Volume 5 Number 1

March – May 2011

Variations of green:
Different ways for your building to
achieve green credentials

Official magazine of the Facility Management Association of Australia

Print Post Approved 340742 00155  $9.95 inc GST
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visit www.dynalite-online.com or call 1300 554 178.

Chairman’s Message
W
elcome to the first edition of Facility Perspectives for
2011.
As many of you would know, FMA Australia is part
of the Global Facility Management Association. This Association is a
worldwide federation of member-centred organisations committed
to providing leadership in the facility management profession.
Founded in 2006 upon the success of the ‘Partners in Excellence
Agreement’, it created a constitution and structure to develop wider
global recognition of FM. The Partners in Excellence Agreement was
a tri-party agreement involving the International Facility Management
Association (IFMA), British Institute of Facility Management (BIFM)
and ourselves.
In 2007, Global FM (GFM) developed a Balanced Scorecard to
drive forward several initiatives. Some of the outcomes achieved over
the three years include:
33 The success of World FM Day. 23 June 2011 will be our third
successive celebration of FM across the world. It gives each
professional body the opportunity to celebrate their successes
with their members and peers;
33 The launch of the annual Global FM Awards for Excellence in
Facility Management in 2010. To be held again in 2011 with
specific category winners of the FMA Australia Awards for
Excellence being nominated;
33 Establishing a resource centre to provide access to FM related
material. This can be found on GFM website; and
33 A gradual increase in GFM membership base. Recent
membership by Euro FM, the International Facility Management
Institute India (IFMI India) and FM Arena (Switzerland) illustrates
further interest from like-minded professional bodies.
The benefit that FMA Australia will gain from GFM will be
predicated on our active involvement and engagement. The global
association was created in 2007 to:
From the Chairman 1
33 Provide a platform to promote products and services to the wider
community;
33 Develop its global voice and influence to ensure that governments
around the world recognise the importance of FM;
33 Offer access to information sharing to enable best practice to be
available anywhere in the world; and
33 Network the FM community to further develop our industry
through international workshops, steering groups etc.
To date, GFM has a membership base of over 40,000. This is made
up of full members from France, Brazil, the UK, Hungary, USA, South
Africa and Australia. Other affiliate members include those previously
mentioned in this article.
In October 2010, GFM appointed Teena Shouse as the new
Chairman taking over from Steve Gladwin. Many of you would know
Steve from being National Chairman of FMA Australia, and being
instrumental with Stephen Ballesty in driving the FM Industry Action
Agenda back in 2004/05. Teena was the Past Chair of IFMA and
is passionate about the future of GFM. With the initial three-year
period involving a great deal of setup and recognition of GFM, Teena
envisages an opportunity to take the association to the next step in
its growth phase. FMA Australia will be working closely with our
international colleagues and contributing to the evolution of GFM at
future International Workshops and other forums in 2011. I will keep
you updated of any future developments.
Enjoy the magazine, and I look forward to a prosperous year ahead
for the FM industry.
Steve Taylor
Chairman
FMA Australia
Facility Perspectives
VOLUME 5 NUMBER 1
2 Contents

Level 6, 313 La Trobe Street

Melbourne VIC 3000
Tel: (03) 8641 6666
Fax: (03) 9640 0374
Email: info@fma.com.au
Web: www.fma.com.au

Published by

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430 William Street
Melbourne VIC 3000
Tel: (03) 9274 4200
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01 08 14
Email: media@executivemedia.com.au
Web: www.executivemedia.com.au
Offices also in Adelaide, Brisbane &
Sydney

Edited by: Gemma Peckham

Chairman’s FMA Australia Green
Editorial enquiries: Message Events Building
Tel: (03) 9274 4200 FMA Australia chairman Steve Green building is an ever-
Last November’s Awards for
Email:
gemma.peckham@executivemedia.com.au
Taylor discusses the benefits of Excellence was a fantastic night evolving facet of the building
FMA Australia’s involvement for FMA Australia, and the sector, and there are a growing
Advertising enquiries: with the Global Facility number of ways to achieve
upcoming ideaction11 will again
Tel: (03) 9274 4200 Management Association, and green credentials and implement
Email: media@executivemedia.com.au
looks towards the FM industry bring together ideas from across cost-saving initiatives.
in 2011. the industry.
Editorial contributors
Ross Bagnall, Robin Mellon, Tom
Cantwell, Marianne Baker, Phillip Roös,
Jeff Robinson, Adam O’Brien, Carly
Fordred, Terry Roche, Michael Green,
Chou Lien, Bryan Douglas, Annie Gales,
Peter Johnson.
04 Case study:
Engineering House 08 FMA Australian
Awards for
Excellence 2010
14 Stockland wins
inaugural award
for office energy
Take a look inside the efficiency
Engineers Australia Committee November 2010 saw the best
Layouts CitySwitch has awarded the
Belinda Crawford headquarters, which have and brightest of Australia’s
facility management first ever national award
received an overhaul of existing
industry recognised for their for improving office energy
Printed by building services with the help
Geon Impact Printing achievements. We provide a efficiency to property developer
of Norman Disney & Young.
full wrap-up of the winners, Stockland.
the highlights, and the
entertainment. 16 Cool runnings

46 ideaction 2011 Robin Mellon from the Green

Building Council of Australia
discusses the drawbacks and
We look towards this year’s
opportunities presented by
ideaction conference, and
air conditioning, and looks at
provide information about the
greener methods of cooling your
themes and presenters.
building.
Coming up in the
The editor, publisher, printer and their staff and
agents are not responsible for the accuracy or
June edition of
Facility Perspectives
20 Tax breaks for green
buildings
correctness of the text of contributions contained in Client Features Going green can be costly,
this publication or for the consequences of any use
made of the products, and the information referred to
Industry focus: IT RUD Chains but there may be good news
in this publication. The editor, publisher, printer and meets FM Brookfield Multiplex for property managers. Tom
their staff and agents expressly disclaim all liability of
Wiffen Products Pty Ltd Cantwell provides insight into
whatsoever nature for any consequences arising from Plus
any errors or omissions contained in this publication AE Smith & Son the government’s proposed
whether caused to a purchaser of this publication or + Green workspaces Express Glass Tax Breaks for Green Buildings
otherwise. The views expressed in the articles and
other material published herein do not necessarily + A full wrap-up of Armstrong World Industries program.
reflect the views of the editor and publisher or their
ideaction11 Haden
22 Are your buildings
staff or agents. The responsibility for the accuracy
of information is that of the individual contributors
+ An FM’s guide to Dorma Australia healthy?
and neither the publisher or editors can accept
responsibility for the accuracy of information which is reducing building waste Dyson Appliances Sick Building Syndrome can
supplied by others. It is impossible for the publisher
Judd Farris Recruitment be responsible for loss of
and editors to ensure that the advertisements + Spotlight on flooring GLG Greenlife Group
and other material herein comply with the Trade productivity, the poor health
Practices Act 1974 (Cth). Readers should make their + A look at social media Perpetual Property Care of workers, and can cost
own inquiries in making any decisions, and where
necessary, seek professional advice.© 2010 Executive for facility managers GGI Office Systems organisations greatly. Marianne
Media Pty Ltd. All rights reserved. Reproduction in
whole or part, without written permission is strictly + Education and training Australian Exhibition and Baker describes how building
prohibited. feature Conferences biology can help.

Facility Perspectives
VOLUME 5 NUMBER 1

26
Retrofitting for
green buildings
Retrofitting provides not only a
new lease on life for a building,
but environmental, health and
cost benefits as well – and
some properties are leading by
example.
26 Sustainable retrofits
to existing buildings
make a big impact
52 Phasing out: the
departure of HCFC
refrigerants
Ensuring that new buildings are
environmentally considerate
is very important, but it’s our
existing buildings that hold the
potential to dramatically lower
our carbon output. Phillip Roös
looks at retrofitting to make a
difference.
32 Finding new value in
old assets
Jeff Robinson provides advice
to facility managers, building
owners and tenants to assist in
achieving green credentials.
42 Going green
An old railway building has been
given a dramatic new lease on
life – InterfaceFLOR’s Sydney
office sets the standard for
sustainable refurbishment.
52
Maintenance and
essential services
Changes to HCFC imports and
global lease accounting present
new challenges for facility
managers, and we take a look
at what this means for the
industry.
Facility managers need to
be abreast of changes to
requirements involving HCFC
refrigerants. Carly Fordred
analyses how the phase-out will
affect you.
56 Effective space
management
The consideration of building
space is essential in the success
of any organisation, and Terry
Roche provides insight into how
best to use the space around
you.
58 The impact of global
lease accounting
changes in Australia
New international accounting
standards for operating leases
may place an enormous
administrative burden on
companies leasing real estate
and equipment. Michael Green
looks at the potential impact.
64
Spotlight on
lighting
Lighting is an area that can
provide energy efficiency and
cost savings. Two experts from
the field share their insights into
the lighting revolution.
64 Low carbon trend is
lighting the way
Lighting can make or break the
aesthetic of a building, but as
international lighting designer
Chou Lien points out, it can also
assist in lowering a building’s
carbon footprint.
66 The
LEDs
pros and cons of
LEDs have the building
industry abuzz, as they promise
substantially lower energy
output. But there are some
obstacles to widespread uptake
of this advancement in lighting,
and Bryan Douglas examines
how to approach these.
Contents 3
68
Water and Security
Insight into Australia’s water
industry is invaluable in order
to optimise water use within
a facility – find out how we
measure against other nations.
The Australian Security Industry
Association (ASIAL) also gives
us a run-down on vital security
considerations.
68 Water, water
everywhere
In the wake of the Canadian
CCPPP National Conference
on public private partnerships,
Annie Gale compares the
Canadian and Australian water
industries.
Security
70 Think security
The facility manager faces a lot
of security considerations for
keeping building occupants and
contents safe. Peter Johnson
outlines the important security
concerns for every facility
manager.
Facility Perspectives embraces
Green Printing Initiatives
This publication has been printed
using ECO-CLEAN print processes.
Vegetable based inks and recyclable
materials are used where possible.
Facility Perspectives
VOLUME 5 NUMBER 1
4 Case Study: Engineering House

Engineering House facilities

get an upgrade
When the Engineers Australia Committee decided that an upgrade of the existing building services
within Engineering House Brisbane was required, they called on the expertise of Norman
Disney & Young (NDY) to act as the building services engineering consultants and project managers.

T
he mechanical upgrade works included replacement
of the existing packaged air-conditioning plant serving
the John Keys Room and the Hawken Room foyer
with chilled water air handlers to improve energy efficiency
and control accuracy.
The primary airside upgrade, however, was the conversion
of the existing 50-year-old air handling plant from direct
expansion coils to chilled water. This conversion would allow
the entire plant to be converted to variable air volume control
with variable speed drives fitted to the fans to improve
efficiency.
A key component of the brief for NDY was that the
equipment and fit-out demonstrated a commitment to energy
efficiency and building lifecycle.
To achieve this, a Climaveneta air-cooled chiller replaced
the existing York reciprocation compressors and air-cooled
condenser. The old plant was ostensibly from original
construction.
The key feature of the new Climaveneta chiller was the
highly efficient TurboCor compressor, which is a high-speed
semi-hermetic compressor using oil-free bearing technology
and infinitely variable speed control. The coefficient of
performance actually increases as the cooling demand
increases, making the combination of the converted air
handling plant and the chiller very efficient.
According to NDY Project Engineer and Project Manager on
this job, Ross Bagnall, timing was a key factor.
‘The changeover and downtime period of any mechanical
plant in Queensland is of high importance on any job, so the
timing of the upgrade was paramount. Luckily the conditions
were in our favour for the downtime period and we were able
to meet tenant demands,’ Mr Bagnall said.
Engineering House Queensland facade
The electrical upgrade in the building included the

Facility Perspectives
VOLUME 5 NUMBER 1

Top Left: Existing plinth used to support chilled water pipework to new Climaveneta Air-Cooled Chiller. Top Right: Existing York DX Compressors. Bottom Left: New Chilled water pump incl.
VSD. Bottom Centre: Main air handling unit Variable Speed Drive (VSD). Bottom Right: Hawken Auditorium Foyer T5 lighting Upgrade.
conversion of all existing luminaires to their T5/T16 energy efficient
equivalent. These lights were controlled using motion control passive
infrared (PIR) detectors, and override switching, which gives each
tenant the opportunity to reduce the energy consumption within
their particular tenancy. Class 1 type energy meters were installed
on each floor to monitor electricity usage and graph energy demand
changes throughout the building.
‘A building management system (BMS) was installed to provide
full function control of the building to Engineers Australia. This
system allows individual control of each zone in the building, while
monitoring the equipment and allowing off-site monitoring and
control of the building’s mechanical systems,’ Mr Bagnall said.
‘Airmaster Australia were the nominated mechanical contractors
who completed the mechanical upgrade. Their understanding of cost
restraints and design initiatives allowed the project to reach practical
completion under budget and within a reasonable time frame.
‘Whilst the budget did not allow for the removal of existing plant
room equipment, Airmaster Australia dismantled and removed
compressors, motors and the air cooled condenser, without charge,
to demonstrate their commitment to not-for-profit organisations that
strive for modern energy efficiencies,’ added Mr Bagnall.
One of the more challenging aspects of the project was the
Case Study: Engineering House 5
chiller lift. Council approval was granted to lift the chiller into
place by crane between the hours of 1:30am and 4:30am on a
Wednesday morning. The lift itself went as planned, with very few
traffic disruptions, yet according to Mr Bagnall, ‘the 90-tonne crane
required to lift the chiller into place at the opposing end of the
building involved some creative manoeuvring to minimise disruption
to adjoining tenants.’
Despite a lack of existing building services information, NDY’s
extensive experience in such works allowed for a survey of the
entire building to formulate a workable design. While this was
a rather challenging task that involved creative ways of reaching
areas previously thought to be inaccessible, careful planning and
investigation by the engineers allowed it to be achieved without
major disruption.
About the author
Ross Bagnall
Ross Bagnall is Project Engineer and project co-ordinator within the MPlus
division for Norman Disney & Young Consulting Engineers in Brisbane. He
started working in the consulting building services industry in Ireland after
completing his honours degree in engineering and has been working with
Norman Disney & Young in Australia for the past three years. This work has
included many types of multifaceted projects including mechanical plant
modifications such as chiller upgrades and building modernisations.
Web: www.ndy.com
Facility Perspectives
VOLUME 5 NUMBER 1
6 CLIENT feature
client FEATURE

DEMAND FOR PUBLIC PLACE RECYCLING

ON THE RISE
While good recycling rates are being achieved through kerbside collections, there is still much to
be done in collecting recyclable materials in public places.

P
ublic place recycling has become a focus for the Federal
Government as it strives to meet our greenhouse gas
reduction targets and the growing public demand for access
to recycling facilities wherever they go.
A staggering 50% of a household’s recyclable material is generated
in public places1, and under 1/4 of this is recycled compared to more
than triple the amount at home2. With public surveys all saying that
people want to recycle when they are out and about, the message is
clear - provide more public recycling bins.
The National Packaging Covenant (NPC) provides a framework for
private sector companies and government agencies to roll out the
Public Place Recycling (PPR) program. The goal of this program is
to increase the level of recycling in public places through installing
Since it began in January 2008, Public Place Recycling has installed
3,500 recycling bins in 90 public venues in Queensland alone.
Companies such as Queensland Rail and Virgin Blue have
successfully implemented PPR programs, each estimating a diversion
of 50 tonnes of recyclable material from landfill per month. With
audits showing less than 5% contamination and the volume of
recycling increasing since implementation, it is clear that these well
planned PPR programs are working.
To enquire about the RUD C-Thru bins and other recycling systems,
call Mark Williams on (07) 3712 8000.
1 SOURCE: ABS 2007 REPORT ON SOCIAL TRENDS.

recycling bins at key retail, recreational, sporting, tourist and transport 2 SOURCE: HYDER CONSULTING AUSTRALIAN BEVERAGE PACKAGING CONSUMPTION,

sites. Currently, through industry bodies such as the Packaging RECOVERY AND RECYCLING QUANTIFICATION STUDY.

Stewardship Forum (PSF), ), the NPC co-funds

co funds over 38 projects with a
total value of approximatelyely $38 million.
RUD is one company that hat is working with the PSF on Public
Place Recycling projects. They nationally distribute
distribbututee an
extensive range of indoorr and outdoor recycling
recycliningg
bins that encourage efficient
ent waste collection
colleccti
tioon
and are designed specificallyally to help prevent
preevent
pr
cross-contamination of recyclable
ecyclable materials.
matterials.
ma
And because they are created ated for public
public
place use, RUD also offerss anti-vandalism
anti-va
vandalism m
and fire-resistance options.
ns.
RUD Product Specialistt Mark
Marark
Williams explains that “foror publicly
pu y
placed bins to be effectivee in
encouraging recycling with thh no-cross-
no-crross-
contamination, you need to tailortailo
or
waste bin options to the needs
of each particular site
and make it visually
obvious which materials
are to go into which bin.
You also need to design
the bin lid so that it not
only prevents the dumping ngg
of general waste, but also o
encourages the sorting off
recyclables.” Options such ch ass
RUD’s C-Thru range, which ch have ve
a clear body to allow an instant
nstant
visual cue on the appropriate
riate contents,
conten
ents,
can be combined with signage
gnage and shaped
sha
hape
p d
lids - round holes for cans,s, wide slits forr
paper – to help public usersers recycle responsibly.
responsnsibly.

Facility Perspectives
VOLUME 5 NUMBER 1
C-THRU Bin is a large stylish 180ltr capacity container with a clear body to enable viewing
of contents to ensure that there is no contamination of waste. The C-THRU Bin encourages
responsible recycling by providing a choice of hood apertures, specificially designed to suit
an array of different recycling/waste groups. Other key features include:
• Robust see through body;
• Choice of four hood apertures/colours;
• Keyed locking mechanism;
• Can be flat-packed for ease of storage;
• RecycleNow graphics and text sticker sets (optional extra).

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

8 West Link Place, Richlands Brisbane QLD 4077

• P: 07 3712 8000 • F: 07 3712 8001
• E: info@rud.com.au • W: www.bins4recycling.com.au
8 Awards for Excellence 2010
FMA Australia
Awards for Excellence 2010
O
n Thursday 25 November 2010, FMA Australia announced
the winners of the 2010 Awards for Excellence at Sydney’s
iconic Doltone House.
Opened by the Hon. Anthony Kelly MLC on behalf of the
Premier of New South Wales, Kristina Keneally, and hosted by
Paul McDermott of Good News Week, this massive event included
performances by legendary Aussie rocker Ross Wilson from Daddy
Cool, the outstanding new talent of Justice Crew, the all-male hip-
hop dance and musical group of Australia’s Got Talent fame, and
Darryl and Harmony Lovegrove.
There were an outstanding number of entries across all categories
for the 2010 awards, all of a very high standard, and FMA Australia
would like to congratulate all the finalists and winners.
Facility Perspectives
VOLUME 5 NUMBER 1
2010 FMA Australia and UGL Services Young Achiever of
the Year Award
Winner – Victoria Rose, UGL Services
About the winner
Victoria has a passion for driving business value through the
development of sustainable strategy with a solutions focus. She is
currently working for UGL Services overseeing the sustainability
management of several key client portfolios. Her background
within Australia’s national stevedoring industry saw her move
from operational efficiency toward a more environmental and
resource focus. She has been involved in NGERS and EEO reporting,
national project management, behavioural awareness campaigns,
strategy development/execution and large-scale global business
case developments. Victoria has recently been a key driver in the
development of an emerging leader’s network within UGL Services
to engage, lead, inspire and empower employees, support the
reduction of attrition and promote employer of choice status.
Currently Victoria chairs an Advisory Committee for a Sydney-
based sustainable equity management firm where she holds a
directorship. Additionally, she is working on developing a young
professional association which aims to position and prepare young
leaders and organisations for future success and growth. Her passion
and vision is to see organisations embrace sustainability as being
‘just good business’, whilst improving bottom lines, competitive
positioning and organisational culture.
This award was sponsored by UGL Services:
www.ugllimited.com/services.

