S

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W EA TA
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F

IN B T
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A LE I O N
FACILITY MANAGEMENT

APRIL | MAY 2010

$12.95 inc GST

FACILITY MANAGEMENT

HEALTHCARE
PUBLIC PRIVATE
PARTNERSHIPS UNDER
THE MICROSCOPE
SOLUTIONS FOR THE BUILT ENVIRONMENT

HYGIENE
IMPROVING HAND
DRYER SANITATION

INDUSTRY
THE PAPERLESS
WAREHOUSE HAS ARRIVED
APRIL | MAY 2010

GREEN LEASES
DEFINING A NEW ERA
OF SUSTAINABILITY

31796_01_Cover April-May.indd 1 2010/03/18 14:53:10

 Australian Manufacturer Since 1911

Celebrating 100 Years in 2011!

Aura Chair Range

New South Wales & Queensland Unit 4, Harcourt Estate, 809 - 821 Botany Road, Rosebery NSW 2018 Tel: 02 9381 2300 Email: enquiries@workspace.com.au Victoria & Tasmania 87 York Street, South Melbourne
VIC 3205 Tel: 03 9686 1311 Email: enquiries@workspace.com.au Australian Capital Territory Unit 4, 41 - 43 Townsville Street, Fyshwick ACT 2609 Tel: 02 6280 7708 Email: enquiries@workspace.com.au
South Australia, Western Australia & Northern Territory Head Office and Factory, 54 Jose Street, Melrose Park SA 5039 Tel: 08 8276 9288 Email: enquiries@workspace.com.au

32025_2 Workspace FP.indd 3 2010/03/18 14:26:12

30465_1 Zip.indd 1 2009/07/16 10:54:46
31959_3_Polyflor Project Brief.indd 4 2010/03/16 16:42:54

022
COVER STORY
022
PUBLIC PRIVATE PARTNERSHIPS
Special Health feature – Many
hospitals and public heathcare
buildings are constructed and
managed under joint public-
private agreements. But does
this process ensure the best
outcomes for patients? And
are FMs left to cope with an
unhealthy array of subsequent
improvements over the life of
the asset?
31796_05-06_Contents.indd 05
018
FEATURES
PROFILE
018
GRAYSTONE COOKS UP A
WINNER
The Cook Medical Australia facility,
constructed by Graystone at Brisbane
Technology Park, is an example of a
high-tech building functioning with
surgical precision.
HYGIENE
034
REINVENTING THE HAND DRYER
Just when you thought hand dryers
were stuck in technological hibernation,
Dyson has reinvented the category with
its non-heat Airblade, which not only
dries hands, but also helps minimise the
spread of bacteria.
CONTENTS 005
050
INDUSTRY
050
THE PAPERLESS WAREHOUSE
Advanced radio communications and
other digital tools are changing the way
we operate warehouses, leading to
significantly faster turnaround times and
offering facility managers the opportunity
to make massive cost savings.
LEGAL FM
056
CUTTING THE COSTS OF
COMPLIANCE
Poor supplier compliance management
puts facility management companies
and individual facility managers at risk of
prosecution, fines and even jail terms.
060
GREEN LEASING IN A NEW ERA
A new era of government-driven ‘green’
development and retrofitting is paving
the way for fresh reappraisals of the
legal relationships between landlords
and tenants.
FUTURE FM
030
A CAREFUL LOOK AT AGED CARE
Following on from our Health feature, we
scrutinise the aged care sector in light of
our ageing population and the needs of
new generations of senior citizens.
FM APRIL | MAY 2010
2010/03/18 17:11:25
 006 CONTENTS
06 NEWS
032
ENERGY WATCH
032
WHERE IS OUR SOLAR AIR-
CONDITIONING?
Australia has just four of the world’s 424
solar air-conditioning units, and yet our
climate makes us perfect hosts for these
kinds of systems. Why are we so slow to
adopt such suitable technology?
FITOUT FM
040
NEW STANDARDS FOR OFFICE
FITOUT
In our inaugural Fitout FM regular
column, we present an overview of
planned changes to AFRDI Standards
affecting workstations and desking
systems.
FM APRIL | MAY 2010
31796_05-06_Contents.indd 06
044
GREEN ZONE
042
ECOSPECIFIER INTRODUCES
GREENTAG
Ecospecifier has launched a new
certification system known as GreenTag,
aimed at offering an internationally
recognised, four-tier rating system
for classifying green materials and
methods.
044
WSP LINCOLNE SCOTT’S NEW
ARRIVAL
Advanced Environmental, the
environmental consultancy of WSP
Lincolne Scott, has changed its name
to Built Ecology – an acknowledgement
of the ongoing and organic nature of
progressive design.
066
045
UMOW LAI MAKES NATIONAL
AWARDS
The massive Westfield retail complex in
northern Melbourne is turning heads.
PROPERTY WATCH
064
EARNING THE RIGHT TO DRIVE
STRATEGY
Regular columnist Rodney Timm
from Property Beyond Pty Ltd argues
that facility managers should play a
more strategic role in the business
performance and operation of
companies.
SOFTWARE FM
066
KEEPING TRACK OF MEDICINES,
RECORDS
The transfer of accurate data about
prescriptions and dosages from hospital
to GP and patient has been notoriously
fickle – now, a Tasmanian software
company has the answer.
FM REGULARS
008 EDITOR’S COMMENT
010 NEWS
070 NEW FM PRODUCTS
072 NETWORK
074 FM EVENTS
074 ADVERTISERS INDEX
2010/03/18 17:14:13
 WE POWER YOUR
BUSINESS WITH OUR
EXPERTISE
We’ve been at the forefront of facilities management
recruiting since the beginning. We’re the experts in
recruiting individuals or teams for major property owners,
facilities service providers/contractors, corporate clients,
government departments and private enterprises.
We place senior candidates including general and operation
managers through to building and facilities managers on
permanent and temporary contracts. Our expertise ensures
that we find the right person for you.

Contact your local Hays Facilities Management office.

Adelaide T: 08 8212 5242 E: cp.adelaide@hays.com.au
Brisbane T: 07 3243 3002 E: fm.brisbane@hays.com.au
Canberra T: 02 6230 5142 E: fm.canberra@hays.com.au
Hobart T: 03 6234 9554 E: fm.hobart@hays.com.au
Melbourne T: 03 8616 8400 E: fm.melbourne@hays.com.au
Perth T: 08 9486 9553 E: fm.perth@hays.com.au
Sydney T: 02 9249 2222 E: fm.sydney@hays.com.au

hays.com.au

31940_1_Hays.indd 1 2010/03/03 16:31:9

 008 EDITOR’S COMMENT
Associate Publisher
Andrew Mackenzie
andrew.mackenzie@niche.com.au
Associate Publisher
Vicki Likoudis
vicki.likoudis@niche.com.au
Editor
John Power
john.power@niche.com.au
Tel: (03) 9948 4914
Advertising Inquiries
advertising@niche.com.au
Tel: (03) 9948 4900
National Advertising Managers
Richard Walton
richard.walton@niche.com.au
Megan Johnston
megan.johnston@niche.com.au
Production Coordinator
Rebecca Feller

T
he creation of a new regular column is the In our industry feature, starting page 50, Jeff
rebecca.feller@niche.com.au
Design
publishing equivalent of a birth – a time to Salton consults warehouse management experts
Hannah Ogilvie pop a bottle of champagne and celebrate and discovers how digital technologies are
hannah.ogilvie@niche.com.au
the world’s best-looking editorial. In this issue not only helping to save our forests, but also
Prepress
Nicole Gauci we are proud to present the inaugural ‘Fitout FM’ delivering massive efficiencies through a range
nicole.gauci@niche.com.au
(see Julian Ridgers’ article on pages 40–41). This of electronic data logging and inventory control
Sub-editor
Madeleine Swain column will be a regular forum for addressing instruments.
Editorial Inquiries topics relating to internal furnishings and soft/ Legal affairs are also prominent in this issue,
142 Dorcas Street
South Melbourne, Victoria 3205 hard fittings, as well as general mechanical including a thoughtful analysis of why facility
Tel: (03) 9948 4900 fitout, ranging from presentations of brilliant managers need to understand risk assessment
Website
www.fmmagazine.com.au workstation and furniture designs to discussions and compliance issues in terms of COIN
Subscriptions Hotline about regulatory requirements. We have (community of interest) values. See page 56.
Tel: 1800 804 160
introduced this column in response to readers’ Our friends Evan Economo and Scott Higgins
subscriptions@niche.com.au
requests for more information about high-quality from Gadens Lawyers outline green leases and
products and designs. all relevant legal regulatory frameworks in their
Our main features in this issue are health, major article starting on page 60; this piece
hygiene and industry. will be of value to all FMs on two fronts: as a
In our special feature on health, starting compendium of current regulatory obligations;
FM is a publication of Niche Media Pty Ltd
ABN 13 064 613 529 page 22, Adjunct Prof. Ian Forbes explains and as a reference for possible funding sources/
Chairman the processes behind PPP (Private Public justifications for improvement works.
Nicholas Dower
nick.dower@niche.com.au Partnerships) in the hospital and healthcare For those readers who regularly oversee or
Managing Director industry, posing some intriguing questions work in potentially hazardous environments,
Paul Lidgerwood
paul.lidgerwood@niche.com.au about the prospect for genuine clinical design you MUST enter this issue’s competition to
Financial Controller innovation within such a commercial framework. win a magnificent SafeEquip trolley-mounted
Sonia Jurista
On the related issue of aged care and safety station valued at $1500 RRP, courtesy
sonia.jurista@niche.com.au
Studio Design Manager the sector’s future property requirements in of Enware Australia Pty Ltd and Facility
Keely Atkins Australia, Prof. Richard Reed from Deakin Management – see the competition details on
kate.kendall@niche.com.au
Digital Director
University and Monika Csesko from Ernst & page 16.
Kate Kendall Young provide a detailed glimpse at likely trends
keely.atkins@niche.com.au
– see page 28. All the best for now,
Head Offi ce
142 Dorcas Street Our hygiene feature (starting page 34)
South Melbourne, Victoria 3205
Tel: (03) 9948 4900 Fax: (03) 9948 4999 includes an overview of the first major innovation
Printing in hand drying equipment that we’ve seen in
Southern Colour Tel: (03) 8796 7000
decades; John Bryant from Dyson explains how
Library images www.istockphoto.com
the new Airblade dryer dries hands and also

NICHE MEDIA PRIVACY POLICY

minimises harmful bacteria.
This issue of FM magazine may contain offers, competi-
tions, surveys, subscription offers and premiums that, if you
choose to participate, require you to provide information
about yourself. If you provide information about yourself Our contributors include: John Bryant, Dyson commercial sales manager – South-East Asia; Monika
to NICHE MEDIA (the publishers of FM magazine), NICHE
MEDIA will use the information to provide you with the prod- Csesko, manager – Ernst & Young’s Real Estate Advisory Services group; Nigel Dalton-Brown, general manager
ucts or services you have requested (such as subscriptions).
We may also provide this information to contractors who pro- of metaSC, a division of IPcubed; Evan Economo, head of the ‘sustainability and carbon compliance group’ at
vide the products and services on our behalf (such as mail
houses and suppliers of subscriber premiums and promo- Gadens Lawyers; Sue Falcke, exhibition manager ARBS; Adjunct Prof. Ian Forbes, University of Technology
tional prizes). We do not sell your information to third parties
under any circumstances, however the suppliers of some Sydney (UTS), and director DesignInc, Sydney; Hartley Henderson, freelance journalist; Scott Higgins, solicitor
of these products and services may retain the information
we provide for future activities of their own, including direct in the ‘sustainability and carbon compliance group’ at Gadens Lawyers; Bruce Loxton, Graystone general manager
marketing. NICHE MEDIA will also retain your information and
use it to inform you of other NICHE MEDIA promotions and – project delivery; Julian Ridgers, marketing and membership officer with the Australasian Furnishing Research
publications from time to time. If you would like to know what
information NICHE MEDIA holds about you please contact and Development Institute (AFRDI) Ltd; Jeff Salton, freelance journalist, Salton Media Services; Rodney Timm,
The Privacy Officer, NICHE MEDIA PTY LTD,
142 Dorcas Street South Melbourne, VIC 3205. director of Property Beyond Pty Ltd; Prof. Richard Reed, School of Management and Marketing, Faculty of

FM ISSN 1320-3975 Advertisers and contributors of Business & Law, Deakin University.
editorial to FM Magazine acknowledge they are aware of the
provisions of the Anti-Discrimination Act 1977 and
the Trade Practices Act 1974 in relation to false and mislead-
ing advertising or statements and other unfair practices and Front cover: Our front cover highlights healthcare infrastructure – see our special feature starting on page 22.
of the penalties for breach of provisions of those acts. The
publisher accepts no responsibility for such breaches. FM
Magazine is published bi-monthly. Opinions expressed by
contributors are their own and not necessarily endorsed by
the publisher. © 2010 Niche Media Pty Ltd

31796_08_Editorial.indd 08 2010/03/19 11:37:4

 Energy & Life Cycle
Emissions Assessment
& Sustainability
Superior energy management
through presence sensing, The modular nature of our
superior dimming and design delivers inbuilt flexibility
switching capability and to meet changes in occupant
enhanced control demands and in the use of
management. a building or space.

Indoor
Environmental Materials,
Quality (IEQ) & Management
Occupant Comfort & Resource
Enabling simple and personalised We reduce our own energy
control of HVAC and window consumption through eco-aware
treatments, providing complete product procurement,
environmental control lean product design
from a single button and manufacturing.
or mouse click.

Philips Dynalite… a holistic approach to energy management

We believe it’s important to understand how technology can positively impact on the way we interact with
our environment. That’s why when we develop our products and systems, we consider all issues including
infrastructure, available technologies and the well being of a building’s occupants.
A sophisticated lighting control system is not only good for the environment, but can also provide significant
cost savings. From simple on/off and dimming through to sophisticated time-based controls and powerful
monitoring and reporting solutions, we provide the ultimate in energy conservation.
To learn more call Philips Dynalite on 1300 554 178 or visit dynalite-online.com

31775_2_Dynalite.indd 1 2010/02/09 14:58:32

 010 NEWS
BUILDING CODE OF AUSTRALIA
ILLUSTRATED
The Hendry Group has announced the
upcoming release of BCA Illustrated, a visual
information compendium for everyone bound
by regulations in the building and property
industries.
BCA Illustrated, to be launched by Hendry, in
strategic partnership with the Australian Build-
ing Codes Board, will be available from May.
By using the visual language of the building
industry, BCA Illustrated explains BCA clauses
through more than 3000 explanatory illustra-
tions. It offers various clause interpretations
and multiple illustrations.
Experienced national building surveyors, the
Hendry Group, have produced BCA Illustrated.
“With 3000 illustrations available through the
BCA Illustrated Desktop Edition (a download-
able program) or the Online Edition (a website
database), users of the BCA now have a
sophisticated, intuitive service that bridges the
gap in Australia’s building Standards,” says the
group’s chair, Derek Hendry.
New illustrations are to be added regularly.
All illustrations are provided with an explanation
to put the clause and illustration in a context
DID YOU KNOW?
The International Facility Management
Association (IFMA) has announced the
formation of the Casino and Gaming
Facilities Community, a new community
of practice for those who manage
facilities in the casino and gaming
industry. We bet it will be a great success
for all concerned.
FM APRIL | MAY 2010
31796_010-017_News.indd 010
to best understand and discuss the clause. An
explanation of the clause’s meaning is then pro-
vided and then followed with an illustration.
“A significant number of clauses depicted
in BCA Illustrated have multiple ‘issues/expla-
nations/illustrations’ to allow for the various
applications of a clause in differing building
circumstances and of course due to different
interpretations of a clause in different states.”
BCA Illustrated has an extremely fast search
function, which allows for printing of individual
clause, pages and illustrations, and also offers
illustrations that depict compliant and non-
compliant situations.
“We see BCA Illustrated raising the bar,
allowing users to take a giant step forward
in their appreciation and understanding of
the BCA. BCA Illustrated is available for a free
five-day trial at www.bcaillustrated.com.au for
users to experience the product.
ABCB
www.abcb.gov.au
TOUGHENING BUILDING INSPECTORATE
The Minister for Education, Julia Gillard, recently
announced she will propose changes to the gov-
ernment’s Building and Construction Industry
Improvement legislation currently before the
Federal Parliament to ensure the ‘tough cop on
the beat’ has the necessary powers to do its job.
The legislation, Minister Gillard says, will
honour the government’s promise to abolish the
Australian Building and Construction Commis-
sion (ABCC) and replace it with the Fair Work
– Building Industry Inspectorate.
The existing coercive powers will be
maintained, alongside new safeguards
recommended by former Federal Court Judge
Murray Wilcox.
The amendments would give the minister the
power to direct the Building Inspectorate about
the allocation of resources, ensuring that these
resources are targeted effectively to combat
unlawful behaviour in the building industry.
Ms Gillard says that it comes as no surprise
that the sort of situations and locations the
government has in mind include the recent
unlawful industrial action occurring in northern
Western Australia.
In further amendments, the director of the
Building Inspectorate will also be able to initi-
ate or intervene in proceedings for contempt
of court where a person does not comply
with a court order. It will allow the Building
Inspectorate to take appropriate action against
building industry participants who fail to comply
with court orders.
ABCC
www.abcc.gov.au
NEW BSCAA APPOINTMENTS
The Building Service Contractors
Association of Australia (BSCAA) has
appointed two new state executives in
Victoria and Western Australia.
John Clohessy has been appointed as
the BSCAA’s Victorian executive director,
and Shannon Daniels has been named WA
branch president.
Clohessy, who is also an associate
member of the Facility Managers Associa-
tion of Australia (FMAA), brings with him
extensive knowledge of commercial clean-
ing and the hospitality industry.
His commercial experience spans
the areas of hospitality, health services,
computer software, facilities management
and consulting to the property industry,
with a strong focus on human resources
and industrial relations.
“My strong consultancy background
will provide BSCAA members with
valuable resources through planned
training activities,” Clohessy says.
And over in Western Australia…
Shannon Daniels has worked in the clean-
ing and asset maintenance industry for
more than a decade, and is the managing
director of Triumphant Property Services.
He has been a national finalist in the
Global Student Entrepreneur Awards,
winner of the 2008 PEP Community
Services Employer of the Year, and was
recently named the 2009 Business
Master of the Year by The Business
Masters Club.
Daniels plans to use his innovative
approach for the benefit of the cleaning
and asset maintenance industry and to
advance the industry’s position through his
appointment as the BSCAA WA president.
BSCAA
www.bscaa.asn.au
John Clohessy
2010/03/18 10:52:16
32001_3_Altro.indd 1 2010/03/17 09:34:26
 012 NEWS
Mark Croudace.
COFFEY IS FINALIST
Global professional services consultancy
Coffey International Limited has been
named one of the best professional
services companies in Australia by
Business Review Weekly (BRW). Coffey
is a finalist for the best engineering
consulting company (revenue over $200
million) for the upcoming 2010 BRW Client
Choice Awards, announced recently by
BRW.
Coffey group executive business
development, Mark Croudace, says he was
very excited Coffey had once again been
rated an outstanding professional services
firm and that it reflected the strong focus
on client satisfaction that Coffey staff had
demonstrated over the past year.
“Coffey is going through an exciting
phase of organic growth and client
satisfaction and relationships are one of
the top priorities for us in attaining market
leadership,” says Croudace. “Regardless
of the outcome, being among the finalists
for this year’s Client Choice Awards
reassures us that we are on the right path
and, most importantly, our clients are
telling us that.”
The awards are recognised as
the most prestigious awards for
professional service firms in Australia
and are determined by clients as part
of independent research conducted by
Beaton Consulting.
This is the fourth consecutive year
Coffey has been a finalist for the Best
Engineering Consulting Firm award. Coffey
won the BRW Client Choice Award in 2007
and 2008 for best consulting engineering
firm (revenue over $100 million/$200
million) and was a finalist in 2009.
Coffey International
www.coffey.com.au
FM APRIL | MAY 2010
31796_010-017_News.indd 12
POWER SUPPLIER TAKES AWARD
Chloride Power Protection, a market leader in
uninterruptible power supply (UPS) service in
Australia, has been named 2009 UPS Service
Provider of the Year in Best Practices research,
published by independent analyst firm Frost &
Sullivan.
Chloride is one of the world’s leading
suppliers of UPS systems and services.
Established in 1891, Chloride offers a
complete critical power solution – UPS
systems, diesel generators, static switches,
switchgear and associated ancillaries. They
are all designed, installed, commissioned
and maintained by Chloride to protect
businesses from the damaging effects of
sub-quality electrical power, as well as power
interruptions.
“Chloride Power Protection Pty Ltd has
outpaced the market participants and gained a
leading position in the Australian UPS service
market,” explains research analyst Chew Yew
TEOH, Asia Pacific Energy and Power Systems
Practice, Frost & Sullivan. The company’s
milestone achievement was attributed to its
strategic service-oriented business model,
comprehensive service offerings, versatile
technical expertise and customer-centric sales
infrastructure.
“The successful deployment of the
company’s LIFE monitoring service, which
enables ease in system management and
maintenance, coupled with its competent
workforce to service various power systems of
different brand names, have provided Chloride
with an unparalleled competitive edge and
effective market penetration.”
Chloride
www.chloridepower.com.au
GBCA PROJECT SECURES SPONSOR
Rock Development Group has been named as
the exclusive principal sponsor of the Green
Building Council of Australia’s (GBCA) Precinct
Project.
A joint initiative between the GBCA and
VicUrban, the GBCA Precinct Project aims to
develop a national framework for industry and
government land agencies to deliver best prac-
tice for the development of our communities
and precincts. This means building communi-
ties to achieve positive environmental, cultural,
social, governance and economic outcomes.
The GBCA Precinct Project will encom-
pass residential, commercial and mixed use
development, and will inform the design and
construction of new and existing communities.
Rock Development Group director, Maria
Efkarpidis, says: “We’re passionate about
sustainable living and want to contribute
towards creating a brighter and safer world for
our children.”
The GBCA Precinct Project initiative will
equip developers with a framework to minimise
the environmental impact of their developments,
and receive recognition for sustainable design.
“Our principal sponsorship of the GBCA Pre-
cinct Project demonstrates our commitment
to taking a lead role in sustainability through
creating better precincts and communities for
Australia,” says Efkarpidis.
GBCA chief executive Romilly Madew has
welcomed Rock Development Group’s exclusive
sponsorship. “This key sponsorship represents
vital support needed to advance sustainable
development. Together, we will work towards
creating greener communities in which current
and future generations can thrive.”
GBCA
www.gbca.org.au
WATERMAN’S NEW ELECTRICAL
DIRECTOR
Waterman Australia has appointed Richard
Nicoliello to the position of director of
Electrical Services in Sydney.
In his new role, Nicoliello will have
overall responsibility for the Sydney
office’s Electrical Services division,
including security, audiovisual and
communication services. Nicoliello joined
Waterman AHW in 2000 and has held
various positions within the organisation.
Waterman Sydney managing director
Ray Abraham says: “Richard has shown
great leadership for our electrical
services business on local and interstate
projects and this appointment reflects our
recognition of his contribution.”
Waterman Australia
www.watermangroup.com
Richard Nicoliello.
2010/03/18 10:52:22
 MAKING AN IMPACT
Impact Group has recently completed more
than 40 percent of its 64 community housing
projects under the Nation Building Economic
Stimulus Package, acting on behalf of
government agencies including Resitech and
Housing NSW.
Impact Group was appointed to complete
64 community housing projects as project
manager for 42 developments and contract
administrator for the remaining 22.
Project management services have been
provided for 17 completed projects to date, with
the remaining 25 projects to be finalised by
April 2010. The 42 community housing projects
will deliver a total of 293 dwellings worth $66.6
million.
Contract administration projects have a
total worth of $34.1 million on completion
and 36 percent of these projects have been
completed.
“With construction activity generally
slow in the current economic climate, these
projects generate substantial employment
opportunities when they are most needed,
as well as improving the living environment
of community housing in New South Wales,”
says Wayne Golledge, managing director of
Impact Group.
The projects are located across New South
Wales in areas including Northern NSW, the
Mid-North Coast, Newcastle, the Central Coast
and greater metropolitan Sydney.
Impact Group enlisted the help of 15
disadvantaged TAFE NSW students to assist
in constructing a few of the single dwellings,
providing them with valuable experience and
apprenticeships in construction roles.
“We continue to support TAFE NSW
students as we believe that we can play an
important role in supporting and improving the
chances of these students gaining full-time
employment as a result of the invaluable skills
they acquire working first-hand on construction
sites,” Golledge says.
Impact Group
www.impactgroup.com.au
JLL WINS FM CONTRACT FOR ANZ
Jones Lang LaSalle has signed an agreement
for the provision of global property services
to ANZ. The financial terms of the agreement
remain confidential.
The agreement maintains the existing
Australian outsourcing relationship and forms
the basis for the expansion of those services
globally where ANZ operates, including
London, New York and throughout Asia Pacific.
ANZ’s global real estate portfolio includes more
31796_010-017_News.indd 13
than 1600 properties and at least 2000 ATMs
located in Australia, New Zealand, the Pacific
Islands, Asia, Europe and America.
The contract positions Jones Lang LaSalle
to provide integrated facilities management,
real estate and leasing services, project
management, specialised sustainability
services and advisory services.
John Forrest, Asia Pacific CEO, Corporate
Solutions for Jones Lang LaSalle, says that
property is increasingly a workplace enabler
and ANZ is at the forefront of driving value from
its property portfolio.
“The agreement builds on and formalises
the strong relationship we have with ANZ in
Australia and New Zealand, which has been
built up over a number of years,” Forrest
says. “It also consolidates our position as a
dominant property advisor to large institutions
in Australia, Asia-Pacific and globally.”
Chris Hunt, Head of Integrated Facilities
Management (IFM) for Australia and New
Zealand for Jones Lang LaSalle, says, “This
expanded relationship also reflects the strength
of Jones Lang LaSalle’s expertise in the
financial services sector.
Jones Lang LaSalle
www.joneslanglasalle.com.au
DID YOU KNOW?
According to the UN, 74 percent of the
world’s population will live in cities by
2050. This high level of urbanisation
means that we have to rethink the way
we’re using space, energy and our
environment.
HOTEL, HOSPITALITY + DESIGN 2010
Hotel, Hospitality + Design 2010 will take place
from 24–26 May 2010 at Melbourne Conven-
tion and Exhibition Centre. A special attraction
of the event will be the ISIS Design Forum,
which has been created for architects, deco-
rators, interior designers, product suppliers,
hoteliers, venue operators and managers.
Top Australian architecture and design
firms will be challenged to create hotel rooms
that will inspire and debate the complexities
of design in the current market place.
Visitors to the ISIS Design Forum will experi-
ence four real-size hotel rooms, each with their
own cutting-edge interior design, innovative
furnishings, décor and ambience. These four
rooms will be the result of four leading Australian
designers embracing the challenge to create
their own creatively inspired work, express-
ing each team’s personal ideas on hotel room
interior design.
The four designers up for the challenge
include Carr Designs, HASSELL, Chhada
Siembieda Australia (CSA) and Watermark.
Hotel, Hospitality + Design 2010
www.hhdexpo.com.au
AND THE ULTRA-LOK WINNER IS…
Congratulations to Jonathan Preston, from
Wilde and Woollard, ACT, who won the Ultra-
Lok self-retracting lifeline prize offered in
Facility Management’s last issue.
Kindly provided by Capital Safety group, the
Ultra-Lok is valued at $2783 RRP.
Capital Safety Group
www.capitalsafety.com.au
FM APRIL | MAY 2010
2010/03/18 10:52:30
 014 NEWS
SAFETY IN ACTION
The new occupational health and safety laws
unveiled just before Christmas are likely to see
a fresh influx of visitors to Victoria’s largest
workplace safety event, Safety in Action and
Melbourne Materials Handling, this April.
At least 10,000 visitors routinely attend the
two Melbourne trade shows, while hundreds
of delegates participate in Australia’s largest
professional OHS gathering, the associated
Safety in Action Conference. Due to run from
20-22 April this year, Safety in Action and
Melbourne Materials Handling follow the
vigorous public harmonisation debate (see
the article in Facility Management, Feb-Mar
10, page 54), just as Australia’s economy
recovers.
WorkSafe Victoria director Stan Krpan
says national harmonisation presents a great
opportunity for safety and its practitioners.
“Harmonisation achieved what some people
thought impossible,” he says. “Now is the time
to start preparing for the introduction of the new
laws. The indicators are that the economy is
recovering and when business begins to invest
again, it should be in safe outcomes. This has
an enormous impact on attracting the right
workers.”
Visit the 300 or more safety suppliers at
Safety In Action and Melbourne Materials
DID YOU KNOW?
A Senate Inquiry has been told that up
to 400,000 of the million Australian
properties fi tted with insulation under
the national home insulation program will
need repairs.
The repair costs of the publicly-funded
program could top $100 million,
according to some industry estimates.
FM APRIL | MAY 2010
31796_010-017_News.indd 14
WSP LINCOLNE SCOTT EXPANDS
The WSP Lincolne Scott team has grown
recently with two impressive additions.
Haris Moraitis has joined the company
as an associate of WSP Lincolne Scott
and the newly re-named business unit Built
Ecology (formerly known as Advanced
Environmental; see our article on page
44). Moraitis brings more than 12 years
experience in Australia, Europe and the
Middle East in the sustainability and building
services industry, green buildings and ESD
design and implementation.
He is a Green Star certified assessor
and accredited professional of the Green
Building Council of Australia and New
Handling from 20–22 April at the Melbourne Zealand, a NABERS accredited assessor,
Exhibition Centre. The Safety Institute of as well as a LEED AP, BREEAM certi-
Australia will host the concurrent Safety fied assessor and a chartered professional
in Action conference at the Melbourne engineer.
Convention Centre. Also, Sean Treweek has been appointed
Safety in Action director of the WSP Lincolne Scott
www.safetyinaction.net.au Melbourne office. Treweek has extensive
experience in the professional services
FACILITY FUSION CONFERENCE sector of the engineering, property and
The International Facility Management construction industries.
Association (IFMA) has combined its 2010 WSP Lincolne Scott
spring events into one conference offering www.wsplincolnescott.com
facility professionals a fusion of new ideas,
best practices, and leadership and
management training. IFMA Facility Fusion
will help built environment professionals
recharge their careers through instructor-led
educational programming, an expo showcasing
the latest products and services, cutting-
edge facility tours, and other professional
development opportunities.
Held from 13–15 April 2010 in Philadelphia,
in the US, Facility Fusion will feature an
Energy Forum hosted by a panel of
government experts, three industry-leading
power speakers, and an opportunity for Haris Moraitis.
attendees to meet new IFMA president and
CEO Tony Keane.
Facility Fusion kicks off with an Energy
Forum on Tuesday, 13 April, featuring a
panel of authorities from federal and state
government agencies. Representatives
from the US State Department, US General
Services Administration, Naval Facilities
Engineering Command and the City of
Philadelphia have been invited to speak.
Panelists will discuss energy as it relates to
federal buildings as well as carbon capture and
new legislation affecting sustainability in the
built environment.
Sean Treweek.
IFMA FACILITY FUSION
www.ifmafacilityfusion.org
2010/03/18 10:52:37
 DESIGNINC SYDNEY: NEW APPOINTMENTS
DesignInc Sydney has announced three new senior appointments to its management team. Nigel Justins, Stewart
Bradley and Geoff Baker will add to DesignInc’s highly experienced team of architects, interior designers and urban
designers.
A registered architect, Nigel Justins has worked predominantly on transport infrastructure projects. He has significant
expertise in the field of sustainable design and is one of the few architects to have gained hands-on experience acting in
the capacity of Green Star Accredited Professional. Nigel had a leading role in providing architectural services for two
Nigel Justins.
of Sydney’s major rail network upgrades. His appointment as associate director will complement DesignInc’s corporate
philosophy of working on projects that are underscored by a social and environmentally sustainable agenda.
Stewart Bradley is a registered architect and Green Star accredited professional with over 25 years experience in his
field. He is highly experienced in the design and delivery of major projects in both the private and public sector. Stewart
has worked on major transport, commercial, residential, resort and mixed use and retail projects for clients such as Lend
Lease, Mirvac and AMP. Large-scale distribution, industrial and maintenance facilities are also part of his portfolio. With
his broad experience and commitment to socially responsible design, Stewart’s appointment as associate director will
strengthen DesignInc’s delivery of client focused, socially responsible architecture.
Geoff Baker is an accomplished urban design practitioner with more than 30 years experience in Australia, Asia and
Stewart Bradley.
the US. His expertise ranges from strategic urban design and planning to detailed design, with a focus on sustainability
and cultural appropriateness. Geoff’s extensive public and private sector experience includes town centre, residential
and institutional masterplanning, public open space and streetscape design, transport infrastructure design and
urban design studies and specialist consulting. His projects have received awards from the Australian Institute of
Landscape Architects and the Planning Institute of Australia. His appointment as director of urban design fits naturally
with DesignInc’s focus on public projects and widely recognised profile in the fields of masterplanning, transport
infrastructure design and sustainable planning and design.
DesignInc
www.designinc.com.au
Geoff Baker.

