERGY EFFICIENT,
DOESN’T MEAN IT’S GREEN
Charles Lockwood
Many people believe that energy efficiency and/or reduced
greenhouse gas emissions make a building green. They don’t.
Energy efficiency and a reduced carbon footprint are important,
but they are only two components of a much larger sustainable
and more profitable whole.
Green buildings incorporate design, technology, and
construction or renovation practices that significantly lessen their
negative impact on the environment through reduced use of
natural resources including land, lower energy and water
consumption, fewer greenhouse gas emissions, open space
preservation, and recycling (rather than dumping) of waste.
They provide healthier indoor environments for their occupants
compared to conventional buildings through design and
technology choices and through the use of green building
materials and furnishings.
Truly green buildings provide far more benefits than reduced
energy consumption and fewer greenhouse gas emissions. For
occupants, they help to attract and retain skilled workers, they
reduce absenteeism and healthcare costs, and they increase
workforce productivity.
MD: What is the most important thing for facility managers to
know about green real estate?
CL: Green buildings are not just the “right thing to do” for the
planet. They are not just a government mandate that must be met.
Green real estate actually saves money in the short-term and creates
greater value over the long-term.
For me, the most important thing about green real estate and
sustainability is communication and the sharing of knowledge: what
building designs, products and technologies, zoning and building
codes, financing and insurance industry practices, and incentives and
regulations are the most effective.
Of course, if countries or developers or corporations start getting
more competitive about who can be the most sustainable, or who
can make the greatest progress on reducing carbon dioxide
emissions, that’s a good thing too. That’s the kind of competition that
yields great benefits.
MD: And what lies ahead?
CL: Keep in mind that transforming our built environment is going
to take time. In nations like the US, for example, it took 50 years,
from the end of World War II to the beginning of the 21st century, to
create our current sprawling mess of buildings and communities
designed and built with little consideration for energy consumption
and pollution. You cannot turn a battleship around on a dime.
Similarly, we cannot expect to make all of our buildings and
communities 100 per cent sustainable overnight.
The bottom line is that in many nations we are very close to the
tipping point of green real estate becoming the marketplace
standard, not the exception. The current economic crisis will slow
down the trend, but it cannot stop it.
Charles Lockwood is one of the keynote speakers at the Green Cities 09
Conference, a joint initiative of the Green Building Council of Australia and
the Property Council of Australia.

INNOVATIVE GREEN BUILDING PRODUCTS AND

TECHNOLOGIES
Charles Lockwood
The number and variety of green building products and
technologies—at competitive prices—are now expanding
exponentially. They include:
• Porous Paving. Replace asphalt parking lots, pathways, and
roadways with porous pavers or even porous asphalt that
allows rain to seep into the ground, which reduces flooding
and recharges underground aquifers, increasing stores of
potable water.
• Smart Building Systems. The Otis Gen2 Elevator (lift) not
only uses 70 per cent less energy than comparable models 10
years ago, it actually generates electricity which is then used
to power other building systems.
• PhotoVoltaic Window Glass. “Thin film” coating embeds
solar cells into glass, which allow windows to generate
electricity. Thin film coatings can also be applied to a variety
of other building materials.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
CLIENT FEATURE
With live indoor plants you can
feel the difference
he proportion of the Australian
T population living in urban areas is
between 80 and 90 per cent, and we
city-dwellers spend an amazing 90 per cent
of time indoors. Indoors is where we breathe
and meet any air pollution, and, contrary to
what many facility managers assume, air
pollution is almost always higher indoors than
outside. Outdoor-sourced urban air pollution
is derived mainly from burning fossil fuels.
These emission products are all toxic, some
carcinogenic. Live green plants can absorb
and degrade all these pollutants. As Dr
Ronald Wood, an Australian environmental
scientist acknowledged internationally once
famously stated, live indoor plants cleanse
the air, ornaments pollute. So it does not
matter how real artificial plants look, they still
really pollute indoor air.
Live indoor plants not only cleanse the air,
they have the ability to produce feelings in
workers of pleasure, calm and relief from
‘attention fatigue - even if the indoor plants
are unconsciously glanced at for only a few
seconds. The introduction of plants into the
workplace has been directly linked to
reduced sick-leave absences by over 60% —
resulting in a substantial increase in
productivity. Other studies have linked the
reduction in pain perception, anxiety,
depression, and feelings of hostility to the
presence of indoor plants. Better
performance has been recorded on
computer tasks, card-sorting and creative
thinking by workers in offices where indoor
plants have been introduced.
A UK study found that homes with six or
more potted-plants had nitrogen oxide levels
more than 30 per cent lower than homes
without plants. And a USA study showed
that dust levels were significantly reduced in
rooms with plants. Indoor plants also help
stabilise humidity and temperature, and
reduce noise.
Indoor air quality is an international health
concern. Short-term increased health risks of
urban air pollution (i.e. from individual ‘bad air’
days) include asthma, bronchitis, pneumonia,
strokes, heart attacks and sudden infant
death syndrome. Longer-term (chronic)
effects of urban air pollution include increased
birth defects, more cardiovascular problems,
some cancers and mental illness.
As air comes indoors it mixes with more
pollution, from indoor sources. This includes
more dust, higher carbon dioxide levels from
human respiration, more volatile organic
compounds (VOCs) and, if gas appliances
are present, more nitrogen oxides, sulfur
oxides, carbon dioxide and carbon
monoxide. Increased carbon dioxide levels
produce feelings of stuffiness, loss of
concentration and drowsiness. VOCs are
continually outgassing from ‘plastic’ or
‘synthetic’ furniture, furnishings, paints,
computers, copiers, etc. and solvents. The
United States Environmental Protection
Agency has identified over 900 VOCs that
can be present in indoor air. At even
imperceptible levels, the pollution cocktails
can cause loss of concentration, headache,
dry eyes, nose, throat, ‘fuzzy-head’, or
nausea.
While it is true interior plants have been
utilized throughout history, it is only now in
the 20th and 21st century that the benefits to
human health and wellbeing of maintaining
live indoor plants have been realised. Did you
know that interior plants have been recorded
in history back as far as Serirmus in Babylon
(814BC)? In the 4th century BC in the
Mediterranean, pot plants were the norm and
rooftop gardens no longer classed as
something special. The Egyptians had an
obvious love of plants, but history shows they
only started to bring plants indoors in the 3rd
Century BC when they were placed in the
inner courts in clay vessels for decorative
purposes.
They existed also in Pompeii.
Archaeological findings proved that 2000
years ago plants were grown indoors. The
Emperor Tiberius built greenhouses using
Lapis Specularis which allow a glimmer of
light rather than full sunlight. The heat of the
sun on the manure used in the greenhouse
produced the heat necessary to ensure
growth even in winter, so it would cultivate
the exotic plants that Tiberius gathered on his
campaigns. It was only in 290AD that glass
was used and buildings heated.
In the main, indoor plants were utilised for
medical and nourishment purposes only. It
was only later that it was used for decorative
purposes and now in the 20th and 21st
centuries as a proven, accepted modern
addition to any indoor development to
improve and ensure a healthy environment.
There is s growing number of Australian
businesses introducing interior plantscapes
because, truth be known, more profits can
be made through increasing productivity and
maybe in the 21st century, employers finally
realize employees are their most valuable
asset.
As part of Vodafone’s Beyond You
Program, their offices in every Australian
State received live indoor plants which were
installed on the same day nationally to
reinforce the message: “Come to work and
think about changing the environment. You
can make a difference”. Vodafone employees
“Could not believe how different it was to
come to work in an environment with real live
growing plants in the office.”
Vodafone Australia Foundation Program
Manager, Elizabeth Lifcombe, said “the
introduction of the live plants was intended
for a period of one month to energize and
invigorate employees. We wanted employees
to come to work and think about changing
the environment. We wanted them to
understand how even small change, like
subtle pieces of greenery, can make a
difference. Because they are part of the
Vodafone Foundation whose role it is to give
back to the community, it is really important
for employees to clearly see that even small
changes can make real differences.”
The plants not only symbolised bringing
energy into the workplace from outside, but
the energy translated into reduced sick days
by Vodafone employees during the one
month period the live plants were in the
offices. The number of sick days taken by
employees working in the greener offices
CLIENT FEATURE

went down. Vodafone was aware of the

growing body of international scientific
research supporting the positive effects of live
indoor plants on human health and well being
and this was part of the motivation for
choosing live plants to reinforce the Beyond
You Program message with staff. At the end
of the one month, there was such energy and
enthusiasm within Vodafone by employees at
all levels of the organisation (including some
who were previously strongly against having
indoor plants), that many Vodafone offices
across Australia now have some live indoor
plants.
The National Interior Plantscape
Association (NIPA) congratulate Vodafone on
their initiative in seeing the benefit of live
plants and acting on that knowledge, and
secondly, for consulting and engaging building development is just one indication Margaret Burchett, Adjunct Professor for the
professional plant hirers to undertake the that WHO’s predication is becoming a reality. Department of Environmental Services within
technical task of selection and installation. Facility managers or anyone seeking to the Science Facility at the University of
NIPA is one of many professional know more about the benefits of indoor Technology, Sydney, for their input into this
associations amongst a growing and plants and their cost-effectiveness should article. Documentary references associated
internationally recognised body of contact the National Interior Plantscape with this article can be found in Burchett, M,
organisations involved in global research and Association via the NIPA website at Torpy, F and Brennan, J, Interior Plants for
education concerning the health benefits of www.nipa.asn.au NIPA has an army of
Sustainable Urban Living, in Interior
indoor plants and conversely educating interior plantscapers spread across Australia
Plantscape, Vol 32 at www.nipa.asn.au
urban populations, business and with both the knowledge and skill to maintain
NIPA thanks are also extended to their
governments around the world about indoor live indoor plants in your facility. These
plantscapers can also advise on the use of Patron, The Container Connection Group,
air pollution.
Significantly, the World Health Organisation eco specified recycled polyethylene planters who remain the only Australian distributor
(WHO) in 2000 predicted that by 2010 for facility managers with progressive and manufacturer delivering recycled
responsibility for healthy indoor air quality environmental policies. polyethylene planters and litter bins that are
would increasingly rest with facility managers. The message for facility managers is clear: eco specified as part of their enormous range
The introduction of Green Star Ratings by the Get Real — Install Live Indoor Plants. of modern and functional products
Green Building Council of Australia for (NIPA would like to thank Vodafone and Dr (www.containerconnection.com.au).