2010 FMA Australia and Programmed Facility
Management State and Federal Government Excellence in
FM Award
Winner – Integrated Facilities Management Business Line, Jones
Lang LaSalle (ACT)
About the winner
Jones Lang LaSalle has been providing excellence in service
delivery to federal government departments since 1996. From
2009, the Integrated Facilities Management (IFM) team at Jones
Lang LaSalle has delivered a number of positive changes to federal
government departments in the management of their facilities. These
include a more strategic approach to property management, cost
savings through more efficient portfolio management, improved
transparency and management of data, enhanced procurement
capability, and refined maintenance processes. The IFM team has
also implemented innovations that have achieved tangible financial
outcomes for its clients. Examples of these are a lease buy-out option
methodology, lease classification rating system, technology systems,
and energy recovery program.
The IFM team has positively impacted the perception of the FM
industry by generating significant real estate savings for federal
government departments (and in turn the Australian taxpayer),
implementing transparent service delivery models, assisting in
improving sustainability credentials, getting staff involved in industry
associations, and implementing thought leadership, as well as
building robust career paths for employees.
This award was sponsored by Programmed Facility
Management: www.programmed.com.au
2010 FMA Australia and Spotless Most Significant
Research Initiative Excellence Award
Winner – Space as a Knowledge Management Tool, Geyer Pty
Ltd
Awards for Excellence 2010 9
About the winner
Geyer undertook research to better understand the role of space in
supporting the management of knowledge in organisations. Findings
suggest that despite its passive nature, space plays an active role in
the creation, storage and transfer of knowledge. This could imply that
the best tool that organisations have to manage knowledge may be
their buildings.
This research suggests that the relationship between space and
knowledge demands consideration as part of the operational and
strategic management of the facility. Facility managers thus have
a privileged role as custodians of the organisation’s competitive
advantage. The research was led by Laurie Aznavoorian and Dr
Agustin Chevez from Geyer, with over 25 years in the profession.
This award was sponsored by Spotless: www.spotless.com/fm
2010 FMA Australia and ISS Product Excellence Award
Winner – Airblade™ Hand Dryer, Dyson Appliances
About the winner
The Dyson Airblade™ hand dryer is the world’s fastest and most
hygienic hand dryer.
Dyson Airblade™ hand dryers deliver significant cost and energy
savings, providing a hand drying solution that dries hands hygienically
in just ten seconds. Using a hospital-grade HEPA filter, the Dyson
Airblade™ hand dryer eliminates 99.9 per cent of bacteria to ensure
that hands are hygienically dried. A safety and hygiene benefit to all
facilities, especially when considering that cross contamination of
bacteria between people is 1,000 times more likely to occur when
hands are damp.
Hand drying provisions are a core requirement of all facilities,
regardless of the size of the building, purpose of the facilities or end
users of the amenities. A hand drying device that can offer significant
savings, both environmentally, as it provides a solution to the gross
waste of paper towels, and from an operational point of view, as
it reduces the maintenance required to constantly refill dispensers,
as well as being a standout in its uniqueness, speed and appeal,
prompts good hand hygiene, and in the end delivers to facilities and
facility managers a healthier and more sustainable environment.
This award was sponsored by ISS Facility Services:
www.au.issworld.com
Facility Perspectives
VOLUME 5 NUMBER 1
10 Awards for Excellence 2010
2010 FMA Australia and Integrated Initiative in Customer
Service Excellence Award
Winner – Glen Eira City Council
About the winner
Glen Eira City Council is the local government authority for the City
of Glen Eira, which covers 38.7 square kilometres of Melbourne’s
inner south-east. It was created in 1994 following a merger of
the former City of Caulfield and the nearby suburbs of Bentleigh,
Bentleigh East, McKinnon and parts of Ormond. The area is home to
129,000 people across 56,000 households, representing more than
160 different cultural backgrounds, and is the centre of Melbourne’s
Jewish community.
Council works to develop a tolerant and caring community where
everyone can feel that they belong and participate in the decision-
making that leads to achieving the best possible health, safety and
lifestyle options within the city.
Council is proud of the services it provides to the community,
and also of its occupational health and safety record. In order to
provide a first-class responsive service to the community it serves,
Council utilises a customer tracking system. It also uses an asset
management database.
This initiative involved the integration of other databases into
the customer request and asset management processes to further
enhance the service that Council provides to the community. In
this example, Council’s hazardous material database has been
successfully integrated into its customer request tracking system and
asset management database to enable it to provide an enhanced
service to the community and a safer working environment for staff
and contractors.
This award was sponsored by Integrated:
www.integrated.com.au
2010 FMA Australia and Jones Lang LaSalle Impact on
Organisation and Workplace Excellence Award
Winner – Commonwealth Bank Group Property
Facility Perspectives
VOLUME 5 NUMBER 1
About the winner
Commonwealth Bank Group Property manages a complex property
portfolio for Commonwealth Bank and Bankwest, encompassing
retail branches and commercial offices across Australia and abroad,
for a workforce of around 45,000 people.
In 2007, the group reviewed its property strategy, and in particular
the support model available to manage the national portfolio of
sites, consisting of over 1,320 branches and 65 commercial office
buildings.
The fundamental premise of the group’s vision is that the
customer is at the centre of everything it does. To support this vision,
Group Property embarked upon a workplace renewal program to
not only provide state-of-the-art workplace facilities, but also to lead
a major change management initiative for greater collaboration and
more flexible work practices across business units.
Group Property’s approach involved consolidation of office space
in key locations, by vacating old buildings and moving into new
purpose-built premises, and insourcing its entire facilities team
to support the initiative. This was an opportunity for the team to
introduce a comprehensive client services model with locally-based
facilities management (FM) resources, which are integrated with the
business to support its retail and commercial priorities. Accordingly,
new workplaces were commissioned and designed to:
33 Facilitate collaborative team-based work styles without ‘silos’;
33 Foster innovation for competitive advantage; and
33 Support faster, smoother workflows across the business.
The new workplaces are complemented by innovative technology
to support smarter ways of working.
This award was sponsored by Jones Lang LaSalle:
www.joneslanglasalle.com.au
2010 FMA Australia and GJK Facility Services
Sustainability and Environmental Impact Excellence
Award
Winner – Forster Shopping Centre, Stockland (Shane Monro)
About the winner
Forster Shopping Centre, on the mid-north coast of NSW, is
Stockland’s first naturally ventilated mall. It relies on the natural
sea breezes to cool the centre, which means a huge reduction in
energy consumption. In addition, the centre is designed to rely
heavily on natural daylight rather than artificial light. As a result of
these initiatives, Forster has recently been awarded Australia’s first
5 star retail NABERS energy rating. In addition, it achieved a 3.5 star
NABERS water rating.

The driving force behind these operational changes is the
centre’s facility manager, Shane Monro. Shane, in conjunction
with the Forster centre management team, initiated a number of
comprehensive sustainability programs and trials which have led to
reductions in energy and water consumption, and reduced waste
to landfill. Shane, who has been at Stockland since 2007, is at the
forefront of Stockland’s grass-root trials, and plays a fundamental
role in ensuring that Stockland’s shopping centres are responding
to the sustainability challenge. In addition, as a result his great work
at Forster, Shane has been utilised at other Stockland buildings for
providing ‘one-on-one’ coaching as a result of his capabilities and
expertise.
This award was sponsored by GJK Facility Services:
www.gjkfacilityservices.com.au
2010 FMA Australia and Atlantis Service Provider
Excellence in FM Award
Winner – Spotless / Department of Education and Training,
NSW
About the winner
Spotless has over 30 years experience in large-scale facilities
management and maintenance contracts throughout Australia. One
of the top 15 employers in Australia, Spotless has over 37,000 staff
internationally who work in facilities management, cleaning, catering
and laundry services.
From July 2005, Spotless has worked with the NSW Department
of Education and Training to deliver facilities maintenance for 485
public schools across Sydney. Over this time, they have developed
a strong collaborative partnership with the Department, based on
exceptional service delivery and a strong focus on safety. This year
Spotless achieved a record zero injuries in the contract, and delivered
all project works on time and on budget.
Spotless’ service excellence is evidenced in their annual review
and audit results. They achieved 99 per cent in the most recent
annual review and received over 90 per cent in weighted scores for
all assessments in the last three years. Spotless has also achieved
100 per cent compliance over the last three years in the delivery of
programmed, statutory maintenance, according to Australian FM
Standards.
The Department strongly supports Spotless as an expert FM
provider, and has praised Spotless for their dedication to Department
projects.
This award was sponsored by Atlantis: www.atlantis.net.au
Awards for Excellence 2010 11
2010 FMA Australia and Rider Levett Bucknall Industry
Innovation Excellence Award
Winner – Airblade™ Hand Dryer, Dyson Appliances
About the winner
Dyson Airblade™ hand dryers are the world’s fastest, most energy
efficient and hygienic hand dryers, drying hands in just ten seconds.
These new technology hand dryers offer facilities an efficient,
sustainable and healthy alternative to the wastage of paper towels
and other drying devices.
Airblade™ technology
Dyson Airblade™ technology is different. Instead of painfully
slow evaporation, the Dyson Airblade™ hand dryer uses patented
technology to wipe hands dry with high velocity blades of air.
Unheated air is channelled through a 0.3 millimetre gap, no thicker
than an eyelash, and acts like an invisible windscreen wiper to wipe
moisture from hands; leaving them completely dry.
The Dyson Airblade™ hand dryer was the first product to be
awarded the Carbon Reduction Label from the Carbon Trust, a UK
environmental organisation dedicated to lowering carbon emissions,
which is strongly supported by the UK government. Represented
in Australia by Planet Ark, the Carbon Reduction Label program
was only recently launched in Australia to inform consumers about
the carbon footprint of their everyday products. Locally, Dyson
Airblade™ was the second product to be recognised by Planet Ark
Australia for its positive impact on Australians’ carbon footprint.
Compared to conventional warm air hand dryers, the Airblade uses
80 per cent less energy, so along with reducing energy consumption,
this also reduces the electricity bill. With certain facilities running
hundreds of hand dryers at a time, these costs can add up, and the
reduction outlined above with one Airblade™ unit, once extrapolated
across all hand dryers, results in significantly reduced running costs
for a facility.
This award was sponsored by Rider Levett Bucknall:
www.rlb.com
Facility Perspectives
VOLUME 5 NUMBER 1
12 Awards for Excellence 2010

Awards for Excellence

2010 Finalists
Brisbane City Council, Neil Wood

Clean Space Solutions, Sani Seat

Commonwealth Bank Group Property

Dyson Appliances, Airblade™ Hand Dryer

Express Glass, 24 Hour Service

2010 FMA Australia and Airmaster Facilities Manager of Foster’s Group

the Year Award Geyer Pty Ltd, Space as a Knowledge Management Tool
Winner – John Burgess, Jones Lang LaSalle
GJK Facility Services
About the winner
Glen Eira City Council
John Burgess, General Manager Transition – ANZ Centre, recently led
a team of property and facilities specialists in planning and executing Jones Lang LaSalle (ACT), Integrated Facilities Management
‘operational readiness’ for ANZ Centre – the Southern Hemisphere’s business line
largest single occupancy office building, accommodating over 6,500
people. Jones Lang LaSalle, John Burgess
On behalf of Jones Lang LaSalle’s major client, ANZ, John and his Jones Lang LaSalle, The MLC Centre
team delivered all operations contracts, site commissioning, testing
and mobilisation on time and with no business interruption. Knight Frank, Jon-Paul Mather
The success of this work has been acknowledged by ANZ who
Port of Brisbane, Roger Waalder
requested that John take on a broader role to close out the ANZ
Centre project and transition of all project functions to business as Spotless Facilities Services, Nathan Volke
usual operations – a role that would normally be filled in-house.
John Burgess is a director with Jones Lang LaSalle’s Integrated Spotless/ACT Defence
Facilities Management (IFM) business. Working with one of Jones Spotless/Department of Education and Training, NSW
Lang LaSalle’s largest clients in the Asia Pacific, John currently fills
the role of general manager, ANZ Centre. John has contributed Stockland, Forster Shopping Centre (Shane Monro)
significantly to the environmental outcomes that the building has
Sustainable Living Fabrics, Green Living Collection
achieved, including its 6 Star Green Star ‘Office Design’ rating and
registration for another two Green Star ratings. He also ensured that UGL Services in Partnership with Australia Post
the building services were delivered to the highest standard, befitting
an iconic building such as ANZ Centre. He has helped to set the UGL Services, Victoria Rose
benchmark in facilities management; many of the practices from ANZ University of Melbourne, ESD Operations Guide
Centre are being rolled out across ANZ’s global portfolio.
University of Woolongong
This award was sponsored by Airmaster:
Woolworths Ltd, Rod Glover
www.airmaster.com.au

The 2011 FMA

Australia Awards for
excellence will be
held on 10 November
2011 at the grand
hyatt Melbourne

Facility Perspectives
VOLUME 5 NUMBER 1
90,000 ASSETS, 10,000 FACILITIES,
121 BASES AND A CONTINUING COMMITMENT
TO EXCELLENCE

Brookfield Multiplex Services has been providing DMM REBRANDS TO BROOKFIELD MULTIPLEX
comprehensive maintenance services to the SERVICES
Department of Defence for more than 10 years.
In 2011 DMM is rebranding to Brookfield Multiplex
The market-leading property and facilities Services, bringing the benefits of the market-leading
management company won its first contract for the Brookfield Multiplex Services brand to the Department
Department of Defence’s Sydney region in 2000, at of Defence portfolio. This rebranding coincides with
that time as part as a joint venture with John Holland the Department of Defences’ own Strategic Reform
and under the brand of Defence Maintenance Program.
Management (DMM). A year later DMM acquired the
The expansion of Brookfield Multiplex Services’
Shoalhaven portfolio. The contracts were merged to
service delivery into the Central Northern NSW
form the new Northern NSW region, one of five of the
region, as well as its centrally based Property Service
larger national regions.
Centre, enables it to capitalise on these
In 2007, DMM won the Department of Defence’s arrangements. Commensurate with Defence’s new
Southern Victoria contract and has subsequently been priorities, the company is in the process of
successful in maintaining these contracts. Combined, establishing a Relationship Hub. This will simplify and
the three portfolios comprise 121 bases, more than standardise processes, ensure consistency of
10,000 individual structures and facilities and approach, promote synergies and eliminate inefficient
approximately 90,000 items of fixed plant and variances between the regions.
equipment.
Services provided include hard facilities management, BROOKFIELD MULTIPLEX SERVICES MANAGES A
project management, Help Desk services, fixed plant DIVERSE RANGE OF PROPERTY ASSETS FOR THE
and equipment maintenance and Engineering DEPARTMENT OF DEFENCE INCLUDING:
Operations. Specialist considerations include:
- Heritage regulations for facilities such as the office buildings, workshop facilities, live-in
historic Victoria Barracks in Paddington and accommodation, messes, warehousing, carparks,
Victoria Barracks in Melbourne teaching and conference facilities, childcare
- Issues surrounding OH&S, asbestos and facilities, hospitals, wharf/docking facilities,
environmental management, including airfields, fuel farms, recreational fields and
Environmentally Sustainable Design equipment, gymnasiums and swimming pools, firing
- Compliance with statutory regulations such as ranges, vast areas of bushland and fencing,
Civil Aviation Safety Authority specialist training facilities, chapels, research and
requirements and the Defence Aviation Safety test facilities, armouries, fire stations, museums,
Manual libraries, cinemas, sewage and water treatment
- The need for 24/7 site availability plants, substations and high-voltage
infrastructure,and
- The requirement for Plant Special Licences and
data/communications/transmission facilities.
Defence security clearance levels
for subcontractors.

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

14 green Building
Stockland
wins inaugural
national
award for
office energy
efficiency
P
roperty developer Stockland, who reduced carbon emissions
by 800 tonnes a year and saved $90,000 in energy bills, has
won the first ever national award for improving office energy
efficiency as part of a national partnership program led by the City of
Sydney Council.
Monica Barone, CEO of the City of Sydney, presented Siobhan
Toohill, Stockland’s general manager for corporate responsibility and
sustainability, with the inaugural CitySwitch signatory of the year
award at its Sydney office in Castlereagh Street.
CitySwitch assists companies leasing office space to improve their
energy efficiency. The program is run in partnership between the
cities of Sydney, North Sydney, Parramatta, Willoughby, Brisbane,
Adelaide, Melbourne, Perth, Port Phillip, the ACT Government, the
NSW Department of Environment, Climate Change and Water, and
Sustainability Victoria.
The judges said that Stockland is undoubtedly a green market
leader who demonstrated innovation, a dedicated commitment to
the pursuit of office energy efficiency, and an ability to find creative
solutions.
‘Energy efficiency is becoming a key competitive driver in the
commercial office market as electricity prices continue to rise and the
government prepares to put a price on carbon pollution,’ said Ms
Barone.
‘CitySwitch is now Australia’s leading energy efficiency program,
representing 1.46 million square metres of office space and over 305
tenancies – a 72 per cent increase on last year and approximately 6.5
per cent of the total office space in Australia’.
Stockland achieved a top 5 star NABERS Energy tenancy rating for
their Sydney head office through inititatives such as sub-metering
to monitor energy use, motion sensors for lighting, energy efficient
Facility Perspectives
VOLUME 5 NUMBER 1
appliances, replacement of all energy-intensive CRT monitors with
flat screen LCDs, timed air-conditioning switches in all meeting
rooms, and extensive staff engagement.
The rating was achieved without the use of GreenPower, where
customers pay a premium for electricity produced from renewable
sources such as wind. The NABERS rating, from 1 to 5, is an
industry-recognised tool to help tenants benchmark their greenhouse
gas reduction performance.
‘Stockland has placed a strong emphasis on both leading building
management practices as well as trialling emerging technology
towards reducing their carbon emissions by 800 tonnes, and saving
over $90,000 on energy bills during 2010,’ said MsToohill.
Energetics in Melbourne, and Cameron Chisholm Nicol in Perth,
were both runners-up of the 2010 CitySwitch Signatory of the Year
award, having achieved considerable savings through innovative
energy efficiency initiatives and extensive staff engagement.
The CitySwitch program, which began in 2006 in Sydney and was
launched nationally in June 2008, assists organisations to improve
the energy efficiency of their offices. Organisations that become
CitySwitch Signatories commit to achieving an accredited 4 stars or
higher NABERS Energy rating for their tenancy or whole building.
The current Australian market average is 2.5 stars.
An estimated 60 per cent of total energy demand in the central
business districts of Australia’s capital cities is attributed to stationary
energy use including office equipment, lighting and computers, with
tenants accounting for almost half the electricity consumed.
If all of Australia’s commercial office tenants were to achieve
a NABERS Energy tenancy rating of 4 stars or higher, a saving of
960,000 tonnes of CO2 could be made each year, which is the
equivalent of taking 200,000 cars off the road.
The national CitySwitch Signatory of the Year was selected from
the state winners as judged by representatives from the Green
Building Council of Australia, the Property Council of Australia and
CitySwitch.
This year’s CitySwitch National Awards acknowledged leading
signatories from each state who have demonstrated an exemplary
commitment to reducing greenhouse gas emissions and a high level
of environmental leadership and action.
The CitySwitch state award winners are as follows:
New South Wales
33 Jones Lang LaSalle – CitySwitch Signatory of the Year under
2000m2
33 Stockland – CitySwitch Signatory of the Year over 2000m2
Australian Capital Territory
33 Exergy – CitySwitch Signatory of the Year under 2000m2
Queensland
33 Queensland Nurses’ Union – CitySwitch Signatory of the Year
under 2000m2
33 Parsons Brinckerhoff – CitySwitch Signatory of the Year over
2000m2
South Australia
33 Zero Waste SA – CitySwitch Signatory of the Year under 2000m2
33 Department for Families and Communities – CitySwitch
Signatory of the Year over 2000m2
Victoria
33 Energetics – CitySwitch Signatory of the Year under 2000m2
33 EPA Victoria – CitySwitch Signatory of the Year over 2000m2
Western Australia
33 Cameron Chisholm Nicol – CitySwitch Signatory of the Year
under 2000m2
33 Wood and Grieve Engineers – CitySwitch Signatory of the Year
over 2000m2
“Choosing Formula Interiors as the key partner for your
project gives you confidence in both the project’s outcome
and in the process through which it is delivered”
AdelaideBrisbaneCanberraMelbournePerthSydney
P 1300 004 004 | F 1300 404 404 | E info@formulainteriors.com.au | W www.formulainteriors.com.au
POSITIVE RELATIONSHIPS ARE KEY
Mills Oakley Lawyers of level 6, 530
Collins Street, Melbourne are ready
to tell anyone who wants to listen
about how delighted they are with
the work carried out by Formula
Interiors. They were particularly
impressed that the project came in
on time and on budget without any
compromise on quality.
“The ability of you and
the Formula Interiors
team to meet our needs
while working within a
tight timeframe and strict
budget was critical”
The following is an extract from
an unsolicited letter written by
The Information Technology
Manager of Mills Oakley Lawyers,
Mr Josh Piper.
“We are delighted with the fit out
at our new premises, the design
and layout suit us perfectly and
I&D 13764
the quality of the materials and
workmanship is outstanding.
Throughout the process you and
the team were courteous and
happy to answer any of our queries
while working with us to oversee
the project and ensure all our
needs were met. The ability of you
and the Formula Interiors team
to meet our needs while working
within a tight timeframe and strict
budget was critical and you did an
exceptional job.
It was such a pleasure to work
with the team at Formula Interiors,
I would highly recommend you to
anyone looking to refurbish or fit out
office space.”
Formula Interiors know the
relationships established with their
clients, and how they manage their
expectations are critical elements to
their success.
16 green Building
Cool Runnings
By Robin Mellon, Executive Director –
Advocacy and International – Green Building Council of Australia
The break-out staff area at Norman Disney & Young’s Green Star office.
W
hile the Chinese can lay
claim to devising the
rotary fan for cooling in
the second century AD, it was not until
1902 that the first modern electrical air
conditioning unit was invented.
When American Willis Haviland
Carrier conceived of a machine that
could control not only temperature
Robin Mellon
but humidity too, he could never have
foreseen that his invention would irrevocably change our buildings
and the lives of the people within them. With less need for openable
windows, buildings could be constructed with larger floor plates. At
the same time, air conditioning led to productivity increases as office
workers could work through long, hot summers without raising a
sweat.
But while air conditioning technology solved many problems,
it brought with it some new ones. In his book, Losing our cool:
Uncomfortable truths about our air-conditioned world, Stan Cox
argues that society is paying a steep price for our air conditioning.
We stay inside longer, exercise less and get sick more often – and,
of course, the electricity required to keep our buildings icy-cold is
contributing to global warming.
As air conditioning has made the leap from a luxury to a necessity,
its use is ensuring its future use. The more we use air conditioning
now, the more it contributes to climate change, hotter summers and
even greater demand in the future.
However, recent innovations in heating, ventilation and air
conditioning (HVAC) technology are looking at ways of improving
energy efficiency, and in turn delivering significant financial
advantages and environmental benefits.
Smart, sustainable cooling concepts should be considered in
conjunction with other good, green design principles. Simple
passive design techniques that assist in controlling ventilation and
Facility Perspectives
VOLUME 5 NUMBER 1
the temperature of a building, without the use of any mechanical
systems, should form the basis of building design and retrofit work.
Reductions in energy needs can be achieved through site orientation,
window glazing and shading, good thermal mass and insulation
appropriate to the climatic conditions. Features such as these can
enable mechanical HVAC systems to be downsized. In essence, the
better the building façade, the less energy required inside.
While traditionally most of the focus on HVAC has been on
minimising its energy consumption, the Green Star rating system for
buildings takes an holistic approach to HVAC, assessing the amount
of fresh air delivered into a space, the mix and circulation of the air,
the quality of the air being circulated, and the capacity of the building
to deliver the air effectively, all of which can affect the wellbeing of
occupants.
The design and construction of an HVAC system is also considered
within a number of Green Star tools. In Green Star – Healthcare
v1, for instance, access to the ducting for maintenance purposes is
assessed, as is the construction of the system. In Green Star – Office
Interiors v1.1, projects are required to clean the existing ductwork
prior to use in order to reduce the amount of mould in the system
itself.
All Green Star rating tools measure the proportionally large
environmental impact of a refrigerant’s ozone depletion potential
(ODP) and global warming potential (GWP) – as a refrigerant
molecule might contribute 1,000 times more to climate change than
a molecule of carbon dioxide, for example. Furthermore, the water
use of an HVAC system is considered if the system uses a cooling
tower, as well as the risks that such systems pose with regards to
Legionella.
Innova21, the University of Adelaide’s new building for the
Faculty of Engineering, Computer and Mathematical Sciences,
boasts an array of HVAC innovations which will not only reduce the
environmental impact of the building, but help improve learning
outcomes for students.