ENGINEERS CHANGE NAME OF
ASSOCIATION
On 18 March 2010, the Association of
Consulting Engineers Australia (ACEA) ACEA
officially changed its name to Consult Australia.
Consult Australia revealed its new logo,
branding and website during a high-profile
cocktail function at the Amora Hotel, Sydney,
the previous evening.
Megan Motto, CEO Consult Australia, says
“the aim of the association moving forward
is to provide a stronger leadership voice for
what our members do, which is now so multi-
disciplinary that to refer to “engineering” alone
is misrepresenting their breadth!
“Very importantly, our members have said to
us (quite strongly when you consider the support
of the vote) that they want us to represent ALL of
their business activities, which of course include
– but are not limited to – engineering services.
“We have also had very strong feedback from
others including project management, planning
and architectural professionals/practices that
they would like to get more involved with the
association’s activities, but that the old name
was a bit of a barrier.”
The name change will hence help to
distinguish the organisation as an industry
association that represents the business needs
of all firms delivering professional and technical
services to the built and natural environment.
Current members are consulting firms offering
services such as consulting engineering,
architecture, project management, planning,
surveying and environmental consulting.
The change of name to Consult Australia
is designed to build on the success of the
association and to capitalise on the position
and reputation that ACEA has built up over that
time. Consult Australia’s goal is to continue
to grow and to be more relevant, credible,
forward thinking and modern – a body that
will help shape the industry it is recognised as
representing in the years to come.
The Association of Consulting Engineers
Australia (ACEA) was formed more than 50
years ago. Today, the association’s members
are business enterprises ranging in size and
structure from single practitioners through
to medium-sized firms owned largely by their
principals, up to very large, multi-disciplinary,
global groups owned by their employees
or publicly listed companies. Currently the
association represents 270 firms representing
more than 50,000 staff.
Consult Australia
www.consultaustralia.com.au
RENEWABLE ENERGY TARGET SCHEME
Australia is to enhance its Renewable Energy
Target Scheme. The Australian Minister
for Climate Change, Senator Penny Wong,
says the enhancement will provide greater
certainty for businesses and employees within
the renewable energy industry, as well as for
households.
From January 1 next year, Australia’s
Renewable Energy Target, which guarantees
that 20 percent of the country’s energy will
come from renewable sources by 2020, is to
include two parts: the Large-scale Renewable
Energy Target (LRET) and the Small-scale
Renewable Energy Scheme (SRES).
Most of the 2020 target will be covered by
the LRET with large-scale renewable energy
projects such as commercial solar, geothermal
and wind farms.
Minister Wong says that having a Large-
scale Renewable Energy Target will deliver
certainty to the large-scale sector and that
Australia needs investment in wind farms,
large-scale solar projects and large-scale clean
energy projects.
In addition, the large-scale target will be
about 41 thousand GW hours per year.
Small-scale technologies such as solar
panels and solar hot water will make up the
remainder of Australia’s Renewable Energy
Target, with an uncapped fixed price scheme for
the small-scale market and SRES Renewable
Energy Certificates at a fixed price of $40.
Renewable Energy Target Scheme
www.orer.gov.au

31796_010-017_News.indd 15 2010/03/19 09:18:39

 016 NEWS

WIN THIS WORLD-CLASS SAFETY STATION WHITTLES PURCHASES TEYS

Enware Australia Pty Ltd, in conjunction with Facility Management, is offering readers the Body corporate management company
opportunity to win a versatile new type of relocatable safety station – the SafeEquip – valued Whittles has completed its $7 million
at $1500 RRP. See entry details below. acquisition of TEYS Strata Management’s
This world-class safety station can be customised to the safety needs of particular assets, taking the company into Victoria and
facilities, and includes a fire extinguisher, eyewash, spill kit and materials data safety box as New South Wales and significantly expanding
standard components, all compactly integrated into a FIRERACK trolley for easy movement. its presence in Queensland.
SafeEquip safety stations need no power and no plumbing to be fully operational at any The acquisition has created the second-
worksite or workplace. The beauty of these stations is that they can place safety equipment largest body corporate management
and first aid exactly where it is needed when it is needed. Rapid response is essential to business in Australia, with 50,000 lots under
good safety and first aid practices, and these stations deliver products that minimise damage management and employing more than 100
and personal harm. people.
The standard SafeEquip station includes (fire extinguisher dual storage rack and suitable Whittles has completed settlement and now
signage specified according to the preferences and needs of particular customers and owns the TEYS offices in Melbourne, Gold
industries): Coast, Cleveland, Bayswater, Noosa and Albury.
„ SafeEquip Trolley in bright safety red; Both company names will be retained for
„ Material Safety Data storage box suitable for storing Material Safety Data Sheets/folders the time being, with knowledge and ideas
(MSDS) relating to particular materials found on site; shared immediately to enhance and improve all
„ Gravity-fed eyewash station able to supply the 15 minutes of flushing fluid to the eyes that aspects of their operation.
is required by safety regulations; Whittles general manager, Matthew Amber
„ Tough portable polyethylene Enpac Overpack 30 Drum & Enpac spill kit located inside says, “Expanding into new markets is an
the overpack. exciting move for Whittles and will deliver
significant benefits to clients, employees and
As a bonus to readers of Facility Management, Enware is generously supplementing the business partners.
SafeEquip prize with a new environmental spill capture system, known as Imbiber, that won’t “Whittles has been operating successfully
release waste under any conditions once it has been absorbed. Imibiber beads come in 30- for more than 40 years and our focus has
pack units and are valued at $280 RRP. always been on manageable, sustainable
This system, which is effective on hydrocarbons and a wide range of organic chemicals, growth. This approach has served us well.
incorporates a colour indicator that facilitates easy monitoring when it is used as a “The TEYS acquisition represents a natural
protection shield in waterways and other areas 24/7. fit with our already strong body corporate
A colour indicator means users can easily business.
monitor and inspect the Imbiber products “We’re committed to capitalising on the
in situ in potentially hazardous areas. Two synergies between Whittles and TEYS and
Imbiber beads standard packs (18cm x 18cm) investing in our people, systems and services.
have been shown in tests to fully absorb a The first priority will be to ensure TEYS clients
litre of diesel fuel in water over 15 minutes. are provided with the highest standards of
For more information about the Imbiber service and advice.
system, see page 71. “Our job is made easier by the fact that we’ve
not only acquired some excellent businesses
ENTER NOW AND WIN! but also some outstanding people.
For your chance to win a SafeEquip safety “The plan is to deliver clients even greater
station and Imbiber pack, all you have to do is value by adding the expertise that we’ve
answer the following question correctly: acquired over the last four decades.
When applying eyewash following an “Whittles has a demonstrated ability to work
accident, safety regulations require a flush of successfully for clients with varying properties
what duration? and requirements including investors, owner-
a) 15 minutes occupiers, tenants and developers.”
b) As long as you feel necessary Prior to the acquisition of the TEYS
c) Until the victim says ‘Enough!’ Strata Management offices, Whittles already
operated in three states and territories with
Email your response to the editor John Power offices in Adelaide, Darwin, Alice Springs and
at john.power@niche.com.au before Friday, Maroochydore.
30 April. The winner, drawn from the pool of The company will now operate 11 offices
correct entries, will be notified by phone and/ in fi ve states and territories with a view to
or email. further expansion into new markets when the
Enware Australia Pty Ltd
www.enware.com.au 02 9525 9511
WIN opportunity arises.
Whittles
ME www.whittles.com.au

FM APRIL | MAY 2010

31796_010-017_News.indd 16 2010/03/18 10:52:44


LUCRUM RIDES WAVE OF
RESIDENTIAL SENTIMENT
Project management and quantity surveying
firm Lucrum Consulting (formerly Gleeds
Australia) has been appointed by Southern
Cross Assets as project and cost manager
for a premium residential project in Sydney’s
exclusive Killara.
The project located at 9–23 Bruce Avenue
will include 54 apartments with five penthouses
across three low-rise buildings. The apartments
also feature two levels of underground parking.
Lucrum Consulting are providing complete
project and cost management services to
Southern Cross Assets including operating as
the superintendent of the contract between the
owner and construction contractor as well as
overseeing and managing the project to ensure
it is delivered on schedule.
The apartments are designed by Drew
Dickson Architects and constructed by Duffy
Kennedy Constructions.
Lucrum Consulting
www.lucrumconsulting.com.au
DID YOU KNOW?
Research for the Cochrane Collaboration
suggests that workers who are able to
have input into the way their hours are
structured might experience tangible
health benefi ts.
Self-scheduling was found to have
positive impacts on a number of health
outcomes, including blood pressure,
sleep, and mental health.
31796_010-017_News.indd 17
LIFTRONIC CELEBRATES 25 YEARS
WITH ACQUISITION
Liftronic Pty Ltd celebrates 25 years in busi-
ness – and the company is commemorating the
event with the acquisition of Elite Elevators.
Liftronic, the largest Australian-owned and
operated vertical transport company, is a lead-
ing supplier of a wide range of lift and escalator
solutions, including design, installation, mainte-
nance and refurbishment services.
The company offers a large range of standard
and customised lift and escalator products, along
with high-quality modernisation and 24-hour
maintenance repair and service products.
Fine examples of Liftronic’s product range
can be seen in many shopping centres, bulky
goods developments, museums, private resi-
dences, offices, railway stations and residential
developments across Australia — see a range of
case studies on Liftronic’s website.
“Also, we are also proud to announce – in our
25th year – the acquisition of Elite Elevators,”
says a company spokesperson. “This acquisition
is part of Liftronic’s strategic growth plan to con-
solidate its operations nationally while entering
and strengthening new markets and regions.”
Elite is an active and successful lift instal-
lation and maintenance business operating
mainly in the Gold Coast area of South East
Queensland, and will complement Liftronic’s
existing operations in this and the wider Queen-
sland markets. The Liftronic Group says it looks
forward to continuing to supply superior vertical
transport products and solutions to its valued
clients and customers nationally.
Liftronic Pty Ltd
www.liftronic.com.au
PHILIPS’ NEW LIGHTING OFFICER
Philips Lighting has appointed Rogier
van der Heide as chief design offi cer,
a newly created position. The role
has already been established within
the Philips Consumer Lifestyle and
Healthcare sectors.
“Lighting design can explore
new and unique ways that lighting can
meet people’s needs and aspirations
through form, function and emotion,”
says Stefano Marzano, CEO Philips
Design and chief design offi cer for
Philips.
“Rogier’s work has shown that he
truly understands how to simply enhance
people’s lives with light. By bringing
Rogier into the design leadership of
the company we are strengthening
our commitment to the fi eld of lighting
design and becoming a better partner
for our customers.”
A former Arup director, Rogier van
der Heide has 20 years of experience in
design-led innovation and the creation
of lighting solutions.
He is recognised internationally
as one of the leading architectural
lighting design specialists and has
been awarded many of the industry’s
most prestigious awards, including the
Lighting Designer of the Year Award
1998, the International Association of
Lighting Design Radiance Award in
2005 and the International Lighting
Design Award of Excellence in 2005
and 2006.
Until recently, he was director
at Arup and global business leader
Lighting Design of Arup Lighting.
Philips Lighting
www.lighting.philips.com.au
Rogier van der Heide
FM APRIL | MAY 2010
2010/03/18 10:52:51
 018 PROFILE

FM APRIL | MAY 2010

31796_016-021_Profile-Graystone.indd 18 2010/03/18 10:57:6

 n 2007 Cook Medical Australia and Graystone embarked

I on a new venture to build a $21 million world-class

medical research and manufacturing facility in the heart
of Brisbane Technology Park (BTP) at Eight Mile Plains,
Queensland.
Brisbane Technology Park is widely recognised as Queen-
sland’s premier technology park and is home to a number of
high-profi le companies in the health and medical sector. Cook
is one such company, an occupant of BTP since 1989, a global
success story and a market leader in the R&D and manufacture
of medical devices.
Cook specialises in the design and manufacture of medical
devices, one of which is endovascular grafts, which are used for
the treatment of aortic aneurysms. Approximately 80 percent
of patients can be treated with off the shelf products that Cook
manufactures in a range of standard sizes; the company also
specialises in patient-specific, custom-made devices.
Cook has also been a leader in IVF technologies since the
1980s and is one of the few global companies to manufacture
and supply the complete range of devices and IVF solutions that
comprise the IVF product chain.

SMOOTH OPERATION AT HIGH-TECH

MEDICAL FACILITY
The world-class Cook Medical Australia medical facility, constructed by Graystone at Brisbane
Technology Park, is proof that a sophisticated building can function with minimal pain to the
management team. BRUCE LOXTON from Graystone reflects on one of the company’s most
successful construction projects.

FM APRIL | MAY 2010

31796_016-021_Profile-Graystone.indd 19 2010/03/18 11:29:7

 020 PROFILE

FIRST RELATIONSHIP
The relationship with Graystone dates back to 2006, when an
agreement was put in place for Graystone to purchase Cook’s
existing building on a 1.8ha site at BTP. This transaction
occurred in 2008 and Graystone has since transformed 2000
square metres of Cook’s historic laboratory facility into an
impressive commercial office and technical space.
Planning for the new facility commenced early in 2006
and Cook engaged Graystone to undertake the design and
construction of the project later that year. The initial design
process took approximately 12 months and construction started
in September 2007. While there were a number of challenges
along the way, Graystone delivered ‘practical completion’ in
March 2009 and the facility opened its doors soon afterwards.

RELOCATON IN STAGES
Cook transitioned their relocation to the new facility over
a three-month period, allowing for clean room validation
and subsequent inspections by the TGA (Therapeutic Goods
Administration) and their CE mark certified body, before full
occupation could occur. During this time Cook continued to
operate out of their original facility.
Now, twelve months after opening, operations at Cook
couldn’t be smoother. Cook Medical Australia’s facilities man-
ager, Mark Carleton, who was on Cook’s building project team
and is responsible for the day-to-day maintenance and produc-
tion engineering of the facility, says, “It’s turned out to be a
great installation and a great place to work. As a manufacturing
facility, which is really its primary purpose, we have a stand-
out clean room. Cook’s philosophy has always been, ‘if you’re