Australia’s
Interior Plantscape
Industry
Accreditation
“You can learn much
about the reputation,
integrity and sustainability Accreditation
of an operation and the ensures:
 Management
general quality of its Integrity skills
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management, products and Commitment s

Business skill S er vi ci n g sk ills
customer service from its s Quality proce
Accreditation status.”
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ccredited pla ss es
BECOME an nt hirer in Au
accredited m stralia or
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Go to www.nipa.asn.au dustry
CLIENT FEATURE

Optimising Interior Air Conditions:

A pulse of fresh-air
By Assoc. Prof. Dr. Mark B. Luther

he commercial office has was possible to achieve indoors, and At first glance, this new conditioning

T experienced an increasing owner

and occupant demand for
improved air quality and conditioning.
could be artificially controlled.
The concept of total air mixing, no air
temperature stratification, maximum
system appears to debunk every
physical concept of thermodynamics
studied by the mechanical engineer.
Together with the movement of
fresh outside air supply, are just the However, it couldn’t be more complex or
improving indoor air quality and
beginning of the Bauer Optimised intriguing than that which actually can
environmental performance is the need
Technology. A control system is offered occur in nature. Perhaps, for the first
for optimised energy efficiency.
which prioritises the indoor air quality time since displacement ventilation, we
Achieving both comfort and reduced
first, measuring CO2 together with a
energy costs simultaneously, is the are introducing a ‘biomimicry’ (a mimic
cocktail of other volatile organic
unfolding paradox. Such is the case, of natural phenomenon) into HVAC
compounds (V.O.C.’s) including ozone
however, for a new approach to air- design. We have a system that can
levels. Such is accomplished while at
conditioning control, which appears to provide a total mixing while at the same
the same time achieving a desired set-
overthrow most of our conventional point temperature as well as humidity time a displacement of the stale
thinking. level. unwanted air.
Mr. Albert Bauer, a facilities manager
and electrician, wondered why so often
occupants of large office buildings were
experiencing discomfort in the presence
of expensive mechanical conditioning
systems. He contemplated a natural
phenomenon that occurs in the Bavarian
Alps, Germany – known as ‘the Foen’.
When this weather phenomenon occurs,
it provides a total ‘freshening’ of air to
the entire city of Munich.
Warm humid air rises on the Italian side
of the Alps, and arrives as adiabatically
cooled drier air at the top. This air
package flows down the mountain,
warming up, replacing the existing (often
miserable) weather condition, with fresh
warm dryer air. This phenomenon is
inclusive of a total mixing of air under a
pressurised (wind source) condition. Mr.
Bauer queried whether such a condition

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CLIENT FEATURE

A responsive ‘demand controlled’
ventilation system regulates the
humidity, air temperature and pressure
within the compartment (the room). This
regulation occurs through a continuous
monitoring of the external conditions as
well, inherently incorporating a complete
range of an economiser cycle.
So where are the savings in a system
which provides 100% fresh external air?
When Mr. Bauer encountered a zone in
a large open office building that
indicated a broken return air damper, he
was wondering why there were no
complaints from these occupants. In
fact complaints were coming from
everywhere else in the building. He
observed a ‘fresh air’ feeling with a total
mixing of air. In other words, why do we
immediately return air when it still has a
conditioning potential?
The constant running of a system when
it is unnecessary, is not only wasteful,
but can provide undesirable drafty
conditions.
The regulating of variable fan speeds,
supply, return and exhaust dampers
together with temperature, humidity,
CO2, interior-exterior pressure
differential tolerances are the make-up
of the Bauer Optimising Technology
control system.
The system can allow for cooler (than
conventional systems) air to be
introduced into the room without
dumping. Oddly enough, this supply air
is not forced into the room through
expensive diffusers, rather it is gently
introduced migrating in a chaotic
random motion to where it is needed.

Bauer Optimising Technologies Pty Ltd.

103 Kings Road
Five Dock, NSW, 2046
m: 0409 124 159
p: 02 97 124 159
e: nbrenner@au.baopt.com
The control system “conventional“ (left) and Bauer system (right), where all the control parameters for controlling the supply
air are included in a central component. w: www.baopt.com

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at a heavily reduced energy cost.
Supplied in Australia by Deos (Digital Energy Optimising Systems),
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Building automation - simply better
40 GREEN BUILDING

ORION SHOPPING CENTRE

SHOOTS FOR GREEN STARS

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
 GREEN BUILDING 41

Since opening in March 2007, Mirvac’s flagship Orion Springfield Town Centre, located just outside of
Brisbane, has been crowned Australia’s most environmentally sustainable shopping centre. Awarded a
six-star rating by the Green Building Council of Australia, the shopping centre was designed to achieve
World Best Practice in Environmental Sustainability. Facility Perspectives investigates the green
initiatives which have made Orion an industry leader and interviews Operations Manager Kevin Patrick
about the daily responsibilities of managing Australia’s first six star Green Star retail centre.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
42 GREEN BUILDING

“Orion not only

showcases best-practice
water and energy
management, but the
community involvement
and education
initiatives are a first for
Queensland...”

ocated 17kms south-east of Ipswich, Orion Springfield Town

L Centre has been designed to combine the best of a traditional

town centre with shopping facilities and parklands, resulting in
a carefully planned, 40 hectare retail environment.
The $155 million, 35,000 square metre shopping centre delivers
significant environmental savings (when compared to a similar sized
shopping centre). Setting a precedent in green generation retail
centres, developing company Mirvac worked closely with the Green
Building Council of Australia to develop the Green Star Retail
Shopping Centre Design Tool—a tool now setting new industry
benchmarks for sustainable design and practices in the retail sector.
The green initiatives at Orion have not gone unnoticed—the
shopping centre has won numerous design, management and
environmental awards since the completion of Stage 1, including
awards from the Environmental Protection Agency (EPA), Urban
Development Institute of Australia (UDIA), Property Council of
Australia (PCA) and the Australian Property Institute (API).
The Environmental Protection Agency’s (EPA) Executive Director of
Sustainable Industries Division of Queensland, Dr John Cole, has
applauded the Orion Springfield Town Centre Initiative.
“Orion will set a new standard for environmental sustainability in
the retail industry. It not only showcases best-practice water and Management
energy management, but the community involvement and education To achieve in this category it was essential that a Green Star
initiatives are a first for Queensland,” Dr Cole said. Professional was engaged in the design team from the very inception
To claim World’s Best Environmental Practice, Orion had to of the project to offer guidance in achieving each of the sustainability
demonstrate superior design and management in a number of categories.
sustainability categories including management, energy, indoor Part of ensuring the management of the facility would be of world-
environmental quality, water, ecology and land use, transport, class standards meant the incorporation of building tuning clauses to
materials, emissions and innovation. The following is an overview of service contractors to ensure efficient operation of all building
the sustainable design and technical innovations undertaken by services, air conditioning, lighting and electrical systems. This was
Mirvac to achieve the six star Green Star rating. supplemented by the incorporation of commissioning clauses in all
service contracts to ensure that the air conditioning, lighting and
Technical overview of the Green Star categories water systems would be operating efficiently from day one and every
year of their operation.
Indoor Environmental Quality A Comprehensive Environmental Management Program was also
By taking full advantage of Queensland as the Sunshine State, the implemented by Mirvac to minimise eco-system disturbance and
design used an abundance of natural light to achieve a 95 per cent reduce pollution, and waste management reduction targets were
reduction in the level of artificial lighting usually required in a given to all tenants to reduce the amount of waste going to landfill.
shopping mall. Superior design of the mall air conditioning system
was also employed to ensure 99 per cent of the visitors would be Energy
thermally comfortable at any time of the day. The Energy category required various technical innovations to ensure
Paints, adhesives and carpets were also selected to minimise off- the retail centre would be operating at optimum energy performance.
gassing of volatile organic compounds. Natural ventilation and modal controls were implemented to