The eight-storey building was awarded a 6 Star Green Star –
Education v1 rating in May 2010, representing ‘world leadership’ in
environmentally sustainable design.
Innova21 features a natural gas-fired tri-generation plant
that supplies all of the building’s electricity, heating and cooling
requirements and will reduce peak electrical demand by around 60
per cent compared to ‘business as usual’. Due to local planning laws,
the plant has been designed to run in ‘island’ mode, which means it
is isolated from the grid. This posed a number of design challenges
but was deemed worthwhile due to the significant operational,
environmental and life-cycle savings offered by the plant.
Tri-generation installations typically convert around 75 to 85 per
cent of the energy source into electrical power and useful heat. This
compares favourably with conventional power generation, which has
a typical delivered energy efficiency of only around 30 to 35 per cent.
This is particularly important in South Australia where the majority of
power is generated by coal-fired power plants.
Costs for the plant were further offset by reducing the need for
traditional plant infrastructure such as back-up generators and
separate boilers and chilling units. Innova21 also gained a ‘green tick’
for the 500,000-litre water tank that harvests water from around the
campus for use in the building’s cooling towers and toilets.
Another stand-out feature of Innova21 is the innovative use of
the building’s foundation piles for geothermal energy storage. This
system uses the thermal mass of the earth beneath the building to
provide an efficient source of cooling for the building after hours.
The system involves reticulating chilled water, produced by the
building’s tri-generation plant, through pipework embedded within
the foundations. This cools the ground, and in effect enables the
building to ‘store’ energy to cool areas, such as data rooms, after
WHY WOULD YOU?
BEFORE
Using a cooling tower like this is yesterday’s thinking.
They consume over 5000 litres of drinking water per day.
They carry the risk of the deadly Legionnaires’ disease.
LET MULLER
FIND THE BEST
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green Building 17
hours, when the tri-generation plant is turned off. Cooling the
building in this manner is more efficient as it allows most cooling
potential to be produced using the tri-generation plant’s absorption
chiller, which uses waste heat to produce chilled water, rather than
less efficient electric chillers. The use of geothermal energy storage is
an Australian first and is calculated to reduce the building’s cooling-
related CO2 emissions by 58 per cent.
Innovative cooling systems aren’t just the preserve of new
buildings. Norman Disney & Young’s Melbourne office at 115
Batman Street is the first refurbished building to achieve certification
under all three Green Star Office rating tools. The project, which
has transformed a derelict factory into a state-of-the-art multi-storey
office block, achieved a 5 Star Green Star rating under the Office
Design and As Built v2 rating tools, as well as a 5 Star Green Star
Office Interiors v1.1 rating. The building now accommodates the
entire Melbourne team of consulting engineers, and is a strong
symbol of NDY’s commitment to a sustainable future.
Within the building, a passive chilled beam system is used
for ground, first and second floor air conditioning. Chilled beam
technology works via convective cooling, where warm air rises and
is cooled by the chilled beam pipework in the ceiling panels and
then falls back to the floor. The process is more efficient than air-
based cooling in drier climates and also eliminates the effects of
draughts that may occur with conventional air conditioning systems.
NDY’s system ensures the space is comfortable and operates well in
extreme conditions.
The bottom line for facility managers is this: the efficiency of HVAC
systems has improved significantly over recent years. Replacing an
existing HVAC system with a newer model may help you to deliver
significant energy savings. However, if capital costs are an issue,
WHY WOULDN’T YOU?
AFTER
Choosing a 3C Cooler is a decision for now,
and for the future. They consume up to 80% less water.
They eliminate the risk of Legionnaires’ disease.
03 8761 6155
mullerindustries.com.au
COMPANY MEMBER
Facility Perspectives
VOLUME 5 NUMBER 1
18 CLIENT Building
green FEATURE

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

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CLEANSCENE
Air conditioning enjoys
should not association
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Wash
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20 green Building

Tax breaks for green buildings

By Tom Cantwell, head of real estate, DLA Phillips Fox
Fresh from the implementation of the Commercial Building Disclosure (CBD) laws in November 2010,
the Commonwealth Government is pressing ahead with its drive to green Australia’s building stock.

Facility Perspectives
VOLUME 5 NUMBER 1

T
he CBD program requires
owners of commercial
office buildings of greater
than 2000m2 to disclose the energy
efficiency of the buildings during
a sale and for major leases. This
compulsory regime has increased
the focus within the property
Tom Cantwell industry on the energy efficiency of
the existing building stock and is a
move away from the former voluntary rating processes.
However, the cost of retrofitting existing buildings to make them
more energy efficient has remained the major stumbling block for the
industry and has delayed the widescale take-up of energy efficient
retrofits. Assistant Treasurer, Bill Shorten, and Parliamentary
Secretary for Climate Change & Energy Efficiency, Mark Dreyfus,
have now jointly released the government’s consultation paper on
their proposed Tax Breaks for Green Buildings scheme, which aims
to increase the payback from green retrofits and overcome this
hurdle.
Scheme overview
The scheme proposes a one-off bonus tax deduction of 50 per
cent of the cost of eligible improvements. This tax deduction is in
addition to the normal capital allowance deduction, enabling 150 per
cent of their total value to be deducted over their life and providing
significant cash flow benefits to owners upgrading their properties.
The scheme is open to existing commercial office buildings,
shopping centres and hotels, provided they are currently covered
by the National Australian Building Environment Rating System
(NABERS) and have below average energy performance. NABERS
is managed by the NSW Department of Energy, Climate Change
& Water on behalf of all Australian states and territories and is
becoming the de facto energy efficiency standard, having also been
adopted by the mandatory CBD program.
Being limited to buildings with a NABERS rating of two stars or
less, the scheme will deliver the most benefit by improving the worst
performing buildings. In order to qualify, the energy efficiency of the
building must lift by at least two stars and achieve a minimum four-
star rating.
The scheme is due to commence from 1 July 2011 and run until
30 June 2015, with $1 billion allocated for the life of the scheme.
With this budget likely to be rationed, one of the questions to be
resolved is whether the deductions will be granted on a ‘first come,
first served’ basis, or whether only the best-performing projects will
be chosen.
A global approach
The consultation paper proposes that a global approach be applied
to the costing of the energy efficient elements. This is appropriate
as most retrofits seeking to achieve significant energy efficiency
improvements include many different elements, such as improving
lighting, heating, ventilation, air conditioning systems, upgrading
building management and control systems, and, more rarely,
green Building 21
improvements to the façade or building fabric.
Where many parts of the retrofit work together to deliver the
energy efficiency improvement, it is not clear how the amount
eligible for the tax break will be calculated. For instance, the
consultation paper contemplates that non-capital expenditure on a
post-installation NABERS assessment, development or installation of
improved software for building automation and costs associated with
commissioning of the building may be examples of non-construction
costs to which the tax break applies. However, it is unclear how
fees payable to consultants such as architects and engineers, ESD
advisors or NABERS assessors for pre-submission evaluations would
be handled.
Key requirements
The scheme does not apply ‘as of right’ or as a self-assessment
regime. To obtain the tax bonus, a building owner must complete
three stages with significant approvals and reporting obligations:
33 Stage 1: The submission of the initial retrofit proposal, which
has to be accepted and registered by the Department of Climate
Change & Energy Efficiency (DCCEE).
33 Stage 2: The implementation of the retrofit. The current
proposal is that any contracts entered into prior to the retrofit
being registered would not result in eligible expenditure, even if
the works took place later. This may lead to significant delays in
the timing of works and be difficult to manage from a practical
perspective. Biannual reports must be submitted to DCCEE
throughout this stage.
33 Stage 3: Upon completion of the works, a new four star-plus
NABERS rating must be obtained. Various compliance materials
must be compiled and submitted to DCCEE for approval and
for DCCEE to issue a certificate confirming eligibility of the
project for the tax bonus. As a NABERS rating requires 12
months of operational data after the building is commissioned
and optimised, two years have been allowed for the issue of the
NABERS rating, with the ability to request extensions if building
performance has not achieved the required level.
It is only after DCCEE has issued a certificate that the bonus tax
deduction could be claimed. There would therefore be no certainty
at the commencement of the project whether or not the tax break
could ultimately be achieved, or the timing of the deduction. This
will make budgeting for the impact of the tax break difficult for
building owners.
A number of completed projects have struggled to perform at the
level of energy efficiency predicted by the design modelling. It will be
critical to ensure that all assumptions made in the modelling process
are appropriate so that the building will achieve the required rating
upon the retrofit being completed.
As for the CBD program, the proposal is for much of the
information in applications to be accessible through an online
register. This should prove a useful tool for the future planning of
retrofits, with much greater transparency of costs and benefits.
The scheme is undergoing consultation with the public and the
property industry, prior to its details being finalised. Submissions can
be made online to DCCEE.
Facility Perspectives
VOLUME 5 NUMBER 1
22 green Building

Are your buildings healthy?

Headache, fatigue, poor concentration… If the occupants of your building were frequently complaining
of these health issues, would you stop to consider the possibility of a sick work environment?

W
ith the current emphasis on energy efficiency, buildings What makes buildings sick?
are often constructed to be airtight, which can lead to Each room in a building may contain hazards that can make people
insufficient air exchange. Hence, chemicals that enter the sick. It is particularly important to consider the contaminants present
indoor environment either from the outside or from internal sources in areas where people spend the most time. Common indoor
stay trapped inside, where they may make us sick. In addition, the contaminants and their sources include:
use of electronic equipment and wireless communications is now 33 Dust and dust mites. Sources:
commonplace. 33 air conditioning systems;
33 ineffective cleaning practices.
What is Sick Building Syndrome? 33 Mould. Sources:
Sick Building Syndrome is a condition in which people experience 33 Air conditioning systems;
ill health only when inside a particular building. They are free of 33 Surfaces subjected to condensation;
symptoms outside of that building. While symptoms vary from 33 Areas kept damp by flooding or leaking water pipes.
person to person, they may include headache, fatigue, poor 33 Chemicals. Sources:
concentration, eye/nose/throat irritation and asthma. 33 Cleaning products, pesticides;
This condition is different to building-related illness, which refers 33 Chemicals released from paints, adhesives, building
to ill health caused by a particular building contaminant. These materials, furnishings;
symptoms are felt even when occupants are away from the source 33 Fumes from photocopiers, fax machines, printers;
of exposure. Examples include Legionnaire’s disease and asbestos- 33 Automobile exhaust.
related diseases. 33 Electromagnetic radiation. Sources:
33 Computers, printers, photocopiers and other electronic
equipment;

Facility Perspectives
VOLUME 5 NUMBER 1

33 Wireless internet, cordless phones and other wireless
devices;
33 Electrical switch boxes and building wiring;
33 Street power lines;
33 Electrical substations;
33 Rooftop mobile phone masts, radio repeaters and other
telecommunications antennae.
33 Other sources:
33 Temperature and relative humidity either too high or too
low.
How building biology can help
Building biology is the study of the relationship between buildings
and life. It is concerned with the impact of the built environment
on human health and the use of this knowledge to create healthier
buildings. It considers the connection between people and buildings
and between buildings and the environment.
The application of building biology principles can result in an
energy-efficient building with minimum exposure to environmental
sources of illness. These principles can be applied either when
designing a new dwelling or when planning or executing changes to
an existing structure.
Reducing exposure to environmental causes of illness
indoors
Ideally, the best way to reduce exposure to adverse factors is to
eliminate their sources from the work environment. If necessary,
less toxic alternatives can be substituted for more toxic products. If
it is not possible to either eliminate or substitute a source of illness,
then either isolate it or increase your distance from it. Improved
housekeeping practices may be beneficial if sources cannot be
eliminated.
While a professional assessment, such as an electromagnetic field,
radio frequency or indoor air quality assessment, of your property is
the only way of ascertaining your exposure to indoor health hazards,
there are many simple things that you can do to make your interior
spaces healthier.
33 To reduce exposure to electromagnetic radiation:
33 locate spaces where people spend the most time as
far away as possible from power lines, substations and
electrical switch boxes;
33 use corded appliances rather than mobile or wireless
green Building 23
equipment.
33 To reduce exposure to moisture and mould:
33 ensure good ventilation to reduce humidity in all indoor
areas;
33 completely dry all wet materials within 48 hours of them
becoming wet;
33 fix all water leaks, broken pipes, etc., as soon as they are
identified.
33 To improve indoor air quality:
33 place photocopiers, faxes and printers in an area that is
away from desks and is vented to the outside;
33 use cleaning agents such as microfibre cloths, white vinegar
and water;
33 have air conditioning systems serviced, ducts cleaned and
filters cleaned/replaced regularly;
33 ensure that intake air for air conditioning systems does not
come from damp, mouldy or polluted areas;
33 vacuum regularly with either a HEPA vacuum cleaner or a
ducted vacuum system exhausted to the exterior;
33 avoid using pressed woods, particle boards and plywood;
33 use only paints, varnishes, wood oils and adhesives which
are made from natural, non-toxic products.
How indoor air quality testing identified another potential
workplace health hazard at client Richard’s workplace
Several of Richard’s team members were concerned that the eye
soreness and headaches that they often experienced at work may
have been associated with dust entering the office through the air
conditioning vents.
Although previous investigation by HVAC professionals had found
the air conditioning ducts to be clean, Richard asked me to conduct
an assessment of the airborne particulate levels in the workplace to
determine whether or not they were within safety guidelines.
Test results
Testing found that respirable particulate (PM10) levels in all
sections of the workplace were well within the Australian Air
Quality Standard. While there is no standard for ultrafine particulate
exposure, levels in all sections of the workplace were well within the
range normally found in indoor environments and were significantly
less than the outdoor levels.
Outcome
The finding that respirable and ultrafine particulate exposures in
the workplace were acceptable provided some peace of mind for
Richard and his staff.
In addition, I noted during the assessment that the staff members
who had been experiencing headaches and eye soreness occupied
workstations beside the windows on one side of the building, where
glare was greater than it was elsewhere in the workplace. I therefore
recommended that steps be taken to reduce the glare to which these
team members were being exposed.
About the author
Marianne Baker
Marianne Baker is director of Building Wellness Pty Ltd. She holds a Diploma
of Building Biology and is President of the Australasian Society of Building
Biologists. Further information about indoor environment assessments can be
obtained at www.buildingwellness.com.au or by emailing
marianne@buildingwellness.com.au.
Facility Perspectives
VOLUME 5 NUMBER 1
24 CLIENT feature
client FEATURE

BOILING BILLY

F
rom the campfire Billy to today’s
original Boiling Billy, concepts
haven’t changed much.
The simple things in life are often the
best, that’s why we at Boiling Billy have
come up with a new, energy efficient range
of Boiling Billy Green T.
Wiffen Products Pty Ltd has been
providing Australians and many others of
our great world with their daily doses of
caffeine for over 17 years, the difference
today is that we have made things easier,
more efficient and more productive for
today’s consumer.
The Boiling Billy Green T range has 9
different options for you to choose, unlike
other units available on the market, Boiling
Billy work on water pressure alone. So we
don’t need power consuming devices such
as pumps, sensors, electronic taps or complex
electronic control boards. This makes us the most energy
efficient unit on the market.
We pride ourselves on simplicity!
The new range of units come with extra thick pure new
wool blend insulation straight from the sheep’s back to
minimise energy loss and ensure that water temperature
remains at its upmost. They are also fitted with a 24 hour
7 day timer which allows the consumer to decide on what
times they need the unit to be running at its full potential
and when it needs to be in sleep mode. We don’t believe in
having a time out period as who wants to wait 10 minutes
while there instant boiling water unit decides to wake up!!
The units come with all the usual components solid brass
Australian made tap, twin filter system and a pressure limiting
valve to allow your unit to work at its optimum and conserve
water flow into your unit. Also if a water leak occurs the unit
will shut itself off automatically to provide peace of mind1.
Our filter system allows any maintenance crew, plumber or
electrician to change them, no need for a costly call out fee to
the manufacturer to come out and our unit doesn’t turn itself
off when filters are due to be changed so no interrupted tea
times due to filter breakdown!
Our chiller unit requires minimum ventilation to operate
and doesn’t need an electronic pump to get rid of unwanted
hot air and it certainly doesn’t waste our most precious
resource water on cooling itself unlike some competitors
who waste up to 16 litres of water over a 24 hour period and
that’s on standby mode!!
Boiling Billy Green T is affordable, cheap to run, makes
minimum impact on the environment and leaves almost no
carbon footprint.
Boiling Billy Green T complies with all relevant Australian
Standards, C Tick, CE Mark and BCA.
All Boiling Billy units are 99% recyclable and are all 100%
repairable. All units are also available in stainless steel and/or
other Kw capacities for all your needs.
Remember you don’t have to be the biggest to be the
best!!
Come grab yourselves the Original Boiling Billy Green T,
100% Australian owned and made in Australia.
1 Optional extra

Facility Perspectives
VOLUME 5 NUMBER 1
 It’s finally here!
A boiling water unit that is effecient and 99% recycable.
Not only does it work on water pressure alone, it doesn’t need power
zapping water pumps, solenoid valves or electronic taps.
Simple Design
It Eliminates costly parts, and has easy maintenance.
No Electronic Waste
The unit has no toxic components that is hazardous to people,
as well as the environment.