FM APRIL | MAY 2010

31796_016-021_Profile-Graystone.indd 20 2010/03/18 10:57:20

 going to do something, then do it well,’ and the new facility
embodies this philosophy”.
WORKING WITH THE FM TEAM
Graystone worked closely with the Cook facilities manage-
ment team during the design process to ensure that this
world-class and complex building would meet the highest
standards of safety and cleanliness. Clean rooms are rated on
air tests, which determine the number of suspended particles
and the particle sizes. The Cook clean rooms, which cover
an area of more than 1400 square meters, were designed with
pressurised HEPA (high efficiency particulate absorbing)
fi lter air flow systems to maintain the required cleanliness of
the air at all times. The volume of the air in the room creates
sufficient pressure so that when a door is opened the clean air
under pressure keeps dust and unwanted particles out. The
placement of the fi lters, the number of air changes, the flow
path of air leaving the room and then re-entering the room
after fi ltration, were some of the critical variables to assess
during the design process.
TRAFFICABLE CEILINGS
Trafficable ceilings were another challenge during design and
construction. The costs associated with this ceiling were offset
by the ongoing maintenance benefits. The clean rooms do not
need to be shut down while routine repairs are carried out. The
requirements of the clean room in terms of power, compressed
air, vacuum and data are all addressed and maintained from the
trafficable ceiling. If a fluorescent tube needs replacing, then it
is done from above so the integrity is not compromised.
31796_016-021_Profile-Graystone.indd 21
“The trafficable ceiling basically provides a service grid on bottom left: Laboratory
areas at Cook Medical
the ceiling area, allowing us to drop service poles down on a Australia’s facility at
three-metre grid,” Carleton explains. “As our layout changes – Brisbane Technology
Park are ordered and
and to accommodate any future movements – it is very easy for easy to clean.
us to bring services down from dedicated purpose-built service
above left: General
columns that we suspend from the ceiling. The columns don’t office areas are well lit,
touch the floor, which makes cleaning much easier.” with plenty of flexibility
to grow thanks to the
The clean room has a number of other features, including modular fitout.
flush walls that are easy to clean and create less opportunity for
above right: The
pockets of ‘dead air’. The vinyl on the floor is colour-coded to cafeteria echoes the
identify the levels of cleanliness within that zone of the clean clean lines of the rest of
the building.
room. Automatic doors and infrared sensor hand taps minimise
the transfer of germs that could potentially be carried into the
clean room. Windows are fitted with little or no ledge surfaces
to minimise dust collection.
The defects liability period for the project expired in mid-
March 2010. For the size and complexity of the project, a defects
list of 30 items with a rectification cost in the order of $5000 is an
impressive achievement for the design and construction team. FM
Bruce Loxton, Graystone’s general manager – project delivery, has over
20 years experience in the design and delivery of complex technical facili-
ties and commercial offices. Graystone has been developing customised
science and technology real estate since 1989.
Photography: courtesy Mark Carleton.
More information
Cook Medical Australia www.cookmedical.com
Graystone www.graystone.com.au
FM APRIL | MAY 2010
2010/03/18 10:57:38
 022 HEALTH
PRIVATE PUBLIC PARTNERSHIPS IN HEALTH
FACILITIES: A CANDID DIAGNOSIS
The private and public sectors routinely join forces to design, construct and manage Australia’s healthcare
infrastructure. But, asks IAN FORBES, does this process necessarily deliver the best clinical outcomes for
patients and healthcare providers?
F
or those not familiar with the concept of Private Pub-
lic Partnerships (PPP) in the health sector – as distinct
from the more comprehensive PPP developments of
roads, schools and prisons now popular in Australia, the UK,
New Zealand and Canada – its foundation lies with the history
of hospital development in the UK.
Although there has been a history of private and public
interrelationships in Australian hospital building and health
services for many years, the formulation of the PPP as it is
structured today is essentially based on the British model. The
PPP was a hospital procurement process established initially
under the Thatcher Government in the late 1990s to create
the opportunity for major private sector lenders to become
involved in designing, building and maintaining public health
infrastructure. This was done essentially to close the enormous
hospital building shortage left by years of neglect in capital
spending since the 1970s.
There were several key points established in the forerun-
ner of the PPP called the Private Finance Initiative (PFI), still
a term generally used for most health-related public private
arrangements in the UK. First, the economic incentive
needed to engage the private sector, a favourite theme of the
Thatcher era, was a long-term guarantee or ‘lease’ by the gov-
ernment to an organisation called a Special Purpose Vehicle
(SPV), created for the 25- to 30-year ownership period.
The SPV owned the hospital building for the lease period,
and then ultimately handed it back to the government. The
FM APRIL | MAY 2010
31796_022-024_Health-Forbes.indd 022
Labour government that followed continued this model of
PPP procurement, but made it more systematic and the pro-
cess more manageable.
The underlying philosophy of PPP was that each group
does what it does best – the private construction and fi nancing
consortia (SPV) managing and handling the risks associated
with the building and development, while the running and
delivering of clinical services was provided by the public health
system.
Another aspect was that several willing private sector
consortia would be given an opportunity to compete for the
project, hence protecting the probity of selection and generat-
ing the lowest or best fi nancial deal for the lessee. Finally, the
legal structure of the PPP would establish a series of outcome
and performance measures with fi nancial penalties that would
have to be met by the SPV during the lease period.
There is no doubt that the process has procured for the UK
a massive number of major multimillion-pound (and a few bil-
lion-pound) hospitals. Approximately 139 have been procured
since 1997, so PPP has been declared a successful procurement
method. Across Canada and in Australia we have seen similar
major PPP hospitals developed. They are now being developed
in New South Wales, Victoria, Queensland and South Austra-
lia, essentially as a way of moving very large health projects by
governments unwilling to borrow and fi nance these develop-
ments. One needs to ask questions, however, about what we
mean by ‘success’, and from whose point of view.
CLINICAL OUTCOMES?
In numerous conferences on PPPs in Australia and the UK,
the legal and fi nancial fraternities claim to have done well
as a result of PPPs. Similarly, most of the successful bidders
of the construction work with their design teams have had
good fi nancial returns and are pleased with the outcomes of
the process. Several PPP building solutions have won awards
for their appearance, environmental resilience and exciting
configurations.
Little has been said, however, about the clinical outcomes
by the governments or the user groups who ‘lease’ the facil-
ity. Research by the European Health Property Network1
into English PFI projects has raised concerns about the future
flexibility of many hospitals built with tight plans developed
to meet known requirements and to essentially minimise the
facility management costs, a key responsibility of the SPV.
These potential changes are described as a concern despite
provisions in the contract to allow for alterations.
2010/03/18 16:18:33
 Opportunity for savings from clinical operations is not an issue
with which the SPV has a concern, since this is not part of its
contractual obligation. The SPV’s concern is with long-term
fi nancial stability, while the health system’s requirements are
concerned with the provision for constant change due to inde-
fi nable technical innovation. This is a problem not likely found
in PPP roads or even prisons.
PROGRESSIVE SPACES
A concern most often expressed in articles and research about
the hospitals built under PPP is: what kinds of environments
have been built and do they actually show any innovation that
can be described as clinically progressive? To address this, one
has to understand that clinically progressive spaces are those
that are patient-focused, socially aware and not simply accom-
modating the technical needs for medical intervention.
Examples of innovations have been achieved in non-PPP
solutions2 through continual interaction between design
teams and clinical users who are being challenged by the
design’s evolution and encouraged to consider the use of space
now and in the future. To understand this process one needs
to understand the nature of the design process itself, as best
described by authors such as Bryan Lawson, whose book How
Designers Think: The Design Process Demystifi ed 3 recognises the
clash of different objectives in approaches between scientifi -
cally trained disciplines like engineers and project managers
who are problem and process focused, while architects and
31796_022-024_Health-Forbes.indd 023
planners are concerned with the measurable outcome, not the above: The Royal
Women’s Hospital in
process by which it is achieved. Parkville, Melbourne, is
Why this is a concern in PPPs is that the application of the one of many hospitals
built in Australia using
PPP process has as its concern, the minimising of tender time a PPP commercial
and the minimising of tender costs, regardless of the claims about arrangement.
whole-of-life and life-cycle decisions being applied to the solu-
tion, as this influences the tendered lease amount (referred to as
the unitary payment). The PPP process in fact doesn’t allow for
the real objective of the project to be achieved, namely explora-
tion of better clinical outcomes. One would perhaps say – ‘but
the facility brief covers this and it is the responsibility of the users
to make sure their requirements are stipulated’.
Significantly, the brief is only a starting point in a dialogue
and not the end point. Lawson’s research shows that architects
don’t believe it is possible to predetermine every situation that
will be faced from a brief. Any architect who has worked with
clinical users will tell you problems don’t present themselves in
neat little packages to be resolved sequentially like engineering
calculations on a computer. It is often in the attempt to resolve
spatial and operational problems that dichotomy appears, or
the philosophy of the user is challenged and needs rethink-
ing. Assumptions made in early stages can be carried well into
the design, then the need for change becomes clear with fully
integrated engineering solutions and the clarity of users about
what they are actually going to get. The essential dialogue to
create innovation comes from this exchange. The PPP process
inherently restricts such full exchange.
FM APRIL | MAY 2010
2010/03/18 10:59:10
 024 HEALTH
above: The Australian
PPP model for
BEYOND THE CONTRACT
The hectic PPP process involves concerns for the things the
healthcare facility
development follows SPV must contract to do that take priority over concerns about
long-standing British
how well the clinical resolution is going, especially if it may
trends.
lead to a process delay. Representatives of the users are not the
users. Design reviews are at best ‘dipsticks’ to see where plan-
ning is up to. Research by HaCRIC in the UK4 shows that
the planning solutions in PFI/PPPs are too often controlled by
simply applying design guidelines, using rules about operational
solutions assumed to be best practice. These guides are rarely
future oriented, being developed from historical experience
by expert committees. They therefore create ‘eminence-based’
solutions, not ‘evidence-based’ ones.
The PPP process is geared to quickly achieving a building,
which will only be as good as the brief can describe, in achiev-
ing clinically appropriate solutions. If there is an expectation
that real innovation in anything other than the built form can
result, there is likely to be great disappointment, especially for
those who will occupy these buildings and adapt them over the
next 10 years.FM
Footnotes
1. A Blanken, G Dewulf and M Bult-Spiering (2009), ‘The Private Finance
Initiative in the English Health Sector in Capital Investment for Health’, edi-
tors B Rechel, J Erskine, B Dowdswell, S Wright and M McKee, a report
by The European Health Property Network for The European Observatory
on Health Systems and Policies, WHO Copenhagen, Denmark.
FM APRIL | MAY 2010
31796_022-024_Health-Forbes.indd 024
“A concern most often expressed in articles
and research about the hospitals built
under PPP is: what kinds of environments
have been built and do they show
innovation that... is clinically progressive?”
2. JK Wang and W Hughes, (2009) ‘Comparative Analysis of Performance
of PFI and non-PFI Hospitals’ report prepared by the University of Reading
for the Health Care Research and Innovation Centre (HaCRIC), London, UK.
3. B Lawson (2006) How Designers Think: The Design Process
Demystified (fourth edition), Elsevier, Oxford, UK.
4. M Köberle-Gaiser and J Barlow (2007) ‘Adaptability and Innovation in
Healthcare Facilities’ report by the Imperial College London for the Health
Care Research and Innovation Centre (HaCRIC), London, UK.
Ian Forbes is a director of Designinc, Sydney office, a health facility architect
and health services planner, who has been building hospitals for more than
35 years in Australia and internationally. He is an adjunct professor at the
University of Technology Sydney (UTS) and a director of the Group for
Health Architecture and Planning (GHAAP) within the Faculty of Design,
Architecture and Building, where he does research into healthy and healing
health facility environments.
More information
DesignInc www.designinc.com.au
2010/03/18 10:59:21
32056_1_Uniguard.indd 1 2010/03/19 15:01:53
 026 HEALTH
LEIGHTON BUYS FM HEALTH
BUSINESS
Leighton Contractors has bolstered its com-
mitment to servicing the healthcare and social
infrastructure sector by acquiring the busi-
ness and assets of Adesse’s facility management
operations.
The acquisition does not include the pur-
chase of the Adesse name or its other business
operations. Adesse has extensive experience in
facility management, essential services mainte-
nance, engineering and project management in
the health and aged care sector. It currently has
a number of long-term facilities management
contracts in and around Melbourne and employs
20 people.
Peter Hicks, general manager of Leighton
Contractors Investment and Facility Manage-
ment division, says the acquisition is another
step in the company’s strategy to enhance its
capabilities in this growing area.
“We are targeting a number of major health
care opportunities, including Melbourne’s
Parkville Comprehensive Cancer Centre and
the new Royal Adelaide Hospital, and this
acquisition complements our already strong con-
struction and fi nancing capability,” Hicks says.
“Leighton Contractors is uniquely posi-
tioned to offer clients a fully integrated solution
covering design, construction, fi nancing and
long-term operations and maintenance.
“Our expertise and knowledge of the health
care sector enables us to transform our clients’
ideas into facilities that create a healthier work-
ing environment and better patient outcomes.”
The acquired business will integrate with
Leighton Contractors’ Investment and Facil-
ity Management division, which earlier this
year secured the long-term facility manage-
ment contract for seven schools in South East
Queensland.
The Division’s capabilities also include
Menette, a wholly owned subsidiary of Leighton
Contractors, which provides healthcare consul-
tancy and facility management services.
Leighton Contractors
www.leightoncontractors.com.au
FM APRIL | MAY 2010
31796_026-027_Health-Followers.indd 26
PROJECT A FIRST FOR LUCRUM
Project management and quantity surveying
company Lucrum Consulting, formerly Gleeds
Australia, has made its fi rst foray into the health
sector with the recently completed Kolling
Building for clinical research and education at
the Royal North Shore Hospital, St Leonards,
New South Wales.
The $99 million project was designed
by prominent architecture fi rm Hassell, and
constructed by Bovis Lend Lease for the NSW
Government and the University of Sydney.
The building now houses more than 350
researchers, as well as the hospital’s educational
facilities, including high-tech lecture theatres,
the Douglas Piper Library, the internationally
recognised Sydney Simulation Centre for clini-
cal training, and the Northern Clinical School
of the University of Sydney. Eventually, more
than 500 researchers will reside in the building.
Lucrum provided the quantity surveying and
cost management services for the project.
“It is clear that in the current fi nancial mar-
ket, projects are now, more than ever before,
needing to adhere to a strict cost management
structure,” says David Kelly, managing director
of Lucrum Consulting. We are at the forefront
of the industry with established management
services to ensure budgets are maintained.
“We have diversified into the health area,
which is earmarked for growth at a rate of four
percent per annum.”
The facility comprises 12,000 square metres
of space over twelve floors with four floors dedi-
cated to education and seven floors committed
to laboratories and research facilities.
Construction of the facility took two years
to complete and is an essential part of the $950
million redevelopment of the campus.
RNS Redevelopment Project
www.nsccahs.health.nsw.gov.au/
rnsredevelopment
LANCE ARMSTRONG CANCER
RESEARCH CENTRE
A lasting link between cycling legend and
cancer survivor Lance Armstrong and South
Australia will be created when a new centre for
cancer research at Flinders Medical Centre is
dedicated in his name.
“The new research laboratories within
the Flinders Centre for Innovation in Cancer
will be known as the LIVESTRONG Cancer
Research Centre when it opens in 2011, provid-
ing world-class facilities for some of Australia’s
leading cancer researchers,” says Premier Mike
Rann.
“A huge benefit will be ongoing links
between our researchers and the global commu-
nity of cancer researchers associated with Lance
Armstrong’s LIVESTRONG Foundation.
“Lance Armstrong’s recent visit to South
Australia has been an exciting event that has
attracted global attention for his well-known
LIVESTRONG Foundation – which has a
charter to eliminate the suffering and deaths
associated with cancer in his lifetime.
“The Flinders centre will deliver an innova-
tive, patient-focused approach that will link the
key areas of prevention, research, education and
care.
“The LIVESTRONG Cancer Research
Centre will house more than 100 research and
clinical investigators working collaboratively in
orthodox medicine and in holistic methods of
treatment to achieve more effective and faster
results in cancer control.
“Funding is being provided by the Federal
and State Governments, the FMC Foundation
and thousands of generous South Australians.
“Researchers at FMC are already leaders in
biological research into improved markers to
detect and contain cancer and alternatives to
drug treatments.
Flinders Medical Centre
www.flinders.sa.gov.au
2010/03/18 10:59:53
 HOSPITAL-GRADE FLOORING
Custom design, local manufacture and environ-
mental benefits underpin two recent healthcare
installations by Armstrong Flooring.
Armstrong’s flooring solutions for the
Royal Children’s Hospital, Melbourne, and the
Flinders Medical Centre, Adelaide, incorporate
their custom-designed ‘Infi nity’ product. Based
on the proven Armstrong ‘Accolade Plus’ and
slip-resistant ‘Accolade Safe Plus’ ranges, it pro-
vides the freedom to custom-design a floor that
complements any interior design.
The Infi nity palette provides a range of 24
harmonious base colour combinations, to which
can be added additional colour chips to create
a floor that matches a project’s required colour
scheme – you can make your own design online
at www.armstronginfi nity.com.au
Another perfect product for the healthcare
sector is the Armstrong ‘Accolade’, a proven
eco-friendly choice.
Accolade is made from inert materials that do
not harbour bacteria, making it ideal in health-
care environments. It can be coved up the walls
in bathrooms, and the heat welding of standard
and slip-resistant sheets creates a seamless inte-
gration between wet and dry areas.
For 40 years Armstrong has invested locally,
with two flooring plants and nearly 200 people
producing durable high-performance products.
The company’s sustainable manufacturing
policies have resulted in environmental awards
such as the Greenhouse Challenge Plus awards
for CO2 reduction, and the Keep Australia
Beautiful awards for recycling post-consumer
waste. Armstrong has also been a fi nalist in the
savewater awards®.
Armstrong Flooring
www.armstrong-aust.com.au
1800 632 624
31796_026-027_Health-Followers.indd 27
‘HEALTHY ARCHITECTURE’ FOR ACU
Woods Bagot’s latest design for the Australian
Catholic University’s (ACU) new Centre for
Health and Well-being aims to create new
standards in energy efficiency while providing
an attractive social and working environment.
Designed to reflect its primary purpose of
operation, the new Centre for Health and Well-
being is Woods Bagot’s latest energy-efficient
building concept – adopting active mass cooling
concrete slabs, rainwater harvesting, solar hot
water heating panels, six wind turbines and a
rooftop garden terrace.
The proposed research and teaching facility
is considered a positive development in ‘healthy
architecture’, as the building is set to create new
standards in energy-efficient design without
compromising the attractive social and working
environment for faculty members.
The building’s section plan reflects its
programmatic organisation, as faculty offices are
accommodated within the northern component
on a level-by-level basis.
“This has allowed for a light-fi lled atrium
and circulation core, which means better air
flow, more sunlight and a happier, healthier
workplace,” says Woods Bagot director Mark
Kelly.
Seeking to enhance collaboration and
creativity, the workspaces for general teaching
and high-level research staff alike are well
integrated in the southern component of the
centre.
“We aim to lead the industry in the pursuit
of sustainable design practices. Our objective
is to provide our clients with products of
high performance standards which respond
appropriately to their needs, while reducing the
impact on the environment,” Mark Kelly says.
Woods Bagot (in conjunction with
NHArchitecture) was recently awarded the
world’s fi rst 6 Star Green Star Convention
Centre Design PILOT certified rating for the
Melbourne Convention and Exhibition Centre.
ACU
www.acu.edu.au
THOUGHTFUL AGED CARE
The domestic-style layout of the recently
completed St Vincent de Paul aged care facility
in Geelong, Victoria, was purposely designed to
create a less institutional look and feel. A secure
and healthy environment was a key objective in
the Woodhead-designed facility.
The facility comprises three buildings for
residential accommodation and a fourth building
for administration, as well as off-street parking
and landscaping. In sympathy with the site
and to create more of a residential streetscape
frontage, the accommodation buildings are
positioned around the administration building.
Woodhead Melbourne principal and aged-
care design specialist, Derek Pitt, says the
development was designed with the residents’
needs and operational efficiency in mind.
“Access from the administration section to
the residential areas, for instance, is via a covered
link that ties all four buildings together,” Pitt
says. “These links lead to the living, dining and
service zones of the accommodation buildings,
creating a sense of arrival into each house.
“The functional zones in turn spill out
to either their respective courtyards or the
residential wings.”
Woodhead designed the facility to further
take the needs of the elderly into consideration
by incorporating sustainable design strategies
and practices throughout the scheme.
The roof shape, for example, of all living
areas and residents’ rooms was designed to
maximise daylight, cross-ventilation and solar
control, and to accommodate solar collectors for
water heating and electricity production.
The implementation of thermal mass
internally, lightweight insulated external
cladding, and heating and cooling devices such
as hydronic heating, ceiling fans and evaporative
cooling add further environmentally sustainable
design features to the development.
Woodhead Architects
www.woodhead.com.au
FM APRIL | MAY 2010
2010/03/18 10:59:57
 028 FUTURE FM CREATING TOMORROW’S FM TODAY
Facilities for an ageing population
Professor Richard Reed. As Australia’s population ages, our
healthcare infrastructure will have
to change in response to growing
demand for services and changing
socio-economic conditions.
PROFESSOR RICHARD REED
and MONIKA CSESKO offer facility
managers some much needed
advice about likely trends.
n increasingly important area
A for facility managers from a
health and population per-
spective relates to Australia’s older
population base. This is due to a rapidly
ageing population with increased life
expectancy due to new cures or preven-
tion of disease and illnesses, as well as
lower fertility rates for younger families.
The proportion of Australia’s age struc-
ture is similar to Canada, New Zealand
and the US (see Figure 1).
As the aged population continues to
grow each year, increasing numbers of
older persons will require specialised
below: Figure 1. An
international comparison care facilities to meet their needs. In
of the proportion of over
addition to other demographic changes,
60-year-olds (source:
United Nations, 2006). including increasing rates of labour force
FIGURE 1.
FM APRIL | MAY 2010
31796_028-031_Future FM.indd 028
participation of women, family break-
down and decreasing household size, it
appears that informal care that has been
previously provided by family members
will decline. This will place even more
pressure on aged care facilities with
varying levels of quality. Over time as the
number of aged people increases there
will be more of them with severe medical
problems requiring healthcare services
and the provision of facilities, which in
turn has implications for developers and
providers of this type of accommoda-
tion. The perceived heightened demand
for facilities creates an opportunity to
expand upon and further develop a sec-
tor that has been regarded as a highly
specialised asset class. The provision,
however, needs to reflect accurate
demand and ensure that each develop-
ment (i.e. level of supply) is in line with
demand (AIHW 2006).
Both demographic and economic
issues drive demand for residential aged
care facilities, although demographic
factors, including population ageing,
health expectancies and access to infor-
mal care are highlighted as the primary
factors (Hogan 2004). In Australia in
1976 approximately one in six older
people were aged 80 years and over; by
1996 it was one in fi ve and by 2016 it will
be one in four. Figure 2 shows that by
the year 2051, more than nine percent
(or 2.3 million people) are forecast to be
aged more than 80 years (ABS 2006).
The primary driving factors of Austra-
lia’s ageing population were identified as
fertility, mortality and migration (Kippen
2002). Note that fertility has fallen to
unprecedented low levels and is cur-
rently below the level required to replace
the population, while mortality rates at
older ages have fallen between 20 and
50 percent since the early 1970s. An
examination of Australia’s demographic
pattern revealed that following World
War II when fertility rates reached 3.5
children per woman, a large baby boom
commenced and continued into the early
1960s (Harding 2005). Now this baby
boom generation is entering retirement
age and will exert a significant influence
on Australia’s aged population until
2050 (City of Melbourne 2002). This
is due to the large size of this group in
contrast to the preceding cohort and
the cohort following, i.e. ‘X’ generation.
Following the ‘baby boom’ years an era
known as the ‘baby bust’ occurred in the
early 1980s, with fertility rates declin-
ing to below two children per woman
(Harding 2005). Coupled with increas-
ing longevity, these factors are forecast
to increase further (a) the portion of the
aged population, with 2.4 persons of
working age for every person aged 65
years and over in 2040 compared to 7.3
in 1960, and also (b) the number of very
elderly in the population (Czaja 1990).
Health considerations
The underlying determinant of the need
for aged care is the level of disability in
the community (Howe and Schofield
1996). A relationship between age-
ing and deteriorating physical health
has been commonly accepted and
2010/03/18 11:00:56
 cross-sectional data using a variety of
measures of health has consistently
supported the association between age
and health (Markides 1989). It can be
argued that better health services post-
pone illness (e.g. deteriorating physical
illness) until later in life, and along with
compression of morbidity (i.e. reduced
period of suffering) the demand for
medical services is likely to be reduced.
In turn, this could be due to longer peri-
ods free of disability and a shorter period
of disability followed by death sooner.
This was, however, strongly challenged
by subsequent research and it has been
accepted that compression of morbidity
is in fact seeing an increased concen-
tration of health problems in old age,
which in turn causes a higher demand
for healthcare facilities (Schneider and
Brody 1983).
Emergence of dementia
Dementia and associated implica-
tions are fundamental shifts affecting
the health status of the elderly, since
dementia is the fourth largest cause of
death for persons aged 65 years and
over (Hogan 2004). Primary forms of
dementia include Alzheimer’s disease,
vascular dementia, Lewy body disease,
frontotemporal dementia, Creutzfeldt-
Jakob disease (CJD) and subcortical
dementia (including Parkinson’s dis-
ease and Huntington’s disease), and
other results caused by disease of the
brain, usually of a chronic or progres-
sive nature in which there is disturbance
of multiple higher cortical functions,
including memory, thinking, orientation,
comprehension, calculation, learn-
ing capacity, language and judgement
(World Health Organisation 2006). The
onset of dementia can be described in
terms of a series of stages, from initial
and mild symptoms to a terminal decline
of the central nervous system. There-
fore, people with dementia require
both informal care available from within
the family and community, as well as
the provision of formal care services
by government and other organisa-
tions (Department of Human Services
2006).
ECONOMIC CONSIDERATIONS
Although the primary demand for
residential care facilities is driven by
health issues, the importance of pricing
arrangements is critical where private
31796_028-031_Future FM.indd 029
FIGURE 2.
2001 2011
Aged 85 and over
consumers are very responsive to price
differences among aged care facilities
(Nyman 1989). In accordance with the
Aged Care Act 1997, Victorian resi-
dents, for instance, who are entering
into a residential care facility face two
types of fees, namely resident fees and
accommodation charges. To meet the
increasing demand for aged care and
its high cost to taxpayers, residents are
required to make a reasonable contri-
bution towards the cost of their care.
The resident care fees paid are the
difference between the total fee pay-
able and the Australian Commonwealth
Government subsidy, which is pro-
vided. The residential care fee can vary
depending on the resident’s pensioner
status (full pensioner, partial pensioner
or non-pensioner) and their require-
ment for extra services. Approximately
65 percent of residents in residential
aged care receive full means-tested
pensions, and a further 25 percent
receive part pensions (Department
of Human Services 2006). Under
income testing arrangements, the
Australian Government makes the
largest contribution towards meeting
aged care costs for the overwhelming
majority of residents. Accommodation
payments are arranged between the
resident and/or their representative,
and the service provider. Note that the
government does not receive any part
of the accommodation payment and
does not determine the amount of such
payment in individual cases; however,
2021 2031 2041 2051
Aged 65 and over
it prescribes a number of legal require- above: Figure 2. Growth
in the aged population in
ments for accommodation payments
Australia – 2001 to 2051
under the operation of the Aged Care (source: ABS, 2006).
Act 1997.
SUPPLY OF RESIDENTIAL AGED
CARE FACILITIES
Supply of residential care facilities is a
consequence of a complex web of public
and private relationships and transac-
tions. In a study of the supply of care
facilities undertaken in the UK, Kendall
et al (2002) identified three broad key
influences: (a) micro-level, (b) meso-
level and (c) macro-level. The supply is
influenced by:
„ the local and national political econo-
mies that determine which provision
is made and also shapes what is
possible in the markets; included
are external factors, in particular
access to funding and interest rates
for construction of facilities and
developments in the property market
(note these affect the value of the
alternative uses to which residential
care facilities can be put, especially
bearing in mind that most residential
care facilities are not purpose-built)
„ institutions created by public
purchasers because they design con-
tracting regimes, as well as the less
visible ‘relational’ aspects that take
shape in this context – together these
mediate resource flows, and
„ motivation, profits and price levels of
care providers, which are governed
by local demand for services.
FM APRIL | MAY 2010
2010/03/18 11:01:1
 030 FUTURE FM CREATING TOMORROW’S FM TODAY
Elderly population growth, health
improvements and changing sex
composition of the elderly population
are identifi ed as key forces behind
movements in residential care in the US
(Lakdawalla and Philipson 1999). This
study analysed the relative growth of
beds and the elderly population aged
75 years and above, and the fi ndings
concluded that ageing can lower the
demand for market care by increasing
the supply of family care-givers, which
in turn substitutes for market care. Fur-
thermore, it was found via demographic
analysis that the elderly male population
is growing faster than the elderly female
population. If this trend continues there
will be relatively more healthy elderly
men to function as spousal care givers.
This factor, along with improvements in
the health of the elderly, indicates that
possibly per capita demand for aged
care will continue to decline over the
long term. Note this argument refers to
the level of care needed (i.e. increas-
ingly people do not necessarily go
directly into aged care) rather than the
amount of demand, being how many
older residents there are in society.
An earlier Australian study examined
the impact of population ageing on
future use and supply of residential aged
care services (Gibson and Liu 1995).
This research forecast hostel and nurs-
ing home use from 1993 to 2021 based
on 1993 patterns of actual use, followed
by a comparison with projected levels of
below: Figure 3.
supply. The study found that there may
Dementia prediction
(2009-2020). be a general under-supply of residential
FIGURE 3.
Year
Dementia Prevalence
FM APRIL | MAY 2010
31796_028-031_Future FM.indd 030
aged care from the turn of the century,
including a likely under-supply of nursing
home-type care for high-dependency
aged people, particularly between
2006 and 2016. The study recognised,
however, that the data on which the
long-term supply was based had short-
comings. The standard planning ratio,
namely the number of beds available per
thousand persons aged 70 and over was
determined using 1983 data; it was not
sensitive to the changing internal age
structure of population 70 and over, and
in particular the increasing proportion of
the population aged 80 years and over
(AIHW 2000). Clearly, persons aged
80 years and over are at greater risk of
admission to residential care (Gibson
and Liu 1995).
An earlier study into nursing homes
in Australia estimated the probability of
the first nursing home admission over
a lifetime and the probability of nursing
home use in the remaining lifetime at
particular ages (Liu 1998). The findings
concluded the likelihood of entering a
nursing home after turning 65 is actually
one in three, although only three percent
of people aged 65 years and over were
resident in a nursing home on any given
day in 1994-1995 (Liu 1998). It is clear
that population ageing combined with
health considerations has emerged as
an important issue and provides the fac-
tors required to drive demand for new/
improved residential care facilities, while
the role of government has been shown
to be the key determinant in the supply
of services.
Rate ofChange
PROJECTED DEMAND
Over the long term, the prevalence of
dementia is anticipated to increase from
59,945 in 2009 to 83,602 persons in
2020. Over this time period dementia
prevalence will increase by an average of
three percent per annum. Figure 3 illus-
trates a relatively stable rate of change
over the long term with reference to
the effect of dementia, demonstrating
a stronger growth on average of 3.2
percent between the years of 2009 and
2011. Then it is projected that from 2012
to 2015 the growth rate of dementia will
gradually decline to a low of 2.8 percent;
however, it will then stabilise at 2.9 per-
cent from 2016 to 2020.
The largest change in terms of magni-
tude is anticipated between the years of
2019 and 2020 when the prevalence of
the number of persons with dementia will
increase by 2405 persons. Conversely,
the largest increase is between the years
2012 and 2013, with 1997 additional per-
sons anticipated to suffer from dementia
and related illnesses. Table 1 indicates
that over the long term the number of
such people will continuously increase at
a relatively constant rate, averaging 2151
additional persons per annum.
The predictions for the assessment
of the number of persons projected to
be aged 65 years and over in the long
term show that on average this popula-
tion will increase each year at a rate of
3.1 percent or by 27,690 persons. The
population will increase from 744,722
persons in 2009 to 1,049,311 persons
in 2020. The rate of growth will be posi-
tive over the entirety of the long term,
with the strongest growth anticipated
between the years of 2009 to 2012,
particularly between 2011 and 2012,
with a rate of growth of 3.8 percent
expected for the year. Following this
increase in the growth rate, there will
be continued increases, although this
will begin to decline and then stabilise
between 2.8 percent and 3.2 percent
for the remainder of the long term. The
long-term impact of the ‘baby boom’
generation will begin to affect the need
for residential care facilities. This factor
appears to be the primary driver of long-
term demand for care. The increasing
prevalence of dementia is projected to
impact on the demand for aged care,
which again highlights a potential short-
fall for accommodation; however, the
growth rate of dementia cases should be
2010/03/18 11:01:4
 TABLE 1.
ANNUAL LONG-TERM INCREASES IN DEMENTIA
PREVALENCE
Year
2009-10
2010-11
2011-12
2012-13
2013-14
2014-15
2015-16
2016-17
2017-18
2018-19
2019-20
relatively stable over the long term, with
the rate of dementia prevalence remain-
ing relatively constant, being in the order
of three percent per annum over the long
term. This confirms that population age-
ing will be the key driver of demand and
that dementia prevalence over this term
will have a relatively minor impact.
This article has discussed the unique
nature of aged care facilities. There are
many upcoming challenges for facility
managers of aged care accommoda-
tion, who must keep abreast of the
changing needs of Australia’s ageing
population. FM
Richard Reed is professor of the School
of Management and Marketing, Faculty of
Business and Law, at Deakin University in
Victoria.
Monika Csesko is a manager within Ernst
& Young Real Estate Advisory Services
group, having joined in 2005. She spe-
cialises in the healthcare and aged care
sectors, concentrating in property valuation,
but also having involvement in feasibil-
ity studies, value added strategic advice,
strategic site selection and specialised
consultancy. Her experience includes
involvement with government authorities,
major institutions, private investors and
developers.
31796_028-031_Future FM.indd 031
Increase in dementia
prevalence (persons)
1,960
2,191
2,023
1,997
2,047
2,008
2,256
2,208
2,213
2,349
2,405
References
Australian Bureau of Statistics (ABS)
(2006), Yearbook 2006, ABS cat. No.
1301.1 Australian Bureau of Statistics.
Australian Institute of Health and Welfare
(AIHW) (2000), Disability and ageing: Aus-
tralia’s population patterns and implications,
AIHW Cat. No. DIS 19, AIHW, Canberra.
Australian Institute of Health and Welfare
(AIHW) (2006), Media release, ‘Residential
aged care supply continues to grow’, Aus-
tralian Institute of Health and Welfare.
City of Melbourne (2002), Baby boomer
strategy: Strategies for over 55s, Forward
plan for older people 2003-2006, City of
Melbourne, Melbourne.
S J Czaja (1990), Human Factor Research
Needs for an Aging Population, National
Academy Press, Washington.
Department of Human Services (2006),
Dementia Demographics, Melbourne.
D Gibson and Z Liu (1995), ‘Planning ratios
and population growth: will there be a shortfall
in residential aged care by 2021?’ in Austra-
lian Journal on Ageing, vol.14, no.2, pp 57-62.
A Harding (2005), ‘Analysing Australia’s
ageing population: A demographic picture’,
National Centre for Social and Economic
Modelling, paper presented to Australia’s
Ageing Population Summit 2005, Financial
Review Conference, Sydney 27 September
2005.
WP Hogan (2004), ‘Review of pricing
arrangements in residential aged care’,
Public Production Unit, Australian Govern-
ment Department of Health and Ageing,
Canberra.
A Howe and H Scholfield (1996), ‘Will you
need one, or will you be one in the year
2004? – Trends in carer roles and social
policy in Australia over the last and next
20 years’ in Towards a national agenda
for carers: workshop papers, Aged and
Community Care Service Development and
Evaluation Report number 22, Canberra:
AGPS; 3-18.
K Kendall, M Knapp, J Forder, B Hardy,
T Matosevic and P Ware (2002),‘The
state of residential care supply in England:
Lessons from PSSRU’s mixed economy
of care (commissioning and performance)
research program, LSE Health and Social
Care Discussion Paper number 6, LSE
Health and Social Care, pp 1-32.
R Kippen (2002), ‘The future extent of
population ageing in Australia’ in Journal
of Population Research, September, pp
151-58.
D Lakdawalla and T Philipson (1999),
‘Aging and the growth of long-term care’,
National Bureau of Economic Research,
Working Paper Series, Working Paper
number 6980, pp. 1-32.
Z Liu (1998), ‘The probability of nursing
home use over a lifetime’, Welfare Divi-
sion Working Paper, number 16, AIHW,
Canberra.
KS Markides (1989), Ageing and Health:
Perspectives on gender, race, ethnicity and
class, Sage Publications, Newbury Park.
JA Nyman (1989), ‘The private demand
for nursing home care’ in Journal of
Health Economics, volume 8 number 2,
pp.209-31.
EL Schneider and JA Brody (1983), ‘Aging,
natural death and the compression of
morbidity: Another view’ in New England
Journal of Medicine, number 309, pp
845-5.
United Nations (2006), Statistical Division,
http://unstats.un.org.
World Health Organisation, International
(2006), Classification of Diseases – Clinical
Descriptions and Diagnostic Guideline,
www.mentalhealth.com.
More information
Deakin University
(FM courses)
www.deakin.edu.au/scitech/ab
Ernst & Young
www.ey.com/au
FM APRIL | MAY 2010
2010/03/18 11:01:7
 032 ENERGY WATCH MAXIMISING ENERGY EFFICIENCY, MINIMISING COSTS
Where is Australia’s solar air-conditioning?
Sue Falcke. Australia is one of the sunniest
countries in the world, and yet
only four of the world’s 424 solar
air-conditioning installations are
on this continent. SUE FALCKE,
exhibition manager ARBS, asks
why we are lagging behind the rest
of the world.
W
hy has Australia been so
slow to adopt solar air-
conditioning technologies?
It’s a topic of intense interest to Dr Paul
Kohlenbach, Australia’s leading solar
below: Energy air-conditioning consultant, who will
Conservation Systems
share his insights into the current state
was involved in the
design and delivery of of play in a seminar at the upcoming
the world’s largest solar
Air-Conditioning, Refrigeration and
air-conditioning system
for Tesco Lotus’ new Building Services Exhibition (ARBS
‘green’ hypermarket
2010), which is being held in Sydney
at Rama 1 in Bangkok.
Covering up to 2200 from 12 to 14 April 2010.
square metres, the Tesco
Solar air-conditioning is demon-
store’s solar collectors
are located on the car strably a viable technology, with many
park’s roof and produce
successful installations across Europe
up to 600,000 kilowatts
of power annually. (and not forgetting the four Australian
FM APRIL | MAY 2010
31796_032-033_Energy.indd 032
ones!). It can support low-carbon, green
building initiatives, and provide levels of
occupant comfort equivalent to those
obtained with traditional air-conditioning
systems. Compared with traditional
systems, solar air-conditioning also
offers savings of up to 80 percent in
greenhouse gas emissions and up to 90
percent in peak energy consumption.
Dr Kohlenbach says there’s a
‘chicken and egg’ problem in Austra-
lia. There are few qualified specialists
capable of designing solar cooling sys-
tems for buildings, which means that few
systems are designed to take advantage
of the technology. While there are so few
installations, market demand remains
small. And while market demand
remains small, few people will invest the
time needed to learn how best to model
and design for solar air-conditioning.
INTEREST GROUP
Fortunately, there are a few initiatives
underway that will change this situation.
There are few qualified specialists capable of designing
solar cooling systems for buildings, which means that
few systems are designed to take advantage of the
technology.
The first is the formation of an industry
network and support group, the Austra-
lian Solar Cooling Interest Group (www.
ausscig.org), which has grown to around
180 members. The group offers mem-
bers education and help with modelling
and design.
Another initiative is the New South
Wales Government’s recent tender
for the delivery of a number of renew-
able energy courses, which will help
to increase the pool of professionals
in Australia capable of, and interested
in, working with solar energy/cooling
systems.
Better education and a larger pool
of qualifi ed resources will support our
fl edgling industry, which Dr Kohlenbach
expects to grow exponentially. By this
time next year, he anticipates there
will be eight Australian solar cooling
installations.
In his seminar at ARBS 2010, Dr
Kohlenbach will use case studies to help
illustrate the lessons learned from solar
2010/03/18 11:25:59 31164_1 R
 cooling installations in Australia and
overseas. He will also offer a technical
comparison between the three or four
major solar cooling technologies, show-
ing the costs and performance of each.
“The choice of technology is not
straightforward and depends very much
on the customer’s primary motivation
for choosing solar cooling – whether that
is greenhouse gas emission reduc-
tion, reduced energy use, upgrading a
building’s energy rating from four to fi ve
or fi ve to six stars, or for educational or
economic reasons.”
Design is also a major consideration –
over and above the installation cost
of the system, customers must
remember to allow sufficient funds to
cover proper analysis and design. Dr
Kohlenbach suggests a successful solar
cooling project is 90 percent about
the design and 10 percent about the
installation.
AUSTRALIAN POTENTIAL
Solar cooling technology has huge
potential in Australia, and not just to
support obvious goals such as reduced
31164_1 RFI.indd 1
31796_032-033_Energy.indd 33
greenhouse gas emissions and energy
conservation.
Solar cooling, solar hot water and
solar space heating can go hand in hand,
efficiently addressing three energy-
intensive aspects of normal life. There are
also significant cost savings to be made
in areas such as the maintenance of our
electricity grids. At the moment, electric-
ity grids in Australia must be oversized in
order to cater for peak demand on a few
days a year, and air-conditioning is a huge
contributor to peak demand.
Solar air-conditioning has the
potential to substantially reduce peak
electricity demands, thereby allowing for
smaller grids that cost less to maintain.
In the future, our electricity suppliers
may well introduce solar air-conditioning
in strategic locations in order to reduce
their grid maintenance costs.
For the rest of us too, the driver is
likely to be economic. As the costs of
electricity and natural gas rise, we’ll be
looking for cheaper alternatives. Based
on a lifetime cost calculation, solar cool-
ing systems can already be cost-effective
compared with traditional systems. As
electricity and gas costs inevitably rise,
solar air-conditioning becomes even
more economically attractive.
So the future of solar cooling in
Australia should be bright. It should lead
us to a time when we are emitting fewer
greenhouse gases, using less power
and generally running more effi cient
buildings.
EDUCATE YOURSELF
The Air-Conditioning, Refrigeration and
Building Services Exhibition (ARBS)
is the largest event of its type in the
southern hemisphere, and is set to
attract approximately 10,000 visitors
from around Australia and the world.
On display will be the latest innovations
in building, heating, cooling, air-con-
ditioning, ventilation and refrigeration
products and services. FM
More information
ARBS 2010
www.arbs.com.au
03 8623 3014
Australian Solar Cooling Interest Group
www.ausscig.org
10/23/09 4:56:23
2010/03/18 PM
11:26:11
 034 HYGIENE
DRY TECHNOLOGY DESERVES A HAND
After noticing Dyson’s extraordinary Airblade hand drying devices in washrooms at Melbourne Airport, we
invited Dyson’s commercial sales manager – South-East Asia, JOHN BRYANT, to explain the development
of this new technology and justify its claimed array of health benefits.
and dryers came as a bit of a surprise – both to
H Dyson when the idea was conceived, and to the
market, when three years after the initial idea the
product became a reality.
Much like the vacuum cleaner, hand dryers were a forgot-
ten category… there had been no technology changes in more
than 50 years. Although, interestingly, speak to anyone about
hand dryers and the frustration is acute. Many of them simply
don’t work.
But Dyson changed this, providing a breakthrough in hand
drying technology, and an entirely new engineering direction
into commercial appliances for the company.
below: Dyson says its So, why the surprise to Dyson? One of our engineers, who
new non-heat Airblade
hand dryers are faster,
was studying the properties of airflow while working on new
more energy-efficient digital motor technology, discovered that by putting his wet
and more hygienic than
old-fashioned hot air
hands in front of a high-speed sheet of unheated air, the force
hard dryers. of the air removed the water completely in a matter of seconds.
FM APRIL | MAY 2010
31796_034-036_Hygiene-Dyson.indd 034
His hands were properly dry, not semi-dry or damp as they
would be after a protracted session with a conventional dryer.
It was apparent that if this science was applied correctly, hand
drying could be revolutionised.
Thousands of design hours were spent fi nding the most
aerodynamic and efficient way of driving pressurised air
through a fi nely engineered aperture of less than 0.3 of a mil-
limetre. This slit – the machine’s ‘blade’ – delivers a curtain
of air at a constant, uniform pressure, while its ergonomi-
cally curved shape ensures the whole hand is coated with air,
including the fi ne crevasses between the fi ngers and backs of
hands.
At the core of the Dyson Airblade hand dryer is the Dyson
Digital Motor (DDM) – a small, long-life, low-energy,
brushless motor that spins at 1666 revolutions per second to
produce enough air pressure for the Dyson Airblade to dry
hands without the need for heat.
POINTING A FINGER AT HYGIENE
A key issue discovered during the extensive research phase, and
one unknown to most of the general population, was the fact
that conventional hand dryers were unhygienic, blowing out
germ-laden air onto freshly washed hands.
Housed in the Dyson Airblade hand dryer is a lifetime,
hospital-grade HEPA (high-efficiency particulate air) fi lter,
which removes 99.9 percent of bacteria from the air before it
is expelled from the machine onto people’s hands. To further
enhance hygiene, the machine’s casing is coated with silver
anti-microbial additives to suppress bacterial and fungal
growth by 99.9 percent. The casing is also resistant to impact,
chipping and graffiti, demonstrating our forethought about the
environment in which the product was likely to be used.
The A01 Airblade casing is made of die-cast aluminium
with a metallic silver gloss lacquer fi nish or, in the case of the
new A03, a metallic steel polycarbonate-ABS, with the mate-
rial for both models able to be recycled at end of life. The A03
also comes in a white fi nish.
Operation of the unit is automatic – infra-red sensors detect
when users insert their hands. With a total input power con-
sumption of 1600 watts and a one-watt standby, the Airblade
hand dyer uses up to 80 percent less energy than conventional
warm air hand dryers.
The result: unheated air comes out of a Dyson Airblade
hand dryer at 180 metres per second to dry hands in just 10
seconds. Simply put, it’s the fi rst hand dryer that actually works
properly. It’s tough and has been put through its paces to make
sure it withstands the toughest environments, from public
washrooms at international airports to commercial kitchens.
2010/03/18 11:27:19 32018_1_F
 RESEARCH AND TESTING
Along with the extensive biological and scientific testing
undertaken on the Airblade by Dyson’s in-house microbi-
ologists, research was conducted on the Airblade by Leeds
University and Bradford University, with in-house skincare
research also supported by the British Skin Foundation and the
Royal Institute of Public Health.
According to Anna Zilnyk, certification officer at the
Royal Institute of Public Health, “The Royal Institute of
Public Health has reviewed the testing protocols, in particular
those from Bradford University, on the Dyson Airblade hand
dryer, and consider the hand dryer a significant step forward in
hygienic electrical hand dryer technology.”
The latest testing on the hand dryer was run by an
independent French test lab IRM (Institut de Recherche
Microbiologique), which specialises in the study of antimicro-
bial agents. IRM carried out tests under EU Standard EN1500.
The amount of bacteria on hands was measured before and after
drying hands for 10 seconds in the Dyson Airblade hand dryer.
The findings revealed that the hand dryer reduces contamination
The Airblade removes
by 89.5 percent. In other words, the Airblade went beyond its 99.9 percent of bacteria
primary function of drying hands and actually removed bacteria. from the air before the
air is expelled from the
machine onto each user’s
OK IN FOOD HANDLING AREAS hands, making it ideal for
hospital and healthcare
The A01 Airblade hand dryer was also recently reviewed by applications.
HACCP Australia, and subsequently HACCP International