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1

regulate air conditioning in the north and south malls, ensuring
superior comfort. The use of automatic glaze control also cuts down
on glare and heat.
Use of new room-less motor lifts saves over 80 per cent in energy
compared to hydraulic lifts, and the incorporation of special detectors
on the moving walks equates to further energy savings when
visitation levels do not require their operation.
Super-efficient and advanced design of a chilled water air
conditioning system reduced chilled water pumping energy and
cooling tower fan energy by over 60 per cent compared to that of
standard designs.
Another significant area of savings came in the underground car
parks with the implementation of carbon monoxide sensors and
variable speed drives which saved significant energy when compared
to standard car parks which operate fans continuously.
Comprehensive electronic metering of all energy and water meters
meant that losses and leaks could be detected early, an initiative
supported by all lighting utilising electronic ballasts and super-
efficient light fittings.
A 10kw Solar Polar system is also incorporated in the design to
generate clean renewable energy.
GREEN BUILDING 43
Orion Shopping Centre. Image courtesy of Mirvac
Water
Among some of the water saving features incorporated at Orion
Springfield are:
3 The use of water efficient fixtures and fittings to control flow to
less than four litres per minute.
3 The implementation of ionisation technologies to reduce water
use in cooling towers and blow-down requirements.
3 Water metering to allow automatic leak detection and the
installation of water meters on all high use tenants.
The most significant water savings were made by incorporating the
following features:
3 Connection to Ipswich Water’s recycled water system meant a
62 per cent reduction in potable water use at the centre.
3 Capture and collection of all rainwater that falls on the Big W
roof into tanks collectively holding 780,000 litres.
3 Capture and collection of all cooling tower blow-down water
from air conditioning cooling towers into tanks collectively
holding 780,000 litres.
Ecology and land use
Development was undertaken on land set aside for the development
of a Town Centre in Springfield.
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
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Development of Orion Springfield did not impinge on natural
waterways or wetlands and all topsoil was collected and stored on
site during construction and later used in the landscaping.
The site also achieved a cut and fill balance of earthworks to
minimise the removal of soil from the site.
Transportation
To encourage employees and visitors taking public transport to work,
Mirvac actively encouraged the move away from cars with the
development of a bus interchange at the centre and the placement of
the centre within 250 metres of the proposed Springfield Railway
Station.
Cycling to the shopping centre has also been encouraged with the
provision of over 60 bicycle racks for visitors, and the provision of
over six showers and 60 secure lockers for staff of the centre.
Materials
Ensuring sustainable materials were used where possible was
another key component to Mirvac achieving its success in the Green
Star ratings:
3 Use of Forest Stewardship Certified hardwood for timber
awnings.
3 Use of recycled hardwood timber on the boardwalks.
3 Use of recycled hardwood timber in all concrete formwork.
3 The main north and south buildings are able to be
deconstructed and achieve a 95 per cent recycling rate of steel,
panels and roofing.
3 The tenancy fit-outs were shell and core to reduce and minimise
the waste produce in the building.
Emissions
Other deliberate measures taken to reduce Orion’s level of CO2
GREEN BUILDING 45
The South Mall. Image courtesy of Mirvac.
emissions included all insulation on site adhering to a specification
that avoided the use of ozone depleting substances in both its
manufacture and composition.
The use of condensate capture and cooling tower blow-down
capture reduced flow to the sewer by over 50 per cent. All
stormwater runoff is also treated to remove rubbish before the water
enters local streams.
The use of R123 refrigerant in the main air conditioning machines
continues to substantially reduce the risk of refrigerant loss.
Innovation
Educating the public on the sustainable features of the centre was a
key focus of the innovation category with the development of a
dedicated area in the centre to promote sustainable education and
provide community meeting facilities.
The sustainable message was further supported by the
development of icon sustainable displays to demonstrate principles
of sustainable development to site visitors and the development of
themed sustainable interpretative walks highlighted the sustainable
design principles.
Delivering on sustainability objectives
Forging a new era of green generation retail centres, Mirvac’s
Managing Director Greg Paramor believes that the company’s
commitment to best practice in environmental sustainability has paid
off.
“To be the first retail centre recognised by the Green Building
Council of Australia is testament to the strength of Orion Springfield’s
green credentials and allows us to spread the environmental message
even further at a commercial level,” Mr Paramor said.
“With more and more Australians taking action to reduce their
environmental footprint, the Orion Springfield also offers shoppers a
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
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way to help achieve high environmental standards.”
While the centre first and foremost must be a retail success, to be
the premier environmentally sustainable retail development, every
member of the Orion Springfield team from administration and
security staff to cleaners and maintenance workers have been trained
and supported in adopting a committed approach to environmentally
friendly work practices.
To find out just how committed staff at Orion Springfield are to
keeping it green, Facility Perspectives’ Melanie Drummond spoke to
Orion’s Operations Manager Kevin Patrick about the impact of the
sustainable features on his role at the shopping centre.
A qualified fitter, turner, welder, Kevin has been involved in various
aspects of manufacturing/production, engineering and property
management since graduating from his apprenticeship in 1978.
Before joining Mirvac in 1998, Kevin had expanded his expertise in
Shopping Centre operations management working with companies
such as Yu Feng and Byvan.
Kevin took up the role as Operations Manager at Orion Springfield
six months before construction was completed, allowing him
sufficient lead-in time to gauge the breadth and scope of his role
managing a six star Green Star retail centre.
“I have a number of key responsibilities here including OH&S and
environmental management control, and budget management and
control for repairs and maintenance. I’m also responsible for the
management of service contracts which covers mechanical services,
air conditioning, vertical transport, access (i.e. automatic doors etc),
cleaning, waste, sewage, security, water management, grounds
management, and arranging general day to day repairs and
emergency procedures.
“Other key areas I deal with are legislative compliance, high
voltage plant and equipment service contractor agreements and
compliance, Mirvac Quality System control and compliance, and site
risk management. I’m also required to ensure retailers are trained in
emergency procedures, waste control and recycling strategies.”
As well as dealing with general maintenance and repair issues,
Kevin also deals with some unique requirements specific to the
sustainability innovations of the centre such as recycled water
management, high level power conservation, waste recycling
programmes, air conditioning management and enormous grounds
management responsibilities due to the vast amount of floral
plantings and water conservation systems on site.
“Compared to other shopping centres, my role is somewhat varied
and the workload is different. It is about developing and working
with specialised integrated systems that for the greater part assist
with the processes, time management and prioritisation. Mirvac has
been excellent at developing these initiatives, systems and providing
support staff to assist at a national level.”
Mirvac implemented a series of management practices and
policies in the project management of the Orion Springfield project to
ensure that from design stage to operational stage the centre
continues to deliver on its sustainability objectives.
A commitment to the ongoing success of the Orion project was
made through the employment of an independent commissioning
agent whose main objective is to ensure that all systems included
under the commissioning scope of the work operate in accordance
with the project including the stated design intent of the building and
the meeting of its operational needs in the most reliable and
economical manner possible.
Providing commissioning advice to the owner and the design
team, the independent commissioning agent also monitored and
verified the commissioning of HVAC and building control systems.
Building tuning is another critical area of management for Orion
Springfield. Achieved through continual monitoring of the building’s
energy performance at the commissioning and operational phase of
the project, building tuning aims to ensure that the energy savings
targeted in the design phase of the project are achieved. The
developers have committed to a 12 month commissioning building
tuning period after handover which includes quarterly reviews and a
GREEN BUILDING 47
ORION’S GREEN ACHIEVEMENTS
Reduction in Greenhouse Gases: 5,000 tonne reduction in
Greenhouse gas emissions generated by Orion compared to
standard industry practice which equates to a saving of 1, 162 cars
off the road per year.
Natural Light: By taking full advantage of Queensland as the
Sunshine State, the design uses an abundance of natural light to
achieve a 95 per cent reduction in the level of artificial lighting
usually required in a shopping mall. This translates to a saving of
219 tonnes per year of Greenhouse gas emissions.
Fresh Air: 10 times more fresh air than the minimum
requirement for shopping centres using natural ventilation. The
building is designed to minimise the use of air conditioning with
natural cooling turning off the air conditioners for three months
per year.
Power: A 42 per cent saving in power use (enough to power
500 Queensland homes per year).
Recycled Water: 98mL or a 68 per cent reduction in potable
water used by Orion compared to standard industry practice
(enough to fill 40 Olympic size swimming pools per year). All
landscape watering, bin wash down, toilet and urinal flushing,
cooling tower make-up and water feature top-up is supplied from
100 per cent recycled water.
Recycle Waste: 95 per cent of construction waste is recycled
saving over 5,000 tonnes of waste going to landfill.
Designed for Disassembly: Orion’s super structure has been
designed for disassembly. This means that 95 per cent of steel can
be recycled when the centre is dismantled.
Sustainable Timber: 3,700 linear metres of sustainably
forested hardwood timber certified by the Forest Stewardship
Council (FSC).
final recommissioning after 12 months of operation.
For Operations Manager Kevin Patrick, ensuring the centre runs at
peak performance every day of operation means relying heavily on
the outsourcing of external contractors to maintain air conditioning,
vertical transport, cleaning, electricity billing, waste, automatic doors
and security.
“One thing that is essential in making sure you are getting the best
service delivery out of your contractors is to ensure you have clear
and concise service agreements established. I also make sure that we
have regular site meetings and make sure the
relationship/partnership with contractors isn’t just about
management of a service agreement but about value adding and
offering costed solutions,” Mr Patrick said.
As any facility manager knows, keeping a large group of tenants
happy can prove to be one of the most challenging aspects of the job
and Mr Patrick testifies to Mirvac’s solid protocol and policies
procedure as the secret to Orion’s success at managing tenant
relationships.
“Mirvac has very good protocols and policies in relation to this
issue including a provision of comprehensive ‘fit–out’ detailing every
aspect of our requirements. We also provide a ‘retailers handbook’ to
explain the general day-to-day requirements, routines and directions
of amenities and so forth. Generally it would be fair to say before a
complaint or grievance escalates we would ensure every step has
been taken to identify the problem, develop a solution and provide
an amicable resolution to benefit all stake holders. As a result I would
consider our tenant relationships to be excellent.”
Since opening its doors in March of last year, the Orion Springfield
Town Centre has become a town centre, local networking hub and
shopping destination for the people of Springfield, proving that a
town centre can be both a commercial and community success. By
continuing to strengthen the relationships they have forged with local
community, government authorities and agencies, developers will
ensure the centre continues to position itself as a leading Australian
environmentally sustainable town centre and retail development.
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
CLIENT FEATURE
Light Lowering Product
Proves Popular
A popular new maintenance product has flicked
a switch in the facilities management industry.
T
he Remote Lighting Lifter (RLL) being distributed by INGAL
EPS, enables the lowering of luminaires electrically via
wireless remote control to where they can be maintained at
a safe level. The product comes in a range of models to suit various
applications with lifting capacities ranging from 3 - 500kg in weight,
and 10 - 30m in height.
Lee Stacey, Sales Representative at Middys Electrical Wholesalers
in Warrnambool VIC, has seen a number of installations in
commercial and industrial facilities in the area recently, and is positive
of the product’s quality – “…they are reasonably priced and I believe
we’ll definitely see many snapped up in the coming year.”
On the market for about 18 months, this innovative product has
been installed in a range of facilities across Australia. The
Warrnambool City Council recently retrofitted two compact units in
their office staircase, between the first and second floors.
“There was no access for the council to change their light fittings at
all, unless they balanced a ladder on the stairs (which is a huge OH&S
risk); or paid a costly amount for scaffolding, which would have blocked
access to the second floor during maintenance anyway. The Remote
Lighting Lifter units were the perfect solution to the Council’s problem
and were easily retrofitted in the ceiling,” said Matthew Pentreath,
Account Manager at INGAL EPS.
The RLL is perfectly suited for installation in factories,
warehouses, convention & exhibition centres, gymnasiums, sports
stadiums, banquet halls, railway stations, auditoriums, schools, hotels,
bars, restaurants and residential homes.
A number of factories in Victoria are currently trialing the RLL,
including the Warrnambool Cheese and Butter Factory (WCBF) and
GlaxoSmithKline (GSK) Pharmaceuticals.
WCBF are trialling two hook type units in their factory at
Allansford. WCBF usually have to stop production in certain sections
of their factory and set up scaffolding to carry out general repairs
and maintenance of lights. The RLL eliminates the need for hiring
cherry pickers, scissor lifts or scaffolding, and removes height related
hazards associated with working from ladders.
GlaxoSmithKline (GSK) Pharmaceuticals and Healthcare are also
testing six RLL units in their factory at Port Fairy, where they extract
medicinal alkaloids from poppies for use in making pain relieving
medicines.
In addition to the convenience of the product, the RLL also
provides considerable safety benefits. The unit automatically switches
off the light and electrically disconnects before lowering, thereby
removing the possibility of electric shock during handling. This was a
major benefit for Leah Calvi. Leah has always had a chandelier in her
home, but has often encountered problems with cleaning them.
When she and her husband decided to build their new dream house,
at Wareemba, Sydney, she knew she had to find a solution to cleaning
and maintaining her chandelier – and one that didn’t involve climbing
up and down ladders all the time.
After months of searching for a suitable product to lower her
chandelier, she approached her electrician – Campisi Electrical
Services – for a solution, who suggested INGAL EPS’ Remote
Lighting Lifter. Leah was very impressed with the slimline RLL as
Campisi Electrical Services were able to mount the unit directly in
the ceiling and there was no external wiring.
“The instruction manual was easy to understand which made the
installation simple,” said Dom Campisi, Electrician at CES.
“I absolutely love the unit!” said Leah, “I show it to all my friends
and family.”
For further information or pricing on the RLL please
email sales@ingaleps.com.au or Freecall 1800 623 302.
50 NEW KIDS ON THE BLOCK

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
 NEW KIDS ON THE BLOCK 51

2009 will herald the dawn of a new era for

the performing arts in Melbourne. On
Southbank Boulevard, in the heart of
Melbourne’s art and cultural precinct, stands
two stunning pieces of architecture which
serve as the new homes for Melbourne
Theatre Company and Melbourne Recital
Centre.