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

Come grab yourself the most green unit on the market,

get the original Boiling Billy by going into your
nearest plumbing outlet or Boiling Billy Distributor.

WIFFEN PRODUCTS Pty Ltd

1/33 Cedar Parade,
Moolap, 3221 Victoria
ABN 95 073 810 616

Ph 61 3 5248 7072
Fax 61 3 5248 7272
Email bbilly@pipeline.com.au
www.boiling-billy.com
26 Retrofitting for green Buildings
Sustainable retrofits to existing
buildings make a big impact
By Phillip Roös, Sustainable Design Practice Leader,
Sinclair Knight Merz
Sustainability Victoria Offices
Facility Perspectives
VOLUME 5 NUMBER 1
I
t is a popular belief that vehicles, industry and fossil fuel burning
power plants are the principal culprits contributing to climate
change. However, the global buildings and property sector
actually generates about 40 per cent of the world’s greenhouse gas
emissions, meaning that existing buildings are an essential element in
the global assault on kicking the carbon habit.
Few new sustainable buildings are constructed so they lack the
ability to impact global warming in a significant way. This is where
existing buildings provide so much opportunity as they typically
undergo periodic upgrading and refurbishments.
Such refurbishments can be a combination of ‘hard’ engineering
solutions as well as smart, informed choices in fit-out design and
specification.
At the fit-out stage, the application of sustainable design principles
can deliver significant energy savings that produce less carbon
emissions for the equivalent cost of a standard commercial fit-out.
And sustainable building design and commercial office fit-out
is not just limited to achieving reduced energy consumption.
Considering many of us spend a considerable portion of our lives
inside an office environment, applying smart design is a protection
from hazards such as poor indoor air quality and eyestrain from
insufficient or inappropriate lighting.
The considered nature of sustainable design typically creates office
working environments with thoughtful layouts that respond to an
organisation’s purpose and culture. Such environments contribute
strongly to productivity, staff interaction and collaboration, and
respond to critical issues of staff engagement and retention.
From a commercial property owner and manager’s perspective,
desirable facilities translate to improved occupancy and return on
investment.
The measures of a sustainable building
A wide range of sustainable building measures can be incorporated
into the fit-out of existing commercial buildings including:
33 Energy efficiency through energy management;
33 Energy saving lighting systems;
33 Energy efficient supplementary air conditioning systems;
33 Low energy computer servers and IT solutions;
33 Water efficient fixtures, fittings and appliances;
33 Materials and furniture with low environmental impact;
33 Internal planting;
33 Waste management;
33 Sustainable transport.

A key to success is good project management
One hurdle to overcome is the common perception and anxiety
around incorporating environmentally sustainable design (ESD) into
the retrofitting of existing buildings: that it is not easy being ‘green’.
Developers and clients alike believe that it is more expensive to
achieve than regular construction; that it works at odds with the
capital budget, and that additional features and consultants increase
costs.
The reality is that any additional capital cost will result in
decreased operational costs and add value for the client. If
sustainable principles are incorporated into the project from the
outset, great efficiencies can be achieved. This is because the
efficient use of natural resources and reduced wastage translates into
better building performance and savings in whole-of-life costs.
Successful development of green buildings begins with an
integrated project team who are committed to achieving a
sustainable building and taking a holistic approach to construction.
Then comes environmentally sustainable and energy efficient design,
through to construction and operation.
At the beginning of a project all stakeholders should collaborate
in a workshop environment, including ESD consultants, client and
design team. They should work to identify the project’s vision,
individual’s values, client needs, potential outcomes, project risks,
constraints, goals, milestones and tasks.
These workshops are key to a project’s success because if ESD
principles are not incorporated into the design from the outset, it is
difficult and costly to make changes once the construction phase has
been reached.
To illustrate the potential of this kind of approach, Sinclair Knight
Merz’ (SKM) ESD team recently assisted Sustainability Victoria
(SV) to achieve a certified 5 Star Green Star Office Interiors Version
1.1 rating for the fit-out of their Melbourne office. It also achieved
outstanding results in energy efficiency and greenhouse gas
emissions reductions, and in addition to the Green Star achievement,
with SKM’s assistance, it was awarded a 5 Star NABERS tenancy
energy rating 12 months after occupancy.
Being the government agency charged with championing the
efficient use of natural resources and reduced environmental
impacts, SV was keen to demonstrate what could be achieved.
Innovation through design elicits the best results
Through the design process, an abundance of innovative ideas were
manifested and duly implemented into SV’s tenancy. These included
‘plant walls’ of climbing plants on a wire screen with integrated
lighting. This met security requirements and assisted in filtering air
pollutants from the indoor environment.
Paints, carpets, adhesives and finishes with low VOC (volatile
organic compounds) content were selected to minimise toxic off-
gassing.
To encourage a reduction in motor vehicle use, best practice
cycling facilities were installed in the basement of the building
including a dedicated secure bicycle parking area, lockers, showers
and change rooms. In addition, car parking spaces dedicated to SV
were reduced to 25 per cent less than the maximum allowed by the
local planning scheme.
Naturally, a key target was a reduction in energy use. Passive
design features included positioning work stations adjacent to
natural daylight sources and individual light fittings were retrofitted
with daylight dimming and occupancy sensors to minimise hours of
operation and maximise use of natural daylight.
Information and communication technology is another major
Retrofitting for green Buildings 27
consumer of energy. Careful server room design and technology
selection achieved large reductions in energy consumption. IBM
blade servers were implemented, with the number of servers
reduced through consolidation and virtualisation. Blade servers
consume approximately 30 per cent less power than standard rack
servers and utilise monitoring tools that can further reduce the
power consumption of non-critical servers during the night and on
weekends. And energy efficient laptops (which use approximately
one-fifth of the energy of desktops) replaced desktop computers.
Sinclair Knight Merz’ Rooftop Garden
Much of the fit-out furniture is modular, which contributes to
materials’ efficiency. Items can be easily moved around the office
and reused in new locations. Plus the inclusion of an internal
environmental management system for the recycling of waste
resulted in an incredible 94 per cent of operational waste being
diverted from landfill.
Implementing these principles resulted in the achievement of
the certified Green Star rating. However, to achieve longer-term
environmental sustainability the tenant needed to know how to run
the building to maximise energy and water efficiency whilst reducing
waste generation. This meant creating a ‘Building Users Guide’,
setting out recommendations for maintenance and instructions on
the use of all building systems.
The achievements of this project are very good news for
Sustainability Victoria and its staff. The performance of the ESD
initiatives exceeded expectations and achieved superior occupant
comfort and workplace health compared to conventional office fit-
outs.
One study conducted post-occupation revealed increased
productivity levels and a reduction in sick leave of 30 per cent
compared with Sustainability Victoria’s previous tenancy.
In addition to this, the following improvements were evident:
33 Concentration in meetings increased by 34 per cent;
33 Meeting participation increased by 41 per cent;
33 Staff perception of better air quality and office ambience
improved by 19 per cent.
Sustainability Victoria’s offices now consume 40 per cent less
energy, produce less carbon emissions and provide improved indoor
environment quality, yet were completed for equivalent cost of a
standard commercial fit-out. Careful waste management during fit-
out construction and office relocation also saw many items reused or
continued on page 30
Facility Perspectives
VOLUME 5 NUMBER 1
28 CLIENT feature
client FEATURE
HELPING AN OLD DECO DAME GO
GREEN – INSIDE AND OUT
1920s Melbourne city building gets a green makeover.
Installation by AE Smith of the new air handling unit for 131 Queen Street, Melbourne – crane-lifted into place onto the building rooftop.
A
n iconic Melbourne art deco building has just won a grant to
transform their 90 year old heating and cooling systems to
21st century energy efficient standards.
Working with AE Smith’s Emerald Sustainable Performance
(ESP), the owners of the iconic 131-141 Queen Street building have
been awarded a $500,000 grant via the “Green Building Fund” – a
government initiative to improve energy ratings and efficiencies of
older buildings.
Built in a time when a building’s design was not focused on saving
energy, reducing carbon emissions or achieving Green Star Ratings,
the building’s HVAC systems are receiving a complete overhaul.
As part of applying for the Green Buildings Grant, AE Smith’s ESP
completed NABERS assessments of the property as well as looked at
ways to replace the inefficient old systems.
“131-141 Queen Street will be going from a zero NABERS Rating
to a 31/2 Star Rating with this retrofit project,” says Doug Binns,
General Manager of AE Smith’s ESP business unit – established by AE
Smith to help customers find ways to turn their commitment to being
efficient with energy and water management of their property assets
into reality.
Now collaborating with Lincoln Scott Engineers, AE Smith ESP
are facing some challenges designing and reinstalling systems for a
property built in the 1920s. The work on the HVAC system includes a
new chiller; new air handling unit and new heating hot water system
throughout the building to replace the old electric duct heaters. The
work has been undertaken primarily after hours so that the disruption
to the occupants has been minimised.
“These older buildings can throw up a few challenges – but we’re
mindful of keeping costs down as much as possible while achieving
the environmental outcomes,” adds Doug.
In addition to the Green Building Grant to ensure HVAC systems
Facility Perspectives
VOLUME 5 NUMBER 1
are far more environmentally friendly, the 131-141 Queen Street icon
has recently won another Green award through the Committee for
Melbourne.
In a unique program designed to beautify Melbourne’s city building
rooftops that are dominated by air conditioning units, “Growing Up”
brought together green roof industry partners with award winning
design and CBD buildings to create an environmentally vibrant, green
space to the city skyline.
131Q’s rooftop is now an award winning living sanctuary, with
landscaping, tiered gardens, BBQ facilities and various sculptural
screens - giving the building an external green makeover.
“It’s great to work with building owners such as these who
really embrace preserving the heritage of their property with green
initiatives,” adds Doug.
Owners Corporation Manager and part owner Amanda Black
commented “the need to upgrade the HVAC systems was undeniable
however the enormity of the task and the limited financial resources
of the ten owners proved to be a stumbling block in taking the very
first step.
“With the help of AE Smith, the owners were able to break the
project into achievable goals which gave us the confidence to finally
face the challenge head on. It was a significant step in ensuring
the building retained its position in the ever changing Melbourne
CBD property market which is fast becoming environmentally
focused. At the same time, we were mindful that the project met the
performance expectations of the building occupants, the majority of
which are owner occupiers”.
30 Retrofitting for green Buildings
continued from page 27
recycled, with waste to landfill reduced to less than five per cent by
volume and 87 per cent of construction waste being recycled.
Size is not important
These outcomes are within the reach of every business and
organisation regardless of size. Modifying existing buildings does not
necessarily require a complete overhaul. Changes can be small and
incremental. For instance, lighting and other forms of energy usage
provide significant opportunities. Light and movement sensors avoid
excess energy use and applying insulating film to exterior façades
also reduces the load.
In the Sustainability Victoria project, further annual energy
reductions are being achieved with an automatic master switch that
controls all non-essential equipment (e.g. computers, desk lamps and
printers) during out of office hours. A zoned manual override switch
is also provided to accommodate occasional out-of-office hour use.
Newer and more powerful blade computer servers reduce the
need for large air conditioning systems and therefore deliver energy
and cost savings. This mitigates a major hurdle for existing buildings,
which is the ability to upgrade ventilation and air conditioning
systems due to constraints of building structures and space.
Traditional notions that natural materials are more environmentally
friendly than man-made products have become redundant. The
science of life cycle analysis measures all the energy used to
Facility Perspectives
VOLUME 5 NUMBER 1
procure, manufacture, transport and recycle materials and provides
a complete understanding of the comparative impact of material
choices.
In the case of SV’s fit-out, workstations were designed for
disassembly and return to the manufacturer for recycling
and/or reuse when no longer required. This also contributed to the
fit-out achieving maximum points in the Green Star Office Interiors
Workstation calculator.
Exceptional sustainable outcomes occur where building designers
and constructors can respond strongly with an integrated design
approach that ensures the right outcome without a dramatic change
in overall design or capital cost. And anticipating new technologies,
even when they are not applied in the initial capital works, should be
provided for.
From the perspective of legislation, building owners and operators
also need to be aware that governments are signaling the imposition
of broad-scale sustainable building legislation and regulation, e.g.
the Australian Government has accepted a recommendation from
its 2020 Strategic Summit for all buildings to be carbon neutral after
2020.
Already, the Australian Government’s Energy Efficiency in
Government Operations (EEGO) has nominated 2011 as the target to
reduce the energy intensity for tenant light and power by 25 per cent
and for central services by 20 per cent.
 CLIENT FEATURE client feature 31

THE GLASS IS GREENER...

T
he Council of Australian Governments (COAG) met in 2009 to
outline the “National Strategy on Energy Efficiency”.
Some of the outcomes from this meet included; increasing the
energy efficiency requirements for new residential buildings to target a
minimum of six stars or equivalent, to be implemented by May 2011. Also
a major change being the phasing in of mandatory disclosure of residential
building energy, greenhouse and water performance at the time of sale
and lease, commencing with energy efficiency by May 2011.
A separate 18-month independent study has concluded that in many
areas of Australia, typical Australian homes can achieve an increase of
up to 2-2.5 stars of energy efficiency simply by changing from the worst-
performing windows to the best-performing windows.
Key findings from the study
3 Moving from the worst-performing windows to the best performing
windows can increase the star rating of typical houses in many parts
of Australia by up to 2-2.5 stars
3 Applying passive solar design principles in glass can provide further
improvement by up to 1 star
3 Different locations within Australia require different glazing solutions,
and within that, even different orientations of the building benefit
from different window solutions

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

www.theglassisgreener.com.au

Speak to an expert at Express Glass

Are your existing
windows costing you
MONEY?
Did you know that in summer 87%
of heat gain in a building is via
windows?
How about the fact that in winter
those same windows allow 49%
of your building’s heat loss.
By using the right glass and/or
film solutions we can prevent up
to 70% of heat transfer, reducing
your air conditioning costs and
save you money.
to find out more....1300 666 234
www.expressglass.com.au
Choosing to have your existing glass changed to
energy efficient glass is one of the most simple and
cost effective ways to cut power consumption, improve
your energy rating and ensure a comfortable building
environment all year round.
Energy ef ficient windows -
s Help the environment
s Add market value to your building
s )mprove the star rating of your
building
s Decrease the use of
electricity
s 2educe the noise coming
through your window
s Never stop working
s )mprove your re-sale position.

www.theglassisgreener.com.au

Facility Perspectives
VOLUME 5 NUMBER 1
32 Retrofitting for green Buildings

Finding new value in old assets

By Jeff Robinson, Sustainable Buildings Manager, Aurecon

T
he sustainable refurbishment of existing
buildings is topical in the commercial Australian Commercial Sector – CO2
property industry at the moment, with
much discussion about the imperative for emissions by application
owners of buildings to improve the energy
performance of their buildings in order to retain
tenants and the value of their assets. There
are compelling reasons for the sustainable
refurbishment of existing buildings, and the
many opportunities to reduce energy and water
usage or to improve the indoor environment
quality for building occupants. These
range from building tune-ups to large-scale
refurbishments.
To illustrate the critical roles of the facilities
management provider, the building owner, and
the tenant in helping to achieve and maintain
the environmental targets that have been set
for the building, we can review some case
studies where our clients have realised new value from their existing increased in importance since their 2008 survey.
buildings by strategic reinvestment in their services and the people 53 per cent of organisations surveyed thought that there was
who operate and maintain these. We will also discuss some of the strategic benefit in occupying a green building and said they
opportunities for building owners to obtain financial assistance with would be prepared to pay more rent for it, with tenants citing
funding their sustainable refurbishments. operational cost savings and corporate responsibility as the
most common driving factors. Major corporates in the survey
Compelling reasons for the sustainable refurbishment of said that green buildings not only offered cost savings and
existing buildings reduced energy consumption, but benefits such as increased
33 There is increasing evidence from property valuers that green productivity, decreased employee turnover, less sick leave and
buildings will achieve higher valuations than non-green buildings. better morale.
The potential upsides for Green Star buildings are: 33 Governments are using their power as prospective tenants to
33 increased renewal probability; drive energy efficiency improvements in the commercial building
33 improved occupancy rates; stock. The federal government requires a 4.5 NABERS Energy
33 decreased down times; rating for both base build and tenancies, and the Victorian
33 lower operating costs. Government has a requirement for a 4.5 Star NABERS star
Large institutional property investors are having to report rating and 5 Star Green Star rating for the base building and 5
on the Corporate Social Responsibility of their operations and Star Green Star and 5 Star NABERS rating for the tenancies it
their portfolio, and many are actively working to improve the occupies.
environmental performance of their assets or to divest assets 33 The other important piece of legislation brought in by the
which they deem to be non-strategic, or where the cost of government last year, which came into force at the beginning
upgrading the asset to improve its environmental performance of November 2010, is the mandatory requirement for building
is deemed to not be commercially viable. owners and lessors of commercial property space of 2000m2 or
33 Tenants are demanding green buildings. According to the latest more to disclose energy efficiency information to prospective
Colliers International ‘Office Tenant Survey’, sustainability has buyers or tenants during sales, leasing or subleasing negotiations.