32018_1_FM Edge HPH.indd 1

31796_034-036_Hygiene-Dyson.indd 035 2010/03/16 13:41:22
2010/03/18 12:04:51
 036 HYGIENE

SAVING PAPER
7. The two sheets 6. It’s then
forced through The launch of a new-technology hand dryer that is fast,
of air literally
scrape water from two apertures - hygienic and energy-effi cient means facility managers
hands. creating sheets
now have the option of purchasing or leasing a hand
of air travelling at
400mph. drying device that will not only perform signifi cantly
better than conventional warm air hand dryers, but will
also be more sensitive to the environment than a paper
towel dispenser.
In fact, using just one Dyson Airblade 200 times a day
for fi ve years saves 730,000 paper towels* from being
produced, transported and disposed of.
*Calculation based on an average of two paper towels per
5. Air passes into the hand dry.
air ducts which are
insulated to reduce
noise.

THE CHALLENGE
Melbourne Airport was receiving regular correspondence
4. The air then reaches from tenants, airline staff and the general public, raising con-
the motor, which
channels it up and cerns about the hand drying facilities available in the airport
through the machine. bathrooms. In order to determine the extent of the concern,
Melbourne Airport undertook a survey to determine action.
2. Its passes through a
hospital-grade HEPA 3. The purified air
The survey supported complaints that the existing hand dryers
filter, removing over passes over the did not work properly, with sensors not activating, and that
99.9% of the bacteria. electronics, cooling
them.
bathrooms were considered dirty due to the amount of paper
1. Dirty washroom air is towels left strewn on floors.
sucked in by the Dyson In response, Melbourne Airport began to look at alterna-
digital motor.
tive solutions that would overcome these complaints, and be
in keeping with the organisation’s environmental strategy and
overall vision for the future.

food technologists, in accordance with HACCP’s Food Safety THE SOLUTION

Certification Program, and approved as the fi rst and only
hand dryer endorsed for food safety excellence and use in
food handling areas.
Dyson Airblade hand dryers are now available in the UK, US,
Australia, New Zealand, United Arab Emirates, Republic of
Ireland and throughout Europe, with installations already in
place at international airports, high-profi le hotels, restaurants,
hospitals and other public places.
CASE STUDY: MELBOURNE AIRPORT
In 2008 Melbourne Airport commenced work on a $330 mil-
lion expansion – the biggest private sector transport project in
Victoria.
The terminal is set to increase by 25,000 square metres,
with significant additions to concourse space, cafés, lounges
and retail outlets. Alongside this, 2008 saw the preparation
and renewal of the Melbourne Airport Environment Strategy,
which outlines the programs, objectives, targets and actions for
improving environmental performance at Melbourne Airport
for the next five years.
An important part of this strategy is resource efficiency,
with a target of a 25 percent reduction in energy usage per
square metre of APAM-controlled terminal area by 2013.
This commitment to responsible growth sees the airport
needing to maintain and create facilities for staff, tenants and
surrounding communities that are consistent with the overall
long-term vision of an airport that is safe, secure, efficient and
environmentally sustainable.
Melbourne Airport facilities manager, Joe Cremona, fi rst came
across the Dyson Airblade hand dryer while visiting the 2008
designEX trade event. He was pleased with the benefits the
product offered over conventional warm air hand dryers and
paper towels.
“I was initially impressed with the 10-second drying time,
and the fact that it really did dry hands; my observations have
been that where paper towels are not available, most people
walk out of bathrooms shaking the water from their hands or
wiping them on clothes,” says Cremona. “After the demon-
stration, however, the environmental benefits were obvious
when comparing the unit to paper towels and to other hand
dryers that use a heating element over extended periods of
time.”
When asked about fi nancial considerations, Cremona says:
“I’ve done calculations in terms of consumables only, essen-
tially the purchase of paper towels. I haven’t calculated waste
or electrical savings yet, but even without this, the total cost of
Airblades purchased is recoverable in just over a year.” FM
John Bryant is Dyson’s commercial sales manager – South-East Asia.
More information
Dyson Australia
www.dyson.com.au
For more case studies, visit www.dysonairblade.com.au/news and select
from the company dropdown menu.

FM APRIL | MAY 2010

31796_034-036_Hygiene-Dyson.indd 036 2010/03/18 11:27:31

 2

32024_3_SCA Hygiene.indd 1 2010/03/18 13:39:51

31796_038_Hygiene-Followers.indd 38 2010/03/18 11:35:45
31990_1_Armstrong.indd 1 2010/03/12 08:57:5
 040
040FITOUT
FITOUTFM
FM AESTHETICS, COMFORT, FUNCTION AND EFFICIENCY
New AFRDI Standards will influence office fitout
Julian Ridgers Changing expectations for the
from AFRDI.
performance of office space,
changes in the way humans work
in the office environment… even
changes in the size of humans
– these are some of the factors,
writes JULIAN RIDGERS, that are
influencing the production of a new
Australasian Furnishing Research
and Development Institute (AFRDI)
Standard for desking systems and
workstations.
T
he existing Standards covering
desking systems and worksta-
tions – AS/NZS 4442:1997 and
AS/NZS 4443:1997 – were published 13
years ago, and even then they contained
many legacy considerations referencing
an earlier era of business.
In 1997, the office environment was
changing – desks were becoming larger
FM APRIL | MAY 2010
31796_040-041_Fitout.indd 040
to accommodate ever-wider and deeper
CRT screens, while screens or partitions
between the desks and workstations
sought to achieve high levels of acoustic
absorption to reduce the whirring of
computer cooling fans. The open office
had been well and truly born at the
conceptual level, but through necessity,
was often segregated into cubicles. The
1997 Standards reflected the possibility
of evolutionary change in the physical
workplace, but did not address hardware
issues arising from the process.
Now the open office concept is
realised by low dividing screens to
encourage communication between
workers – a legacy of quieter computers
“What is certain is the physical face of tomorrow’s office
will change: the role of the Standard will be to ensure that
the basic quality of the furnishings remains adequate.”
– and desks have started to shrink again
in depth with the near universal adop-
tion of flat-screen LCD computer display
technology, which requires a minimal
desktop footprint.
In line with modern business practice,
which always seeks greater efficiency,
facilities managers face the challenge
of fitting more workstations into a given
area, while still maintaining efficient and
healthy working conditions.
It is into this evolving environment
that AFRDI has stepped to draft a new
AFRDI Standard to bring current under-
standing and technical considerations
to issues that are central to the modern
offi ce workspace.
As AFRDI chairman Peter McCutch-
eon says, the new Standard will be no
silver bullet: the permutations possible
in the fi tout and layout of the modern
offi ce are too vast to cover everything.
But equally, he says, there is little
point in persevering with a Standard
that pertains to a vanishing workplace
environment.
ESTABLISHING NEW
PARAMETERS
The new Standard will establish
parameters, for instance, to assist
manufacturers faced with the practical
question of how to manufacture a four-
seat bench workstation for, say, $2000,
compared to an earlier generation
average of $1200 for a single place, yet
still maintain structural integrity and the
ability to group workstations together.
Or the manufacturer may wish to omit
redundant workstation legs in certain
modular configurations: in short, the
Standard will contain comprehensive
advice on these and other issues of
maintaining quality and durability.
2010/03/18 11:36:24
 While the process of producing a new
broad Standard is still in its early stages
involving input from many interested
parties, AFRDI is actively considering
another Standard just to cover surface
finishes for workstations, so numerous
are the options available.
What is certain is that the physical
face of tomorrow’s office will change:
the role of the Standard will be to ensure
that the basic quality of the furnishings
remains adequate.
RATED LOADS
AFRDI is also working to produce rated
load Standards for height-adjustable
office chairs. The work is a response to
client and market demand, driven in part
by the relatively rapid changes in human
sizing and weight since the 1970s, and
by the reality that it is no longer unusual
for a workplace to have to accommodate
a worker with a body mass above 110kg.
As part of duty of care to employees,
and to minimise risk of future liability
claims, those charged with fitout and
supply need to know that a chair is able
to withstand regular use by somebody
Taskair
32037_3_UCI HPH.indd 1 041
31796_040-041_Fitout.indd
weighing, for example, 145kg. Under the
programs being developed by AFRDI
technical manager Ian Burton, AFRDI
plans to be able to certify chairs that
are able to safely perform well outside
the normally accepted performance
envelope. Rated load testing will be
done at two levels – up to 135kg, and up
to 160kg. There will be two durability
options within each level, one for single
shift operations, the other for multi-shift.
Burton cautions, however, that
advertising claims of chairs being
rated to 200kg or more should generally
be treated with suspicion. As part of its
testing schedule, AFRDI often subjects
chairs to more than 200,000 full-
load duty cycles, not only load applied
vertically to the seat, but also to the seat
back, and to the arms (where fitted).
It’s a testing regime that weeds
out faulty products and components –
suffice to say that AFRDI has seen little,
if any, evidence of chairs being able
to successfully cope with the extreme
loads that some advertisers claim.
Couple the need for increased strength
and durability, along with an imperative
™
“Air delivery at your workstation”
to encourage responsible manufac-
turing while being conscious of the
environment and sustainability, and
the complexity of producing Standards
starts to emerge. Like most human
endeavours, it’s ultimately a compro-
mise, but in this case, one in which just
about all the possible permutations
have been carefully considered.
Julian Ridgers is marketing and membership
officer with the Australasian Furnishing
Research and Development Institute (AFRDI)
Limited.
AFRDI is a not-for-profit independent testing
and certification organisation principally
serving the Australian and New Zealand
furnishing industries, but increasingly carrying
out testing and R&D work for international
companies. The company is accredited by
NATA as a public testing agency, and is also a
registered research agency (RRA), able to do
research work that attracts tax concessions on
behalf of other companies.
More information
AFRDI
www.furntech.org.au
11:18:54
2010/03/18 11:49:31
 042 GREEN ZONE YOUR GUIDE TO A MORE SUSTAINABLE ENVIRONMENT

GreenTag gets green light

Australian-owned ecospecifier
Global has introduced a new
four-tier GreenTag eco-label
David Baggs. certification process, aimed at
raising standards for green building
materials and methods.
avid Baggs, ecospecifier Global’s
Design and development of the
GreenTag mark has occurred over three
years, under the watchful eye of some of
the world’s top advisors in eco-labelling
standards, green building and green
product development.
GreenTag operates on four tiers –
bronze, silver, gold or platinum – to rate
recognised as the highest possible
standard for green building materials
and methods,” says Baggs.
GREEN STAR APPROVAL
PENDING
In Australia, GreenTag has the potential
to become a benchmark for green

D technical director, launched the

company’s much anticipated
GreenTag quality mark at the Green Cities
Conference in Melbourne in late February
(see our review on page 72).
GreenTag is a third-party, green
building certification system,
underpinned by rigorous scientific and
life cycle assessment (LCA) testing
processes. Its advanced and robust
LCA certification methodology, which
has been developed exclusively by
ecospecifier, is a world first.
Baggs says he is convinced the
GreenTag will “simply and effectively
demonstrate to the market and the
industry which building materials and
methods are ecological, safe and
socially responsible compared to other
comparable-purpose, ‘business as
usual’ products”.
and position a product at the top end of
the green building market for materials
and methods.
products vying for selection in buildings
to be approved by the Green Star
system, awarded by the Green Building
The GreenTag standard has been Council of Australia (GBCA).
created to comply with or exceed the Currently, ecospecifier’s GreenTag
highest international green building is going through the final stages of
rating requirements, and Baggs expects its application for acceptance as an
it will be adopted in many overseas authorised third-party certification
markets, including the Middle East, authority with the GBCA.
South-East Asia, India and China. “We have designed GreenTag to
“Australian exporters with GreenTag be an efficient one-stop solution for
certifi ed products will also be instantly the benefit of the whole industry,” says
at a distinct advantage in overseas Baggs, “as it will speed up product
markets, as this system becomes research and planning processes in the
Design and development of the GreenTag mark has
occurred over three years, under the watchful eye of some
of the world’s top advisors in eco-labelling standards,
green building and green product development.