A NEW HOME FOR THE

MELBOURNE THEATRE COMPANY
Two years under construction, a number of
established contractors were employed to
take on the groundbreaking project:
Construction—Bovis Lend Lease,
Architecture—Ashton Raggatt McDougall
Architects, Acoustic Consultants – Arup,
Services Consultants – Umow Lai and
Associates, Project Management – Major
Projects Victoria and Technical Theatre
Equipment JANDS Australia.
WinterComms journalist Melanie
Drummond takes a look behind the scenes at
the state-of-the-art building which has
already become a benchmark facility in
Australia and abroad. She also looks into the
challenges and benefits of sharing base
building services and maintenance
requirements while operating as two
completely independent entities.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
52 NEW KIDS ON THE BLOCK
F
ounded in 1953, Melbourne Theatre Company (MTC) holds
the esteemed title of serving as the oldest professional theatre
company in Australia. A semi-independent department of the
University of Melbourne, it is not only Victoria’s major theatre
company and one of the major performing arts companies in
Australia, but it also operates as one of the largest theatre companies
in the English-speaking world.
In 2009, the new MTC Theatre on Southbank Boulevard will allow
many of its plays to be performed on site in the new 500-seat
Sumner Theatre. To encourage the development of smaller, edgier
plays, the new building also holds the Lawler Studio. Continuing to
stage works at the Arts Centre’s Playhouse (850+ Seats) and Fairfax
Studio (350+ seats), the company is thrilled to have the widest range
of venue sizes available to suit any production they wish to run.
MTC’s Theatre Development Manager Craig Gamble was brought
on board in 2004 before design and development of the building
was completed. Essentially employed to be the client’s voice during
construction, Gamble was working with MTC staff and stakeholders
to deliver a clear vision of the new building—a brief which MTC had
begun working on some 20 years ago.
“MTC previously operated from the Russell Street Theatre and in
the late 80s it became apparent that the building was going to
become derelict and was going to cost more to repair, so from there
the MTC moved in to the Arts Centre. It’s definitely become
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
apparent in the past few years that there was a business case for
moving to a smaller venue (500 seats) that had the technical
infrastructure to suit our needs and it became the only logical way
forward as a business choice.”
To ensure they were designing a facility that was not only iconic in
its external design but cutting edge in terms of a performance space,
Ashton Raggatt McDougall Architects benchmarked the new building
against the best theatres across Australia and internationally.
“You’ve got to benchmark and learn from other facilities; some of
that is a phone call and some of that is a site inspection,” says
Gamble.
“It’s a small market globally and Australia is a small part of that.
This building we have now is absolutely state-of-the-art. It will be a
benchmark building, not just because of the architecture or the
building operations but also because of the technical equipment,
which is fantastic. We have already had venues that are being built
after us that are coming to see what we’ve done here already. The
industry is not so big that you keep secrets, and it’s not in anybody’s
interests to let somebody’s project suffer.”
Gamble says the theatre’s computer-operated power-flying system
and the theatre’s modular dimming system are just some of the
features which make the new building worthy of being benchmarked
by industry peers.
“We’ve also got an absolute state-of-the-art modular stage floor

that we designed, which has never been seen before in Australia. We
had to find additional funds outside of the project to implement it,
and that has now been picked up by a number of other venues in
Australia. The building itself has some very clever systems but it’s not
that hard to operate, it’s just more a case of getting your head
around it.”
Another innovative feature of the theatre design is an entirely
adjustable proscenium arch in the main theatre.
“Due to some very clever fire engineering, the auditorium and the
stage are considered a single compartment occupancy, which means
the proscenium is no longer defined by the size of the safety
curtain—which means we can have a proscenium which is any size
we want. That in turn means if we’ve got a little show we can adjust
our proscenium to suit the show. We can physically change the
shape of the room to suit the productions on stage.”
On to building operations, Gamble describes sharing plant and
base building equipment with the Melbourne Recital Centre as being
a “bit like Siamese twins joined at the services”.
With chillers/boilers on the MTC side of the building and the
electrical substation on the MRC side, Gamble says having autonomy
over each internal environment won’t prove too challenging.
“Each facility has its own controls and there are separate meters
on the output of the shared equipment. Each facility has their own
NEW KIDS ON THE BLOCK 53
daily operational management and our theatre manager will control
the MTC building airflow, building automation system and the
building security system, and likewise, Melbourne Recital Centre
(MRC) will control theirs. We’re each fiercely independent entities
and we also have a third-party shared services agreement regarding
the ownership/operation and maintenance.”
Gamble envisions that short-term and immediate maintenance will
be taken care of in-house, but anticipates that long-term
maintenance and repairs are likely to be outsourced.
Flexibility, in terms of operation and design, has clearly been
paramount throughout the design and delivery of the new MTC
venue. Gamble believes it’s that flexibility and the venue’s offering of
the best in specialist theatre equipment which will ensure MTC
continues to deliver world-class theatre to audiences.
“If you can make it easy to do things, then things will get done. So
often great production ideas are frittered away because it’s too hard
to do them, or it will cost too much to do them.”
Since opening with its production of Poor Boy on January 22, the
new MTC Theatre looks certain to continue drawing in the crowds.
“I think audiences will love it. It’s an iconic, architectural statement
from the outside through to the entire building. The audience
experience will be fantastic and with the level of backstage fit out, so
will the cast and crews.”
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
Reflect on your lighting costs
Everyone pays dearly for bad lighting in the workplace. And not just with your eyesight. In
worst cases, poorly designed light fittings can consume up to 35% of a building’s total
energy usage, over illuminate work areas, and literally burn a hole in your bottom line.
Fortunately, there’s one expert in this field with an outstanding track record of saving
businesses energy, money and trips to the optometrist.
Efficient Energy Systems
Since 1992, Efficient Energy Systems (EES), a
business unit of Clipsal Australia, has pioneered
and continues to be the leader in the design and
installation of superior lighting systems for new
and existing buildings. Thousands of office,
educational, commercial, manufacturing and
health facilities have reduced their lighting energy
bills using EES designed solutions. Many of these
solutions are based on the proven technology of
EES KW/2 lighting reflectors, without doubt the
best lighting reflector technology in the world.
Often these solutions can include a lighting control
system, such as Clipsal C-Bus.
A big picture solution
The EES solution starts with an energy audit,
identifying possible areas for energy savings
followed by a plan of action to improve energy
efficiency and light quality in the working
environment. EES then sees the project through
from delivery to installation and commissioning.
KW/2 a brilliant finish for saving energy team knows and understands how to deliver on the criteria
Nothing outshines EES’ proprietary KW/2 lighting reflectors. demanded by the AS1680 for lighting design and BCA
These give a specular reflectance of >97% and have the Building Code of Australia.
potential to half your energy use. Unlike other off the shelf Results, not promises are what count and Efficient Energy
solutions, KW/2 reflectors are custom designed to fit into Systems was successful in an open tender to design and
existing fittings during an upgrade, and spread light evenly supply up to 300 Centrelink branches with energy efficient
across an area. lighting solutions. All energy efficiency targets were met at
Regulations and codes for lighting buildings the same time cost savings due to reduced maintenance
was far greater than originally predicated.
EES’ solutions and delivery team is staffed with experts in
the field of lighting design and implementation. Your EES For further information visit www.eesaustralia.com
 “At the heart of
our strategy is a
simple and powerful
idea – improve
our customers
competitiveness
through improved
energy management
and energy savings.”

Cut Your Kilowatts in Half

Efficient Energy Systems (EES) provides total lighting solutions that
deliver considerable energy and cost savings.
EES lighting solutions provide a positive return on investment by
utilising highly efficient KW/2 (kilowatts halved) reflector technology.
Whether it’s a retrofit or new building, EES lighting solutions are tailored
for every project to maximise your return. We can even help you
achieve a higher green star rating for your next building project.
At EES our promise is guaranteed energy savings.

National Customer Care Enquiries: www.eesaustralia.com

1300 2025 25 EES is a Business Unit of Clipsal Australia
56 NEW KIDS ON THE BLOCK

MELBOURNE RECITAL CENTRE

Making sound waves in Victoria
In February, 2009, the doors opened on a Melbourne masterpiece.
The new Melbourne Recital Centre (MRC), located in the hub of
Melbourne’s Southbank Arts Precinct, is categorically an architectural
and acoustic tour de force. A significant project of the Victorian
Government, and a brand new company, the MRC has been designed
and purpose-built to deliver a world-class performance and recording
space for chamber vocal and ensemble music, jazz, new music, chamber
opera and the art music of diverse cultures.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
NEW KIDS ON THE BLOCK 57

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
58 NEW KIDS ON THE BLOCK
omprising of two performance spaces, the 1,000-seat
C Elisabeth Murdoch Hall and the 130-seat Salon, the MRC also
houses two broadcast and recording studios, a rehearsal
room, seven dressing rooms, an ensemble room, function rooms,
bars and a cafe.
With its fine acoustic and striking interior, Elisabeth Murdoch Hall
is a masterpiece in design and construction, fundamentally a finely
tuned instrument designed to maximise musical experience and
exclude all external noise. The auditorium is completely isolated from
the ground and the surrounding building structure, enclosed in a
concrete box mounted on large steel springs. Its walls and ceiling are
lined with intricately carved and rich coloured Australian plantation
Hoop Pine panels and its flexible stage configuration features a stage
extension/orchestra pit and a full-sized cinema screen.
MRC’s Manager Presenter Services Kirsten Siddle, was brought on
to the project team in July 2007 to see through construction
completion, and to ensure the facility was ready for operation in
2009.
“My job encompasses the facility management, venue hiring and
also production and technical facilities and services in the building,”
says Siddle.
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
“Since I came on board, managing and monitoring the building
project has taken up a lot of time and effort. Procurement has also
been a big job, apart from what gets delivered with the building
project, we’ve had to buy everything; from buckets and mops to
musician chairs and stands. In addition, as this is a brand new
company we’ve been bringing in new staff and building a structure
and culture for how we’re going to run going forward.”
Early on in the project, it was clear that involving stakeholders
where ever and when ever possible would be a critical component to
the venue’s success.
“A number of the people that will be performing in or hiring the
MRC for concerts were involved in the design brief. There were a lot
of stakeholders who had input in the original design, everyone from
musicians to presenters to people who work for ABC radio and so
on,” says Siddle.
It is the venue’s cleverly designed acoustics which set it apart from
almost any other music venue in the world.
“Both of our performance spaces are concrete boxes that sit inside
a large outer concrete box, the Hall sits on 18 massive springs and
the Salon sits on big rubber pads, that’s how they’ve managed to
achieve complete isolation from the outside world—which means

there are no vibrations from any passing trams or traffic,” says Siddle.
“The design team wanted to create a venue that was as quiet as
possible and that has been achieved. Acoustically they looked at a
number of venues, including the Musicvereinsaal in Vienna and
Wigmore Hall in London and a number of other large and small
concert venues. I myself have worked at the Barbican in London and
there is not a venue there that compares to this, it really is superb for
both audiences and musicians.”
While flexibility was important in the design, it was never a
priority above the acoustic integrity of the performance and recording
spaces. Siddle says that even the Heating and Ventilation was
designed in order to minimise noise.
“The air conditioning system is pretty amazing, in the Hall the air
actually comes up from each individual seat in an effort to reduce
noise—that hum you might usually get. They’ve also included louvers
in the front of the building that are part of the Air handling system so
that natural air can flow through the building.”
Sharing base building facilities such as HVAC and security with
their neighbours Melbourne Theatre Company is an innovative
decision Siddle believes will offer great scope for cost savings and
other benefits.
NEW KIDS ON THE BLOCK 59
“We’ve come to an agreement as to how we will manage building
services. We’re also looking wherever possible to share other services
in the interest of cost savings, and while it could be looked at as a
challenge to be sharing those base building services I actually think it
will prove to be a huge benefit to both the MRC and the MTC. In
terms of our own maintenance, we have decided we will shut down
each year for a period of 5 to 6 weeks for concentrated maintenance
and then we have intermittent maintenance programmed on a
weekly and monthly basis depending on demands.”
Siddle believes Melbourne audiences will be astonished by the
quality of sound experienced when attending a venue that has been
specifically designed with the musical listening experience in mind.
“It’s something that Melbourne artists didn’t have before. The
venue is also going to bring a level of programming and a level of
concert activity that Melbourne audiences haven’t previously been
exposed to. I think audiences will be quite amazed by the acoustics. I
think this facility is fantastic and once you get inside the performance
space audiences are going to be amazed by how quiet and beautiful
it is. I think the architects have created a modern, iconic, Melbourne
building that people are already growing to love.”
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
T