Facility Perspectives
VOLUME 5 NUMBER 1

Those who fail to comply face a $110,000 fine on the first day,
and $11,000 per day thereafter. This legislation will create much
greater transparency in the market and benefit those building
owners who have invested in improving the energy performance
of their portfolios for some time. We are currently seeing many
of the large property owners investing in measures that will
substantially improve and maintain the energy performance of
their assets.
33 Government incentives such as the AusIndustry Green Building
Fund aim to reduce the impact of Australia’s built environment
on greenhouse emissions from commercial office buildings. The
program will provide $90 million in grants for five years, 2008–
2013. Many recent sustainable refurbishment projects have
availed themselves of the matching funding from this program to
undertake energy improvement projects.
33 From 1 July 2011, the Tax Breaks for Green Buildings scheme
will offer businesses that invest in eligible assets or capital works
to improve the energy efficiency of their existing buildings – from
two stars or lower to four stars or higher – the ability to apply for
a one-off bonus tax deduction of 50 per cent of the cost of these
improvements. According to assistant treasurer Bill Shorten, ‘The
Tax Breaks for Green Buildings scheme is expected to provide
a boost of around $1 billion over the life of the scheme to help
“green up” existing buildings across Australia.’
33 The City of Melbourne has developed another creative way of
providing funding for sustainable refurbishments. The City of
Melbourne can now help building owners obtain finance for
retrofit works that will reduce energy use, save water and lower
carbon emissions through the city’s 1200 Buildings Program. An
amendment to Victorian legislation means financial institutions
will be able to advance funds to commercial building owners for
environmental retrofitting works. These funds will be recovered
by the City of Melbourne through a charge linked to rates
collection.
The City of Melbourne has developed the financial
mechanism with banks to build incentive for environmental
retrofits and overcome the difficulty that many building owners
had accessing capital to finance their environmental projects.
33 Buildings offer one of the lowest cost opportunities for Australia
to reduce its greenhouse gas emissions. According to Climate
Works Australia in their ‘Low Carbon Growth Plan for Australia’
(published March 2010), Australia can reduce its greenhouse
gas emissions to 25 per cent below 2000 levels by 2020 at an
average annual cost of A$185 per household, using technologies
that are readily available today. The building sector has the
potential to contribute 11 per cent of the lowest cost emissions
reduction opportunities – 77 per cent of the opportunity is
within the commercial sector (including 16 MtCO2e for existing
buildings retrofits and 4 MtCO2e for new builds).
33 The government has recognised that improving the energy
efficiency of buildings will make a significant contribution
to reducing Australia’s greenhouse emissions and water
shortages, and they have recently introduced legislation through
the Building Code of Australia that has required substantial
improvements in the energy and water efficiency of new
buildings and large-scale refurbishments. BCA 2010 saw
energy efficiency requirements increase by 25 per cent overall,
with increases in ductwork and pipe insulation requirements,
additional requirements for sealing doors and window frames,
and an increase in the energy performance of façades of
approximately 20 per cent. There were also reduced fan and
Retrofitting for green Buildings 33
pump power allowances and requirements for metering and
commissioning.
33 Other recent studies have shown that green buildings outperform
non-green buildings in terms of comfort and productivity.
33 500 Collins Street in Melbourne found a nine per cent
increase in typing speeds of secretaries and a seven per
cent increase in lawyers bill rates.
33 At the City of Melbourne’s CH2, productivity has risen by
10.9 per cent since staff moved into their green office,
resulting in annual savings of $2 million.
33 40 Albert Road, Melbourne, noted a 13 per cent increase
in staff productivity in their 6 Star Green building.
Realising new value from old assets
While there are many compelling reasons for the sustainable
refurbishment of existing buildings, what are the best opportunities
to find new value in the old assets?
The answer will be different for every building, and will depend
on factors such as the age of the building, the quality of the original
design, specification, construction and commissioning, how the
building has been maintained, and what refurbishment works have
been carried out.
Some of the key upgrade opportunities that will add value to the
building include:
33 Updating the aesthetics and image of the building;
33 Improving the spatial functionality and increasing space efficiency
(NLA/GFA);
33 Providing additional services to tenants, adding a coffee shop in
the foyer, a gym and child care in the building;
33 Upgrading technology; and
33 Providing a better working environment with better indoor
environmental quality.
Opportunities to reduce energy and water usage whilst
improving indoor environmental quality include:
33 Reducing lighting and small power loads by:
33 Installing energy efficient lighting – T5 lights with automatic
lighting controls designed with optimised layouts to avoid
under- or over-lighting;
33 Reducing the level of background lighting whilst providing
task lights for occupants;
33 Replacing incandescent lamps with compact fluorescent or
LEDs;
33 Replacing low-voltage lighting with compact metal halide
lamps; and
33 Upgrading to energy-efficient equipment such as:
33 Multi-function devices
33 Computers and IT equipment.
33 Reducing infiltration into and out of buildings by sealing gaps at
junctions in building elements; roofs, walls, floors, roof lights,
windows, doors, chimneys and vents (something that is rarely
done in Australia but is a mandatory requirement in the UK is the
pressure testing of the building by the contractor to ensure that
the building meets the specified air leakage criteria);
33 Improving the indoor air quality for the building occupants by a
combination of the following:
33 improving the quality of the air filtration and cleaning the
existing ductwork systems;
33 increasing the amount of outside air supplied to occupants
(whilst providing heat recovery to maintain energy
efficiency);
continued on page 36
Facility Perspectives
VOLUME 5 NUMBER 1
34 client feature

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Facility Perspectives
VOLUME 5 NUMBER 1
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36 Retrofitting for green Buildings
continued from page 33
33 improving the air change effectiveness of the air
conditioning supply and extract systems;
33 providing tenants contaminant exhaust system to enable
tenants to be able to extract air over photocopier areas etc.;
33 avoiding specifying materials and finishes that give off
harmful VOCs;
33 designing the controls of the air-conditioning systems to
avoid mould; and
33 Improving the effectiveness of the building cleaning
systems, using ‘green’ cleaning products and HEPA
filtered vacuum cleaners (improves the effectiveness of the
cleaning of carpets whilst improving IEQ).
33 There are many ways to improve the efficiency of the existing air
conditioning systems, and key opportunities include:
33 installing metering and data collection for major energy
users (you can’t control what you can’t measure);
33 recommissioning existing air conditioning systems (many air
conditioning systems were never properly commissioned
and have not been recommissioned to reflect changes in
use and layout);
33 The replacement of old and inefficient equipment provides
a great opportunity to improve the efficiency of the systems
when equipment reaches the end of its economic life and
needs to be replaced. Changes in technology and controls
in recent years have greatly improved the efficiency of
major plant such as chillers and boilers and the building
control systems;
33 Selecting more efficient fans and pumps with high
efficiency motors and variable speed drives;
33 Removing heating and cooling loads from systems that
have different load characteristics or different operating
hours from the main building systems, such as reception
areas, data centres that operate 24/7, and retail units.
These areas can be served by separate dedicated energy
efficient air conditioning systems such as VRF systems;
33 Improving the air and water distribution systems to remove
ductwork and pipe work elements which cause excessive
pressure drops and result in greater energy use by fans and
pumps; and
33 Improving the zoning of air conditioning systems and the
design and operation of the control systems to avoid the
Guide to refurbishment level required
need for simultaneous heating and cooling.
33 Sometimes, rather than persisting with a poorly performing air-
conditioning system that will require a large
investment to improve its performance,
it may be more cost efficient to change
the existing system to a low-energy high-
performance air conditioning system
utilising underfloor air conditioning
or radiant cooling systems, including
chilled ceilings and chilled beams –
both systems have been used on major
refurbishment projects. Recently, chilled
beams were installed in the 5 Star Green
Star refurbishment of 500 Collins Street,
Melbourne, and underfloor air supply
was installed in the refurbishment of 200
Victoria Street in Melbourne.
33 The predominant energy source for
commercial buildings is electricity, and
where this power is generated using
Facility Perspectives
VOLUME 5 NUMBER 1
carbon intensive fuel sources, such as coal, building owners are
seeing the potential to achieve up to a 50 per cent reduction
in the building’s carbon footprint by installing gas fired co-
generation and tri-generation systems, which simultaneously
produce heating and cooling energy from a single fuel source.
This can appear to be a simple way of quickly improving the
greenhouse performance of the building; however, these systems
are expensive to install and maintain, and issues relating to the
building’s heating and cooling load profile, excess heat, noise and
exhaust emissions must be carefully considered.
33 The vertical transportation systems in commercial buildings are
often overlooked when it comes to reducing energy usage. There
are many energy-saving opportunities that can be incorporated
as part of a major VT refurbishment, including the installation
of regenerative drives, locating lift controllers in separately
air-conditioned rooms, installation of LED lighting, and setting
up the lighting controls to turn off when the car is not in use.
Other things that can be done to improve the energy efficiency
in operation include setting up lifts and controllers to enter
standby mode during periods of reduced demand, and setting
reduced acceleration rates. Also scheduling where lift cars ‘park’
throughout the building to minimise travel on a floor button call.
33 The installation of renewable energy technologies as part of
the sustainable refurbishment of commercial buildings is being
more commonly adopted. Buildings like 40 Albert Road in South
Melbourne have installed photovoltaic panels to generate power,
while also shading windows and evacuated tube solar collectors
to heat hot water for showers and hand basins. The retrofitting of
wind generators is also being planned as part of the sustainable
refurbishment of some buildings (Colonial First State Global
Asset Management were successful in obtaining funding under
the Green Building Fund to install vertical axis wind turbines on
the roof of 385 Bourke Street in Melbourne).
33 Upgrading the façades of buildings to improve thermal and
daylight performance is often a concern for building owners
because of the perceived cost of these works. Having a poorly-
performing façade can limit the ability of the building owner
to achieve good Green Star and NABERS ratings as the façade
performance can put a limit on the energy savings that can
be achieved by more efficient plant and reticulation systems.
Some of the more cost-effective strategies that could be used to
improve façade performance may include:
33 sealing up cracks and gaps in the façade that allow air

leakage between inside and outside;
33 installing solar control firm on the inside of glass;
33 insulating spandrel panels;
33 installing an external shading system or external blinds to
shade the existing glass;
33 the thermal and acoustic performance can be improved if
secondary glazing systems are installed on the inside of the
façade; this can, however, cut down the amount of light
that enters the tenancies.
Don’t forget to upgrade the staff!
The research carried out by the Warren Centre in The Low Energy
High Rise project found that buildings work better when:
33 The staff and contractors care about performance;
33 The management chain all work positively with efficiency issues;
33 Energy efficiency training is provided;
33 The NABERS rating is declared to tenants.
It is at least as important to invest in training and motivating the
people who are going to optimise the operation of the building
systems as it is to invest in the physical infrastructure.
A recent case study of sustainable refurbishment projects
414 La Trobe Street, Melbourne
The refurbishment of the building services in this 18-year-old,
nineteen-storey office building demonstrates how poor design no
longer needs to mean poor performance. The building was designed
and built for a government tenant at a time when cost was king and
sustainability was an unknown concept. The upgrades undertaken
in the building provide an excellent example of how sustainable
310148A_Active Air Rentals | 1665.indd 1
Retrofitting for green Buildings 37
improvements in the performance of existing commercial buildings
can be achieved on a commercial budget.
Upgrade Methodology
Unlike new building projects, where leading edge technologies
can be implemented, this redevelopment required superior energy
outcomes within the framework of an existing poorly-zoned variable
air volume air conditioning system and a fully tenanted building.
Following a design review and site inspection, predictive
thermal modelling of a number of proposed system upgrades was
undertaken to help assess their likely performance, and which were
the most cost-effective options to implement. The upgrades that
were assessed included a combination of works to both the main
building plant and to individual floors.
The energy efficiency initiatives that were finally agreed upon for
installation included:
33 Change all VAV control strategies to improve energy efficiency
33 New high efficiency electric motors and belt drivers to main fans.
Summary
The building services project budget for the redevelopment of this
14,200m2 office building was equivalent to approximately six months
rent, and has reaped typical savings of 40 per cent for electricity and
70 per cent for gas.
27/10/10 8:54:51 AM
Facility Perspectives
VOLUME 5 NUMBER 1
38 CLIENT feature
client FEATURE

HOW GREEN IS YOUR BUILDING?

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

I
f you are thinking about ‘greening’ an existing building, obviously
reducing energy consumption will be at the forefront of your
mind. Following a goal-setting approach to achieve an improved
NABERS (National Australian Built Environment Rating System) rating
is a commendable way to do this. You may well decide to start with
heating, ventilation and air conditioning (HVAC) systems—after all,
they are a major source of energy consumption for all facilities.
Truly green buildings merge the building envelope (its outer shell)
with its services systems to ensure they are fully integrated and
work seamlessly together. They maximise daylight, reduce waste,
and promote a general feeling of well-being through the quality and
performance of the internal environment. Merely installing an energy-
saving device in a poorly performing building will not always make it
green or increase the building’s attractiveness.
Green buildings are at the forefront of a transforming and
transitional property market. An extra push is coming from
government and NGO initiatives. One example is the Green Building
Fund, which provides grants to assist in developing solutions in
commercial office buildings according to particular merit criteria.
environmental or economic benefit) is unlikely to be attractive to a
grant provider or savvy tenant.
Greening a building is about finding synergies between its different
elements. Often these won’t be apparent at first sight. Start by
looking for passive measures to reduce energy consumption. There
are many positive changes that can be made on an existing building
before a wrench is turned. For example you might put solar film on
your windows or install fabric insulation before raising considerable
money on an entire building upgrade. By spending time on a holistic
approach, modifications to HVAC systems are likely to produce
outstanding results at less cost.
A key factor in the success of any green master plan will be a
comprehensive study of the interaction of the building with its
surrounding physical and climatic conditions. Computer simulation
is a great way to help optimise the sustainability of the design in a
scientific manner and it will assist in reducing time between draft
iterations.
Following this workflow will help you get a really effective
outcome:

Install and optimize Monitor and

Audit Fix the basics Iterate additional through increased seek continuous
solutions level of control and improvement after
automation installation

Green buildings workflow

Typically the criteria will include: By using this systematic approach, you will ensure that the most
3 Reduction in greenhouse gas emissions; basic elements are addressed first, and that nothing is omitted.
3 Demonstration potential; and
3 Excellent project design and management. For more information about how Haden can help you to make
The reduction in greenhouse gas emissions will be subject to your buildings more sustainable, contact:
an analysis, by an accredited assessor, of baseline emissions for a
building under NABERS. Given that the merits of one project will be Paul Winfindale
weighed against another, it is not only essential that your project gets Divisional Technology Manager, Haden
across the baseline, but that it does so by a considerable distance. E: pwinfindale@haden.com.au
‘Demonstration potential’ means that the funder will be looking for T: 02 9947 7673
projects that can foster knowledge sharing and education, as well as
exemplary efforts that break new ground, so don’t be afraid to push Howard Nguyen
some boundaries. National Engineering Manager, Haden
The project management and design of any solution will need to be E: hnguyen@haden.com.au
cost-effective and carried out by an experienced team of consultants T +61 2 9947 7917
and contractors. In other words, pick a team with a track record.
For instance, a poorly thought through solution (without real

Facility Perspectives
VOLUME 5 NUMBER 1
 Haden specialise in the design, construction and
maintenance of mechanical and air conditioning
Haden, your systems. We take a ‘Whole of Life Value’ approach
partners in to the retrofit and refurbishment of reliable, energy
efficient systems using the latest technology and
sustainable delivery methodologies.
mechanical Our Green Star and NABERS accredited engineers offer advice and
expertise that extends beyond the mechanical services to the entire
solutions range of building systems. This includes BMS, efficient lighting and
co/tri-generation as an integrated Building Design Approach to
minimise carbon emissions.

Haden help you make the right choice for your business and
the environment:
• Meet mandatory disclosure, legislative and certification requirements
• Increase energy efficiency to reduce your energy costs
• Increase tenancy attraction with improved facilities and
environmental credentials

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

1300 4 HADEN
www.haden.com.au

NSW AU 16007
Head Office
40 CLIENT feature
client FEATURE

IMPROVED SAFETY AND

PERFORMANCE WITH NEW
AUTOMATIC DOOR STANDARD

A
ustralian Standards ensure the consistent performance of Door signage requirements
products as they are intended for use and that adequate have also been improved
safety criteria minimise risk and protect consumers from under the new Standard. All
potential harm. Automatic pedestrian doors are no exception and automatic doors will now be
the automatic door industry, through its representative body AADIF accompanied by one of four,
(Australian Automatic Door Industry Forum) and Standards Australia distinctive types of door labels
have developed a platform to ensure the safe and reliable operation (dependent on the door type).
of all pedestrian automatic doors. The labels will be 150mm
In September 2007, Standards Australia released a new automatic wide and 75mm high and
door standard, entitled AS5007 “Powered doors for pedestrian have a blue background with
access & egress.” Replacing the 1992 Standard AS4085, the new white arrows and text. The new designs ensure that all automatic
Standard focuses on standardising the “design, installation, test and doors and their direction of travel will be easily identifiable by all
safety requirements of all automatic pedestrian door assemblies.” pedestrians as they approach the door.
These assemblies including automatic sliding, swinging, folding As technology has improved in the design and manufacturing of
and revolving doors in all types of buildings as classified in the automatic door operators, so too have the levels of performance
BCA and the changes to AS5007 reflect the extensive technological and safety as expected by Australian society. AS5007 reflects these
improvements that have been made to all forms of automatic doors changes and has established checks and balances for monitoring the
over the last decade. developments of the industry. Furthermore, the industry body will
Like many Australian Standards and Codes of Practice, AS5007 is ensure that the Standard is continuously reviewed and modified as
not legally binding; however, it is often used by courts to determine ongoing product and safety changes are implemented within the
whether ‘reasonable steps have been taken to mitigate risk.’ The industry.
Standard also serves as a benchmark for the industry and sets
minimum performance and safety criteria for manufacturers and Nicholas Flinos
service providers. Sales and Product Marketing Manager
The focus on reliability and safety of the Standard and the design, DORMA Automatics
installation and service directives within AS5007, has implications Nicholas.flinos@dorma.com.au
not only for automatic door manufacturers but also for architects,
builders, fabricators and other stakeholders involved in the design
and installation of the door system. Consequently, architects and
designers will be creating entrances and doorways that consider the
safety distance requirements to avoid head, body and finger trap
danger points during the opening cycle of the door.
The maintenance and ongoing safety of a pedestrian door
also features prominently in AS5007. The Standard provides
requirements for the testing, marking and regular servicing of
the complete powered pedestrian door installation. One such
directive requires automatic doors to be serviced at a minimum of
every four months and outlines a requirement for regular service
inspections and maintenance to be undertaken, in accordance with
the manufacturer’s instructions. It is the responsibility of a building
owner / facility manager to ensure this requirement of the Standard
is adhered to.

Facility Perspectives
VOLUME 5 NUMBER 1
 In relationships,
first impressions
are important.
In buildings, it’s the
door that counts.