FM APRIL | MAY 2010

31796_042-043_Green-Ecospecifier.indd 042 2010/03/18 11:36:59

 specification and purchase of green
building products.”
The GreenTag rating certification
is seen as a versatile process that will
also optionally assess products against
other green building schemes around
Australia, including NABERS, BASIX,
BCA and overseas schemes, including
LEED, BREEAM, Estidama Pearl, Green
Building Index and Green Mark.
“To protect the natural environment, it
is important to begin with a good sustain-
able design; however, the building blocks
of any project rely on the quality, charac-
teristics and advanced functionality of
the products selected,” Baggs explains.
“These are critical for the outcome
of any construction project that is seek-
ing a top green building scheme rating.”
Baggs contends that the LCA
inherent in GreenTag is particularly
important, as it determines the environ-
mental and health impacts of a product
from the sourcing and refining of its raw
materials, transport, manufacturing and
disposal, including reuse, recycling,
operations and maintenance, over the
whole life of the product.
“Our main intention is to enable the pro-
tection of natural systems to the utmost
and help in the quest to deliver healthier
built environments,” says Baggs.
Since its debut in 2002, ecospecifier
has created a reliable resource for the
building industry in Australia, as a trusted
third-party verifier of green building prod-
ucts, fitout materials and technologies.
In 2008, the company took a leap onto
the world stage to take up a leadership
position in the Middle East, as an industry
resource and service in green product
knowledge and application. When the
UAE and, more specifically, Abu Dhabi
Emirate, mandated new directions for
the building sector in the region ‘to start
greening the Middle East’, ecospecifier
Global became a key adviser in these pro-
cesses, helping to develop green policies
and processes for the building industry.
Now ecospecifier Global is also
working with key local partners with
websites also in South Africa, south-
east Asia and China. FM
More information
ecospecifier www.ecospecifier.org

COMING UP:
JUNE–JULY 10 ISSUE
Don’t miss these important features in our next issue:

Flooring
Environmentally responsible flooring materials and
processes are under the spotlight in our Flooring feature; in
fact, the whole definition of sustainable flooring is set for
review by competing certifying bodies.
Lighting
Lighting is never far from the minds of facility managers,
who are under constant pressure to find the perfect blend of
aesthetic appeal and energy-efficient performance. Including
informative case studies and new product announcements.
Education
Regardless of whether a facility manager is a seasoned
professional or newcomer to the profession, education is
fundamental to career development. In this feature we
will be making some ground-breaking announcements
about changes to Australia’s FM educational offerings and
processes. Not to be missed.
And much, much more…

ENQUIRIES:
Editorial: Call the editor John Power on (03) 9948 4914.
Advertising: Call our advertising team on (03) 9948 4900 or email advertising@niche.com.au
32050_1

31796_042-043_Green-Ecospecifier.indd 043 2010/03/18 17:24:40

32050_2_FM house.indd 1 2010/03/18 16:45:49
 044 GREEN ZONE YOUR GUIDE TO A MORE SUSTAINABLE ENVIRONMENT
ADVANCED ENVIRONMENTAL
CHANGES NAME TO BUILT ECOLOGY
Advanced Environmental, a specialist sustainable design service of WSP Lincolne Scott,
is re-branding and expanding – the new name of the business is Built Ecology.
ccording to WSP Lincolne
A Scott managing director Ché
Wall, Built Ecology is the new
name for Australia’s first and foremost
consultancy dedicated to progressive
environmental design, which coincides
with the opening of two new offices.
“For the past 14 years Advanced
Environmental has led the way in the
delivery of world-leading services
across Australia,” Wall says. “With the
basic tenets of no ‘green-wash’, always
looking beyond compliance, and only
celebrating projects that get built – that
The new name Built philosophy will remain unchanged under
Ecology is designed to
acknowledge the living, the new name of Built Ecology.
breathing character of
“But as demand for the team’s unique
today’s workplaces and
civic structures. services grows exponentially, and new
FM APRIL | MAY 2010
31796_044_Green-WSP.indd 044
offices open in Brisbane and London,
the time is right to refine the brand name
to better reflect what they’re about.”
GLOBAL PRESENCE
The new offices will complement exist-
ing offices in Sydney, Melbourne and
San Francisco, with global coordination
of the Built Ecology brand and services
by Matthew Jessup.
Jessup, who will remain in Sydney,
is the global leader of Built Ecology and
a principal of WSP Lincolne Scott. He
has been with Advanced Environmental
for 10 years, having joined the firm as a
graduate.
“The growth of Advanced Environ-
mental and its transformation to Built
Ecology is indicative of the growth in
demand for our unique services, but also
of the shift in the broader market,” he
says.
“With offices in London and San
Francisco – two markets widely
recognised as the most progressive
in sustainable design – we are better
tapped into the growing area of green
building policy development, to the
benefit of our clients in Australia and
elsewhere. Our clients also benefit
from a truly global service and capacity
across the wider WSP Group, in partner-
ship with WSP Flack + Kurtz in the US,
WSP Lincolne Scott in Australia and
now WSP Buildings in the UK.”
Jessup says the new London and
Brisbane offices will be led by expe-
rienced staff from existing offices in
Australia to ensure consistency of
approach and capacity.
Patrick Campbell has gone to
Brisbane to lead a local team in one of
the busiest green building markets in
Australia. The Brisbane office is working
on the $450 million Queensland Police
Academy at Wacol and a 44-floor,
62,500-square-metre office tower at 111
Eagle Steet on Brisbane’s major CBD
waterfront.
Matthew Payne has transferred to
London to provide services through
Europe and to enable Built Ecology to
better support London-based architects
working on projects in Australia. The
London team is currently working with
Brookfield Multiplex on the £110 million
redevelopment of the prominent Castle
House site at the Elephant & Castle, with
a landmark energy-efficient, 408-
apartment residential tower. FM
More information
WSP Lincolne Scott
www.wspgroup.com
2010/03/18 11:38:36
 WESTFIELD PROJECT MAKES
UDIA NATIONAL FINALS
Design consultancy Umow Lai, which advocates sustainable construction, ftout and management
practices, has been prased for its work on the major Westfield complex at Mill Park, Victoria.

mow Lai’s fi rst project for

U Westfi eld at Plenty Valley,

on the northern outskirts of
Melbourne, was a fi nalist in the Mas-
terplanned Development category of
the Urban Development Institute of
Australia (UDIA) National Awards for
Excellence announced in Sydney in
mid-March.
Westfield engaged the South
Yarra-based building services engineer-
ing consultancy, which specialises in
sustainable design, to carry out all the
building services for the $110 million
project. The new complex is located on
McDonald’s Road in Mill Park.
“Being able to successfully deliver
the project on budget and on time was
particularly satisfying, as this was the
first project our company has under-
taken for Westfield,” says Gareth Day,
Umow Lai’s senior associate, who ABOUT UDIA
headed the firm’s team.
The Urban Development Institute of Australia (UDIA) is Australia’s peak
“Over a 12-month period, we deliv-
representative body for all segments of the urban development industry. UDIA
ered a range of services that included is a not-for-profi t industry body dedicated to the representation of Australia’s
mechanical and electrical engineering, development industry. UDIA’s main purpose is to advance the credibility and
a building automation system to control integrity of the urban development industry. UDIA is a federation of fi ve state
all the air-conditioning in the build- associations that aim to promote the urban development industry in achieving
ing, fire detection and protection and sustainable urban development. Special UDIA programs provide greater rates
security. As part of our role, we reviewed of sustainable development and encourage professionalism and innovation
the fitouts for all 100 tenancies – they within the industry.

include fi ve major retailers, as well as a UDIA has an important national voice in development matters, particularly in
new community centre – to ensure that relation to initiatives for homebuyers, urban developers, professionals and

they complied with Westfield’s stringent others who are involved in urban development.

guidelines.
“We worked very hard to make sure
we delivered a very high standard of
service and I believe this award reflects
the successful outcome of this bench-
mark project.
“As the independent contract admin-
istrator, we took a proactive approach to
our work. We also formed a tight team
with NHA Architecture and Westfield and
this certainly helped resolve construction
issues as they arose. I think that being
able to deliver the project on budget and industry and recognise outstanding
on time, and then to win this prestigious achievements of high-quality develop-
award, is a very rewarding result.” ments that contribute to the industry,
The Westfield Plenty Valley project government and community. FM
was the winner of the UDIA Victoria’s
Award for Excellence, ‘Master Planned More information
Development’ category, announced last Umow Lai
year. The awards celebrate Australia’s www.umowlai.com.au
contemporary knowledge, skills and UDIA
innovation in the urban development www.udia.com.au

FM APRIL | MAY 2010

31796_045_Green-Westfield.indd Sec1:45 2010/03/18 11:40:0

 046 GREEN ZONE YOUR GUIDE TO A MORE SUSTAINABLE ENVIRONMENT
SOLAR POWER ALL NIGHT LONG
‘Baseload’ solar power, once a distant dream,
is now a reality. While solar electricity was
once limited to when the sun was shining, solar
thermal energy can now operate 24 hours a
day, even at night, with an ingenious and cheap
storage method utilising molten salt.
“There are plants in Spain operating with
energy storage right now, providing electricity
all night long,” says Matthew Wright, executive
director of the not-for-profit organisation
Beyond Zero Emissions.
“Most Australians are not aware of this
technology, even though it has the capacity
to revolutionise the way Australia produces
electricity and eliminate global warming
pollution from coal.” Molten salt storage uses
common salts, such as potassium nitrate, which
are readily available and non-toxic. Using the
sun’s energy, these salts are heated to high
temperatures and stored in insulated storage
tanks. When electricity is needed, the heat in
the molten salt is used to create steam to turn a
turbine. This sort of electricity is dispatchable,
meaning it can be sent out on demand at any
time of day, so it can replace the baseload
electricity made from burning fossil fuels.
“The arguments for needing coal, gas or
nuclear power to provide our electricity needs
in a modern economy are completely false,”
Wright says. “Solar thermal power with storage
is proven technology, which will reliably provide
the backbone of modern 100 percent renewable
electricity grids.
“The US, Middle East and North Africa have
proposals in the pipeline that, combined, are fi ve
times greater than Australia’s total coal-fired
electricity capacity.”
Beyond Zero Emissions
www.beyondzeroemissions.org
FM APRIL | MAY 2010
31796_046-047_Green-followers.indd 046
CANBERRA AIRPORT AIMS
FOR STARS
Canberra International Airport is again at the
forefront of environmentally sustainable design,
following the release of 3, 5, 7 Molonglo Drive,
the latest addition to Brindabella Business Park.
The new building continues the theme of
neighbouring buildings while projecting its own
individuality through the use of bold colours,
distinct glazing and its imposing size.
The concrete structure comprises five floors
of open plan office tenancy plus two floors
of undercover parking. At just under 36,000
square metres, it is significantly larger than the
park’s surrounding structures.
The building features a range of high-quality
‘green’ design elements, including Viridian
ThermoTech insulating glass units (IGUs),
solar hot water, water recycling, external sun
screening and a tri-generation facility, which
will provide increased energy efficiency to both
mechanical and electrical plant. Green and blue
perforated aluminium panels line the lengths
of the building, providing sun screening and
reflecting the building’s aviation location.
Overall, the building comprises
approximately 5000 square metres of glazed
areas.
The two lower ground floors offer over 200
secure car spaces and large storage facilities
serviced by a dedicated goods lift and loading
area. The lower ground floor houses 30
showers, change room facilities and bicycle
storage, to encourage workers to take a more
environmentally friendly mode of transport to
work.
Once internal fitouts are complete, 3, 5, 7
Molonglo Drive will also incorporate a tri-
generation plant. Tri-generation is a process
whereby natural gas is used as the input source
of energy to generate electricity for both cooling
and heating purposes.
Canberra Airport
www.canberraairport.com.au
Viridian
www.viridianglass.com
CARBON REAL-TIME MONITOR
The Carbon Real-Time system from CarbonetiX
monitors the current electricity usage of
individual circuits, allowing you to monitor the
electricity usage of your lights, power outlets,
hot water system, etc.
The Carbon Real-Time system attaches
current transformers (CTs) linked to a
transmitter onto individual circuits, and is
suitable for metering conductors carrying up
to 100 amps. The data is sent wirelessly to a
receiver and database and communications
hub. From there, the data is sent, via wire
or WiFi, to your computer network and the
Internet. Using the Carbon Real-Time interface,
you can view your electricity usage on any
Internet-enabled computer or mobile phone.
The Carbon Real-Time interface includes
many useful metrics. View current electricity
usage within one minute of Real-Time, or view
electricity usage by day, week, month or year.
View current electricity usage via consumption,
cost or carbon dioxide emissions. Understand
your greenhouse gas emissions through the use
of meaningful statistics (e.g. black balloons of
carbon dioxide).
A distinctive characteristic of the Carbon
Real-Time system is its comprehensive
comparison reports, showing ‘before and after’
metrics. Check your results after efficiency
works to see if they’ve been effective.
The Carbon Real-Time system has sufficient
flexibility to measure not only electricity
usage, but also electricity generation,
water consumption, gas consumption and
temperature.
Carbon Real-Time can be customised to suit
your individual requirements, and gold, silver
and bronze packages are available for common
configurations. A customised web interface or
interactive touch screen for public displays is
also available.
Carbon Real-Time
www.carbonrealtime.com.au
CarbonetiX
www.carbonetix.com.au
2010/03/19 09:48:11
 IS YOUR GLASS UP TO SCRATCH?
National glazing consumables and hardware
supplier, NFK, now offers specialised glass
performance measurement tools from leading
US company EDTM.
This innovative and quality range enables
easy and accurate testing of glass performance
properties, U values, digital thicknesses of
single panes, IGUs and more.
The Window Energy Profiler (pictured above)
is a portable device that can test glass within
framed windows and provide measurements of
the estimated SHGC value along with the UV,
visible light and infrared transmission values.
The Profiler has an opening that is large
enough to fit over the window sash of an
installed window, allowing the properties of
existing windows to be accurately measured,
and the necessity for replacement windows
determined.
Another product, the Glass-Chek PRO digital
glass thickness meter and Low E detector,
offers multiple capabilities, including the ability
to measure glass, air space and IG thickness of
triple pane units with the push of a button. The
tool can also detect a Low-E coating on any
surface of a double pane window from a single
side, meaning there’s no need to check both
sides of the window; this is a major advantage
for multistorey buildings where there is only
access to the inside of the window.
The Glass-Chek PRO provides metric
readings to the nearest 0.1 of a millimetre.
These tools can clearly and simply discern
the capabilities of high-performance glass
products, demonstrating compliance or
otherwise with nominated ratings and ensuring
your building is benefiting from the right energy
glazing solution.
NFK
www.nfk.com.au
31796_046-047_Green-followers.indd 047
TANKS ARE ‘PART OF THE
LANDSCAPE’
In a masterstroke of ‘hidden’ architectural
innovation, a Melbourne-based company has
provided an exceptional solution to Australia’s
water problems by designing patented space-
saving concrete water tanks that double as front
fences, retaining walls, courtyard enclosures
or planter boxes, easily holding in excess of
10,000 litres without the usual ‘eyesore’ of the
traditional water tank.
“These appealing concrete designer
tanks offer strength and durability and can be
decorated (tiled, rendered, painted) to suit any
décor,” says founder and CEO of Landscape
Tanks, John Woodhouse. “They may also be
coupled together for unlimited water storage
capacity, forming a brilliant water feature in
the process. They are an ideal retaining wall
or courtyard surround, offering the added
benefit of a raised planter box to provide instant
privacy.”
The high-quality concrete tanks have
a number of patents to their innovative
tank systems, which also have significant
commercial applications. “We have had a
number of councils and shires interested in
using the tanks as part of a retaining wall/
feature for their parks and gardens to offset the
drain on precious water supplies,” Woodhouse
explains.
“Schools are also embracing the tanks,” he
continues. “Landscape Tanks has changed the
way people think of water storage by turning it
into a garden feature. You can even use them as
a front or side fence.
“Garden designers, developers and builders
of existing and new structures can save on costs
by using landscape water tanks as a four-in-
one option – i.e. retaining wall, front/side fence,
planter box and water tank – while also adding a
magnificent feature to any property.”
Landscape Tanks
www.landscapetanks.com.au
CALCULATING REAL PRINTER COSTS
Kyocera Mita, one of the world’s leading
document imaging companies, is revealing
to Australian businesses the true costs of
purchasing and running a laser printer, with a
unique total cost of ownership (TCO) calculator.
The calculator tool is preconfigured with a
variety of printers from all the major vendors.
It provides a comparative breakdown of key
running costs, producing a comprehensive
report that demonstrates how Kyocera’s
ECOSYS technology can save money when
compared with other brands and models.
The TCO calculator tool is available 24/7
for any business or individual who is looking
to reduce costs or purchase a printer, and
enables them to compare the cost of running
current printer fleets with a new Kyocera Mita
device. It is easy to use and provides an instant
calculation.
The TCO of a printer or multifunction device
(MFD) is a combination of its purchase price,
consumables and service and maintenance
costs (training time, infrastructure and
software). It’s not uncommon for the cost of
consumables over the life of a laser printer
or MFD to be four or more times greater than
the initial purchase cost, especially as more
companies move to colour and graphics-heavy
printing.
“Understanding the real TCO has been
proven time and time again as having the
potential to save businesses thousands of
dollars over the life of a single printing device,
let alone a fleet of them,” says Sam Higgins,
research director at the analyst firm Longhaus.
The calculator is available now at www.
kyoceramita.com.au/aboutus/Pages/
TCOCalculator.aspx
Kyocera Mita
www.kyoceramita.com.au
FM APRIL | MAY 2010
2010/03/19 09:48:27
 048 GREEN ZONE YOUR GUIDE TO A MORE SUSTAINABLE ENVIRONMENT
heading
DECK THE (SCOUT) HALLS
Scouts Australia New South Wales will become
climate change champions in the greenest
scout halls in Australia, with the support of
more than $1 million from the New South Wales
Government’s Climate Change Fund.
Scouts Australia New South Wales is one of
18 organisations to secure $6.8 million for water
and energy savings through the Climate Change
Fund’s Public Facilities Program, which was
announced recently by the Minister for Climate
Change and the Environment, Frank Sartor, at a
visit to the Drummoyne Scout Group’s hall.
“This project will showcase the
environmental benefits of water and energy
efficiency in scout halls, camps and activity
centres across New South Wales,” Sartor
says. “It will also help the scouts save 17 million
litres of water and almost 100 tonnes of carbon
pollution a year, as well as money on bills.
“Importantly, the project also includes a
major education component, including training
workshops for scout leaders, the production of a
Scouting for Savings CD, and an action pack to
help the association’s 20,000 youth members
and their families make similar savings at home.”
The scouts will replace single-flush toilets
with dual-flush models, install water-efficient
taps and showerheads and replace electric hot
water with heat pump systems in 120 facilities.
The New South Wales Government’s
Climate Change Fund is helping to meet New
South Wales Government targets to achieve
20 percent renewable energy consumption by
2020, save 4000 gigawatts per hour of annual
electricity savings by 2014, increase annual
water recycling to 70 billion litres, and save 145
billion litres of water a year by 2015.
Department of Environment,
Climate Change and Water
www.environment.nsw.gov.au
FM APRIL | MAY 2010
31796_046-047_Green-followers.indd 048
IMPROVE HVAC EFFICIENCY
A new white paper from Rockwell Automation
details how facility managers and owners can
reduce energy consumption and maximise
savings with HVAC control upgrade technology.
The paper outlines a new option to help convert
constant volume HVAC systems to variable
air volume (VAV) control while avoiding the
cost and complexity typically associated with
changing mechanical or building automation
control systems.
The white paper, ‘Leveraging the Power of
Intelligent Motor Control to Maximise HVAC
System Efficiency’, describes the technology
behind this upgrade option, outlines the cost-
saving benefits, and breaks down a leading
food manufacturer’s payback as an example. By
adjusting fan speeds, the upgrade option helps
facility managers reduce energy consumption
and building owners reap payback in a relatively
short time – often less than a year. The new
upgrade option helps building owners avoid
costly redesign and capital investments
associated with new systems.
Designed as a self-contained unit for easy
installation, the integrated control solution
delivers more energy savings at a fraction of
the cost of a traditional hardware retrofit. The
unit includes temperature and carbon dioxide
sensors, a microcontroller, a high-performance
variable frequency drive and a touch-screen
operator interface. Rather than cycling between
constant speed and off, HVAC fans controlled
by the variable frequency drive automatically
adjust in response to heating or cooling needs.
The white paper, ‘Leveraging the Power
of Intelligent Motor Control to Maximise
HVAC System Efficiency’, is available at the
Rockwell Automation Literature Library. For
more information on intelligent motor control,
visit www.rockwellautomation.com/solutions/
intelligentcontrol
Rockwell Automation
www.rockwellautomation.com.au
HYDRO POWER TO THE PEOPLE
The people of Imaki, a small community on the
southern coast of Tanna Island, Vanuatu, are
enjoying sustainable and reliable energy for
the first time following the installation of a new
hydropower system. The project was conceived
as a partnership between the University of
New South Wales (UNSW), final year student
Chris McGrath and engineering consulting firm
Cundall.
As the thesis project for his final year of
undergraduate studies, McGrath worked
with the UNSW School of Photovoltaic and
Renewable Energy Engineering to conceive
a Remote Area Power System (RAPS) for the
Imaki community.
Travelling to Tanna Island, McGrath forged
a strong relationship with an island chief with
family ties with the Imaki chief to kick-start the
vision. Cundall, an engineering firm specialising
in sustainable design for the built environment,
had donated funding for the project.
“The existing energy services supplying the
village were poor, with crude facilities supplying
the secondary school, church and other
amenities,” McGrath explains. “Nonetheless,
the community had a basic understanding of the
use and potential of electricity, and community
consultation identified the primary school as
the highest priority for alternative sustainable
energy supply.”
The advantages of the RAPS system are
numerous – staff and students have access to
improved learning tools, including computers,
overhead projectors and photocopiers; there
is also provision for lighting, mobile phone
charging, printing, improved communication
and refrigeration at the school.
Perhaps the most innovative and novel
feature of the project is the fact that the hydro
resource is actually the existing community
water supply.
Cundall
www.cundall.com.au
2010/03/19 09:48:37
31937_1_FM subs ad (Apr/May).indd 59 2010/03/03 13:38:52
 050 INDUSTRY
PAPERLESS WAREHOUSING –
PRODUCTIVITY IS ALL WRAPPED UP
Technological improvements have revolutionised warehouse operations in recent years, delivering space
efficiencies and turnaround times that would have been unthinkable just a few years ago. JEFF SALTON speaks
with numerous industry experts about the present and future of warehousing.
H
ark back to an old Monty
Python movie, The Life of Brian,
set around 30AD, when one
character asks: ‘What have the Romans
done for us?’ The response is a compre-
hensive list of impressive innovations
that would quiet the most ardent doubter.
The same could be said for technology
when applied to warehousing. The list
of technological improvements over the
past few years has impacted favourably
upon this industry.
below: Stallion has
supplied this new- Today, many warehouses operate
technology HVAC
24/7 on incredibly tight schedules and
equipment, controlled
by a building house thousands of individual items
management system
from multiple suppliers and despatch
(BMS), at Hurstville,
New South Wales. them to a myriad of destinations. And
FM APRIL | MAY 2010
31796_050-054_Industry-Lead.indd 050
while some employ hundreds of work-
ers, much of the decision-making is
computer-driven. Even robotics plays
a part in some high-tech warehouses.
Keeping a warehouse fully function-
ing while managing its energy bills is
no easy matter. Warehouse managers
need to be good multi-taskers, to say
the least.
Bill Henman from the College of
Warehousing Education and Research
Centre says the goal of most warehouse
managers is to remove the reliance on
paper-based systems and increase
productivity gains while maintaining
or reducing costs. In many situations,
technology has helped meet these
requirements. He says most warehouses
fit into three categories:
1. technology-enlightened
2. some technology, and
3. manual systems.
“Smaller operations with limited
finances tend to stick with paper-based
supply cycles; i.e. receipt/despatch
notices, due to cost, volume and the
types of products they warehouse,”
Henman says. “However, companies
that handle many SKUs [stock-keeping
unit, pronounced ‘skew’], such as
hardware or stationery suppliers with
thousands of SKUs, would struggle
under the old paper-based system.”
He defines a small warehouse as one
handling one to 300 SKUs, a medium
facility dealing with 300 to 3000
SKUs, while a large warehouse may
have more than 3000 SKUs. Coles and
Woolworths supermarkets have around
27,000 SKUs and the Department of
Defence has more than a million.
Imagine keeping three- or four-part
invoices/despatch notices, etc, for
these items! You’d practically need a
warehouse to store all the warehouse
documents.
“Often the amount of technology found
in a warehouse will be determined by the
customers with whom you wish to com-
municate. If you’re importing from China,
electronic information transfer will beat
the delivery of products by around four to
six weeks, allowing warehouse manag-
ers to gear up for deliveries; i.e. hire more
casual staff, conduct racking movements
in advance to free up space, etc.”
Henman believes if your customers
are high-tech, they will expect the same
from their suppliers.
He says supermarkets used to house
six weeks’ supply of products, now they
2010/03/18 16:21:57
 hold four to six days maximum on most
items.
“Cash registers record every two
hours of stock movements back to the
central warehouse to replenish shelf
stock within 48 hours,” he says.
“If you’re supplying to one of these
organisations, they may schedule your
truck to arrive at a despatch location
say two to three pm on Wednesday for
certain items, between 11 am and noon
Thursday for another set of items, and
Friday nine to 10am for yet another
item. Miss your delivery time and either
reschedule for another time, pay a pen-
alty – or both,” he says. “Or worse still…
bad luck!
“Truck drivers are using PDAs
for electronic signing of goods and
evidence of deliveries – there’s no paper-
work, just a barcode, which is recorded
on the client’s computer system, the
despatch computer and the truck com-
pany’s system (if using a third party).
Often their PDAs are linked to GPS
units, so employers can track delivery
progress and productivity.”
Henman says to help streamline
operations and avoid unnecessary
31796_050-054_Industry-Lead.indd 051
bottlenecks, big companies transmit
electronically copies of consignment
documents to let everyone know exactly
what’s coming and what’s expected.
Because many customers are given
direct electronic access to the goods
they store in a third party’s warehouse,
they can also order in real time and, of
course, expect instant responses.
To accommodate these types of
requests, Henman says most ware-
houses are broken into zones – fast,
medium and slow-moving.
“I would say most warehouses are
eight to 10 zones in total, ranging from
very, very, very fast to very, very, very
slow. A good strategy is to categorise
items by volume, not commodity.
“For instance, Zone A is being picked
all the time, but G hardly ever, so group-
ing saves time on personnel time having
to walk or drive from one end of the
warehouse to the other. Even though the
products may be very different, group-
ing fast-moving products together can
produce real productivity gains.
In the ‘old days’, Henman says, some
companies would employ huge telesales
forces to deal with all their orders, or
have sales reps roaming the country and above: Large air
handling units being
consolidating their orders back in the
assembled by Stallion in
office at the end of the week with paper- a warehouse at Botany,
New South Wales.
based inventory information. Now,
electronic orders and transfers have
removed the middleman.
“Inventory systems synchronised
to the warehouses or manufacturers
let everyone see stock levels, move-
ments, and problems straight away.
Built-in alarms notify staff of minimum
stock levels, allowing personnel to
check regularly to see which items need
replenishing.”
PICK ‘N’ PACK REVOLUTION
Some years back, RF (radio frequency)
scanning and barcoding revolutionised
the warehouse. Staff with handheld
scanners could easily locate stock on
shelves and allocate them to a despatch
order in record time. Some were even
‘encouraged’ to wear GPS devices, so
managers could track personnel move-
ments and ascertain if stock locations
could be changed to reduce the time it
took staff to walk between items, or back
to the despatch department. Even fork-
lifts entering and leaving areas to pick up
FM APRIL | MAY 2010
2010/03/18 16:22:7
 052 INDUSTRY
or deposit pallets were recorded using
RF scanning devices.
The industry has continued to move
forward. While Volkswagen in Europe
has deployed the use of robotic devices
to pick and despatch car and engine
parts around the world within 48 hours,
most operations in Australia still involve
humans filling orders. The amount of
technological assistance they receive,
however, is growing.
New racking systems have played a
large part in this movement. Gravity-flow
racks that bring each product to the front
and within easy reach of the warehouse
worker are commonplace, but human
error and delays in locating the correct
item still hinder the extent of the technol-
ogy’s ability to make improvements.
Pick-to-light
below: Warehouse A further iteration of the racking system
workers using the
Dematic voice-directed uses computer-driven lights on a rack to
picking system have highlight where a product to be packed
both hands and eyes
free. Results have sits. The item bay will illuminate and a
shown workers are more number of the items required will be
productive with these
systems and training is displayed. Staff locate the light, check
quick and easy. off the required number of items on their
FM APRIL | MAY 2010
31796_050-054_Industry-Lead.indd 052
handheld device, which would also reg-
ister on the rack and central computer,
and then continue to the next light.
Voice-directed
A number of computer-controlled, voice-
directed picking systems have been
achieving productivity gains that are
delighting clients throughout Australia.
Voice-directed warehousing is the
implementation of speech recognition
software in warehouse management
systems. Originally limited to picking,
voice-directed warehousing can now
extend to receiving/put-away, replenish-
ment and shipping.
One of the productivity benefits of
voice-based systems is that they allow
operators to do two things at once
because usually both their hands are
free and they don’t need to read a docu-
ment or screen to determine what items
need picking.
It begins with each operator wear-
ing a voice-enabled RF device. These
devices need not have screens or key-
pads – operators communicate with the
system via headsets.
Concentrating on picking only in this
article, the voice system directs the
operator to perform each pick. For
example:
Computer: Go to building two.
Operator: Ready.
Computer: Aisle seven.
Operator: Ready.
Computer: Bay 19.
Operator: Ready.
Computer: Pick four boxes of
canned tomatoes, 800 grams.
Operator: Ready.
Computer: What are the check-
digits?
Operator: Four-five-three. (May
be from the pallet or location)
Computer: How many remain?
(Optional)
Operator: Seven.
… and so on to the next location until
the order is complete. The system then
directs the pickers to the location to put
their pallet (onto a truck, into a staging
area) and then tells them to take a new
pallet and start the next pick.
Most companies report that staff
training takes between 45 minutes and
two hours, depending on the number
of tasks workers are required to com-
plete. But these systems are ideal for
warehouses that employ casuals and
other non-full-time staff because they
need little supervision once they have a
headset.
Companies such as Dematic, Lucas
Systems, Chameleon and many others
have their own voice-directed systems.
Dematic’s general manager of Real
Time Logistics, Nathan Taylor, says
most major retailing groups in Aus-
tralasia, including Woolworths, Coles,
Progressive and Foodstuffs, have now
implemented voice-picking projects;
however, the technology has evolved to
the point where it is also within reach of
small-to-medium enterprises.
Voice has now established itself as
the first choice solution for both full
and split case picking, with most users
achieving productivity gains of 10 to 25
percent, compared to RF picking.
Taylor says one of the best proving
grounds for comparing the performance
of voice picking to RF picking was at the
Dick Smith Electronics (DSE) national
distribution centre in Sydney.
“The logistics industry had been wait-
ing for an application like DSE that gave
us the opportunity to directly compare
2010/03/19 10:20:14
 the performance of RF and voice pick-
ing, and the results were outstanding,”
he explains.
Within its first six months of opera-
tion, Dematic’s voice picking solution
had already delivered DSE with a
substantially better than expected pro-
ductivity gain of more than 20 percent.
Companies that have installed voice-
directed technology report increased
productivity, accuracy and throughput,
reduced labour costs and enhanced OHS.
Dematic now supports more than
7000 voice users in Australia and New
Zealand across a range of logistics
applications such as 3PL, pharmaceu-
tical, apparel, discount variety, food,
beverage and ports.
The benefits of voice-directed opera-
tions include:
„ hands- and eyes-free operation,
which increases productivity and
throughput
„ use of check digits during picking,
which ensures accuracy
„ speaker-dependent solution, which
provides very fast and accurate speech
recognition in noisy environments
31796_050-054_Industry-Lead.indd 053
„ compatibility – the software interfaces
with most warehouse management
systems, and
„ rapid ROI – from three to 18 months.
LIGHTING AND HVAC
Two manual tasks of the past that can
now be automated can also provide sig-
nificant energy (cost) savings to facility
managers. These are lighting and HVAC,
two of the largest energy consumers in
warehousing. And with energy costs set
to soar in the next three to fi ve years, the
time to change is now.
Recent advances in globe technol-
ogy can deliver immediate cost savings
to building owners by simply replacing
old-technology globes with new ones.
Examples of this are halogen with CFL
(compact fluorescent lights) and T8
fluorescent tubes with T5s. These can
provide energy savings of reportedly up to
45 percent.
The other ‘necessary evil’ when
discussing energy consumption is HVAC,
which is responsible for maintaining stock
at its preferred temperature and also
keeps workers comfortable – and com-
fortable workers are more productive.
Neil Thomson, from commercial and
industrial air-conditioning company
Stallion Air Conditioning Pty Ltd, says
building design can play a significant
part in reducing HVAC running and
operational costs.
“For large buildings such as ware-
houses, separating warehousing
activities from offices, reducing thermal
loads, utilising ventilation and effective
air movement instead of mechanical
cooling can all affect a facility’s HVAC
energy usage,” he says.
“We favour a holistic approach to
air-conditioning to gain the highest
efficiencies. From the initial design,
including the orientation of the building,
the construction materials and the use of
natural ventilation are important factors
to be considered when reducing thermal
loads and improving comfort levels in
large-volume compartments, such as
warehouses.”
Thomson says for greenfield
warehouse installations, natural and
mechanical ventilation is an important
consideration. For most warehouses,
2010/03/18 16:41:29
 054 INDUSTRY