W
CLIENT FEATURE

Simple lighting control and energy

savings the DALI way
Many lighting control systems are
able to realise intelligent lighting
control and energy savings, but
most use proprietary protocols
making it difficult to achieve
compatibility between lighting and
control hardware. During the late
90s Europe’s leading ballast
manufacturers, including
Tridonic.Atco, Philips and Osram,
recognised the need to adopt a
single interface standard for digital
lighting control. The outcome is
DALI an International Standard
which stands for Digital
Addressable Lighting Interface.
DALI means specifiers, facility
managers and end users can rely
on the compatibility and
interchangeability of different
control modules from different
manufacturers. This includes
everything from electronic
ballasts, transformers, LEDs,
emergency lights and exit signs to
sensors and controls. ABOVE: Creating colour changing sequences and special effects for Tabcorp Birdcage Pavilion.

ore than 10 years later, DALI has emerged as the predefined period. Digital outputs are included to control fans,

M world’s standard for digital lighting control. It’s the

“English” or common language between lighting and
control devices.
In 2003 Andrew Parker and Mike Randall of Melbourne based
Monitor Software recognised an opportunity. Drawing on their
experience with many lighting control systems they began
development on control hardware and software to fully support
the intelligent features of DALI.
Monitor Software’s background is in process control and
distributed control systems. By incorporating this methodology
into their controllers they have created a lighting control solution
that not only speaks the DALI protocol but offers individual
control of every light and monitors its status. The solution
offered by Monitor Software is based on its clever BM2600
controllers and is branded DALI Control. The controllers are
installed around a building on an ethernet network and use time
schedules, pushbuttons, switches and sensor inputs to control
lighting on DALI communications loops.
COST EFFECTIVENESS
A significant advantage of DALI Control is the simple
installation and commissioning. A 5-pin ‘soft-wiring’ system
reduces labour costs and the distributed architecture enables
sections of a building to be tested and commissioned ready for
tenancy as each area is installed.
ENERGY SAVINGS
The DALI Control solution can help the energy conscious
facility manager achieve reduced energy bills. Each BM2600
controller includes an integrated real-time clock with automatic
daylight savings correction, sunrise and sunset calculation and
holiday exceptions. Control Schedules are configured in the
controller to automatically switch and vary lighting levels to
enforce energy savings.
OCCUPANT COMFORT
Inputs for connection to pushbuttons, switches, occupancy
detectors can be used to reduce lighting levels after a
blinds and more. The DALI Control system can be easily
integrated with Security and Access Control systems allowing
the use of alarm conditions and card readers to control lighting
in a building.
SUSTAINABILITY
DALI Control has struck a chord with systems integrators who
have welcomed the products ability and flexibility. Changing
tenancies, future expansion and new features are easily catered
for using the DALI Control solution. The extensible design of
the system means that control groups can be re-configured at
any time without alterations to wiring.
The DALI Control solution has been used in major commercial
buildings, architectural lighting, tunnels, restaurants and retail
applications in Australia and overseas.
BEST BET
The Tabcorp Birdcage Pavilion built for Melbourne’s Spring
Racing Carnival uses 4 rows of 7 LED light boxes to create a
visually dramatic lighting effect. Each box consists of an RGB
LED Strip driven by a DALI 3-channel Driver. Colour changing
sequences and special effects are run by a BM2600-DALI
Controller from DALI Control. Different sequences are stored in
the controller’s flash memory for race time, in-between races
and nightclubbing. The sequences include a moving arrow head
across the four rows, a four row race from left to right and
random colour changes in the boxes to provide a continually
changing display. The sequences are started from buttons on a
wall plate connected to the controller or from a remote control
unit from anywhere in the pavilion.
If you are at the planning stages of commercial project then a
DALI Control lighting system is without doubt the simplest and
easiest method of achieving superior and hassle free lighting
control and energy management goals.
For more information: visit www.dalicontrol.com or
email: info@dalicontrol.com
62 CLIENT FEATURE – SUSTAINABILITY

LIVINGON
FURNITURE WITH A GREEN FOOTPRINT

When it comes to the environment, one of the most important things a company
can do is measure, reduce and offset their greenhouse gas emissions. Living
Edge have fully embraced this philosophy and as a result of more than a year’s
worth of research and development, developed their LivingOn Strategy.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1

ivingOn is a key project which aims to ensure that the way
L Living Edge conducts business is as responsible to the planet
and communities as possible.
From green power to emissions reduction, the process so far has
resulted in Living Edge looking at every part of its business and
considering new and better ways to operate.
Living Edge have undertaken this challenge spearheaded by CEO
Aidan Mawhinney, managed by Mary Holmes and by working with
partners including Ros Bishop & Associates, Coomes Consulting,
Republic of Everyone and the Swinburne University National Centre
for Sustainability. They looked at all aspects of the Living Edge supply
chain including international transport, warehousing and operations,
right down to the energy expended by their staff in getting to work.
The result?
They measured that Living Edge generates around 3,500 tonnes of
greenhouse gas every year—that’s the equivalent of driving your car
around the world 428 times.
Some of this is avoidable but most of it is not. So while we can
look at ways to reduce the impact of our sales, showroom and
marketing operations, the only way to clean up the cost of our
shipping is to buy carbon offsets.
Living Edge is the first Herman Miller dealer in the world to carbon
offset the freight emissions on all Herman Miller products travelling
to Australia from Asia and the United States. The freight emissions
were calculated from the point of freight (sea/air) to all Living Edge
warehouses. The Swinburne University National Centre for
Sustainability then independently verified the methodology and
accuracy of the carbon data collection and offsetting strategy.
The carbon offset programme is in accordance with procedures
established under the ISO14001 Standard for an Environmental
Management System. Living Edge is ISO14001 certified.
Improving recyclability, water usage and energy
Living Edge are looking at ways to ensure their products are
increasingly made out of materials that are more likely to be recycled
and less likely to end up as landfill.
The impact of this is twofold. First, it reduces landfill. More
importantly, it means less new materials are pulled out of the ground
and less greenhouse gases are created in the process.
Living Edge are switching all operations to accredited GreenPower
suppliers and aim to install water saving devices across operations
wherever possible. They are also working towards having all of their
waste recycling handled by Visy and have employed a person to
oversee these things and more: Mary Holmes. Her job title?
Manager: Product, People, Planet.
For more information on the LivingOn strategy contact
maryh@livingedge.com.au or log onto the Living Edge website:
www.livingedge.com.au
CLIENT FEATURE – SUSTAINABILITY 63
Q + A WITH MATTHEW SHEARGOLD
Q: What do you think is the most pressing environmental
problem?
A: Unfortunately we live in a world where there is no longer one
single issue that resonates with greatest importance, they are all
important and many critically…energy, oil and water consumption just
to name a few. Clearly the common thread is the amount of each of
these resources, and many others, that we consume and continue to
exhaust. I think we need to take a step back, re-evaluate our needs and
wants. We live in a throw away society and seem to have forgotten how
to value what we have, too intent on the search for the next ‘thing’. This
is easier said than done, particularly when the most populated countries
in the world who have previously had small to no middle-class have new
wealth. How do you manage a billion people who previously had very
little now enjoying the luxuries that we in the western world have
enjoyed for so long?
Q: How do ‘environmental concerns’ inform your work?
A: As a designer the best I can do is be as informed as possible on all
environmental issues and ensure that my designs and the processes
involved to create them have no negative environmental impact. It
immediately impacts the choice of materials used, fixing methods,
finishing processes and understanding the complete life cycle of my
designs. Can they be disassembled easily? Can the components be
reused/recycled? Are the materials used non-toxic? How far does the
product or its collective components have to travel? Where possible my
designs are now fabricated locally to he market in which they are sold.
This helps reduce the energy used to get each piece to its destination
and ultimately aids in supporting a local economy as well.
Q: Where do you look for inspiration in sustainable thinking?
A: I’m inspired by businesses that have made it their charter to
work/live/play sustainably. The Japanese company Muji is one such
example. From their beginnings in the early 80s, well before
‘sustainability’ was the buzz word it is today, they were making products
with a conscience, choosing not to use sweat shops, cheap materials,
and excessive packaging in order to deliver products to the market that
are restrained, considered and with a minimal impact on the
environment. Their philosophy is not that ‘this is best’ but that ‘this is
enough’, it absolutely with me and has become a platform with which I
balance all of my work.
Q: What do you think is the future for furniture design?
A: Furniture design has undergone a transformation in recent years
that is exciting and encouraging. Designers are enjoying a wealth of new
materials and processes from all areas of industry and many are
continuing to explore materials and techniques from cultures all around
the world. If we are to continue designing quick fix furniture for the
throw away society then it simply has to have an environmental
conscience. But then maybe we should be designing things to last like
we used to. There’s no greater form of recycling than passing something
down from generation to generation.
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
64 ESSENTIAL SAFETY MEASURES

Urban Maintenance Systems is a

specialist provider of Facilities and
Infrastructure Maintenance Services
to Private and Government sectors
BUILDING AND throughout Australia.

MAINTENANCE UMS Facilities Services specialises

in the following:
UPDATE •
•
Essential service compliance management
Programmed & reactive building maintenance
• Building condition auditing & life cycle costing
• Trade services – carpentry, plumbing, electrical,
AUST: Fire Extinguishers in Commercial Kitchens painting, gutter cleaning, mechanical plant
Fire extinguishers are an essential tool to be used by occupiers on maintenance
small fires at the early fire growth phase. The proper use and early • Capital improvement works planning & delivery
intervention with a fire extinguisher has the capability to significantly • 24 /7 emergency response contact centre
reduce fire damage and risk by preventing a fire getting out of
• Modern/functional information management
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The selection and installation of the correct type of fire
extinguisher at the correct location in the building is a critical Urban Maintenance Systems
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extinguishers are suitable for use in commercial kitchens that use Phone: (03) 9265 5811 Fax: (03) 9265 5899
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The wet chemical extinguisher is not suitable for use on energised Enduring Partnerships Driven by Service Excellence
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The choice of fire extinguisher capacity or its ability to knock down
a certain fire size, as defined under the standard (AS 2444), is also an
important consideration.
Kitchens with a high content of oil and fat in a cooking appliance
will require a larger capacity fire extinguisher. However, the weight of
the fire extinguisher should also be considered, as weights in excess
of 4.5kg may not be able to be managed by some occupants. Where
this is an issue, more than one extinguisher of a lower weight should
be provided.
The fire extinguisher must be located at least 2m from the risk,
preferably beside a doorway providing escape from the room, and it
must be correctly mounted and placarded.