Glass Fittings and

Door Control Automatic Doors Movable Walls Service
Accessories

DORMA Service – opening a door to the future.

automatic doors · door closers · movable walls

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

DORMA Australia
Tel.1800 675 411 · infoautomatics@dorma.com.au · www.dorma.com.au
42 Retrofitting for green Buildings
Going Green
As the first heritage-listed building in New South Wales, and the second Australia-wide, to achieve a
5 Star Green Star – Office interiors v1.1 rating, InterfaceFLOR’s Sydney headquarters are setting the
standard for sustainable refurbishment.
I
n the words of Bob Dylan, ‘The times they are a-changin’’ – as
true a statement now as it was in 1964. Dylan was addressing
the futility of not embracing change – but that’s not to say that
we shouldn’t remember the past. InterfaceFLOR’s green retrofitting
of the heritage-listed NSW Railway Institute Building is a leading
example of a successful marriage of old and new.
The NSW Railway Institute Building was opened in 1891 for the
purposes of providing a higher standard of education, recreation
and welfare to all staff members of the Department of Railway,
and their families. It offered a variety of classes for staff to further
their employment within the department, as well as classes such
as dressmaking, millinery, painting and cooking for their wives and
daughters.
Due to its strong Federation Anglo-Dutch architectural influence,
in 1980 the Rail Institute was registered as a heritage building. The
building was vacated in 1998 and auctioned off in May 1999 by
the State Rail Corporation. In May of 2008, InterfaceFLOR became
the first permanent tenants since the building was vacated in 1998.
Before occupying the building, InterfaceFLOR set out to restore the
dilapidated Institute and make its interior certifiably sustainable.
In September 2010, it was awarded a 5 Star Green Star –
Office Interiors v1.1 rating, due to the interiors upgrade driven by
InterfaceFLOR, who lease 80 per cent of the building. The current
owners of the building, W Property, contributed $120,000 towards
restorations of the building to match the green expectations of their
tenants.
Facility Perspectives
VOLUME 5 NUMBER 1
The Green Star is a comprehensive, national, voluntary
environmental rating system that evaluates the environmental design
and construction of buildings. It was developed for the purposes
of: establishing a common language and standard of measurement
for green buildings; recognising environmental leadership; raising
awareness of the benefits of green building; promoting integrated,
whole-building design; and identifying building life-cycle impacts.
The Green Building Council of Australia (GBCA) has 12 Green
Star categories overall, with four relating to office buildings. The
Office Interiors v1.1 Green Star, specifically, is designed for building
owners, tenants and interior designers to assess the environmental
impact of interior fit-outs. Environmental criteria to be met for the
Railway Institute fit-out to ensure the 5 Star Green Star included:
33 access to natural light and office ventilation – meaning that all
windows are able to be opened;
33 available external views of the city skyline and nearby Albert
Park;
33 waste management – including wastage, recycling, and specific
cleaning products;
33 low emission paints;
33 timbers from sustainable forests, with low formaldehyde
emissions; low emissions of volatile organic compounds from
carpets, adhesives and sealants;
33 removal of all asbestos, above and beyond legal requirement;
provision of bike racks and change rooms, and proximity to
public transport for staff;

33 water efficient fixtures;
33 ceiling insulation (not typically present in heritage listed
buildings);
33 mechanical air conditioning – not water cooled, to ensure low
emissions and high efficiency;
33 mechanically ventilated computer rooms;
33 environmentally sound refrigeration and refrigerant leak
detection;
33 energy efficient light fittings;
33 as well as electric metering to allow sub-metering to monitor
usage in areas of the building.
The GBCA has developed seven materials calculators to assess
the environmental impacts of fit-out items during their manufacture,
use, and post-use phases. The items are assessed for eco-preferred
content, durability, the product manufacturer’s environmental
management system, commitment to product stewardship, and
whether the product is modular and/or designed for disassembly
(very important when dealing with heritage-listed buildings).
InterfaceFLOR wanted to maintain the heritage structure of the
building in the process of ensuring its 5 Star Green Star rating.
InterfaceFLOR worked closely with the developer and architect in
consultation with the National Trust of Australia and the Central
Sydney and NSW heritage bodies to restore the building from its
run-down state – leaking roofs, rising damp and general neglect had
compromised much of the interior – to its natural grandeur.
Working with architecture firm Rice Daubney, who have spent a
decade working on new building sites with Green Star ratings but
were undertaking their first heritage project, lnterfaceFLOR ensured
that all new additions to the base building were visually separate
from the existing building. This allowed the building to maintain
its distinct heritage look and provided the option for the additions
to be removed in the future without affecting the base structure.
For example, the new boardroom sits atop the Institute’s theatre
balcony.
InterfaceFLOR, a sustainable flooring company who aim to be
carbon neutral by 2020, are at the forefront of green initiatives
in their own right. The building’s carpet flooring was fitted using
InterfaceFLOR’s own carpet tiles, which are 100 per cent climate
Retrofitting for green Buildings 43
neutral and are held in place with ‘TacTiles’ adhesive stickers,
which use no carpet glue and have a low volatile organic compound
content. The carpets are also eligible for InterfaceFLOR’s re-entry
scheme, which is a take-back program that recycles carpet tiles.
From the outset of the project’s design phase, a Green Star
accredited professional, along with an independent commissioning
agent, were engaged to oversee the project and ensure the
criteria for the 5 Star Green Star rating were well defined and
being met. Other managerial provisions included a comprehensive
building user’s guide to enable tenants to achieve the desired
environmental performance; a 12-month building-tuning program
to ensure optimum performance and maintenance within the
tenancy; an environmental management plan which conformed
with NSW government EPA guidelines during fit-out works; and
a comprehensive waste management and recycling plan during
building refurbishment and fit-out that ensured no construction and
deconstruction waste went to landfill.
Like any investment, dividends from building green take time, but
the benefits are clear. Higher utility efficiency equates to savings
of at least 20-30 per cent on operating costs, while increasing a
property’s value. The increased natural light and ventilation in green
buildings has been proven to result in healthier, therefore more
productive workplaces. A post-refurbishment study of 500 Collins
Street in Melbourne found a nine per cent increase in typing speeds
of secretaries and a seven per cent increase in lawyers’ billings ratio,
despite a 12 per cent decline in the average monthly hours worked.
The enhanced marketability and demonstration of social
responsibility that a green company displays immeasurably aids a
company’s prosperity in the marketplace, thanks to client attraction
and free publicity from certification and awards. This differentiates
a company from the competition, giving them a clear competitive
edge.
The shift to a green operation can be costly at its inception,
but with changes in legislature in the business and regulatory
environment sure to multiply, along with increased customer
awareness, it shouldn’t take long to reflect in the bottom line – but
most of all, those concerned can rest easy that they’re behaving
ethically and responsibly.
Facility Perspectives
VOLUME 5 NUMBER 1
44 CLIENT feature
client FEATURE
DYSON AIRBLADE™
L
ast year’s FMA Australia ‘Awards for Excellence’ helped to
acknowledge some of the significant outcomes achieved in
Facility Management. Interestingly, one of the big winners
on the night was the Dyson Airblade™ hand dryer, which took out
two of the industry’s ten coveted awards with the FMA Australia &
ISS ‘Product Excellence Award’ and FMA Australia & Rider Levett
Bucknall ‘Industry Innovation Excellence Award’.
“For a relative newcomer to the facility management sector to
win these two awards is a testament to the Australian industry’s
enthusiasm for new technology solutions,” states Ross Cameron,
Managing Director of Dyson South East Asia.
“Our 700 plus research and development team are focused on
engineering products that work significantly better. In the case of the
Airblade™ hand dryer, it was about delivering to the industry a hand
dryer that will work properly; drying hands quickly, hygienically and
with minimal impact to the environment. So it was exciting to see
Australia’s response to this commitment reflected so strongly at the
Facility Management industry awards night.” Mr Cameron concludes.
Earlier last year the Dyson Airblade™ hand dryer became the
first commercial product to be awarded the Planet Ark Australia
and Carbon Trust’s Carbon Reduction Label for its ability to help in
minimising the nation’s carbon footprint.
About the Dyson Airblade™ hand dryer
The Dyson Airblade™ hand dryer is the world’s fastest and most
hygienic hand dryer. Delivering significant cost and energy savings,
this appliance provides a hand drying solution that dries hands in just
ten seconds.
A hospital grade HEPA filter, contained within the unit, filters
99.9% of bacteria from the air stream before blowing it onto hands,
ensuring hands are hygienically dried. With a total input power
consumption of 1600w and a 1W standby, the Dyson Airblade™
hand dyer uses up to 80% less energy than conventional warm air
Facility Perspectives
VOLUME 5 NUMBER 1
hand dryers.
Accreditations
The Dyson A01 and A03 Airblade™ hand dryer range are the only
hand dryers to date approved by NSF International Protocol P335 for
hygienic hand dryers, while the A01 Airblade™ remains the only hand
dryer endorsed by HACCP Australia and HACCP International for
food safety excellence and use in food handling areas.
Industry impact
The fast, hygienic and energy efficient features of this appliance
means facility managers now have the option of purchasing a hand
drying device that will not only perform significantly better than
conventional warm air hand dryers, but will also be more sensitive to
the environment than a paper towel dispenser. In fact, using just one
Dyson Airblade™ 200 times a day for five years saves 730,000 paper
towels from being produced, transported and disposed of.*
“I’ve done calculations in terms of consumables only, essentially
the purchase of paper towels. I haven’t calculated waste or
electrical savings yet, but even without this, the total cost of
Airblades purchased is recoverable in just over a year.”
Melbourne Airport Facilities Manager, Joe Cremona
Since 2008, Dyson Airblade™ hand dryers have been installed
in over 500 facilities across Australia, including major sporting and
entertainment stadiums, retail centres, airports, casinos, universities,
hospitals, councils and many other corporate and government
properties.
* calculation based on an average of two paper towels per hand dry
 www.dysonairblade.com.au

Costs $1,460.00 Costs $50.62

per year to run. per year to run.
Based on 100 people visiting a washroom For the same use, the Dyson Airblade™ hand
twice a day, a paper towel dispenser will dryer costs just $50.62 to run. It works in
get through 146,000 towels a year. only 10 seconds and its HEPA filter cleans
the air before it reaches hands.
That’s a cost of $1,460.00.
It’s fast, hygienic and a fraction of the cost
of paper towels.

FMA Australia & ISS ‘Product Excellence Award’

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

Usage based on 2 towels per dry (data from Dyson internal research – Sept 2008). 1600W machine shown. Calculations include standby power. Cost based on 1 cent
per paper towel (data from Dyson internal research – 2010) and $0.152 per kWh (data from Energy Australia small and medium business customer – published 2009).
Paper towel dispenser and Dyson Airblade™ hand dryer purchase costs are excluded from comparison. 10 second dry time based on NSF protocol P335.
46 ideaction 2011
Brisbane | 11-13 May 2011 FMA Australia’s national conference
T
his year’s ideaction conference will be held in Brisbane, a
city that we are all aware has recently endured terrible floods
and will be in recovery for many years to come. Despite this,
we are confident that Queensland’s resilience and determination
will prevail, and that we will deliver a first-class FM learning and
networking event.
In light of these recent tragic events, FMA Australia will be
donating a percentage of each registration fee received to the
Program in depth
Session 1: Panel discussion –
Walking the tightrope: balancing cost efficiency
and innovation
Chris Hunt, Jones Lang LaSalle
Facility managers are constantly being asked to walk the tightrope
between creating cost efficiency and delivering innovation to improve
service quality. How can facility managers implement innovation that
doesn’t cost the earth? How should they balance driving innovation
that results in incremental change versus step-change? In this
session, our panel will explore examples of innovation that have
been implemented across large and small portfolios, that have not
required significant investment but have shown an attractive return
on investment.
Session 2: Oral presentation –
Environmental ratings and the facilities manager
Phillip Carruthers, Norman Disney & Young
We have lived for a number of years with environmental rating tools
such as NABERS and Green Star; however, evidence is emerging
that predicted results are not being achieved, giving rise to landlords
being in default of lease conditions and the legal fraternity gearing
up. Ultimately, the buck may stop with the facility manager, and
that could be costly. This presentation explores the responsibility of
the facility management team in meeting strict performance goals
set by others without their input. Living with and maintaining an
environmental rating will become the most important facilities role in
the coming years. Will you be ready?
Session 3: Oral presentation –
Christchurch earthquake – facilities management
response
Onno Mulder, City Care Limited
This presentation will provide an insight into City Care’s response,
as one of the largest maintenance providers in Christchurch, to the
magnitude 7.1 earthquake on 4 September 2010. The presentation
Facility Perspectives
VOLUME 5 NUMBER 1
Platinum sponsor of ideaction11
Premier’s Flood Relief Appeal, so you can rest assured that by
attending ideaction11 you will be supporting this very worthy cause.
We are proud to be holding our conference in Brisbane and hope
you will join us for what is sure to be an outstanding event covering
up-to-the-minute FM topics and offering excellent social events.
The program for ideaction11 has now been confirmed and
registrations are open. Make sure you book by 31 March to take
advantage of the earlybird discount.
will outline how systems and resources were used for emergency
response (make safe), the temporary repairs to get facilities
operational, and, finally, working with all stakeholders (owners,
tenants, insurers and service providers) to determine the best way to
rebuild/restore facilities in the long term. Many learnings have been
derived from the real-time test of the company’s BCP, and these
learnings will have universal application to facility managers around
the world.
Session 4: Oral presentation –
Superheroes of the workplace of the future
Mark Kelly, Woods Bagot
Who will be the superheroes of the workplace of the future,
what skills will they have, and what technology will they use to
communicate and deliver? This presentation will consider present
day scenarios and evaluate an exponentially different and better
future. Basic bricks and mortar will be predictable to an extent, but
how will we understand the changes in the world of commerce
and communications that will mean that a new generation of smart
collaborators will lead from within a complex organic ecosystem?
How will we define and control the workplace of the future?
Session 5: Panel discussion –
Open house: challenges and solutions for facilities
managers as buildings go public
Paul Akhurst, QLD Performing Arts
Buildings that would once have been the exclusive domain of
residents and workers now open their foyers and viewing galleries to
all, and burst at their seams with cafes and niche retail opportunities.
These significant changes in building use present a new set of
challenges for facility managers, from access, to wear and tear;
challenges that are heightened when an existing building seeks to
remodel itself to engage with today’s society. An expert panel of
facilities managers will discuss challenges and solutions to designing
and operating an ‘open house’.

Session 6: Oral presentation –
Five steps to implementing a successful FM
program
Ennio Bianchi – Noel Arnold & Associates
An essential requirement of every Facility Management (FM)
program is the delivery of an effective, reliable, practicable and viable
FM service. The five key steps to the design and implementation of
an effective FM program are:
33 Step 1: Evaluating your market sector’s service delivery
requirements;
33 Step 2: Consolidating and formalising your systems;
33 Step 3: Implementing the program;
33 Step 4: Doing a health check of your FM program;
33 Step 5: Being prepared for when things do go wrong.
ideaction conference delegates will be provided with
key principles and practicable strategies for the design and
implementation of an effective FM program.
Session 7: Oral presentation –
Sit on the fence or lead? The evolving role of facility
managers in business continuity
Geoff Olsen – MC2 Pacific
Facilities managers are in a tough position when considering business
disruptions, having to balance the sometimes conflicting needs of
asset owners, tenants and other stakeholders. We are noticing a
shift in how FM organisations are approaching the challenge of how
they prevent emergencies becoming a crisis, and how they respond
and recover if something does happen. Interestingly, the needs
and expectations of tenants are typically not included in even basic
services that many FMs offer today. The FM role is evolving, but
should they follow the leader, or can they add value to their clients
by leading?
Session 8: Oral presentation –
The seven sins of greenwashing
Robin Mellon, Green Building Council of Australia
As sustainability moves from ‘voluntary’ to ‘vital’ for buildings,
products and services, many organisations have applied a green
sheen to their marketing, branding and communications to show
that they are trying to adopt sustainable business practices. But how
can we know which companies are really green and which have just
applied a generous coat of greenwash? The term ‘greenwash’ usually
indicates that more has been spent on promoting a product’s green
credentials than has been invested in true, environmentally-sound
practices. This session will detail ‘the seven sins of greenwashing’,
following in the footsteps of the now-famous 2007 study by
Canadian firm Terrachoice, and use Australian building industry case
studies to show you what to look for and what outcomes you might
expect.
Session 9: Panel discussion –
Project Zero
Ros Magee & Nigel Fitton, Spowers
The ultimate sustainability goal for an office building is ‘net balance
carbon neutral’, not only in operation but over its whole life cycle.
Internationally there are a number of projects, legal frameworks,
rating systems and projects pursuing this target. In the Australian
ideaction 2011 47
context, ‘Towards Zero’ has derived definitions, processes,
technologies, strategies and an exemplary design in this pursuit.
The panel will give delegates an insight into ‘Project Zero’ and the
processes used to achieve ‘zero emissions’, a target which, although
elusive, is infinitely achievable.
Session 10: Oral presentation –
The FM challenge of sustainability precincts
Jeff Robinson, Aurecon
By 2050, 70 per cent of the world’s 6.4 billion population will live in
cities. Australian cities are predicted to nearly double in population
in the next 40 years. How can we re-tool our cities to make them
more sustainable, liveable and economically viable? Jeff will discuss
the imperatives to move beyond individual sustainable buildings to
sustainable precincts and sustainable cities, with shared low energy,
water and waste infrastructure. What are the opportunities and the
barriers to building and operating sustainable precincts? What new
technologies can be used? What are the FM challenges of running
the sustainable infrastructure that serves sustainable precincts?
Session 11: Case study –
Productivity and indoor environment assessment
before and after base building energy reduction
works
Dr Vyt Garnys, Cetec Pty Ltd, Roger Walker & Brian Churchill,
Local Government Super
Several significant base building upgrade initiatives have been
undertaken at four buildings owned by Local Government Super to
reduce the greenhouse gas emissions of the existing commercial
office buildings. These works are aimed at reducing energy
consumption and also improving indoor environment quality. The
results of an indoor environment quality (IEQ) and productivity study
of four multi-tenant, multi commercial office buildings that have
undergone extensive energy saving works will be presented, showing
substantial and rapid commercial returns.
Session 12: Oral presentation –
The difference between an emergency and a
tragedy
Michael Rabbidge, First 5 Minutes
Time, knowledge and practice, or lack thereof, are key factors that
determine whether an emergency in a built environment escalates
into a tragedy. In the event of an emergency the ability of the
occupants of a building to react rapidly to a threat is significantly
reliant on effective procedures and training being in place. Ultimately
your ability to deal with an event in a manner that provides optimum
protection against a potential tragedy is experience. This presentation
will provide participants with an appreciation of the legislative and
standards framework that governs obligations of building managers,
owners and tenants/occupants.
Session 13: Case study –
Foreseeing the building future through property
strategic planning
Steve Jones, Australian Sports Commission
As facility managers, gut feelings and emotions are not enough to
ensure that sufficient funding will be available to maintain buildings
Facility Perspectives
VOLUME 5 NUMBER 1
48 ideaction 2011

and infrastructure, in the short and long term. To compete with
other business priorities, we facility managers need to apply a
level of science to support our claim. In order to assess the future
requirements of the ASC Campus at Bruce ACT, the Australian
Sports Commission has recently undertaken a property strategic plan
(PSP). In this session the roles played by both client and consultant
in the preparation of a PSP and supporting business programming
documents will be presented.
Session 14: Oral presentation –
Space as a knowledge management tool
Dr Agustin Chevez, Geyer Pty Ltd
Geyer undertakes research to better understand the role of space
in an organisation’s ability to address the pressing issues and
imperatives that impact companies today. Findings suggest that
despite its passive nature, space supporting the management plays
an active role in a company’s ability to address business objectives,
communicate brand and influence human behaviour. This could
imply that an important tool that organisations have to sustain
their businesses may be the buildings and workplaces they inhabit.
Facility managers thus have a privileged role as custodians of the
organisation’s competitive advantage. The research was led by Laurie
Aznavoorian and Dr Agustin Chevez from Geyer. This presentation is
a summary of their findings.
Session 15: Case study –
Delivering on a Green Star project –
EnergyAustralia’s new Learning Centre
Kate Gunton & Paul Ryan, EnergyAustralia
This presentation will cover the EnergyAustralia Learning Centre
project from inception to completion and occupation: getting the
brief right, working with key stakeholders, developing the project
team, commissioning the building and managing the relocation. It
specifically focuses on the environmentally sustainable design (ESD)
aspects. The Learning Centre will be a centre of excellence providing
high-quality training for staff, particularly its apprentices. The building
has achieved a 6 Star Green Star Education Design v1 rating and is
due for completion in February 2011.
Session 16: Case study –
Metropolitan Fire Brigade
Ros Magee, Robert Pahor & Andrew Rutt, Spowers
The MFB Burnley Complex is the new Community Safety and
Training Facility of the Metropolitan Fire Brigade in Richmond. 5 Star
Green Star accredited, the main incentives throughout the project
were the development of integrated and holistic design solutions
and the implementation of low- and high-tech environmental
strategies. Spowers will give you an insight into the MFB Project,
covering topics including: the business case for investing in
sustainable facilities; competitive advantage through facilities; green
procurement – sourcing and selecting green products and services;
and energy ratings – how to realistically achieve a 6 Star rating.
Session 17: Oral presentation –
The impact of the energy performance contract on
facility management
Laurie Reeves, Melt FM
With increased government focus on the reduction of carbon
emissions in commercial buildings, the introduction of legislation for
mandatory disclosure and the forecast significant increase of energy
prices have seen the re-emergence of the energy performance
contract (EPC). This presentation will look at the process of the
EPC, the information required to provide to service providers, the
impact on buildings operations, and the role of the facility manager
in providing information and supporting the overall activity. What is
the impact of the EPC process as an enabling tool for the energy and
emissions reduction process from a client side project management
perspective?
Session 18: Oral presentation –
215 Adelaide Street NABERS refurbishment
Connan Brown, Norman Disney & Young
215 Adelaide Street is a significant refurbishment project in the
Brisbane CBD. The project is a $5M NABERS refurbishment from 2.5
to 4.5 stars in an occupied building. This presentation briefly covers
the design and the construction, with a major focus on how the
FM, designer and controls company worked together to deliver the
targeted rating.