LIGHTEN YOUR OVERHEADS

When automotive parts distributor Toyota Tsusho Australasia decided to
upgrade to new purpose-built premises in South Australia, the warehouse
builder Ahrens Group contracted Tip Top Electrical Services to design and
construct an environmentally conscious lighting solution that would save on
energy and running costs.
Toyota Tsusho’s South Australian operations are based in a 15,000-square
metre storage facility, complete with extensive racking to ensure optimal
logistical performance and upkeep of stock.
The lighting and lighting control system design was a key part of the
electrical installation. The ‘secret’ to the installation’s success was the
combined use of natural and artifi cial lighting.
Tip Top Electrical Services installed 165 450-watt metal halide highbays
at the warehouse, which were divided into seven zones. The highbays
incorporate two-stage step dimming control gear. Each zone is controlled
with two C-Bus relay channels in conjunction with a C-Bus light level sensor.
(C-Bus is electrical manufacturer Clipsal’s proprietary lighting control
system.)
Natural light from the warehouse’s skylights allows the artifi cial lighting to
be reduced via the step dimming resulting in maximum lighting effi ciency.
Programmed functions through C-Bus include ‘all on’, ‘50 percent dimmed’
or ‘all off’, dependent upon the natural light level.
With savings of around 50 percent on its lighting bill through the use of
intelligent lighting design using Clipsal C-Bus, Toyota Tsusho can expect a
payback period of less than two years based on electricity tariff – 13 cents
per kilowatt per hour, energy saving from step dimming – 12 kilowatts, and
operating hours in dimmed mode – 1750 hours per annum (seven hours per
day average).
More information
Clipsal Australia www.clipsal.com.au

above: The installation it is not financially viable to maintain
of a Clipsal C-Bus
comfort levels of 22 degrees Celsius
lighting control system
at the 15,000-square- throughout the year.
metre Toyota Tsusho
Drawing in cooler air near ground
storage facility in South
Australia has delivered level and letting it escape when it’s
measurable energy
warmer at the top of the building is
and cost savings to the
owners. a good way to cool premises. Items
like ventilators and roof vents can be
very effective. Large-diameter ceiling
fans and also fans that can throw
air large distances will provide air
movement, which improves workers’
comfort levels.
For office areas within or adjacent to
warehouses, mechanical refrigeration in
the form of air-conditioning is normally
required to provide comfort to the occu-
pants throughout the year. Again the use
of thermal insulation and BCA-approved
building materials for the office structure
is important.
All equipment and installations have
to meet BCA requirements. On most
small-to-medium-sized installations, the
use of refrigerant 410A is mandatory and
more efficient with a zero ozone deplet-
ing potential. The older refrigerant such
as R22 is being phased out. Inverter
technology for varying compressor and
fan speeds has been widely adopted
and has resulted in significant energy
savings.
“The use of ambient air to cool the
office environment is free, so the more
outside air you can use, the better. An
air-to-air heat exchanger transfers heat
from the incoming air to the exhaust air.”
Thomson says the positioning and
choice of exterior glass can play a large
part in how much air-conditioning is
required for a building.
“Reducing solar heat gains on
external glazing, such as west-facing
windows, can make a big difference.” He
adds that zoning air-conditioning sys-
tems is also a good idea. For instance, a
separate air-conditioning system, which
cools west-facing zones, will not over-
cool other zones.
Thomson says computer-controlled
building management systems can
be integrated with other warehouse
management systems, such as secu-
rity, lighting, stock control and HVAC
systems to deliver headache-free energy
savings.
“Simple things, such as having program-
mable timers set for 365-day operation,
with working hours programmed into them,
including public holidays, etc, can deliver
big savings. Also, having after-hours tim-
ers to operate equipment for a couple of
hours only, if personnel are working back
in certain areas, is good thinking.
“Regular maintenance also ensures
that the equipment is running at its
optimum and not consuming energy
unnecessarily.”
And above all, advises Thomson,
don’t have the temperature set too low in
summer and too high in winter. A small
change to the set point temperature can
make a huge difference to your energy
consumption. FM
Jeff Salton, from Salton Media Services, is a
freelance journalist based in Victoria.
More information
College of Warehousing Education
and Research Centre
www.colofwhousing.com.au
Dematic
www.dematic.com

FM APRIL | MAY 2010

31796_050-054_Industry-Lead.indd 054 2010/03/18 17:10:53

 COMPACT CRANE SAVES ENERGY
A high performance modular crane system,
designed to maximise safety while minimising
energy consumption and downtime, is being
introduced into Australia and New Zealand by
Konecranes.
The SMARTON crane system – which can
save building and building services costs by
fitting into smaller structures – is designed for
optimum flexibility and reliability in challenging
and changing environments.
The compact design enables new industrial
halls, for example, to be smaller than before, so
the product payback is achieved through lower
construction and heating expenses. The com-
pact structure of SMARTON also allows users
to put loads down much closer to a wall.
Applications of SMARTON cranes, in capac-
ities initially up to 145 tonnes and progressively
extending to 500, include steel and paper
plants, automotive and general manufactur-
ing, energy plants, waste-to-energy, automatic
storage systems, workshops and mining and
resources facilities.
“SMARTON combines time-tested com-
ponents with innovative refinements and our
in-depth experience of minimising downtime by
being the world’s leading crane service organi-
sation, with more than 373,000 cranes under
service contracts worldwide,” says Konecranes’
sales and marketing manager, Warren Ashton.
“A key driver of the design was modularity,
meaning that every customer can select exactly
the features they need for their process, both
now and in the future.
“SMARTON technology is designed to lift
cash flow by gauging costs per tonne over the
equipment’s years of service, including operator
costs, energy consumption, spare parts con-
sumption, as well as maintenance and downtime
costs.”
Konecranes
www.konecranes.com
31796_055_Industry-Followers.indd 055
ENCORE MESSAGING SYSTEM
In a world first, Central Coast company EBIS
(Encore Business Integrated Solutions) has
developed a messaging system that sends
pictures, video and even a voice confirmation
of delivery – before the driver even gets back to
the van.
In what is expected to become an essential
tool for businesses throughout the world, the
patented Encore Messaging system puts an
end to wondering when deliveries will arrive – a
scenario we have all experienced!
Encore Messaging now gives courier and
company drivers the ability to let customers
know in advance of their arrival, without needing
to make a call, but using SMS instead.
The message may read, ‘Hello <customer
name>, your <insert company name> delivery is
30 minutes away. Call <driver name> on <driver
mobile> if you’re unable to pick up.’
Encore Messaging is also a great tool
for companies that have a mobile workforce
because the system monitors the drivers’
speeds and their whereabouts, while giving
drivers access to Google Maps and a job sheet,
all via their mobile smartphone, explains EBIS
managing director Jon White.
“While most courier firms do already have
a tracking facility that protects them, Encore
Messaging takes customer another several
steps forward. This system engages more with
the people who pay for the service – the custom-
ers – while providing retailers with an edge: the
ultimate in customer service,” White says.
Encore Messaging
www.encoremessaging.com
MAKE THE SWITCH TO ISOSAFE
KE Brown Electrical Switchboards has intro-
duced new power distribution technology that
cost-efficiently enhances the safety of mainte-
nance staff while helping to prevent expensive
production and data processing interruptions
for businesses and public facilities.
The KEB IsoSafe distribution board allows
individual circuits to be safely isolated from the
main system in accordance with the latest AS/
NZ 3000 – 2007 Standards – without affecting
other circuits governing functions such as data
processing, automation equipment, process
control and essential services.
KE Brown operations manager Peter Silsby
says the technology is particularly important to
companies where minimising downtime is vital.
These include banks, data centres, hospitals,
telecommunication companies, manufacturing
plants and any commercial or industrial compa-
nies where continuity of supply is critical.
IsoSafe technology – which cost-efficiently
complements KE Brown’s PowerSafe technol-
ogy – means companies and organisations do
not have to close down an entire switchboard
involving scores of circuits when they want to
work on a single circuit to add, inspect, change
or replace equipment.
IsoSafe achieves worker protection and
flexibility by using a Schneider Electric Iso-
bar chassis that enables maintenance staff to
disconnect and reconnect particular functions
without disrupting the entire network.
Another KEB IsoSafe safety feature is the
disconnectable neutral terminal, which allows
the operator to isolate the active and neutral
when working on an individual circuit. KEB
IsoSafe is available in sizes ranging from 12 to
72 poles and can be fitted with Schneider
Electric RCD circuit breakers.
KE Brown Electrical Switchboards
www.keb.com.au
FM APRIL | MAY 2010
2010/03/18 11:42:12
 056 LEGAL FM

CUT COSTS, REDUCE RISKS,

INCREASE COMPLIANCE
Nigel Dalton-Brown. Collecting compliance information from suppliers and subcontractors is a costly, time-
consuming, soul-destroying task. NIGEL DALTON-BROWN from metaSC summarises the
issues and risks around supplier compliance and discusses the emerging COIN (community of
interest) approach to compliance management, which distributes the costs across the industry.

I
t seems impossible: how can a facil-
ity manager slash administration
costs and yet improve compliance
and reduce risk? It isn’t so diffi cult if
you apply social networking ideas to the
business environment and build a com-
munity of interest (COIN) network.
Compliance management solu-
tions that take a COIN industry-wide
approach can slash the cost of collecting
and reporting on compliance across the
industry.
DICING WITH COMPLIANCE –
A RISKY BUSINESS
Patrick O’Donnell, associate director at
CBRE, neatly summarised the need to
collect compliance information recently
when he stated: “In this day and age, the
exposure to significant costs and liabili-
ties necessitates some form of active
control over the personnel who are
allowed on site to work, because they
put the building, the owner, the tenants
and any visitors at risk.”
Poor supplier compliance man-
agement puts facility management
companies and facility managers at
risk of prosecutions, fi nes and even jail
terms. All organisations have a legal
obligation to ensure the safety and
health of subcontractors in the same
way they do for their own employees.
The Workplace Relations Ministers’
Council intends to replace ‘the outdated
concept of ‘employee’ with a broad
defi nition of ‘worker’, which includes
employees, independent contractors,
outworkers, apprentices, trainees and
volunteers who work in employment-
like settings’.
The fi nancial and personal con-
sequences of poor compliance
management can be extreme. See
Table 1 for the maximum penalties for
breaches of the OHS Act.
While the maximum penalty is generally
imposed on repeat offenders, it is also
imposed on breaches that cause serious
harm to employees or persons (sub-
contractors) at work. Table 2 (opposite)
provides a summary of some WorkSafe
prosecutions during 2009.
Two earlier FM magazine articles
have touched on this subject of risk and
compliance. ‘Contractor injury claims
are often the most expensive claims you
will experience,’ wrote Bryce Check and
Marianne Lim in ‘Minimising Risks and
Claims’, April-May 08. ‘The industry
average public liability customer claim
is valued at about $10,000 to $15,000
while the average contractor claim is
valued at $100,000 or more.’
Adam Saunders’ article ‘Construc-
tion and OHS: how they affect you’,
December-January 09, outlined the OHS
implications of ‘construction works’ and
the responsibilities of the facility manager.

TABLE 1.

Maximum fine Maximum fine Maximum

for individuals for corporations prison term
New South Wales $165,000 $1,650,000 5 years

Victoria $204,156 $1,020,780 5 years

Queensland $150,000 $750,000 3 years

Western Australia $312,500 $625,000 2 years

South Australia $400,000 $1,200,000 5 years

Tasmania $60,000 $180,000 -

Northern Territory $275,000 $1,375,000 5 years

Australian Capital
$200,000 $1,000,000 7 years
Territory

Seacare $100,000 $110,000 6 months

Commonwealth $99,000 $495,000 6 months

New Zealand $500,000 $500,000 2 years

FM APRIL | MAY 2010

31796_056-059_Legal-Metasc.indd 056 2010/03/18 16:34:49

 THE OLD WAY AND THE
COIN WAY
In the old days, if you wanted to update your friends, you
wrote and posted one letter per friend. In return, you received
as many letters as friends back in return. Things improved
slightly with email; you wrote one letter and copied it to all your
friends, but it was still a ‘send many, receive many’ process.
Social networks changed this. You create a presence on
Facebook or LinkedIn and post your information, news and
updates. Your friends get alerted to any changes and they
log on and take a look; COIN networks use this ‘post once,
viewed by many’ approach. Now you write once, post once
and the system takes care of the rest.

WHAT IS COLLECTED?
For a facility management company that
has hundreds, if not thousands, of sup-
pliers and subcontractors on its books,
the job of collecting and verifying the
compliance information of each single
supplier and subcontractor’s employee
is, as it sounds, very tough. Since it is
mandatory, however, someone ends up
having the job of being on the phone,
calling and chasing up the expired or
missing documents. So what kinds of
documents need to be collected?
The compliance matrix separates
compliance documents into:
1. company TABLE 2.
2. staff
3. equipment, and Number of Total Fines Average Fines
4. facility. Prosecutions (individuals and
As an added complication, many of in ‘09 corporations)
these documents have expiry dates and Victoria 131 $6,843,850 $86,631
need to be checked on a regular basis,
South Australia 46 $1,147,985 $24,956
and some are issued by third-party
accreditation bodies and insurance com- New South Wales 108 Over $4.6 million Over $43,000
panies, and need to be checked for fraud.
Queensland 107 $3,535,000 $33,037
Suppose, as an example, that we
have the luxury of a full-time staff
member – we’ll call him John – who is getting them to fax or email documents documents. This tail-chasing exercise
responsible for collecting and reporting in. If John gets through the list for the continues for John day after day.
on compliance. day, he then looks at the database or The time wasting occurs for the
Every day, John comes into the Excel spreadsheet, looking for any contractor as well. Contractors are con-
offi ce and starts uploading documents expired or missing documents. When he tinually being asked by their customer
into the system that the contractors finds them, John then sends a specific to fax or email in updated compliance
have faxed or emailed in. Not all con- email to each contractor regarding the documents. They have to be provided
tractors fax in the right document, or missing or expired documentation. If for every proposal. Every time any work
even the current one, so John spends there is no response within a couple needs to be carried out, the facility
the majority of his time calling up the of days, John has to call them up. In manager should check that all relevant
contractors, asking for the correct, the occasional free time he has, John staff have current licences before they
missing or renewed document. Some does a double job of filing away each start work on-site.
may be busy or unavailable, so John has contractor’s compliance documents as
to call and call again. a back-copy. John is also expected to THE COIN APPROACH
In the meantime, since it is a volatile run random checks against fraud, call- The approach above means that docu-
industry where contractors come and go, ing up issuing authorities to check the ments are being logged multiple times,
John needs to contact new contractors, validity of certificates and compliance increasing the chances of errors.