NSW: Final Occupation Certificates

Facility Managers must recognise the difference between a final
occupation certificate and an ‘interim occupation certificate’. A final
occupation certificate must be issued by a principal certifying
authority (PCA), whether it is the consent authority or an accredited
certifier, at the completion of the building works for the building to
have legal and lawful occupation.
The final occupation certificate, more commonly known as merely
the occupation certificate, is a post-construction check on whether
the building is suitable for occupation or use in accordance with its
BCA classification.
The NSW Environment Planning and Assessment Act 1979
provides that the PCA may only issue a final occupation certificate to

CONTINUED ON PAGE 67

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
Programmed Facility Management CLIENT FEATURE

Formerly known as Tungsten Group, Programmed Facility Management is a leading provider of innovative facilities management,
project management and service delivery solutions across Australia. In December 2008, Tungsten Group merged with the
Building Services division of Programmed Maintenance Services to form Programmed Facility Management. The core focus of
the business is within government, utilities, education, retail, aged care, health, industrial and commercial sectors throughout
Australia.
Programmed Facility Management General Manager, Marketing & Business Development, Danny
Shafar, outlines the group’s services:
“Programmed Facility Management provides a unique end-to-end approach in creating smarter business
outcomes for customers. Contract arrangements are a continuum that may begin from strategic advice and
consultancy services, to operational contract delivery and project management services. The business also
provides a comprehensive suite of facilities and building maintenance services including carpentry,
electrical, plumbing, painting and grounds services through a direct workforce of over 400 tradestaff.
We are finding that:
• Customers want to see improvements in building sustainability including reduction in energy usage, waste reduction and
water saving initiatives.
• Efficiency and cost reduction measures also need to come from smarter systems, including building and asset
management systems and whole-of-life cost modelling.
• Procurement models are also changing to further streamline internal processes and costs.
A special feature of Programmed Facility Management is the Company’s ability to offer a broad range of bundled facility
management or trade services in combination with strategic consulting, facility management advice and project management
services. Programmed Facility Management recognises that every customer’s needs are different, which is why its staff are
trained and empowered to design and implement a service solution for each customer.
As part of the publicly listed Programmed Group (ASX Code: PRG), Programmed Facility Management provides services through
a national network of over 100 offices throughout Australia. In addition, the Programmed Group has the resources of over 8,000
directly employed staff throughout the Group.”
For more information call 03 9686 4999 or go to http://www.programmed.com.au/
 ESSENTIAL SAFETY MEASURES 67

CONTINUED FROM PAGE 64

authorise commencement of occupation/use if it is satisfied that:

3 A development consent or complying development certificate is
in force for the building;
3 A construction certificate has been issued (unless the building is
the subject of a complying development certificate);
3 The building is suitable for occupation or use in accordance with
its BCA classification;
3 Any applicable requirements of the regulations such as the NSW
Environmental Planning and Assessment Regulation 2000, have
been met (for example, the issue of a fire safety certificate is
required for most classes of building);
3 Any preconditions to the issue of the certificate specified in the
consent (or complying development certificate) have been met;
and
3 All required inspections (including each applicable mandatory
critical stage inspection) has been carried out.
It is to be noted that an interim occupation certificate can be
issued to allow commencement of the occupation or use of a new
building (for example, the occupation of a completed unit in a partly
completed residential flat, building or shops, offices etc), while issue
of a final occupation certificate for a new building certifies that the
PCA is satisfied the whole of the building is suitable for occupation or
use in accordance with its BCA classification. Some developers
neglect to scrutinise a final occupation certificate, leaving the
occupiers caught up in subsequent legal battles with
Council/developers.

QLD: Evacuation Routes (air space) Free of Obstruction Anyplace – in your

Facility Managers and building owners should be aware of the new business, whether you need
requirements pertaining to recent changes to the Building Fire Safety
Regulation (BFSR 2008), which specifically legislate against Electrical, Air Conditioning,
unauthorised modification to evacuation routes: that is, failing to
maintain integrity of safe passage.
Refrigeration, Food
The new BFSR 2008 makes it an offence to: Equipment Services
3 Install or alter a mechanical ventilation or air conditioning
system in a building in a way that, in the event of a fire, may or General Building
allow air to flow onto an evacuation route of the building from Maintenance.
another space in the building, including fire-isolated
compartments.
3 Allow penetrations or gaps around services penetrating a wall Anytime – 24 hours a
on the perimeter of a fire-isolated compartment or passageway day, seven days a week,
to exist.
3 Fail to seal a hole in a wall on the perimeter of a fire-isolated our National Helpdesk
compartment or passageway. provides a single
3 Chock open a door on the perimeter of a fire-isolated
compartment or passageway (unless approved with fail-safe point of contact
interlocked door release devices).
Substantial penalties apply for non compliance and knowingly
and comprehensive
allowing deficiencies to exist. It is now mandatory for building property service
owners/occupiers to repair deficiencies in fire resisting construction
within a specific time frame (1 month from notification). coverage.
These requirements are consistent with the Queensland
Government’s approach to fire safety, and the modelling of aspects of Anywhere –
the Building Fire Safety Regulation 2008 on the national fire systems
maintenance benchmark (AS1851-2005). If owners and occupiers in Australia.
comply with their passive fire safety installation maintenance
requirements, these provisions will seem much simpler to manage.
For more information,
VIC: Compliance Codes
WorkSafe Victoria has released a number of new Compliance Codes please contact our
to provide practical guidance to those who have duties or obligations
for occupants of a building under the Occupational Health and 24-hour National Helpdesk:

1800 815 440

Safety Act 2004. If these are followed, you are deemed to have
complied under the Act. See www.worksafe.vic.gov.au. for more
information.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
CLIENT FEATURE
Invincible service contract for
Melbourne Airport’s Automatic Doors
A
s Australia’s second largest and
busiest airport, Melbourne Airport
must run like clockwork.
Essential to the smooth operation
of this vast complex is ensuring the
100 + automatic doors are maintained
in mint condition in order to cope with
the extreme levels of foot traffic.
It’s hardly surprising that this
important travel gateway for over 24
million airline passengers per annum,
is home to possibly one of the largest
installations of automatic doors in
Australia. Providing a meticulously co-
ordinated service and maintenance
programme for all 109 automatic doors
is the duty of DORMA.
For the past five years, DORMA has
been responsible for the airport’s
preventative service agreement on its
doors; in that time, the number of
emergency callouts have dropped
considerably.
Siggy Haas, Victorian Service
Manager at DORMA Automatic Doors,
says: “In a demanding and constantly
evolving environment such as
Melbourne Airport, long-term reliability
and performance are what really
matters.”
While DORMA products have
featured throughout Melbourne Airport
since its inception in 1970, it was
decided to implement a preventative
service agreement as opposed to
reactive servicing which had been a
non contractual basis.
All of DORMA’s automatic sliding
and swing doors are now maintained on
a quarterly basis bringing obvious
benefits, which Siggy Haas explains:
“Mechanical problems are prevented in
the first place; the lifespan of each
door is prolonged therefore maximising
investment, and the smooth running of
these high usage doors are ensured
resulting in a positive customer
experience.”
Performing out-of-hours maintenance
avoids disruption
While reducing the number of
breakdowns and emergency callouts
was the key factor behind developing a
planned maintenance programme for
Melbourne Airport, DORMA’s service
team offers a unique service
philosophy, as explained by Siggy Haas.
“Being committed to timely scheduling
of maintenance tasks enables work to
be completed when it is least
disruptive to airport staff and the
public. Furthermore, every callout or
maintenance job at Melbourne Airport
is attended to by the same trusted
DORMA service technicians who are
well acquainted with airport staff,
security procedures and most
importantly know the location and
history of every door. It is these reasons
that have made DORMA, Melbourne
Airport’s preferred service provider for
more than 35 years.”
Siggy Haas says that an increasing
number of clients are opting for this
type of ‘peace-of-mind’ service
agreement as they see it as an
investment in their facility’s safety.
“We offer flexible service options, from
priority emergency breakdown service
to detailed safety and maintenance
agreements that provide total
reassurance. Preventative maintenance
means there are less costly breakdowns
(which leads to less downtime and
increased productivity), an increased
level of security, compliance to
Australian Standards, extended life of
the door operator, reduced energy costs
and potentially lower public liability
insurance premiums.”
With 75 certified and trained service
technicians throughout Australia,
DORMA’s service team supply
comprehensive and around the clock
service to ensure the safe and reliable
operation of your doors.
To contact DORMA visit
www.dorma.com.au email
sales@dorma.com.au or
tel 1800 675 411
 In relationships,
first impressions
are important.
In buildings, it’s the
door that counts.

Glass Fittings and

Door Control Automatic Doors Movable Walls Service
Accessories

DORMA Service – opening a door to the future.

automatic doors · door closers · movable walls

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

DORMA Australia
Tel.1800 675 411 · infoautomatics@dorma.com.au · www.dorma.com.au
CLIENT FEATURE

How can Facility Managers

control and monitor the
delivery and cost of jobs?
Repair Your Bottom Line
Express Glass has ONE PRICE no matter where
in Australia your job is – from Sydney to Perth and
everywhere in between. We’ve invested 25 years in
Innovation & Technology understanding the needs
Using the latest in mobile technologies like the
Destiny Digital Pen and a GPS based job tracking
system, our glaziers provide us with real time updates.
of Facility Managers.
We can tell you when they arrived at your premises,
ZKDW 2+ 6 VWHSV WKH\ WRRN DQ\ GLI¿FXOWLHV WKH\
encountered and when they completed their job. Express Glass is the preferred supplier for
Australia’s leading Facility Management
Customised Reporting Packages FRPSDQLHV:H·UHDOVRWKHÀUVWFKRLFHRIPDQ\
Express Glass has an innovative new reporting
system that will create the reports you want to see. in-house facilities managers
Whether you want to know periodic spend, where the
majority of your jobs are occurring, Express Glass
response times or more, our new reporting package We operate 24 hours a day, seven days a
has the answers for you when you want them. week, every day of the year. We also operate
Stay Informed all over Australia eliminating the need to have
Our trained service staff can log on to your a separate glazier for each location.
systems and update you on the status of your job
electronically.
We are able to tailor solutions, integrate
Project Management seamlessly with your systems and adapt our
The Express Glass project management team are
experts in handling large and complex jobs. From own systems to suit your requirements.
VWDUWWR¿QLVKRQHPDQDJHULVDVVLJQHGWRWKHMRE
who will co-ordinate all aspects of the job.
Through our computerised job tracking
Access to Management system we can offer ‘real time’ updates on
Have you experienced trouble with a job? Or
have a job you need done, but are unsure about the status of any job in progress and provide
something? Our clients, both new and old, have regular reporting on any current work,
access to all levels of management at any time of ensuring you have all repairs documented
the day or night. All problems and complaints are
escalated to our Managing Director who will ensure for later reference.
DQRXWFRPHWKDWVDWLV¿HV\RX:HGRWKLVVRWKDWZH
are constantly improving our skills and processes
IRU\RXUEHQH¿W 9LVLWRXUQHZZHEVLWHWRÀQGRXWPRUH
www.expressglass.com.au
For further information please contact
Mark Jennings markj@expressglass.com.au;
visit www.expressglass.com.au;
or call Express Glass on 1300 666 234

results innovation knowledge adaptability integrity

 MAINTENANCE 71

HVAC – GETTING THE RIGHT SIZED

SYSTEM FOR YOUR BUILDING
Since the impact of climate change emerged into public consciousness, the pressure
on the commercial property sector to measure, manage and report on carbon
emissions and energy loads has gathered unstoppable momentum.
Facility Managers who may have once turned a blind eye to HVAC and lighting
systems operating at full capacity 24 hours a day—regardless of occupancy, can no
longer continue ignoring such inefficiencies in building operation and maintenance.
At a recent FMA Australia QLD Branch luncheon, one critical area of energy
efficiency—the importance of getting the right-sized HVAC system for your building,
PC Thomas was addressed. PC Thomas, Director at Team Catalyst—one of Australia’s leading
Director groups of experts on greenhouse gas mitigation, discussed the symptoms of having
Catalyst
oversized HVAC systems operating in your building. His timely presentation was
based on the CRC for Construction Innovation report he co-authored with Stephen
Moller entitled ‘HVAC System Size—getting it right’.
WinterComms’ journalist Melanie Drummond spoke to PC Thomas after the
presentation to gain more insight into what he believes is a widespread problem
across the property sector. They discussed the various steps FMs can take to first
assess, and ultimately improve, the HVAC operations in their building.