For more information

on speakers,
venues, program,
accommodation and
social activities, visit
www.fma.com.au

Facility Perspectives
VOLUME 5 NUMBER 1
 ideaction 2011 49

ideaction 2011 Program

Wednesday 11 May 2011

8.30am - 5.00pm Site visits
9.00am - 12.00pm Option 1/Full day: Port of Brisbane
12.30pm - 2.30pm Lunch
Option 1/Full day: Combined Emergency Services Training Centre
2.30pm - 4.00pm
Option 2/Half day: Ecosciences building
4.30pm - 6.00pm Option 2/Half day: GOMA
6.30pm - 8.30pm Chairman’s Welcome Reception at GOMA

Thursday 12 May 2011

8.00am - 5.00pm Registration open
9.00am - 10.25am Official opening and keynote speaker
10.30am - 11.00am Morning tea
Session 1: Panel discussion - Walking the Tightrope: Balancing Cost Efficiency and Innovation Chris Hunt, Jones
Lang LaSalle (Room 1)
Session 2: Oral presentation - Environmental Ratings and the Facilities Manager Phillip Carruthers, Norman Disney
11.05am - 12.00pm
Young (Room 2)
Session 3: Oral presentation - Christchurch Earthquake - Facilities Management Response Onno Mulder, City Care
Limited (Room 3)
12.05pm - 2.00pm Lunch with keynote address
Session 4: Oral presentation - Superheroes of the Workplace of the Future Mark Kelly, Woods Bagot (Room 1)
Session 5: Panel discussion - Open House: Challenges and Solutions for Facilities Managers as Buildings go Public
2.15pm - 3.15pm Paul Akhurst, QLD Performing Arts (Room 2)
Session 6: Oral presentation - 5 Steps to Implementing a Successful FM Program Ennio Bianchi - Noel Arnold &
Associates (Room 3)
3.20pm - 4.05pm Afternoon tea & poster session
Session 7: Oral presentation - Sit on the Fence or Lead? The Evolving Role of Facility Managers in Business
Continuity Geoff Olsen - MC2 Pacific (Room 1)
4.10pm - 4.50pm Session 8: Oral presentation - The Seven Sins of Greenwashing Robin Mellon, Green Building Council of Australia
(Room 2)
Session 9: Panel discussion - Project Zero Ros Magee & Nigel Fitton Spowers (Room 3)
7.00pm - 12.00 midnight Gala dinner, Victoria Park

Friday 13 May 2011

8.00am - 3.00pm Registration open
8.30am - 2.30pm Exhibition open
8.45am - 9.15am Poster session
Session 10: Oral presentation - The FM Challenge of Sustainability Precincts Jeff Robinson, Aurecon (Room 1)
Session 11: Case study - Productivity and Indoor Environment Assessment Before and After Base Building Energy
9.15am - 10.00am Reduction Works Dr Vyt Garnys, Cetec Pty Ltd, Roger Walker & Brian Churchill, Local Government Super (Room 2)
Session 12: Oral presentation - The Difference Between an Emergency and a Tragedy MIchael Rabbidge, First 5
Minutes (Room 3)
10.05am - 10.35am Morning tea
Session 13: Case study - Forseeing the Building Future Through Property Strategic Planning Steve Jones, Australian
Sports Commission (Room 1)
10.45am - 11.30pm Session 14: Oral presentation - Space as a Knowledge Management Tool Dr Agustin Chevez, Geyer Pty Ltd (Room 2)
Session 15: Case study - Delivering on a Green Star Project - Energy Australia’s New Learning Centre Kate Gunton &
Paul Ryan, Energy Australia (Room 3)
Session 16: Case study - Metropolitan Fire Brigade Ros Magee, Robert Pahor & Andrew Rutt, Spowers (Room 1)
Session 17: Oral presentation - The Impact of the Energy Performance Contract on Facility Management Laurie
11.40pm - 12.25pm Reeves, Melt FM (Room 2)
Session 18: Oral presentation - 215 Adelaide Street NABERS Refurbishment Connan Brown, Norman Disney Young
(Room 3)
12.30pm - 2.30pm Lunch with keynote address and close of conference

Facility Perspectives
VOLUME 5 NUMBER 1
50 CLIENT feature
client FEATURE

JUDD FARRIS RECRUITMENT

T
he facilities management industry is continually evolving recruitment experience, the Facilities Management division in
to incorporate new legislation pertaining to health, safety, Australia has a proven track record in aligning business
environment and risk management. Facilities Managers requirements with individual’s expertise and career aspirations.
are now responsible for developing, implementing and promoting Throughout the recruitment process, our extensive industry
strategic initiatives to ensure a happy, healthy and more productive knowledge enables us to provide advice to employers and job seekers
working environment. Consequentially, we have seen an increase in with regards to career growth, employee sentiment, education, brand
the demand for technically qualified and accredited professionals, and perception and individual profile improvement.
the rise of specialist roles within organisations. These include, but are
not limited to, Sustainability Managers, Project Directors, Workplace For a more informative discussion in relation to your career or
Managers, OHS&E Managers, Risk and Compliance etc across all business requirements, please call:
sectors. As a result of the current trends affecting our industry:
3 Facility Managers are now responsible for developing initiatives Candice Egan
to improve the performance of buildings Permanent solutions - NSW, ACT and WA
3 Businesses are aiming to create “zero harm” cultures throughout candice.egan@juddfarris.com.au
the workplace. This calls for all Facility Managers to have either 02 9321 5500
a strong understanding and/or qualification in risk, compliance
and building safety Matthew Dwyer
3 Relocation Managers or Project Directors are becoming more Temporary solutions - NSW, ACT and WA
prominent as organisations seek to consolidate their office matthew.dwyer@juddfarris.com.au
space. These projects often require extensive relocation with a 02 9321 5500
resultant demand in professionals to manage and promote these
changes on behalf of landlords and tenants Matthew Smith
3 Workplaces are becoming more stringent on achieving green Permanent and temporary solutions - VIC, SA, TAS
star and NABERS ratings. matthew.smith@juddfarris.com.au
3 Work environments are becoming more efficient with 03 9620 2717
modern initiatives in space planning; maximising comfort and
productivity Phil Seed
3 NABERS ratings are providing prospective tenants and buyers Permanent and temporary solutions - QLD
with the ability to better compare commercial buildings. This phil.seed@juddfarris.com.au
increases pressure on the Facility Managers to maintain or 07 3221 6799
achieve green star ratings, making them accountable for the
environment and not just the base building plant and fabric.
Judd Farris is a global organisation and specialist property
recruitment consultancy committed to providing comprehensive
permanent and temporary staffing solutions to many of the world’s
leading corporate groups, partnerships, government bodies and
institutions. With over thirty-five years of combined industry and

Facility Perspectives
VOLUME 5 NUMBER 1
 No.1 in Facilities
Management

...not number 2
At Judd Farris Recruitment, we can identify the perfect fit for your organisation, offering you
the best available Facilities Management professionals in the industry.
Our long standing relationships with clients and candidates, our reputation, market
knowledge and access to non-active candidates, takes the guess work out of hiring.
Whether it’s a permanent or temporary requirement, our national team of experts can help.

> MELBOURNE: 03 9620 2717

Matthew Smith - matthew.smith@juddfarris.com.au
> SYDNEY: 02 9321 5500
Candice Egan - candice.egan@juddfarris.com.au
Matthew Dwyer - matthew.dwyer@juddfarris.com.au
> BRISBANE: 07 3221 6799
Phil Seed - phil.seed@juddfarris.com.au
for all our latest vacancies log on to www.juddfarris.com.au
52 MaintenAnce & essential services

Phasing out:
The departure of HCFC refrigerants

The Australian hydrochlorofluorocarbon (HCFC) refrigerant market is now beginning to feel the
implications of 1987’s Montreal Protocol. How will the phase-out of HCFC’s affect you? Carly Fordred
finds out.

T
he Montreal Protocol is an international environmental
agreement that established requirements to begin
the worldwide phase-out of ozone-depleting CFCs
(chlorofluorocarbons).
The original protocol was signed in 1987. However, in 1992
an amendment was established to schedule the phase out of
hydrochlorofluorocarbons (HCFCs).
These artificial refrigerants have long been identified for their
ozone depletion potential (ODP) and global warming potential
(GWP).
CFCs are now virtually phased out, and refrigerant stockpiles are
nearly exhausted.
HCFCs, which are widely used in air conditioning equipment, are
currently under phase-out conditions.
The current phase-out dates for HCFCs for developed countries,
which include Australia, stand at:
33 Freeze from beginning of 1996 (Based on 1989 HCFC
consumption, with an extra allowance (ODP weighted) equal to
2.8 per cent of 1989 CFC consumption)
33 35 per cent reduction by 2004
33 75 per cent reduction by 2010
33 90 per cent reduction by 2015
33 Total phase-out by 2020 (Up to 0.5 per cent of base level
consumption can be used until 2030 for servicing existing
equipment, subject to review in 2015).
Over the years, the phase-out timetable for ozone-depleting
substances has come under constant revision, with phase-out
dates accelerated in accordance with scientific understanding and
technological advances.
About the Montreal Protocol
The Montreal Protocol on Substances That Deplete the Ozone Layer is an
international treaty designed to protect the ozone layer by phasing out the
production of a number of substances believed to be responsible for ozone
depletion.
The treaty was opened for signature on 16 September 1987 and entered
into force on 1 January 1989 followed by a first meeting in Helsinki, May
1989. Since then, it has undergone seven revisions, in 1990 (London),
1991 (Nairobi), 1992 (Copenhagen), 1993 (Bangkok), 1995 (Vienna), 1997
(Montreal), and 1999 (Beijing).
Due to its widespread adoption and implementation it has been hailed as an
example of exceptional international co-operation, with former Secretary-
General of the United Nations Kofi Annan quoted as saying that ‘perhaps
the single most successful international agreement to date has been the
Montreal Protocol’.

Facility Perspectives
VOLUME 5 NUMBER 1
 MaintenAnce & essential services 53

begins to appear. Eventually the drop-ins and replaced HCFCs will

What is Ozone Depletion Potential (ODP)?
The ozone layer is damaged by the catalytic action of chlorine and bromine
in compounds, which reduce ozone to oxygen when exposed to UV light at
low temperatures. The Ozone Depletion Potential (ODP) of a compound is
shown as an R11 equivalent (ODP of R11 = 1).
Australia has met or exceeded all of its phase-out obligations under
the Montreal Protocol, which is implemented in Australia through the
Ozone Protection and Synthetic Greenhouse Gas Management Act
1989 (the Act).
Australia will essentially phase out consumption of HCFC by 2016,
four years ahead of the schedule required under the Protocol. In
doing so, Australia will consume 61 per cent less HCFC in the period
to 2020 than required under the Protocol, even after the Parties to
the Montreal Protocol agreed in 2007 to advance the HCFC phase-
out globally.
The most prevalent of the HCFCs is known as R22. It is used most
commonly in small and packaged air conditioning equipment, and
has been used in this way for many years.
The HCFC phase-out primarily affects R22 but also R123. R123,
which was itself a replacement for R11, is predominantly found in
older centrifugal chillers.
So what impact will the phase-out of HCFC’s have?
Frank De Jong of A-Gas answers some of the pertinent questions
relating to the phase-out of HCFC’s, and in particular R22.
achieve parity in price as demand begins to exceed supply.’
De Jong adds, however, that retrofit drop-in refrigerants should not
be viewed as a long-term solution. ‘Drop-in refrigerants are designed
to keep existing equipment running when R22 becomes unavailable
and equipment still has a useful lifetime.’
De Jong also advises that controls and oils should not require
replacing if choosing to use a drop-in replacement.
‘In most, TX valves won’t require replacing either, but of course
best practice dictates that dryers should always be replaced when
charging refrigerant,’ he adds.
So, where to from here? What is De Jong’s advice on managing the
implications of the phase-out?
‘Talk to customers now and begin to discuss drop-ins, retrofit
options and equipment replacements,’ he says.
‘Don’t panic,’ he reassures. ‘Now should be a period of education
and information flow from importer to distributor, to contractor and
on to the end user.’
Thank you to Frank De Jong and A-Gas for their input in this article.
This article first appeared in HVAC&R Nation. It is reproduced with
permission.

How will R22-installed equipment be serviced, and will it

be costly? Will there be shortages of R22?
‘The HCFC phase-out will primarily affect the installed base of
equipment using R22 and its importation, as it will drop by 30 per
cent – which equates to 500–550 tonnes,’ De Jong says.
‘This will primarily affect the service bank out there, and the
implication is that it will become more expensive because of its
availability.’
‘R22 should still remain the first choice for the service market for
the next 12 months,’ he adds.

Should R22-installed equipment be retrofitted and

converted to alternative refrigerants? What should be
used in new equipment?
For existing R22 air conditioning equipment, De Jong suggests that
R407C be used. He cautions, however, that it requires hardware
replacements including the TX valve, drier, and POE oil. R407C also
has a large temperature glide (approx 7K). He recommends seeking OUR EXPERIENCED SERVICE
original equipment manufacturer (OEM) approval before seeking this YOUR PROTECTION
route.
RELIABLE AND GUARANTEED
He suggests that R410A be used for new equipment only and 65 YEARS OF SERVICE
that it should be not used as a retrofit refrigerant due to the high
discharge pressures involved.
This has led many manufacturers to begin offering various
solutions for R22 drop-in refrigerants.
‘Drop-ins are already available, although are currently a bit more
expensive. It is predicted that this gap will narrow as R22 scarcity SAFE AND EFFECTIVE PEST
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Facility Perspectives
VOLUME 5 NUMBER 1
54 CLIENT feature
client FEATURE
GREENER GROUNDS MAINTENANCE –
MAKES COMMERCIAL SENSE
G
LG GreenLife Group is one of Australia’s leading open space
specialists, providing integrated landscape construction,
maintenance and project management services to a wide
variety of clients across Australia.
The organisation recently changed its name from Grounds &
Gardens to GLG GreenLife Group to reflect the company’s evolution
over the past 15 years, its extensive range of services and renewed
focus on environmental sustainability.
Despite the rebrand, GLG GreenLife Group’s commitment to
deliver exceptional results to a variety of nationwide corporate and
government clients remains unchanged – these include Sanctuary
Cove, Telstra, Hansen Yunken, Theiss and Transfield Services.
GLG GreenLife Group also has a wealth of experience maintaining
some of Australia’s most significant, prestigious and remote facilities.
The company has earned a reputation for being a market leader in
the management and maintenance of commercial landscape and
open space infrastructure. Some of GLG GreenLife Group’s current
contracts include:
3 Grounds maintenance to 5000 Telstra facilities throughout
the entire country including both urban, regional and remote
locations
3 Grounds maintenance services including grass cutting,
gardening, pest control, arboricultural works and graffiti removal
at over 300 of Yarra Valley Water’s sites in Melbourne
3 All aspects of landscape maintenance along the Jemena eastern
gas pipeline from Newcastle to Wollongong in NSW; such as
mowing, brush cutting, slashing and arboriculture through to the
replacement and repairs to gas network infrastructure
3 Grounds maintenance for Western Power’s 119 zone substations
and five terminals covering over 300,000 square kilometres in
mid and lower Western Australia
3 Maintaining Adelaide Airport’s prestigious grounds by mowing
Facility Perspectives
VOLUME 5 NUMBER 1
all turf areas, along with fertilising, gardening, landscaping, plant
selection and replacement, irrigation maintenance, weed and
litter control
No job is too big for GLG GreenLife Group. It has an extensive
range of resources and an experienced team of trained
horticulturalists to provide superior native environments through to
finely manicured landscapes. Most importantly, all of GLG GreenLife
Group’s professional services are delivered on time and at market
competitive prices.
GLG GreenLife Group treats all large, open space landscapes as
valuable assets and with the respect they deserve. The organisation
always goes that extra step to employ credible and sound
environmental principles so that the landscapes they manage and
create last for generations to come.
No stone is left unturned to ensure GLG GreenLife’s innovative
wetland developments, revegetation and landscaping initiatives are
delivered using the latest technologies and products, and exemplify
world’s best practice.
Furthermore, GLG GreenLife Group not only ensures that
sustainability is at the core of its projects but is incorporated into
the company’s everyday practices. GLG GreenLife Group minimise
the water required to sustain healthy plant growth, limits the use
of chemicals in all areas of its work, continually monitors its energy
efficiency and always looks for new ways to reduce its carbon
footprint.
GLG GreenLife Group is genuinely excited to be embarking on a
new era of sustainable landscape creation and maintenance, and will
continue to apply its philosophy of ‘build, maintain and sustain’ to all
of its urban and commercial open space projects.
For more information go to www.glgcorp.com
 Grounds
Maintenance
Specialists
GLG GreenLife Group is devoted to the
maintenance and care of commercial and
institutional facility grounds, ensuring their
ongoing functionality with our large range of
landscape services.

Encompassing a wide range of landscaping

principles and disciplines all with a strong
environmental focus, GLG can maintain and
improve the effectiveness of any facility’s
environment.

GLG are the specialists in developing routine

and sustainable maintenance programs,
providing tailored, long-term solutions in the
operation and care of facility grounds, creating
optimal, safe and cost effective environments
for people to work, live and play in.

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To find out more visit:

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AUSTRALIA WIDE

BUILD | MAINTAIN | SUSTAIN

56 MaintenAnce & essential services

Effective space management

Terry Roche, Manager, Space Management, Victoria University

E
ffective space management can be distilled to one overriding
principle: understand the way in which space supports the
strategic directions of the organisation, and quantify the
equation to balance space demand and space supply. All flows from
this; know what it is that your organisation wants to do strategically,
and make sure that your space is best positioned to deliver on this
strategy. At best, your space should facilitate strategic delivery; at
worst, it should not hinder.
One of the many challenges facing those responsible for the
effective management of space is understanding the nexus between
business operations and the space that best supports this delivery.
Often, corporate strategies focus on market opportunities: of
minimising potential or actual threats, and of ensuring alignment
between corporate strategy, financial strategy, HR strategy and IT
strategy.
Often overlooked is the Space Management Strategy. An effective
organisation would not embark on a major expansion strategy
without planning its workforce to make sure it has the right staff to
service that growth. No efficient organisation plans an acquisition
strategy without first understanding its capacity to finance such
acquisitions. However, a significant number of organisations continue
to go about their business, planning for tomorrow, without aligning
their space. Not enough focus is placed on the key role that space
plays in a successful organisation. This reflects a mindset that sees
space as static – here yesterday, here today and will be here again
tomorrow.
Space impacts on management vision usually when an office
has to be found for a new member of staff; or a new team has
to be established and there is no spare space. Reactive planning
is often the norm in space management, at a significant financial The strategic context – tomorrow’s vision
and opportunity cost. The organisational capital that is embedded The challenge is to relate strategic objectives to space requirements.
in facilities, and the cost of operating and maintaining space, are Not an easy challenge, but manageable if you engage the right tools.
both significant elements of the budget bottom line. For most Space projection techniques exist across a number of professional
organisations, space represents the second largest budget item after and service areas, including health, education, and travel. By way
staff. Failure to plan and manage space effectively therefore impacts of an example, universities have been employing space projection
on all aspects of the organisation. models that translate their teaching and research activities into space
So, effective space management is all about asking the right requirements. The ability to model changes to business delivery, and
questions. their impact on space, is crucial to ensuring that universities plan
33 How does existing space support the organisation’s strategic effectively. The space drivers are catalogued and quantified. These
objectives? include student numbers, the various pedagogies used to deliver
33 If it doesn’t, what space is required and in what timeframe? teaching and learning, frequency and occupancy rates (the number
33 How is space meeting the current needs of the organisation? of times a room is in use and, when in use, the number of people in
33 Is there too much, too little, is it the right type of space, is it the room relative to its capacity), and the space per student station
costing too much? required to deliver the pedagogy. By developing and applying these
33 Is it flexible enough to support change? tools, the Space Manager can run multiple what-if scenarios on the
33 How well is it being used at the moment? Who has responsibility impact of change – of a strategy that seeks to grow activity in one
for space management? area, reduce in another, or break into completely new markets.
33 Are they equipped with the right information to make sound Models are representations of tomorrow based on an extrapolation
decisions? of today. The more successful models are continually updated from
Starting to ask the right questions is one powerful step along the a feedback loop – it is not a sign of a bad model to change the
path to effective space management. outcomes through better data; instead it is a reflection of a mature