FM APRIL | MAY 2010

31796_056-059_Legal-Metasc.indd 057 2010/03/18 16:34:55

 058 LEGAL FM
The documents from almost every sup-
plier and contractor document are being
logged hundreds of times. Once we add
staff-related compliance licences, the
volume rapidly gets out of control.
A medium-sized company can easily
have 443 compliance documents, 337
relating to staff.
With 100 customers, those docu-
ments are logged 44,300 times across
Australia. That’s 43,857 times too
many. This is a conservative fi gure;
often each facility manager has their
own database, so this can easily be
increased by a multiple of ten. That’s
one medium-sized company generating
almost half a million records. COIN-type
solutions like iCiX (the International
Compliance Information Exchange) turn
the responsibility for loading documents
on its head. Much like Facebook and
LinkedIn, the company above loads all
443 documents onto the COIN network
once, and once only. It also contacts all
100 customers, inviting them to join the
COMMUNITY OF INTEREST community to view the documents.
(COIN) NETWORKS Effective COIN solutions also
‘Social networking’ implies low security and a non- have automatic triggers, so that the
professional approach and ‘business networking’ is all compliance manager at the company
about exchanging business cards to fi nd new jobs and receives an automatic reminder two
new business. to three months before documents
‘Community of interest’ (COIN) networks imply: expire. This gives them time to renew
„ common purpose, and the document and upload it on the
„ dialogue. COIN network. For John, his task has
suddenly become much easier. He no
COMPLIANCE MATRIX
Docs with expiry dates Docs without expiry dates
External Internal External
Company • Multiple insurances • Policies • Company certificates
• WorkSafe cover • Awards
• Audits
Staff – own • Various licenses; • Various site inductions • Qualifications
staff and electricians, plumbing, • Certificates
subcontractors’ security, etc • Awards
staff
Equipment • Safety checks and audits • Maintenance reports • Specifications
Facility • Audits on anchor points, • Reports on anchor points, • Construction
lifts, air-conditioners, etc lifts, air-conditioners, etc documentation
• Inductions register
FM APRIL | MAY 2010
31796_056-059_Legal-Metasc.indd 058
longer has to chase and upload docu-
ments; his suppliers are doing it. Nor
does he need to check for expired docu-
ments, the system does it for him. As all
John’s suppliers have posted all their
compliance documents on the system,
with expiry dates, John can generate
real-time reports in seconds – reports
which previously took days to generate
and which were out of date when they
were produced.
This is just the start for John; COIN
network solutions, by their nature, are
based on communications, so they pro-
vide additional features such as:
„ incident and claim management, and
„ workfl ow for work requests.
To paraphrase Patrick O’Donnell
of CBRE, “[The COIN approach] has
saved us the task and drudgery of keep-
ing track of subcontractors’ compliance,
both to their statutory responsi-
bilities and to our specifi cations. It has
eliminated this incessant tail-chasing
exercise, enabling us to concentrate
on reducing our risk, which is of great
benefi t to the owners, our tenants and
our directors.” FM
Nigel Dalton-Brown is general manager of
metaSC, a division of IPcubed.
More information
MetaSC
www.metasc.com
Internal
• Annual report
• Environmental statement
• Safe work method
statements
• Internal training
• Awards
• Safe work instructions
• Fire evacuation manuals,
etc
2010/03/18 16:35:7
31665_2_FM_online.indd 1 2010/02/09 15:22:27
 060 LEGAL FM
GREEN LEASING AT FOREFRONT
IN NEW ERA OF REGULATION
Evan Economo. A new era of government-driven ‘green’ development and retrofitting is changing Australia’s
built environment. Lawyers EVAN ECONOMO and SCOTT HIGGINS from Gadens Lawyers
Australia outline the main regulatory driving forces behind emerging trends, and explain the legal
dynamics underpinning landlord-tenant relationships.
M
arket barriers and market
failures have traditionally
hampered cooperation
between owners and tenants to improve
environmental performance and ‘green’
buildings.
Scott Higgins. However, a new era of government
regulation and public financing is now
emerging, which seeks to overcome
these market failures and provide a real
boost to energy efficiency and ecologi-
cally sustainable development (ESD)
practices in the commercial property
sector.
Owners and tenants need to be aware
of the opportunities created by public
financing, as well as their new legal
obligations, and appropriately structure
leases to comply with the new legislative
requirements.
Preparing an effective green lease
requires a detailed understanding of
the regulatory landscape in which both
property owners and tenants now oper-
ate, as well as the broader market forces.
WHAT IS A GREEN LEASE?
A green lease is a generic term to
describe a lease that includes obligations
and/or incentives for both the tenant and
the owner to meet certain benchmarks
of energy performance and/or achieve
environmental outcomes in relation to the
tenancy or base building respectively.
ON THE FRINGE?
Why have green leases remained on the
fringe of the commercial property sector?
The ageing building stock throughout
Australia’s major cities presents both
owners and tenants with significant
opportunities to capitalise on investment
in energy efficiency and ESD practices.
This ageing stock (and the low cost to
FM APRIL | MAY 2010
31796_060-063_Legal-Gadens.indd 060
the economy of achieving significant
emissions reductions relative to other
industries such as power generation)
is a key reason why energy efficiency
is often described as the low-hanging
fruit in terms of Australia’s greenhouse
gas abatement opportunities (as can
be seen below in the Australian carbon
abatement costs curve by the McKinsey
Group on page 62).
Widespread uptake of green ret-
rofitting, improved energy efficiency
management and the use of green
leases, however, has largely been
restricted to government tenancies,
large institutional property owners
with high-profile assets, investment
trusts and other organisations with a
significant reputational or long-term
investment interests in green buildings
and ESD practices.
Most economists and commenta-
tors attribute this failure of the broader
property market to fully capitalise on
energy efficiency and ESD opportuni-
ties (including the underutilisation of
green leases as an effective tool to do
so) to the existence of ‘market barriers’,
such as the relative low cost of energy
compared to rental costs (in Australia
it is about 2.5 percent 1) and inefficient
allocation of resources by the market.
The two primary market failures that
prevent optimum energy effi ciency in
the Australian commercial property
industry are:
1. imperfect information; and
2. cost/benefit imbalance (commonly
referred to as ‘split incentives’ or the
‘principal-agent problem’).
The prospect of overcoming these
market failures is now becoming more
real for all participants in the commercial
property sector due to emerging regula-
tion and government policy, which is
specifically targeted at removing these
failures from the Australian market.
In the face of the changing regulatory
and policy landscape, both owners and
tenants need to rethink the way in which
leases are negotiated and structured so
that green outcomes can be achieved
without exposure to unnecessary finan-
cial risk and contractual uncertainty to
owners and tenants.
OVERCOMING IMPERFECT
INFORMATION
What is it?
Imperfect information in this context
generally relates to the two following
situations:
a. where there is a lack of consistent,
accurate and complete information
in the market about emissions and
energy data (i.e. carbon footprints);
and
b. where there is an imbalance of access
to information between different
stakeholders in the market such as
between owners and tenants (often
called ‘information asymmetry’).
Imperfect information is a significant
issue because individuals are likely to
make poor green investment decisions if
they lack adequate information on:
a. the level and pattern of energy con-
sumption and the ability to compare
this against benchmarks;
b. specific energy-saving opportunities
that are or may be available; and
c. energy consumption of new and
refurbished buildings, process plant
and purchased equipment (allowing
individuals to compare on a like-
for-like basis and make an informed
choice between efficient and
inefficient options).
2010/03/18 16:23:24
 Regulatory and government policy
response
The federal government (and COAG)
has recognised that imperfect informa-
tion acts as a significant handbrake on
green investment and has formulated
a comprehensive strategy targeted at
addressing it through direct regulation.
The key planks of that regulatory strat-
egy are as follows:
„ Mandatory Energy Efficiency
Disclosure (MEED) Scheme.
This national scheme (expected to
be introduced via legislation later
this year) 2 will require the disclosure
of base building NABERS ratings
and provide forward-looking energy
efficiency guidance on opportunities
for improvements whenever there is a
sale, lease or sub-lease of a build-
ing or tenancy of more than 2000
square metres NLA. It is specifically
designed to overcome both infor-
mation uncertainty and information
asymmetry between owners and
potential purchasers and tenants.
„ National Greenhouse and Energy
Reporting (NGER) Act 2007. For
many large businesses, including
property owners, tenants and facility
managers this national scheme now
requires the reporting of information
about energy consumption levels
across a portfolio of sites that
are owned or operated by those
businesses. This is designed to
make carbon footprints public
information and will extend in
coverage to smaller operators over
the next two years.
„ Energy Efficiency Opportunities
(EEO) Act 2006. For those large
energy users who need to report
under the NGER Scheme, infor-
mation deficiencies that presently
or previously existed in relation to
energy savings opportunities may be
partially redressed by the require-
ment to identify, implement and
report on savings opportunities under
the EEO Scheme.3
„ Minimum Energy Performance
Standards (MEPS). Mandatory
energy efficiency labelling (and soon to
be introduced Greenhouse and Energy
Minimum Standards (GEMS)) of
electrical appliances (such as washing
machines, dryers, fridges and dish-
washers), raw materials and HVAC&R
systems is designed to overcome
31796_060-063_Legal-Gadens.indd 061
information asymmetry in relation to
these key types of equipment.4
OVERCOMING COST/BENEFIT
IMBALANCE
What is it?
The basic premise is that a cost/ben-
efit imbalance (commonly known as
‘split incentives’ or the ‘principal-agent
problem’) occurs when the capital cost
for an energy efficiency or other ‘green’
project is incurred by a different person
to the person who receives the ben-
efits derived from that investment (e.g.
energy cost savings).
Removing intangibles (such as green
marketing, brand recognition and long-
term benefits such as reduction in risk of
obsolescence of ‘brown’ buildings), it is
generally tenants (and not owners) who
will receive direct and immediate financial
benefits from energy efficiency measures
undertaken by the owner (usually in the
form of reduced energy costs).
The growing investment in smart
metering and sub-meters for multiple-
tenancy buildings may be reducing the
effect of this cost/benefit imbalance (at
least in the context of tenancy improve-
ments). However, until such time as
higher rental returns or re-sale values
(on a short-term basis) are quantifiable
and guaranteed from green retrofitting
measures 5, then the willingness to com-
mit significant expenditure by Australian
property owners is likely to remain
confined to government buildings and
the top end of the market.
Regulatory and government policy
response
In order to overcome the cost/benefit
imbalance, the federal and state and
territory governments have introduced
a range of grants and funding programs
for green retrofitting and energy effi-
ciency initiatives, including:
„ Green Building Fund – provides
grants to owners of commercial
buildings (from 2008–2013) for
up to 50 percent of retrofitting or
re-commissioning project costs that
can demonstrate projected emissions
reductions (Stream A). Also provides
grants for up to 50 percent of costs
for training programs to develop skills
in emissions reduction and energy
efficient measures.
„ Energy Efficiency Trust (part of the
Australian Carbon Trust) – seed fund-
ing will pay the up-front capital costs
of energy efficiency investments and
businesses will repay the Carbon
Trust from the savings they make.
„ NSW Energy Savings Scheme –
allows owners or tenants to obtain
energy savings certificates for
energy efficiency improvements and
sell to energy retailers who have a
quota they must surrender under
the scheme. This replaces the NSW
Greenhouse Gas Reduction Scheme.
Victoria and South Australia also
have similar schemes, but for the resi-
dential sector only.
„ NSW Energy Efficiency for Small
Business Program – offers advice
and rebates to small businesses
that implement energy efficiency
improvements (may be open to tenant
improvements as opposed to Green
Building Fund).
It is also hoped that, in time, the
regulatory responses to address imper-
fect information (particularly MEED) will
create a ‘currency’ of energy effi ciency
to assist in establishing a direct cor-
relation between greener buildings and
rent/asset value. If successful, this in
turn will assist in addressing the cost/
benefi t imbalance because owners will
obtain better short-term returns on their
capital expenditure.
Increased energy costs as a result of
new regulation such as the embattled
Carbon Pollution Reduction Scheme
(CPRS), which contains the national
emissions trading scheme (if passed)
and the Mandatory Renewable Energy
Target (MRET), will also increase the
magnitude of cost savings from energy
efficiency and ESD practices generally
(because overall energy costs and prices
for carbon-intensive products will inevi-
tably rise). As a result, greener and more
energy-efficient buildings will become
much more attractive for purchasers or
tenants and thus help to close the current
gap between up-front capital expendi-
ture on energy efficiency and short-term
investment returns.
OVERCOMING MARKET
FAILURES
Can green leases play a role in overcom-
ing the key market failures?
The two market failures we have
discussed are primarily borne out of
traditional contracting and leasing
arrangements in the property industry.
FM APRIL | MAY 2010
2010/03/18 16:23:34
 062 LEGAL FM

AUSTRALIAN 2020 CARBON ABATEMENT COST CURVE

x Reduction below Industry Power

1990 levels, percent Buildings Transport
Break-even point Forestry Agriculture

Cost of abatement
AS/t CO2e

150 Avoided deforestation

Soil CO2
20 30
Coal-to-gas shifts, new builds
100 Energy efficiency, basic materials production
Reforestation
Forest management
50 Afforestation, pasture

Agriculture, livestock
0
Abatement below
business as usual
Mt CO2e
-50 Conservation tillage Geothermal

Residential heating/ventilation efficiency On-shore wind

Refrigeration efficiency Afforestation, cropland
-100
Biofuels Coal-to-gas shift

Residential lighting efficiency Agriculture, waste

-150 Residential stand-by savings Coal CCS retrofit
Commercial lighting efficiency Biomass

Car fuel economy Solar PV

-200 Residential water heating efficiency
Commercial air handling
Motor systems

0 50 100 150 200 250 300 350

NOTE: Abatement opportunities are not additive to those of previous years

SOURCE: McKinsey Australia Climate Change Initiative

Regulation alone cannot overcome sumption and emissions data continue to
these failures. improve in specificity and accuracy.
A new way of thinking and a new However, legislative and technologi-
approach to information and cost cal developments only partially address
sharing on the part of both owners and the imbalance (or asymmetry) in access
tenants is required to overcome the to such information between owners
market failures and unlock the full extent and tenants because although adequate
of available energy efficiency opportuni- information now exists, it is not neces-
ties. Green leases will play a critical role sarily being shared.
in this process, as they represent the Information sharing is a key aspect of
primary tool to achieve the required shift any effective green lease. Given the great
and turn attitudinal shifts into commer- level of information that now exists (and
cial reality. is now required to be disclosed publicly),
clauses in leases that require the sharing
Imperfect information and green of information are now far less burden-
leasing strategies some than they perhaps once were.
In relation to imperfect information, a There are numerous ways in which to
great deal of work has been done by mandate information sharing in a green
the existing and foreshadowed legisla- lease, ranging from detailed prescrip-
tion referred to above (particularly the tive regimes with periodic reporting
NGER and MEED Schemes). Devel- (and even rights to audit records and
opments in technology and expertise information) to more fl exible and col-
(such as metering systems) have also laborative approaches (such as the
transformed the market as energy con- formation of a ‘building management
committee’ with representatives from
both owner and tenant regularly meet-
ing and discussing in good faith energy
effi ciency information and opportuni-
ties). The right approach will depend on
a number of aspects of the deal, and the
parties.
These sorts of information sharing
provisions not only benefit the parties by
addressing market failures that prevent
green investment, they should also act as
an integral part of assisting both owner
and tenant to comply with the increas-
ing regulatory burdens placed on both
parties in the context of the legislative
framework referred to above.
COST/BENEFIT IMBALANCE
AND GREEN LEASING
STRATEGIES
The cost/benefit imbalance is largely a
creation of traditional leasing structures
and, as a result, while government incen-
tives and subsidies can be employed to

FM APRIL | MAY 2010

31796_060-063_Legal-Gadens.indd 062 2010/03/18 16:23:41

 help mitigate the problem, direct regula-
tion alone cannot redress the issue.
Many green leases typically seek to
deal with the cost/benefit imbalance
issue by placing mutual obligations on
both the owner and tenant to proactively
identify and implement ways to improve
their energy efficiency or ESD prac-
tices (usually with financial penalties for
non-compliance or a more cooperative
dispute resolution procedure, with an
opportunity for expert determination and
ultimately compensation for breach).
For the reasons set out above,
however, agreeing to significant energy
efficiency and ESD improvements in a
lease with penalties for non-compliance
is commercially unattractive for many
owners and tenants (particularly from a
purely short-term financial perspective.
Key considerations in preparing a
green lease include the following:
1. Net lease or gross lease – the types
of cost sharing and energy saving
clauses that are appropriate will
largely depend on the basic com-
mercial/pricing structure of the lease.
Different considerations apply for net
or gross leases because the cost/
benefit imbalance will be different in
each situation.
2. Requiring broad obligations or
itemised environmental objectives –
careful consideration should be given
to whether the parties wish to commit
to achieving a broad environmental
objective (such as a Green Star rating
or NABERS rating) or whether they
wish to commit to more detailed and
prescriptive objectives (such as identi-
fying, achieving and reporting against
specific energy efficiency and ESD
practices). One should also consider
how to administer/regulate these
commitments (for example, via a con-
sultative and collaborative ‘building
management committee’ approach).
3. Covering and managing regulatory
risks – the parties should consider
what provisions need to be inserted
to assist both owner and tenant to
comply with the various legislative
obligations placed on each of them.
This may be achieved through specific
and prescriptive regimes, information
sharing provisions or more flexible
mechanisms for ongoing consultation
between owner and tenant.
4. Hard or soft provisions and enforce-
ability issues – consideration should
31796_060-063_Legal-Gadens.indd 063
be given as to how the parties intend
to enforce ‘green obligations’. A ‘hard’
approach such as rent abatement or
reduction (i.e. set-off by tenants) or
rent increases and damages may face
enforceability issues. On the other
hand, ‘soft’ provisions may prove
ineffective due to a lack of certainty.
5. Ensuring consistency between green
outcomes and commercial structure
(and other parts) of the lease – often
green leases are structured by the
inclusion of a generic ‘green lease
schedule’. Care should be taken to
ensure that the requirements of the
schedule are consistent with the other
parts of the lease (e.g. considering
whether a make-good clause should
exclude green aspects of a fitout such
as lighting layouts and controls).
6. Ensuring provisions are dovetailed
with other (third party) agreements
– any party with obligations under a
green lease should ensure that its
obligations are ‘back-to-back’ with
any relevant third party agreements.
Common examples of such
agreements include maintenance
and facility management contracts,
services contracts and sub-leases.
CONCLUDING REMARKS
While the outcome of Australia’s long-
term policy for emissions reductions may
be uncertain at present due to the politi-
cisation of the issue between our major
parties, there can be little doubt that the
property sector is integral, indeed at the
forefront, in reducing Australia’s carbon
footprint.
Consequently, green contracting is
no longer an area restricted to high-end
projects driven by market forces and cor-
porate social responsibility, but is now a
reality of doing business as Australia and
the world move towards a carbon-con-
strained economy and businesses look to
protect their growing regulatory risk.
Owners and tenants should now
carefully consider how best to ensure
compliance with these new laws,
capitalise on the rapidly changing market
forces and demands, and improve the
energy, water and waste efficiency
and green credentials of their existing
building stock or tenancies in a way that
overcomes information deficiencies
and the traditional imbalance between
capital cost and energy savings. As green
leases become more prescriptive and
sophisticated in dealing with these issues,
the ‘one size fits all’ approach to green
leasing schedules will need to be revisited
in favour of a tailored approach. FM
Footnotes
1. International Energy Agency, “Mind the
Gap – Quantifying Principal-Agent Problems in
Energy Efficiency” 2007 at p 22.
2. Council of Australian Governments National
Strategy on Energy Efficiency July 2009 and
Mandatory Disclosure of Commercial Office
Building Energy Efficiency – Regulation
Document Nov 2009.
3. The Government’s First Opportunities
Report on the results from the Energy Efficiency
Opportunities Scheme from 2006-2008
has recently been released and notes that
collectively, participating corporate groups
have identified more than six million tonnes
of potential greenhouse gas abatement
opportunities across their organisations (at p 2).
4. Council of Australian Governments National
Strategy on Energy Efficiency July 2009.
5. See results of Citigroup Global Markets
study “ASX-Listed Office Trusts: Does “Green”
Pay? Feb 2010, which could not identify any
clear positive correlations between sustainabil-
ity criteria and financial metrics such as passing
rent, net income and valuations (see conclu-
sions at p 52).
Gadens Lawyers have developed unique green
leasing solutions that collectively deal with all of
these issues and help to overcome entrenched
market failures in the context of a range of leas-
ing structures.
Please contact the writers if you would like
more information.
Evan Economo is head of the ‘sustainability and
carbon compliance group’ at Gadens Lawyers
and Scott Higgins is a solicitor in that group.
They specialise in advising on green building,
energy efficiency and climate change issues
for the property and construction industry and
advise a range of clients on complex regulatory
compliance and effective drafting of project
documents to best achieve sustainability
outcomes.
More information
Gadens Lawyers
www.gadens.com.au
Evan Economo
eeconomo@nsw.gadens.com.au
02 9931 4950
Scott Higgins
shiggins@nsw.gadens.com.au
02 9931 4711
FM APRIL | MAY 2010
2010/03/18 16:23:46
 064 PROPERTY WATCH COMMERCIAL PROPERTY UNDER THE MICROSCOPE
Facilities management - earning the right to drive strategy
Rodney Timm from One of the biggest challenges
Property Beyond.
facing facilities managers is their
ability to demonstrate their own
strategic importance. RODNEY
TIMM offers some tips to help
facilities managers achieve the
corporate recognition and
involvement they deserve.
A
ll too often, management fails
to be convinced that facilities
managers can provide more
value than merely making sure facilities
operate adequately, are serviced appro-
priately and cost as little as is possible.
Acknowledgment that well-structured
facilities strategies can provide strategic
advantages to an organisation is seldom
recognised.
Why are facilities managers strug-
gling to build this credibility? Based on
the evolution of the service provision,
a confused perception of the industry
prevails. Practitioners come from many
different service offerings: janitorial and
soft services; engineering and building
maintenance services; accommodation
transactions; workspace design, man-
agement and churn; financial budgeting
and cost management; capital works
project management; and many others.
Skill levels tend to vary significantly
across these disciplines.
In addition, facilities managers
have reporting lines that vary dramati-
cally from one organisation to another,
reporting through to a range of different
operational and business support func-
tions. Unlike many other professional
service offerings there are no statu-
tory requirements for types of training
and skills, despite the size of budgets
controlled and the enormity of the
associated risk management obliga-
tions. When facilities operate well, no
one seems to be aware of the facilities
management role; but when problems
are experienced, facilities managers
are quickly deemed to be operationally
incompetent.
FM APRIL | MAY 2010
31796_064-065_Property.indd 064
FACILITIES MANAGEMENT
BRAND
The facilities management brand
linkage to strategy in the industry and
organisations is weak, confused and
misunderstood. This lack of strategic
credibility is compounded by a lack
of corporate knowledge illustrating
the linkages of facilities initiatives to
improved organisational outcomes. And
without a clear brand linked to strategy,
important relationship models with busi-
ness unit leaders are difficult to build.
Branding is far more than a name
and a logo. Branding is all about how
customers think and feel about services
or products being provided. Brands are
formulated in the minds of customers
as composites of all past experiences,
encounters and perceptions. While
products and services do stuff, brands
satisfy needs. It is evident that brand-
ing of facilities management related to
strategic decision-making has been
neglected. And with the trend towards
the integration of facilities with property
transactions and management func-
tions within organisations – which makes
compelling sense and is difficult to argue
against – the branding challenge may
even be greater and more confusing.
Past experiences tend to determine
the level of the facilities discussion
with business unit leaders. Everyday
mundane service level expectations of
staff will affect the facilities manage-
ment brand at the strategic level. Do not
expect positive responses to strategic
facilities initiatives, if the air-conditioning
is not performing to reasonable service
levels. Based on past performance what
is the facilities management brand within
your organisation? Is it based on the
poorly performing air-conditioning and
slow response to fix a flickering light?
Or the office relocation with no com-
munication planning, when everyone lost
their offices for open plan workstations
and got nothing in return? Or, is it based
on the clever workplace strategy that
resulted in greater productivity, indi-
vidual work style choice and significant
bottom line savings?
The facilities profession has been
evolving: from a janitorial, order-taking
and administrative function; through to
a controlling order-giving function; to
a two-way dialogue about needs and
responses; and, more recently, in some
organisations to the role of catalyst to
drive change and competitive advan-
tage. Make sure your brand is not stuck
in the past.
FACILITIES MANAGEMENT
MANDATES
Many different facilities management
models, both internal and outsourced,
exist. These models are usually
dependent on the mandate within the
organisation: an operational support
function; or mandate to achieve spe-
cific strategic objectives? But it does
not stop there – even with a strategic
mandate from the executive, facilities
managers still have to earn the right.
It is not difficult to see why this
situation persists. No matter what the
mandate, facilities functions continue
to be ‘commoditised’, with reporting
requirements linked to lower levels of the
business hierarchy. Often controlled by
the procurement function in an organisa-
tion, facilities and support services are
seen as commodities to be procured at
the lowest cost levels! Few in manage-
ment seem to understand that savings
in costs are not the primary ‘value add’
facilities opportunities. Few in manage-
ment seem to understand that gains in
productivity and cost savings in the rest
of the organisation through innovative
facilities strategies are far more signifi-
cant. This commoditisation of facilities
has come about through divergent
service delivery, poor branding and lack
of evidence to show that real estate can
make a difference.
To be effective at the strategic level
facilities managers need to have control
2010/03/18 16:35:38
 of the business assets and budgets –
but business unit leaders are reluctant
to give up this control. They seldom
believe that facilities managers know
the business, have the capability to think
strategically and will do the ‘right thing’.
Even with formal strategy mandates
facilities managers will soon learn that
they still have to ‘earn the right’ by dem-
onstrating improved strategic outcomes.
RELATIONSHIP MANAGEMENT
The ideal facilities relationship model
is focused on establishing a struc-
tured, meaningful and collaborative
approach to the alignment of business
and facilities strategies. This approach
is pivotal in guiding facilities opera-
tives into broader awareness and better
understanding of the business language,
parameters and needs. To be effective,
relationships need to be both formal and
informal, linking into all levels across
the business units. The relationship
should not be based on either an ‘order
taker’ or ‘order giver’ mentality. Facilities
management should not be perceived as
‘policing’ the use of the company’s asset
base, nor should it be seen as passive
support waiting for facilities requisitions.
To move to the role of business cata-
lyst, facilities managers need in-depth
understanding of the business unit
directions and focus on partnering to co-
create business and integrated facilities
strategies. Mutual trust is the founda-
tion stone. Awareness that facilities are
different but help is at hand underpins
the need for facilities management
skills. Awareness that the facilities team
understands the business opportunities
and threats promotes an open dialogue.
The challenge, then, is how to manage
these internal relationships and to be
able to continue to deliver services at the
right time and the right place.
Customer relationship management
models are used in most industries. In
their broadest sense they are all about
managing all interactions and busi-
ness dealings with customers – be
they external or internal. The focus is
to improve customer service and meet
31796_064-065_Property.indd 065
their needs. Typically, the
system’s architecture is
based on three components:
being operational – automating
basic customer-facing business
processes; analytical – analysing
customer behaviours and needs;
and collaborative – facilitating
interactions with customers through
all channels.
A collaborative ‘partnership’ rela-
tionship model would have some key
characteristics. Great people chemistry
as the starting point will ensure a good fit
between contributing parties. Clarity of
purpose and expectation management
with explicit goals and benefits will result
in each party having the same under-
standing of the expected outcomes. In a
‘win-win’ relationship it is expected that
strategic synergies will be achieved with
business units together sharing benefits
fairly. This may be reducing facility risk
levels, increasing business productivity
gains and/or entrenching facilities cost
savings where appropriate.
“No matter what the mandate, facilities
functions continue to be ‘commoditised’,
with reporting requirements linked to lower
levels of the business hierarchy.”
Facilities management service perfor- they are supporting by thinking about
mance measures need to shift away facilities constraints, possibilities and
from measuring inputs to measuring strategies to support competitive advan-
meaningful outputs. This will lead to tage. But, second, for facilities managers
substantiation of broader business gains to remain relevant they need to under-
generated from facilities and workplace stand the business of their offering: how
initiatives. In an ever-changing busi- they are defining their business; how they
ness world, the job is never done. The are structuring their operations; how they
facilities functions should be adapted are communicating; and how they are
continually to contribute to improved supporting their customers’ needs. FM
organisational performance. But the
brand must retain its integrity in being Rodney Timm is a director of Property
operationally efficient but not losing Beyond Pty Ltd – email
sight of strategic possibilities. Internal rodney.timm @propertybeyond.com.au
promotion is paramount to remaining With thanks to Martin Leitch of fmedge
relevant. Successes need to be shared. (www.fmedge.com.au) for some stolen ideas.
Most important in this re-positioning
of the brand is for facilities managers to More information
understand business. First, they need to Property Beyond
understand the ‘business of the business’ www.propertybeyond.com.au
FM APRIL | MAY 2010
2010/03/18 16:35:45
 066
066SOFTWARE
SOFTWAREFM
FM NEW APPLICATIONS AND TOOLS

IMPROVING PATIENT SAFETY

HealthCare Software’s innovative technology is being implemented in 16 hospitals across
Australia. In this article we examine how technology is helping to structure medication schedules while vastly
improving patient records.