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
CLIENT FEATURE

Praxeo is a web based solution allowing

facilities managers and contractors to
automate their site processes and enhance
MANAGE YOUR
their people management capabilities.
Using a web-based platform with a touch-
SITE’S TRAFFIC
screen on site, Praxeo is a flexible, easy to
use, user driven system that allows
companies to track:
• who is on site,
• what they are doing,
• that they have the appropriate safety
information prior to commencing
work,
• contractor insurances,
• a range of on-site compliance issues
(safe work method statements,
check-lists to proceed etc).
Praxeo allows facilities managers and
contractors to work together to maintain
their facilities fostering collaboration
between these groups, and creating
efficiencies for both the facilities managers
and their contractors. Praxeo
also encourages an openness and sharing
of information which creates and enhances
long term relationships. Praxeo Version 2 has NEW version of Praxeo to monitor:
just been released, with a range of new
features and enhancements suggested by Who is on site and what are they doing.
the industry. For example, with the new Contractor insurances and individual
version of Praxeo you can check your inductions.
contractors’ details at the terminal as well as
Onsite compliance issues.
on the web-based Praxeo Manager. If
contractors arrive on-site and they are not Work orders.
registered in Praxeo this can be done at the SLA’s and SLC’s.
terminal by clicking on the “Add Me” button.
With this flexibility, Praxeo can Using the new enhanced features within
accommodate a range of on-site induction
processes and maintain an up-to-date
the Praxeo terminal you can now perform:
register of authorised site users.
Other enhanced features are: Add new contractors onsite.
• Contractor B2B Self-Serve and
Track and manage SWMS’s.
Dashboard
• Exam-style inductions
For more information please call us on 1300 665 818
• Periodicals
or visit our website www.valoremsystems.com.
• Rosters
• Locations, Assets and Facilities
• JSEA reviews
• Insurance clarification.
• Equipment register.
• Emergency “who’s on site” reports.
For more information on the new enhanced
Praxeo please contact Valorem Systems on
1 300 665 818 or visit our website
www.valoremsystems.com
www.valoremsystems.com.

MD: Can you tell us a bit about the work you do at Team Catalyst?
PC: Essentially we provide expertise for anything to do with
greenhouse gas reductions and energy efficiency in buildings. We do
the modelling, concept design, and assist people with achieving
Green Star and Nabers ratings. We can also provide them with
information to go out to tender, and once construction is completed;
we can go back out there for tune-up performances and to track their
NABERS Energy (previously known as ABGR) level.
MD: How did you come to co-author the CRC for Construction
Innovation document ‘HVAC System Size—getting it right’?
PC: I was working with ARUP at the time, they were looking for
projects so I put in a project proposal with Steve Moller of CSIRO,
because both of us have good modelling engineering backgrounds
and both shared the perspective that large buildings are being over-
specified across the board. It was really a matter of trying to gain
some proof that it was happening. CRC for Construction Innovation
gave us an okay on the project almost instantly and we conducted
two case studies on two large buildings—one in Melbourne and one
in Sydney.
MD: During your investigations, what did you establish as the
common misconceptions surrounding HVAC sizing?
PC: I think traditionally engineers have always sized HVAC systems
to work in the worst conditions and not looked at how the system
will perform when conditions are not that extreme. Reducing energy
loads in buildings is all about understanding how your building will
run when conditions are not that severe. If you can get that sorted
out in your design, it is essentially what will ensure your building is
operating efficiently. One of the first things you can do is make sure
you get a HVAC system that is the right size. Engineers often using
something called a ‘design day’ to size their systems; those
conditions are likely to only be exceeded ten days a year when the
conditions are extreme.
MD: Often developers will take the least cost solution for HVAC
and lighting if they’re not the ones occupying the building, how do
you change that mindset?
PC: If we could do that we would both make a lot of money! The
only way that will change is when the tenants demand better quality.
We are beginning to see a big shift in the way buildings are delivered
because of the introduction of green-rated schemes. The driver then
becomes quality—people are now more interested in how a building
operates in the long-term. It’s not just a question of whether the
building is comfortable but whether it’s easy to maintain so it
remains comfortable.
Another thing you need to have is an engineer who really
understands how buildings work. Our problem is traditionally that
mechanical engineers don’t go back in to a building once it’s
designed to see how it is actually working. We also have lost things
like the Public Works department which used to take a building from
scratch: build it, operate it and maintain it—so their engineers got a
chance to train all the way through. Now you have private companies
who don’t want to train engineers to that sort of level so that is
MAINTENANCE 73
certainly a skill set that we have lost.
MD: It was mentioned in the report that in the past there has been
a very conservative approach to HVAC design, with designers not
taking in to account external impacts such as overshadowing. Can
you tell us a bit more about that please?
PC: It’s actually a bit of a risk mitigation strategy for some people.
A conservative engineer may see that they are designing a building in
the city around other towers, but will chose not to consider the effect
of the towers around them. That really is ludicrous because if you
have another tower which is blocking out the Western sun hitting
your building then it is doing you a huge favour. Some may be
concerned about what might happen if that other tower was
demolished for instance, which really is an extreme view.
One of the things that building green has taught us is that you
need to work in an integrated fashion. Previously the HVAC engineer
would be given a briefing which would list the worst possible
materials and loads that could be expected during construction so
they would end up designing the system without knowing that much
more efficient equipment and/or material would end up being used.
Designing a building based on much worse conditions that might
ever actually occur in the building is what leads to over-sizing. Green
buildings have now forced us to talk together at the design stage and
that makes a big difference.
MD: In ‘HVAC system size: Getting it right’ the report says that the
indicator signs with an under-sized HVAC system is that “there will
be more hours per year when the plant is fully loaded, and the
system will not be able to hold indoor conditions even on a design
day”.
For over-sizing, which tends to be more common, the report says
the system will “never run fully loaded—a log of chiller loading will
reveal that utilised capacity will almost always be less than 80 or 90
per cent of installed capacity”. Are there any other symptoms to look
out for?
PC: For over-sizing, the equipment may often short cycle and not
handle humid conditions very well1. There may also be an excessive
amount of re-heat energy consumption when supply air is over
cooled and then needs to be re-heated. In addition, over-sizing also
has subsequent effects on cost through inefficient use of energy,
operational effectiveness, and thermal comfort.
If a HVAC system is correctly designed, then it should not maintain
temperatures on the worst days of the year. Say in Melbourne for
example if you have a design day around 32 degrees C, and you have
a day where the temperature exceeds that level—well then you
expect the internal conditions to shift a little bit.
MD: Does over-sizing have a subsequent effect on other HVAC
equipment?
PC: If you don’t separate out the redundancy then everything
might end up bigger than what’s required. The extra sizing shouldn’t
be reflected all the way down the track, for example if you’ve got a
very large chiller then people will size pumps and air handlers
accordingly.
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
74 MAINTENANCE
MD: What are some of the key points facility managers should
consider in terms of HVAC right-sizing?
PC: What facility managers should be looking for is a building that
is easy to control and that enables the delivery of energy efficient
performance. To do that, right sizing is fundamental. If you have a
system that is correctly sized then it will operate within the design
range and it will slow down and speed up as necessary. Ideally,
facility managers need to be involved in the initial design stages and
to insist on what they need to operate the building in a stable
manner.
MD: What’s your advice for a facility manager who isn’t sure if
their current HVAC system is sized correctly?
PC: I think there are a couple of things you could do, one is to
benchmark your building against an independent scale like NABERS
Energy which will immediately tell you how well or how badly your
building is doing. If it is doing badly on that scale—1 or 2 stars—then
there is obviously a lot of room there for you to improve. The second
thing I would advise is that before you throw any money at it, you
should put in a sub-metering system to understand which bits of the
building are performing badly. It might be that there is too much
equipment in the building, or you might find that the building is set
up so badly that one person comes to work and everything turns
on—lights, air conditioning and power. Many buildings use up to 30
to 40 percent of their total energy use after hours. You need to meter
the building in a way that makes sense.
MD: How effective are energy audits for identifying where over or
under-sizing may be occurring in plant?
PC: An energy audit by itself may not give you an annual trend but
it may allow you to quickly pick up certain things that are doing really
badly. It’s important to remember that it may not allow you to
understand what long-term benefits you can gain from reconfiguring
air conditioning or lighting systems.
MD: How helpful is modelling in terms of ascertaining where
energy is being used?
PC: I would certainly suggest that an facility manager should
encourage the undertaking of a whole building energy simulation
analysis (a computer simulation that shows how the building is likely
to operate), which is something you need to use for Green Star
assessments.
You can build the entire building through a model and then
simulate its operation in a climate that would be the same as where
your building is located. It will, in turn, let you know what the energy
usage will be and what the size of the equipment should be
accordingly. You can test what the building would do if the
equipment was slightly undersized, or you can see what the impact
on energy usage would be if you decided to build a mixed mode
building, using natural ventilation on days when it’s comfortable.
Obviously you need to be in a situation where you can use natural
ventilation—in the middle of the CBD with major roads going past
your building would not be the ideal location.
MD: How important is post occupancy evaluation in ascertaining
whether the HVAC equipment is working efficiently?
PC: Definitely undertake an independent post occupancy
evaluation—making sure it is independent is crucial. Use a
methodology that has been independently developed and assessed
so you can benchmark what occupants are saying internally. Then you
will find occupants will tell you if they are unhappy with the internal
environment. That will start to pinpoint how the building is working
and then you can start to fix it up.
If you involve the people occupying the building in the delivery
process and everybody has agreed to do a green building—a building
that has less impact on the environment, those people often are
more forgiving of some small temperature variance. If they’re not
taken into consideration or their perceptions are not taken seriously,
then they can be quite unforgiving.
MD: Once you’ve made the decision to improve your HVAC
system, the CRC for Construction Innovation report raises the point
that using a systems-based approach rather than a component-based
FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
approach is a good solution; can you elaborate on that further?
PC: Certainly. As an example, if you have a 20-year-old building
and one chiller in your plant needs replacing, this provides and
opportunity to study the entire building and see whether you can
start your minimisation process at that point. You may then assess
whether perhaps you could do with a low load chiller that might
work during the times when the building is lightly loaded.
MD: The HVAC report mentions the importance of separating high
load areas, can you explain that further?
PC: Say you’re a developer and you want to put in a new building.
You’ve decided you want to provide 18,000 metres squared of
rentable space. What will happen is you give a design brief to your
consultant which covers standard equipment across the building. You
might have a situation, however, where on a couple of floors a call
centre might be put into operation, which is often a small amount of
space with a lot of people and equipment—and the energy loads
that are needed for that area are much bigger than what is expected.
You might have a server room which produces a lot of heat and
what you don’t want to deal with, is using the average base building
type conditions to deal with these extra heat loads. You want to
supplement those areas with a special system. That is much more
efficient then trying to get a big system to provide on one small
section. It is a bigger problem when a small area works at different
hours from the rest of the building, for example if you’ve got traders
in a bank and the trading floor is actually following US time, then
they’re working up to 2 or 3am and you don’t want to turn on a big
set of machines just to ensure you can operate one out of 30 floors.
MD: So you don’t have to change all your plant equipment at
once?
PC: That’s right. Once you do the benchmarking against NABERS
Energy and you’ve done the sub-metering and have got a thorough
diagnosis, from there you can make a plan. It may be that there are
changes to be made but over a five-year period.
MD: Do you think getting the right-sized HVAC system will
become more critical as a cost is placed on carbon emissions?
PC: If you’ve got the right system size then you can design a
building that performs better in delivering the same level, or better,
of comfort. The size is the basis of your design in many ways.
Something people should be aware of is that when you claim that
your building is either a premium grade or an A-Grade building, the
Property Council of Australia (PCA) will insist that you have a
redundancy of cooling capacity to the level of 50 percent. You have
to try to design your building to have a level of flexibility which will
allow you to expand should that be required, or if one chiller dies,
you have a redundant chiller available to use.
MD: Any final words of advice for facility managers?
PC: I think it is important for facility managers to arm themselves
with information and to become quite techno-savvy. In today’s
climate when there is increasing emphasis being placed on going
green, the role of the facility manager is going to become absolutely
crucial.
The CRC for Construction Innovation report entitled, HVAC System
Size—getting it right’, co-authored by PC Thomas and Stephen
Moller, is available for download at http://www.construction-
innovation.info/images/HVAC_system_size.pdf
1 Short-cycling: It is common for builders to install oversized air conditioners
because these units provide cooling more quickly, thus avoiding any chance of
not meeting the cooling demand. However, oversized air conditioners “short-
cycle” or run for shorter periods of time than engineered for optimum operation.
The efficiency of air conditioners increases when the correct run-time cycle set
point is allowed to be reached. This optimal set point is expressed as an energy
efficiency ratio or EER. In addition, bursts of cold air from oversized units can
trick the thermostats into shutting off the system before the whole workspace is
cool enough to achieve this set point. Moreover, short operation times do not
allow the system to effectively remove humidity, with serious repercussions on
both workspace comfort and durability.
 company profile

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Company history Our capabilities include a wide variety Woolworths 2,600

of corporate relocations, IT equipment,
Atlantis Pty Ltd is an Australian owned IAG 2,500
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Atlantis Relocations. With operational centres
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CLIENT FEATURE

No ‘Prison Breaks’ here…

Australia’s largest privately owned security company, SNP
Security, has successfully completed two upgrades of security
systems in prisons which were occupied and operational during
the process without incident or compromise.
Thomas Embling Hospital, which houses 118 inmates, and The
Dame Phyllis Frost Centre (DPFC), which holds 260 female
prisoners, required innovative solutions to overcome potential
security breaches and other issues while being fully operational
during the major security upgrades.
“The upgrades required careful, strategic planning followed by
precise implementation. There was no room for error. Any lapses
in security could have placed inmates, medical personnel, guards,
visitors and SNP staff working onsite at considerable risk,” said
Tom Roche, Managing Director.
In both prisons, the challenge was to complete an overhaul of
the out-of-date access control systems and re-organisation of the
communications room, all while maintaining the very high levels
of the existing security standards. The project took three months
to complete.
The priority was to clearly understand and document the
operation and interfacing between the systems and then duplicate
into the new system. E-cabling the entire communications room,
which houses all the main equipment for the security systems,
involved a real danger of equipment being unplugged or cameras
disconnected and leaving the site without security.

For detailed Case Study: www.snpsecurity.com.au

 SECURITY 77

PROTECTING CRITICAL
INFRASTRUCTURE:
KNOWLEDGE IS POWER
By Mike Dolamore

The effective operation of the finance and telecommunication sectors are

crucial to a nation’s economy. Mike Dolamore examines the threats facing
these vital components of Australia’s critical infrastructure.
CONTINUED ON PAGE 80

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
 TOTAL SECURITY SOLUTIONS

Helping Make Australia Safer

With over 130 years experience globally, ADT Security is the world’s largest provider of electronic security solutions.
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CLIENT FEATURE

ADT Select provides secure information monitoring

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To provide customers with the
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The flexible system allows site
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a national level. Individual passwords are chosen and use ADT Select to monitor the opening and closing
can be modified at branch or department level at any times of the building each day and when and by whom
time to maintain controlled access. it has been accessed.
ADT Select is a very transparent service, which shows With rapid advances in technology, ADT Security is
all access activity, alarm activity, and instructions being constantly working to introduce the very latest
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ABOUT ADT SECURITY
Offering highly functional and informative reporting, ADT
With more than a century’s worth of experience and providing
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about the alarm history, schedules, callouts and zone world’s largest electronic security company. ADT Security’s products
lists. include alarm systems and integrated security applications that link
access control, CCTV, electronic article surveillance and source
A further significant benefit of ADT Select is the ability tagging systems. www.adtsecurity.com.au
for customers to effectively manage their sub- ABOUT TYCO FIRE AND SECURITY
contractors. Using ADT Select, customers can access Tyco Fire & Security, a major business segment of Tyco International
information as and when needed to assist the various Ltd., provides electronic security and fire protection solutions in more
office managers such as those in charge of security, than 100 countries. With $11 billion in annual sales and 90,000
EH&S, service, HR, risk and compliance, facilities or employees, its products and services are used to safeguard
sales. For example, a security manager might use ADT firefighters, prevent fires, deter thieves and protect people and
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80 SECURITY

n a global level, criminal networks

O and terrorists are realising that

attacks on critical infrastructure can
be just as devastating as attacks on any other
target.
Over the past year, not a month went by
without some form of incident directed
towards telecoms or financial services
providers.
It’s not difficult to see why these industries
might be attractive targets for rebel activity.
As integral elements of our critical
infrastructure, their sabotage can lead to
widespread disruption and devastation,
particularly as business and social interaction
relies so heavily on telecoms-based services.
Other motivations, such as financial gain or
complex propaganda campaigns are also
likely to play a role in an individual’s or
group’s decision to target these sectors. A
recent spate of bombings in South Africa has
seen criminal gangs targeting ATMs with
explosive devices.
Clearly, the level of threat needs to be kept
in perspective. On a day-to-day basis,
financial and telecoms firms don’t and
shouldn’t live in fear of an imminent terrorist
attack. However, the threat is real and it
needs to be taken seriously.

Physical damage and loss

The potential long-term repercussions of a
commercial criminal or terrorist incident go
far beyond physical damage and loss. This
was illustrated by the Marriott hotel group’s
sustained slump in shareholder value after the
suicide vehicle bombing of its hotel in Jakarta
in August 2005.
In order to stay ahead of the game, security professionals and
operations personnel need to be armed with knowledge. Keeping
well informed about potential risks and threats, facilitates detailed
planning and decision making. Open source data surrounding terror
incidents can be a valuable tool enabling historical and predictive
trend analysis on a sector basis.
In order to build up a clear picture in the absence of classified
information, obtaining adequate depth and breadth of data is
essential – seemingly insignificant events can be accurate indicators
of future activity.
When investing in an intelligence-based product for security
planning, the critical success factor is the ability to work in
partnership with professionals who have a comprehensive analytical
background and first hand experience in dealing with real terror
incidents. Their skills enable information to be scrutinised and
manipulated to detect trends and tactics; they can corroborate data
to navigate through propaganda, identifying high, medium and low
threats.
Minimise the risk
In addition, these professionals can advise on how knowledge should
be applied to minimise the risk – identification is just the first step of
the process.
Happily, Australia has not previously experienced a significant
terror campaign on home territory, but the absence of current action
does not preclude future activity. Although Bali bomber, Imam
Samudra’s recent specific threat statements indicating that Australia
will be the next major terrorist target, should not be taken at face
value; there is never room for complacency.
Whatever the prospects are for a terrorist attack in Australia,
business and government organisations in this country need to
ensure their assets are secure from the growing menace posed by
sophisticated criminal networks looking for soft targets.
About the author: Mike Dolamore is research and analysis director
at HMS Ltd. The HMS’ TRITON database, established in 2000, is
populated with over 2,500 terrorist and related incidents each
month. It is continually updated by HMS analysts who identify, assess
and input the key technical and tactical details derived from global
open source reporting.
Article reproduced courtesy of The Resource Centre for the Australian Centre For
Security Management.
Security Industry Events Calendar 09
Annual ID and Access Management Summit
10th – 11th March, 2009 – Sydney Convention and Exhibition Ctr
www.acevents.com.au/idm2009
Global Security Asia 2009
International Exhibition and Conference on Homeland Security
17th – 19th March, 2009 – Singapore
www.globalsecasia.com
AusCERT 2009
17th – 22nd May, 2009
conference.auscert.org.au/conf2009
7th Annual National Security Australia 2009
23rd – 24th March, 2009 – Dockside, Sydney
www.nationalsecurityaus.com
ACISP 2009
14th Australasian Conference on Information Security and Privacy
1st – 3rd July, 2009 – Brisbane
conf.isi.qut.edu.au/acisp2009

FACILITY PERSPECTIVES
VOLUME 3 NUMBER 1
 Specialist Recruitment
in the FM Sector

Hays Facilities Management

• Global network Please contact

Hays Facilities Management
• National offices
Adelaide
• Local knowledge T 08 8212 5242
E cp.adelaide@hays.com.au
Hays Facilities Management provides Brisbane
specialist recruitment services to the T 07 3231 2606
facilities market. We continue to ensure E brisbanecity@hays.com.au
a total commitment in our specialist
approach, to the promotion and support Canberra
of the facilities management market and T 02 6230 5142
the provision of experienced facilities E fm.canberra@hays.com.au
professionals to leading organisations.
Our strength is our solid understanding Darwin
of the facilities management industry, T 08 8943 6000
our candidates' needs and the local E darwin@hays.com.au
market trends.
Hobart
Roles in which we specialise include: T 03 6234 9554
E fm.hobart@hays.com.au
• General Managers
• Operations Managers Melbourne
• Contract Managers T 03 8616 8400
• Facilities Managers E fm.melbourne@hays.com.au
• Facilities Coordinators
• Maintenance Managers Perth
• Maintenance Planners T 08 9486 9553
• Building Managers E fm.perth@hays.com.au
• Project Managers
• Service Managers Sydney
• Soft Service Managers T 02 9249 2222
• Maintenance Electricians E fm.sydney@hays.com.au
• Refrigeration Mechanics
• Security Technicians
• Fire Technicians
• Handypersons

Specialist Recruitment hays.com.au

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