C
utting down on medication
errors and improving patient
safety are just two of the
motivations behind the technological
innovations developed by HealthCare
Software.
The company’s chief executive
offi cer, John Elkerton, who worked as a
clinical pharmacist in hospitals for many
years before founding the company,
saw the amount of medication errors
being made and couldn’t believe that
patients’ records were still being written
on paper and fi led away.
He thought that there must be
a better way, particularly with the
advances in technology that have
transformed other industries.
Elkerton and his team have spent
the last fi ve years developing software
to provide an alternative approach to
managing patient medication records
and to help reduce the occurrence of
medication misadventure.
The software, called the
HCS Clinical Suite, is now being
implemented in 16 hospitals across
Australia.
Elkerton says that the software has
allowed clinicians in hospitals to share
patients’ medication records with the INNOVATION AWARD
other health professionals involved HealthCare Software (HCS) won the 2009 AMP Innovation Award for the Tasmanian section of the
in their care, both within hospital and Telstra Business Awards.

community settings.
“It means that there’s a record of
the medicines that the patient has
taken, the dosages, and whether
there were adverse reactions to any
medicines.
WEB-BASED SYSTEM
Because it is web-based, the record is
available throughout the health service
for reference whenever medication
This prestigious award marked HCS’s achievement in developing a commercially viable medication
and reconciliation software solution for use in acute care hospitals.
With more deaths occurring each year as a result of medication misadventure than motor vehicle
accidents, the safe use of medications and technology that assists in patient management has
become an important issue.
As Australia’s only exclusive provider of medication management software solutions, HCS offers a
viable alternative to traditional paper-based systems of patient medication management.
The HCS Clinical Suite has been designed to support hospital clinical staff to make the right choices
in the use of medicines by providing patient historical and decision support information. It also
provides clinical communications with GPs and community pharmacies to ensure continuity of care
when patients leave hospital.

decisions need to be made.

FM APRIL | MAY 2010

31796_066-067_Soft FM Lead.indd 066 2010/03/18 16:37:1 31668_1_T

 “During a hospital stay, the software
means that everyone handling a
case can add their information to the
record – from the physiotherapist to the
anaesthetist.”
This record of medication – a
whole-of-hospital electronic discharge
statement – is then available when the
patient leaves hospital.
The record can then be sent to a GP
and the patient is also welcome to retain
a personal copy.
“It means there’s a real handover
of care,” says Elkerton. “Australian
Government fi gures show that this
handover to GPs only happens in 40
percent of cases.”
Major heart surgery, he notes, is a
good example of the importance of a
good handover.
“After heart surgery, a patient may
no longer need half the medicines they
were taking and it’s so important for
the GP to know about these changes.
GPs are left hanging on a limb when
they don’t get this information. What
we’re looking at is the failure of one
part of the health system to adequately
Service, Maintenance and
Job Management Software
Call 13 SAGE or visit www.technisoft.com.au
31796_066-067_Soft FM Lead.indd
31668_1_Technisoft HPH.indd 1 067
inform another to enable them to take
responsibility for delivering quality
care.”
As this record is also available to
take home, it can help the patient,
carer or community nurse to better
understand the medicines that need
to be taken, how often and in what
dosage.
“This is also a very important feature
of the software. Australian Government
fi gures show that most medication
mistakes – 80 percent – happen in the
home. Some people take 10 medicines
at a time, and have to remember
when to take each medicine and how
much of each. These problems are
magnifi ed when people are elderly or
confused. We’ve worked very closely
with our customers and the Australian
Government to develop our system,
and we’ve more than met the applicable
national Standards.” FM
More information
Healthcare Software
www.healthcaresoftware.com.au
03 6224 9944
Development Partner
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2010/03/18 08:37:26
2010/01/25 16:37:6
 068 SOFTWARE FM
HEADING
copy
CarbonView
www.carbon-view.com
MOBILE MAINTENANCE TECHNOLOGY
Facilities management software supplier, BEIMS,
continues to provide market-leading mobile
maintenance technology to engineering and
maintenance teams around the country.
pocketBEIMS Work Orders and
pocketBEIMS Remote Request mean users
now have the ability to request, look up, assign,
complete and sign off work orders on the go
via Windows Mobile Technology and WiFi
infrastructure, GPRS or manual docking.
More than 450 pocketBEIMS users around
the country and internationally are experiencing
the benefits of real-time information, enhanced
productivity and a reduction in administration
time and paperwork.
St John of God Hospital Murdoch (Western
Australia) is one of the many BEIMS customers
enjoying the advantages of pocketBEIMS. “We
have increased our revenue from chargeable
clients by a conservative 25 percent – it was
amazing to see just how many store items did
not get written onto the paper work order,” St
John of God engineer Fred Foley explains. “Our
materials auditing process is now compliant with
our external auditor’s expectations, and we have
reduced the work order administration time by at
least 30 percent.”
pocketBEIMS also allows users to accurately
track the time spent carrying out maintenance
and repairs. “pocketBEIMS is well worth the
capital investment and is the way forward,” adds
Foley. “We found that our trades were spending
too much time doing work more suitable for
outsourcing to contractors and found that some
trades were not being utilised efficiently. The
ease at which key data is accurately collected is
also invaluable.
“pocketBEIMS has shed a new light on
discussions like: ‘I am too busy’. ‘Doing what?’
Now we know, and for how long,” he says.
BEIMS
www.beims.com
03 9602 2255
FM APRIL | MAY 2010
31796_068_Soft-followers.indd Sec1:68
NEW APPLICATIONS AND TOOLS
HASTIE GOES WITH PRONTO
Hastie Services, the air-conditioning and food-
services division of building and engineering
services provider Hastie Group, was in need of
an integrated ERP system that would provide
flexibility for business growth, given its future
acquisition plans.
Hastie Services found there was too much
double-up in data entry and inefficiencies with its
original software package, and selected Pronto
Software’s flagship ERP solution, PRONTO-Xi,
to link its project and service management tools
to its core financials data.
According to Victorian state manager of
Hastie Services, Christie King, a key business
benefit achieved since implementing PRON-
TO-Xi is improved field service response times.
With close to 60 service calls logged daily in
Victoria alone, Pronto’s Service Scheduler tool is
helping Hastie Services to gain deeper visibility
of all field service calls and workload.
“Service Scheduler gives us a visual refer-
ence of the technicians available at any point
in time,” King says. “It’s easy to customise and
narrow down by customer or call type and status.
All the data is automatically fed back to PRON-
TO-Xi, which also makes it easier to generate
KPI reports. It’s helped us to make much more
informed, faster decisions when allocating. It’s
also in real time, so multiple dispatchers can
allocate calls simultaneously if required.”
According to King, technology like PRON-
TO-Xi is part of a company imperative to shift the
mindset in field service. “Having a system like
PRONTO-Xi is playing a big role in boosting effi-
ciency across our field service operations, which
is the core of our business.”
Pronto Software
www.pronto.com.au
MANAGE DATA CENTRE ENERGY USE
To improve operational and energy efficiency in
data centres, Raritan has announced systems
integration capabilities for its Power IQ data
centre energy management software and
support for more data centre equipment.
Power IQ helps companies track and
analyse energy usage down to the individual
IT device level and implement energy-saving
actions from a central power console.
Power IQ’s new Web Services APIs – Power
Control API and Configuration Item API –
enable customers to integrate Power IQ with
their existing enterprise systems, such as HP
Asset Management, as well as build custom
tools. A customer, for example, can write Web
Service scripts to automate power control to
support their unique operational needs. “Power
IQ enables customers to manage their data
centres smarter,” says Raritan’s Gary Hull,
country director – Australia and New Zealand.
“Now with the new Web Services APIs, we
provide customers with a way to implement
their creative ideas to manage their enterprise’s
power.”
At North Carolina-based WebAssign, for
example, Power IQ is helping the company
reduce costs and manage its data centre
with fewer resources. “Power IQ allows me
to manage and forecast easily my power
needs in the data centre for optimal efficiency
and uptime,” says Matt Pusateri, systems
administrator at WebAssign, the leading
provider of online instructional tools for faculty
and students. “I can also look in one place
to obtain energy usage reports and to do
firmware upgrades of our Raritan intelligent
rack PDUs, rather than having to visit each
PDU individually. Additionally, the centralised
aggregation of my power consumption will be
invaluable in planning future data centres, and
analysing future power needs.”
Raritan
www.raritan.com.au
2010/03/18 13:29:50
 Integrated Facility Management
Facility Management Software
COMPANY/SUPPLIER

Profit Systems Inc - PMXpert

Maintenance Experts - MEX
Linked Business Concepts
Guardian Global Systems
FM Systems - (Advanced
Spatial Technologies)

Service Works Global

Envision IT - Encarp

Profit Systems Inc -

Techs4Biz - Pervidi
EventPro Software

Pronto Software
FM Innovations

Technisoft
Smartpath
IP Cubed
BEIMS -

CiMAS

(IFM)
MAIN SOFTWARE FUNCTION/APPLICATION

Asset Management and Works Management „ „ „ „ „ „ „ „ „ „ „ „ „ „ „

Booking Enquiry Management „ „ „ „

Building Maintenance Audit „ „ „ „ „ „ „ „

Business Continuity Management „ „

Business Performance Management „ „ „ „ „ „

CAD (computer aided design & Integration) „ „ „ „ „ „ „ „

Carpark Management „ „ „ „ „

Client Relationship Management (CRM) „ „ „ „

Computer aided Facility Management (CAFM) „ „ „ „ „ „ „ „ „ „ „

Computerised Maintenance Management Systems (CMMS) „ „ „ „ „ „ „ „ „ „ „ „

Enterprise Resource Planning „ „ „ „ „ „

Environmental Sustainability „ „ „ „ „ „ „

ERP Service, Maintenance & Job Cost Application „ „ „ „ „ „ „ „ „

Event Management „ „ „ „

Facilities Project Management „ „ „ „ „ „ „ „ „

Facility Maintenance Management „ „ „ „ „ „ „ „ „ „ „ „ „ „ „

Facility Management Systems „ „ „ „ „ „ „ „ „ „ „ „ „ „

Financial „ „ „ „ „

Financial Integration „ „ „ „ „ „ „ „ „ „ „

Fleet Management „ „ „ „ „ „ „ „ „

Handheld Facility Management Software „ „ „ „ „ „ „ „ „ „ „ „

Handheld with module PDA for SM „ „ „ „ „ „ „ „ „

Help Desk Application „ „ „ „ „ „ „ „ „

Hot Desking „ „ „ „ „ „ „ „

Integrated Email and Web Based Maintenance Requests „ „ „ „ „ „ „ „ „ „ „ „ „

Integrated Energy Measurement, Reporting System and Analysis for Multiple Sites/Daily
„ „ „ „
with Inclusion of Govt Standards for Compliance.

Integrated Facility Management „ „ „ „ „ „ „ „ „ „ „ „ „ „ „

Integrated Workplace Management Solution – Space „ „ „ „ „ „

OH&S, Incident Management „ „ „ „ „ „ „ „ „ „

Performance Measurement & Management „ „ „ „ „ „ „ „ „

Property & Lease „ „ „ „ „ „

Quality Control/Compliance Management „ „ „ „ „ „ „ „ „

Retail „ „ „ „

Room Booking Systems, Scheduling and Hoteling „ „ „ „ „ „ „ „

Space & Personal Management „ „ „ „ „ „

Supplier & Site Compliance Management „ „ „ „ „ „ „ „ „

Supply Chain Management „ „ „ „ „ „

Tender Process Management Module (TPMM) „ „ „

Total Infrastructure & Facilities Management (TIFM) „ „ „ „ „ „ „ „

Visitor Control „ „ „ „ „ „

FM APRIL | MAY 2010

31796_069_Software Table.indd 069 2010/03/18 13:30:34

 070 NEW FM PRODUCTS
Ï THERMAL CAMERAS
Axis Communications has released the AXIS
Q1910 and AXIS Q1910-E thermal network
cameras, two unique products that perfectly
complement any network video system that
is required to secure an area 24 hours a day,
seven days a week. The new cameras use
thermal imaging, which allows users to detect
people and incidents with great reliability
even in complete darkness and other diffi cult
conditions.
Axis Communications
www.axis.com
FM APRIL | MAY 2010
31796_070-071_New Products.indd 70
ÎHD VIDEO CONFERENCING
In response to the high demand for HD video
conferencing in the Asia-Pacific region, Sony
Australia has introduced its latest generation
HD visual communication system, the PCS-
XG55. Aimed at entry level and branch office
customers, it meets their needs of cost
effectiveness for better video quality and
convenience.
Part of the IPELA™ family, this model is ideal
for the education, healthcare, government and
corporate environment, regardless of whether a
portable or integrated installation is required.
Sony Australia
www.sony.com.au/videoconferencing Ð NEW DESIGNER HOTEL LOCK
AElement is a new RFID hotel lock from SALTO
Systems that provides an enhanced guest
Ð CARHARTT ENTERS AUSTRALIA experience using on-line wireless technology
Zen imports Pty Ltd, an Australian distribution and features stunning, cutting-edge design.
company, has added the Carhartt brand to its Developed specifically for the hotel market,
impressive stable of the world’s leading brands AElement allows you to integrate all your
in workwear and related products. physical security needs into one stylish,
There are a multitude of styles and designs energy- efficient, reliable wire-free system.
in the Carhartt workwear range perfect for It enables hoteliers to control the security of
professional performance, comfort and stay- their entire building, grant access privileges to
ing safe. individual rooms and gather audit trail data from
Carhartt is a 120-year-old American company. every door.
Zen Imports Salto
www.zenimports.com.au www.saltosystems.com
2010/03/18 16:37:32

Ð HIGH IMPACT AND HYGIENIC
Altro Whiterock wall cladding is a tough
and hygienic covering for internal walls.
Kitchens, laboratories, showers and corridors,
in particular, benefi t from this watertight,
wipe-clean and high-impact surface. In these
areas, people have traditionally opted for
ceramic tiles or plasterboard, which are not
tough enough to cope with modern hygiene
requirements. HACCP-approved, Altro
Whiterock gives you a superior option for
healthcare and food installations.
Altro
www.asf.com.au
31796_070-071_New Products.indd 71
Í COMMERCIAL GREYWATER
The Nubian Commercial Greywater Treatment
System is specifi cally designed for each
development and includes the following
features:
„ 2000–100,000 lpd
„ fully automated with remote online
monitoring
„ fi ve-step advanced treatment process
„ modular, future capacity upgrade
„ skid-mounted and factory tested
„ robust biological treatment
„ low operating costs.
Nubian has supplied greywater treatment
systems for schools, offi ce buildings, hotels,
training facilities and much more. Call Nubian
on 1800NUBIAN for a free quote.
Nubian
www.nubian.com.au
Ð NO MORE SPILLS
An environmental spill capture system that won’t
release waste under any conditions once it has
been absorbed is being introduced to Australia
by Enware SafeEquip.
The Imbiber Bead® super absorbent polymer
system – which will absorb a spill without leach-
ing – is ideal for use in waterways as a protective
barrier to prevent leakage from land into water or
from water onto land.
Effective on hydrocarbons and a wide range of
organic chemicals.
Enware Austalia
www.enware.com.au
Ï TABLE, STOVE TOP AND BAR
If you are wondering how to provide basic
amenities in a small kitchen area, Electrolux has
a multi-functional solution. Heart of the Home
is a thought-provoking, integrated solution
functioning as a kitchen table, cooking surface
and bar all in one.
Designs are crisp and modern and are easily
incorporated into a range of building types.
Electrolux
www.electrolux.com.au
Ð LADDER RANGE EXPANDS
Sayfa Systems has expanded its Vista
Fold Down Access Ladder range with the
introduction of the Vista Compact and Vista
Maxi, offering the right access solution for all
ceiling types.
Industrially rated at 150kg, Vista delivers a
complete four-in-one modular system. The
range is user-friendly, rapidly installed and
maintenance-free, while ensuring a low-
impact appearance and controlled access.
„ Vista Compact – to fi t standard roof trusses
„ Vista Commercial – for suspended ceilings
from 2200 to 3200mm
„ Vista Maxi – to suit extra high ceilings up to
4300mm.
Sayfa Systems
www.sayfa.com.au/vista
FM APRIL | MAY 2010
2010/03/18 16:37:50
 072 NETWORK

1. 2.

GREEN CITIES 2010 OFFERS CLEAR MESSAGE 5.

The inexorable push for more sustainable
practices and behaviours is now the dominant
and mainstream focus of the building industry,
as proven by the success of Green Cities 2010
in late February at Melbourne Convention and
Exhibition centre.
This year’s event had nearly twice as many
exhibitors as last year’s event, and the solid
enhance environmental quality, design great
places and promote good urban governance.
Another major announcement at Green Cities
was the release of a new research report warning
against traffic congestion in Australian cities.
The report, titled Cities for the future:
Baseline report and key issues, was
commissioned by the Australian Sustainable
1. Schneider Electric’s Darren Butler and Derek Brown, at
Green Cities 2010, say mandatory energy disclosure laws
affecting offi ces will be implemented later this year.
2. MWM colleagues Chris Ludekens, business development,
and sales manager Simon Helps, at Green Cities 2010.
3. Azheem Haseeb and Emma Burt from Coffey Environments,
at Green Cities 2010.
4. Muller Industries’ Matt Moran (internal product support) and
sales manager Manfred Jarchow discussed industrial cooling
innovations with guests at Green Cities 2010.

bank of visitors from FM, architecture, policy
and construction sectors demonstrated that
professionals have an ongoing interest in green
products and designs, relating to both new and
older structures.
Green Cities 2010 served as a forum for a
number of important announcements.
The Green Building Council of Australia
(GBCA), a key event sponsor, released a
new national framework for sustainable
communities. Launching the new Green Star
– Communities framework, GBCA chair Tony
Arnel said the framework would establish an
independent, national language to guide the
development of sustainable communities and
precincts.
“The framework – and its guiding principles
– provides a dual purpose,” Arnel explained.
“It is a national resource for those creating
sustainable communities and it establishes
the context for the GBCA’s Green Star -
Communities tool, which will commence
development in June.”
The national framework has been developed
by the GBCA and its partner VicUrban, in
collaboration with industry and government, and
outlines fi ve national principles for sustainable
communities: create liveable communities,
provide opportunities for economic prosperity,
Built Environment Council (ASBEC). 5. David Blakemore, marketing manager for Forbo Flooring
Systems, at Green Cities 2010.
It points to a bleak future where transport-
6. Also at Green Cities 2010: Ian Jones, director of Vipac
related greenhouse gas emissions (GHG) will Engineers & Scientists, says leaky roofs remain a chronic cause
increase by almost 50 percent and travel times of heat loss in buildings.
7. Joel Fleming, founding chairman of Climate Friendly Pty Ltd,
increase by 25 percent.
at Green Cities 2010.
“Congestion will worsen, travel times will 8. Koda Lighting’s business development manager Nina
become longer and transport-related GHG will Freeman at Green Cities 2010, showcasing the latest LED
technologies.
increase,” said ASBEC president, Tom Roper.
9. Brett Hazlett, manufacturers consultant – international;
It is evident that such changes in urban and David Baggs, technical director, principal sustainability
environments will require strategic solutions, consultant, both from ecospecifi er, discussed their new
inevitably affecting the ways in which we build, GreenTag program with visitors at Green Cities 2010.
10. At Green Cities 2010: GECA (Good Environmental Choice
occupy and maintain commercial buildings –
Australia Ltd) CEO Judy Hollingworth, and marketing manager
facility managers should be especially attentive Nick Capobianco.
to new trends in workplace dynamics (such
as changing working hours, overlapping uses,
multi-function spaces, etc) affecting their
assets.
Finally, the exhibition area was filled with
the sounds of whirring bicycle wheels as
close to 200 participants from over 35 teams
participated in the inaugural “AE Smith Pedal
Power Generator Race”.
This event was staged to highlight the effort
required to generate power via a special bicycle
generator, emphasising the importance of
saving energy in the general built environment.
Final race results for the Green Cities 2010
AE Smith Pedal Power Generator Race are
available now at www.aesmith.com.au FM

FM APRIL | MAY 2010

31796_072-073_Network.indd 072 2010/03/19 10:20:37

 3. 4.

5. 6. 7. 8.

9. 10.

31796_072-073_Network.indd 073 2010/03/18 16:38:55

 074 EVENTS

➤
ARBS 2010 HOTEL, HOSPITALITY + DESIGN 2010 WA SAFETY SHOW 2010
WHEN: 12–14 April 2010 WHEN: 24–26 May 2010 WHEN: 24–26 August 2010
WHERE: Sydney Convention & Exhibition Centre WHERE: Melbourne Convention & WHERE: Perth Convention Exhibition Centre
CONTACT: www.arbs.com.au Exhibition Centre CONTACT: www.wasafetyshow.com
CONTACT: www.hhdexpo.com.au
SAFETY IN ACTION ORGATEC 2010
WHEN: 20–22 April 2010 CIVENEX 2010 WHEN: 26–30 October 2010
WHERE: Melbourne Convention Centre WHEN: 20–21 May 2010 WHERE: Cologne, Germany
CONTACT: www.safetyinaction.net.au WHERE: Western Sydney International CONTACT: www.orgatec.com
Dragway at Eastern Creek
CARBON REDUCTION CONFERENCE CONTACT: www.civenex.com
WHEN: 20–22 April 2010
WHERE: Melbourne Convention Centre EUROPEAN FACILITY MANAGEMENT
CONTACT: www.carbonconference.com.au CONFERENCE 2010
WHEN: 1–2 June 2010 ADVERTISERS INDEX
FORM & FUNCTION 2010 WHERE: Madrid, Spain Altro 11
WHEN: 22–24 April 2010 CONTACT: www.efmc2010.com ARBS Insert
WHERE: Sydney Convention & Exhibition Centre
Armstrong Industries 39
CONTACT: www.formandfunction.com.au DESIGNBUILD MELBOURNE
fmedge 35
WHEN: 23–25 June 2010
DESIGNEX WHERE: Melbourne Convention & Exhibition GVA Project Control Group 76

WHEN: 22–24 April 2010 Centre Hays Facility Management 07

WHERE: Sydney Convention & Exhibition Centre CONTACT: www.designbuildexpo.com.au JLG 75
CONTACT: www.designex.info Philips Dynalite 09
DIGITAL SIGNAGE WORLD 2010 Polyflor 04
STRATEGIC PROPERTY PORTFOLIO MANAGMENT WHEN: 20–21 July 2010
RF Industries 33
WHEN: 4–5 May 2010 WHERE: Sydney Convention Centre
SCA Hygiene 37
WHERE: Sydney CONTACT: www.terrapinn.com/2010/digital
CONTACT: www.strategicpropertymgmt.com.au Technisoft 67

ENVIRO 2010 UCI 41

THE FACILITIES SHOW WHEN: 21–23 July 2010 UniGuard 25
WHEN: 11–13 May 2010 WHERE: Melbourne Convention & Workspace Commerical Furniture 02
WHERE: Birmingham, UK Exhibition Centre
Zip Heaters 03
CONTACT: www.thefacilitiesshow.com CONTACT: www.enviro2010.com.au

➤
ORGANISATIONS AND WEBSITES
American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) www.ashrae.org Association of Building Sustainability Assessors (ABSA) www.absa.net.au
Australasian Furnishing Research & Development Institute (Furntech-AFRDI) www.furntech.org.au Australian Institute of Refrigeration, Air-Conditioning and Heating (AIRAH) www.airah.org.au
Australian Building Codes Board (ABCB) www.abcb.gov.au Australian Competition and Consumer Commission www.accc.gov.au Australian Information Security Association (AISA) www.aisa.org.au
Australian Landscape Industry Association (ALIA) www.landscapingaustralia.com.au Australian Safety and Compensation Council (ASCC) www.ascc.gov.au
Blind Manufacturers’ Association of Australia (BMAA) www.bmaa.net.au British Institute of Facilities Management (BIFM) www.bifm.org.uk/bifm/home
Chartered Institution of Building Services Engineers (CIBSE) www.cibse.org Clean Energy Council www.cleanenergycouncil.org.au
Department of the Environment and Heritage (DEH) www.environment.gov.au Facilities Management Association of Australia (FMA) www.fma.com.au
Fire Protection Association of Australia (FPAA) www.fpaa.com.au Green Building Council of Australia (GBCA) www.gbcaus.org International Facility Management Association (IFMA) www.ifma.org
Managing and Occupying Buildings Sustainably www.mobs.org.uk Organisation for Economic Cooperation and Development (OECD) www.oecd.org
Property Council of Australia (PCA) www.propertyoz.com.au Standards Australia www.standards.org.au Sustainability Victoria www.sv.sustainability.vic.gov.au/buildings/index.asp
Tertiary Education Facilities Management Association (TEFMA) www.tefma.com World Health Organisation (WHO) www.who.int

FM APRIL | MAY 2010

31796_074_Events.indd 074 2010/03/19 09:18:58

32051_1_JLG Gatefold (IBC).indd 1 2010/03/19 11:42:2
 Corporate Real Estate | Architecture | Interior Design | Project Management | Construction Management

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