Facility Perspectives
VOLUME 5 NUMBER 1

planning process.
Whatever the industry, the principle remains the same –
understand what it is that your organisation does and how that
translates into space requirements.
A good space manager is able to clearly articulate the strategic
directions by intimately understanding the business. It is often a
positive outcome of managing space allocations that the Space
Manager is able to regularly tour operational areas and gain an
understanding of their business activities. The challenge is to utilise
this information
in a formal and
structured way
that populates
the understanding
of business operations. Reviewing operational areas and placing
oneself in the shoes of the practitioner enables an effective Space
Manager to anticipate operational areas’ requirements. Of equal
importance, however, is the use of data collection templates that
enable organisational units to transmit data into a meaningful format
for Space Managers. The Space Manager has to take responsibility
to ensure that they are provided with up-to-date, meaningful data on
how space is currently being used.
The operational context – today’s wisdom
The development of sophisticated computer space management
applications over the past decade has made the job of the space
manager equally easier, and more challenging. Systems such as
Archibus, BEIMS, Aperture etc., enable the user to have a fingertip
(mouse click) grasp of space management data. Information on the
allocation, amount, type, condition, cost, and regulatory compliance
MaintenAnce & essential services 57
of space is easily produced, reports generated and action plans put in
place. What is often missing, however, from these space reports, is
the organisational use of this space. Office accommodation databases
will record, with varying degrees of accuracy, the organisational unit
allocated to that space, and even the name of the staff member(s).
Space managers removed from the organisational unit will not know
how efficiently that space is being used. Engaging resources to collect
quality data on the actual use of space is a vital component of fully
understanding the demand on current space. Trend data can be vital
in projecting future requirements and enable enlightened reallocation
of space to better support both current levels of activity and future
programs.
The resources required to maintain accurate space data systems
should also not be trivialised. The amount of change that occurs
within an organisation’s physical resources in one year is quite
considerable. Space systems that are not maintained lose their
corporate credibility very quickly, and critical investment decisions
can be made using faulty or misleading data. Ensuring systems are
in place to capture churn is vital, coordinating the allocation and
reallocation of space – ensuring a direct link between the physical
relocation process and updating the space database, coordinating
HR, voice and data systems with the space system. Even with such
system coordination it is still necessary to physically audit all space
on a regular basis.
Emerging strategies in improving space management include
techniques for conveying to occupants the true cost of space they
occupy, and incorporating this data into their strategic decision-
making process. Organisations where space is treated as a free good
have a tendency to be wasteful of space or, worse, to see space
as a currency of success. Clinging on to space that is no longer
required in the anticipation that one day it may be is extremely
damaging to any organisation’s effectiveness, responsiveness and
flexibility. Tools for internal space charging or activity-based costing
enable the organisation to effectively price the
cost of space into activity delivery. Where the
costs of providing and maintaining space are
met centrally, organisational units have little
or no incentive to ameliorate space use. The
redistribution of the operational cost of space
to the area occupying the space sends effective
signals on the cost of holding space that is
beyond requirements or in seeking space for
growth. Without these price signals, space use
is often sub-optimal. Non-asset solutions should
always be preferable to provision of new space
when there is a request for additional physical resources. Systems
that convey this message to the occupiers of space are an investment
worth making.
So a shorthand summary of good space management would
include:
1. Know the strategic context of space management;
2. Know the current characteristics of your space;
3. Employ the right tools to help plan and manage space;
4. Be ahead of the game – anticipate longer-term requirements by
ensuring you build flexibility into your current space; and
5. Avoid the temptation to treat space as an investment to
meet tomorrow’s challenges. Carefully consider the cost of
holding space that doesn’t contribute to today’s organisational
performance.
Facility Perspectives
VOLUME 5 NUMBER 1
58 MaintenAnce & essential services

The impact of global lease

accounting changes in Australia
Companies leasing assets in Australia, such as real estate, computers, copiers and transportation
equipment, will face an overwhelming administrative burden if new international accounting standards
for operating leases are finalised in 2011.

N
ew lease accounting reviewed quarterly, and changes to the assumptions accounted for.
standards will Every lease that you are responsible for, from the photocopier and
dramatically impact the cars in the company fleet, to the corporate headquarters, will
every organisation that require detailed and ongoing analysis for the term of the initial lease
holds a lease, and will have and beyond, and no doubt the finance department will look to you,
important ramifications the facilities manager, for much of the new information required.
across all corporate Though the new lease accounting rules are expected to go into
functions, from corporate effect no sooner than 1 January 2013, given the need to report two
Michael Green
real estate and finance to prior years’ comparative information, Jones Lang LaSalle is urging
technology and human resources. companies to begin to prepare immediately, particularly businesses
In January, global real estate services firm Jones Lang LaSalle that draw heavily on lease arrangements.
launched an industry website (www.LeaseAccountingChanges.com) Companies will need to re-evaluate their approach to leasing
to provide information to help corporations navigate the upcoming decisions. In order to decide whether to renew, move, expand,
changes in global lease accounting treatment. consolidate, or own space or equipment, companies will require
much more detailed information about their leases. The proposed
Who will be impacted? standard requires a company to make a number of decisions at the
The changes will affect any company that is reporting under either start of the commitment based on the balance of probabilities as to
the International Financial Reporting Standards (IFRS) or US GAAP. what will happen in the future. Some examples:
This includes Australia, all US-based companies and most European 33 Will an option be exercised?
Union-based companies. The standards would also be adopted by 33 What will the rent be at exercise of option?
any company that wants access to European or US capital markets. 33 What will the rent be if there are any market reviews during the
The changes will touch virtually every organisation, as most term of the lease?
businesses lease some type of asset, be it real estate, computers, 33 If there are expansion, contraction, handback or upgrade options
copiers or transportation equipment. The exposure draft is expected in the lease will they be invoked?
to be released in July of this year, and the continued on page 60
changes are likely to be effective in 2013.
If adopted, the accounting for leases of
real estate and equipment will be changed
Proposed accounting treatment
dramatically, as companies will be required Straight-lined rent P&L (current rules) Cash rent P&L (proposed rules)
to capitalise all lease obligations on their $2.80 M
balance sheets. This means recognising $2.75 M
their right to use leased property as an $2.70 M
asset, and their obligation to pay rent and $2.65 M
other amounts as a liability. $2.60 M
The changes will affect every lease
$2.55 M
for real estate and equipment located
$2.50 M
anywhere in the world. It will impact
$2.45 M
those signed in the future, as well as those
$2.40 M
already in place today.
$2.35 M
$2.30 M
How do these changes impact the
$2.25 M
facilities management industry?
$2.20 M
Where once any lease was essentially Year 1 Year 2 Year 3 Year 4 Year 5
set and forget, now every lease must be

1
Facility Perspectives
VOLUME 5 NUMBER 1
 client feature
PERPETUAL PROPERTYCARE ENHANCES
IT’S GREEN CLEANING CREDENTIALS AND
ANNOUNCES NEW ALLIANCE
H
aving commenced
it’s Green Cleaning
Program in 2009
Perpetual PropertyCare has
continued to successfully
develop the program. A recent
external audit highlighted the
success of the company’s
implementation and
development of green cleaning
on the University of NSW
campus.
The green cleaning program
has also provided additional
benefits to the company’s
managers, supervisors and staff in enhanced job satisfaction, new
challenges, and sense of achievement. Staff enthusiastically take part
in trialling new equipment and methods and know that their input is
Innovative
Solutions
Your Choice is Clear
for the best sustainable solutions in
Reliable
Service
Quality
Care
client feature 59
important in all decisions taken by management in the development
of the green cleaning program.
In late 2010 a group of Perpetual managers and supervisors
attended a greenRclean training course further developing their
commitment to the green cleaning concept.
“Perpetual PropertyCare has been prepared to invest in staff
development, new equipment, and trialling new methods. This has
opened up a number of new opportunities for company growth”
it’s founder, David Butcher said in announcing an alliance with the
Berkeley Group in February. “The alliance now gives Perpetual
PropertyCare the infrastructure support nationally, and financial
strength to take advantage of these opportunities. All Perpetual
PropertyCare staff are excited by this development and the career
opportunities the Berkeley Group alliance will bring. Customers
will retain a service provider that is responsive to their needs and
innovative in it’s approach to changing circumstances.”
> Offices
> Educational Facilities
> Event Venues
> Industrial Sites
Contact Perpetual PropertyCare
p 02 9281 1149
f 02 9281 1134
info@perpetualpropertycare.com.au
www.perpetualpropertycare.com.au
The Right Choice
Facility Perspectives
VOLUME 5 NUMBER 1
page2.pdf 1 3/1/11 3:33 PM

60 MaintenAnce & essential services

What should companies be doing now?

Calculate/anticipate impact of changes

Lease Portfolio (real estate and equipment)

Identify data/resource gaps

Lease Information Information Systems
Organization Human Resources

Score Card
Measures business
results Establish cross-functional teams/processes
Operational
Dashboard

Staffing levels Change Management

Joint Global How our portfolio is

Governance performing

Team Financial Analysis

Portfolio Status
Real estate, Accounting Communications, Training
Reports

Property profile: Saint-Louis Park, MN

Facilitate strategic/tactical decision support

Governance Framework Information Systems
Business Assumptions, Data Collection/Management,
Work Routines Financial Reporting

continued from page 58

Increasingly companies will turn to their facilities managers and
corporate real estate team to make calls on these issues that are paid
little attention today and for decisions that would not be expected
to be made for several years. These now become critical under the
proposed standard.
You will not only need to know your current leases in detail, but
you will also need to have information at hand to make robust future
projections. Future options will need to be reflected on the balance
sheet at the time of reporting if the business thinks that they will
take that option. No longer will you sign a lease, evaluate it and then
put it on the shelf. In the future, you will need to re-evaluate all of
the estimates you have made every reporting cycle, and changes will
need to be made to adjust asset and liability.
The overwhelming administrative burden to track all of their leases
– no matter how small or short – will be borne by large and small
businesses alike. The increased complexity of reporting, data and
information being managed will necessitate investment in enhanced
information systems. It will also require the involvement of more
people across the organisation, placing greater importance on the
conversations that CRE executives have with people throughout the
business around their use of property – what type of space they need
and for how long.
Considerations
The new standard poses a number of questions on how to structure
leases moving forward:
33 Lease vs. own – If an asset is going on the balance sheet, why
not just own it? If a company’s underlying cash position does not
change, nor should the underlying reasons why the organisation
would lease rather than own property. Given the level of
admistrative burden, though, it may now be more economical
and feasible to own office equipment and cars, for example,
2
rather than lease them and account for them under the new
standard.
33 Outgoings – As outgoings will still be accounted for on a yearly
basis in the profit and loss statement, a lower rent and higher
outgoings will lessen the first year impact for tenants. Will
landlords offer lower rent and higher operating expenses in
order to secure tenants, and how does this affect the income and
distribution policies of AREIT’s?
What can you do now?
Some of the steps that can be taken to prepare for the new rules
include:
33 Review your leases;
33 Review your portfolio/current space needs and future
projections;
33 Review the market to understand what options are out there and
when;
33 Understand how the standards will apply to your business;
33 Review your information systems and research what other
options are available;
33 Engage with your finance team and business units;
33 Begin a dialogue with your suppliers and landlords.
For those that are on the front foot, the administrative burden of
complying with the new lease accounting rules will be reduced, and
adapting to the impact of the changes on leasing decisions will be a
much more manageable task.
Michael Green
Corporate Solutions
Jones Lang LaSalle Australia

Facility Perspectives
VOLUME 5 NUMBER 1
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62 CLIENT feature
client FEATURE

FINESEAT
MANUFACTURERS

F
ineseat was established in the Australian market in 1986. The
company manufactures a wide range of commercial office
seating and trades through independent office furniture
dealers across Austr
Australia. The company when formed employed four
people and
an manufactured from a small facility in Alexandria
NSW. Product
P manufactured at this time was approx.
2000 chairs
ch per annum. Fineseat identified and targeted
a definite
definit lack of service in this market and was quickly
recognized
recogniz for supplying a superior service and product.
Fineseat nown operates in a combined space of over 15000
square meters
me and employs 60 people. We produce and
distribute across
ac Australia over 50,000 chairs each year.
Our companies
comp combined manufacturing experience is
over 60 years.
years A direct benefit of that experience flows into the
following four areas:
3 Product d design
3 Research aand Development
3 Manufacturing processes
Manufactu
3 Warehousing and Distribution
Warehous
Adding to this Fineseat has also established key manufacture
and supply agreements
agree with international seating and furniture
companies such as the Fursys Group from Korea incorporating
the Sidiz range of seating and Senator who is the largest designer
and manufactu
manufacturer of seating and systems furniture from the UK.
Both companies
compa add an exceptional level of experience and
product options
optio to The Fineseat Australian operation.
Fineseat is an
a active member of AFRDI and has accreditation
for ISO9001 and ISO14001
IS in both the manufacturing administrative
sides of the business.
busine
At Fineseat we alsoa believe it is our responsibility to protect the
environment for future
fut generations. Fineseat embrace sustainability
as a fundamental practice
pr and we continue to implement sustainable
solutions. Sustainable
Sustainab development provides the opportunity to
achieve significant results
r in the key areas of environment, society
and business.
To compliment all al of this we have a dedicated team of Sales and
Support staff around Australia who are direct employees of Fineseat
with a commitment to service and efficiency.
Fineseat is an Australian
Aus owned and operated manufacturer. We
are proud to be supporting
sup Australian industry and Australian jobs.

Facility Perspectives
VOLUME 5 NUMBER 1
64 Spotlight on Lighting

Low carbon
trend is lighting
the way
By Chou Lien, lighting designer, President of Brandston Partnership
Inc., and keynote speaker at Sydney’s SPARC International Lighting
event in June 2011.
Better lighting choices for our commercial, residential and public spaces increasingly equate to
leadership in energy and environmental design. Chou Lien, an internationally recognised lighting
designer visiting Sydney in June for the SPARC International Lighting event, reveals upcoming lighting
trends and how industry professionals involved in designing and managing lighting solutions can
position themselves in the world of the ‘low carbon’ concept.

L
iving in a visual culture, lighting design and management
significantly influences us physically, psychologically and
sociologically. Clever lighting choices improve our lives,
transform the way we feel about a space, and enhance our
interactions within that space. Clever lighting choices cannot be
separated from pursuing improved energy efficiency and lighting
longevity. More than just switching off the lights when they’re
not needed, the ‘low carbon’ trend gathering pace will soon be
dominating decision-making on all new buildings, private and public
spaces alike.
The low carbon trend is driven in part to decrease energy bills,
contribute on behalf of corporate social responsibility, and also
meet increasingly stringent legislative demands. It relates to making
lighting decisions based on the entire carbon footprint of the lighting
system throughout its lifespan. It also considers the lighting system in
the context of the lighting environment and how to manipulate other
aspects of the space to rely less on artificial lighting.
Currently in Australia, life cycle assessments (LCAs) are used as
ways to promote an organisation’s responsible building choices and
product selections. Factors that are quantified and rated include
material product inputs, the system’s energy consumption over its
expected lifespan, as well as the final recycling potential for the
system. It can be expected that regulation will play a greater role in
the use of LCAs.
Already very important overseas, and something that Australians
can also expect to see here in the coming years, is the Leadership
in Energy & Environmental Design (LEED) certification system
encouraging building designers to use strategies to improve energy
savings, reduce CO2 emissions, improve indoor environment
quality, and improve stewardship of resources and sensitivity to their
impacts. LCAs contribute to this rating system.
With stricter regulations comes the necessity for industrial
engineers and lighting designers to be more sophisticated. We have
to change the way we think about the size of light fixtures and the
need to use lighting materials which are and can be proven to be
more sustainable. Smaller sized lighting fixtures (capitalising on
today’s smaller sources) means less material of every kind in each
fixture. More thoughtful fixture design and selection also means

Facility Perspectives
VOLUME 5 NUMBER 1

consideration of the manufacturing processes, transportation of
components and finished fittings, as well as the eventual disposal
issues. Also, many lighting fixtures are disposed of not because they
have reached the end of their useful life, but because the space they
are illuminating is renovated. Perhaps thought needs to be given to a
systematic recycling of used lighting fixtures, rather than disposal as
the first option.
Also acknowledged in this rating system is the importance of an
integrated, whole-of-building design system of practice. This works
to limit power use to a bare minimum by considering more than
the lights alone. Increasingly, lighting consultants, electricians and
designers are expanding their scope of consideration. Affecting
lighting choices should be things such as the colour of the walls, the
building orientation and the source of the electricity. Many designers
and space planners forget that walls absorb a great deal of light.
Lighting designers often promote lighter coloured walls, but also
lower walls or open plans whenever possible. This way of thinking
needs to find its way into space planners’ considerations as well.
Early consideration of the orientation and configuration of the
building in the early stages, with the thought of maximising daylight
use in the interiors, needs to become more common. In the early
days of electric lighting, even high-rise buildings in large cities were
planned so as to illuminate as much of the interiors as possible with
the windows, and the electric lighting was considered supplemental.
There is, of course, a tightrope we walk finding the balance
between quality lighting solutions and energy efficiency. All too
often we overestimate the level of lighting necessary to enhance
the pleasure of the space, leading to waste and unnecessary energy
consumption. Significant change will come from those who make
light fitting/control systems as well as lighting designers who are
working to improve the design of architectural elements in lighting
systems. Lighting designers have for years preached the value of
vertical luminance (i.e. lighted walls), rather than concentrating
exclusively on horizontal illuminance. Especially in this day and age of
computer use in almost every business and home, the over-lighting
of desktops is all too common. Demonstrations, mockups and
general education of clients are required to make them comfortable
in using the low end of lighting recommendations rather than the
high end.
These changes will help make it easier to find that necessary
balance. A good analogy is that low-calorie food won’t be eaten
unless it tastes good, and the same goes for energy efficient options
that do little to improve the pleasure of the environment.
One perspective changing the way that designers are looking at
Spotlight on Lighting 65
Chou Lien
lighting systems as a whole is calculating lighting power allowances
for building spaces and whole buildings within the context of the
way the lights are used. In Australia, building rules regulate on the
wattage that can be used per square metre, with differences based
on particular building types. Little respect is given to how the lights
are used, and that not all lights are used at the same time. It can be
expected there will be more sophisticated measurement around how
lighting systems will be used.
With different measurement, I expect a trend toward more
automated lighting systems that can sense how a space is being
used. Take, for example, a lecture hall that traditionally seats over
100 people, but on many occasions is only half-filled. Wouldn’t it be
fantastic if the lighting system was able to tell that less than half of
the hall needed lighting, and responded by only lighting up the front
rows of the hall? With little personal incentive for individuals in public
and commercial spaces to control the light systems themselves,
automation will be a necessity and a sure trend in the building
industry.
I believe these technological advancements, improvements in
measurement, and legislative changes will light the way to enhancing
the personal and the broader built environment.
For more information, consider visiting the SPARC International
Lighting Event, which is open to builders and project managers,
architects, lighting designers, industrial designers, engineers, interior
designers, and landscape designers.
Register your interest in this event at info@sparcevent.org and visit
www.sparcevent.org for more information.
Facility Perspectives
VOLUME 5 NUMBER 1
66 Spotlight on Lighting

The pros and cons of LEDs

Bryan Douglas, Chief Executive Officer, Lighting Council Australia

F
rom traffic lights to exit signs, heat sinks. Degradation in LED material
torches to street lighting, kitchens and phosphors in white LEDs can lead
to lounge rooms, stadium displays to colour shift; a potential issue for side-
to architectural and decorative lighting – by-side applications. As a point source of
the use of LEDs as a light source is on the light, LEDs are well suited to uses such as
rise. Light-emitting diodes, or LEDs, are traffic lights, but this makes LED use for
an important development in the lighting general illumination more challenging. And
industry and they are here to stay. initial costs for LEDs remain higher than
alternatives.
What are LEDs?
LEDs are a type of solid-state lighting (SSL). Expectations and standards
They consist of a chip of semiconducting Numerous new LED products are now
material treated to create a positive- entering the Australian market. While
negative junction. When switched on, some are excellent, many are poor quality
charge carriers flow into the junction and and do not live up to suppliers’ claims.
combine to release energy in the form of Lighting Art and Science December 2009
photons. The colour emitted depends on edition reported that LED testing at the
the materials used to make the diode. LEDs Queensland University of Technology found
can be red, yellow, blue, green or ‘white’ ‘Many [LEDs] perform poorly or have
(created by combining other colours). failed to meet the specifications for the
LEDs were introduced as a practical application that they were designed for’.
electronic component in the 1960s. Such performance issues threaten to
Significant technical developments in more Lighting Council Australia’s SSL Quality Scheme label with sample
values. For a description of the label see www.lightingcouncil.com.au
undermine user confidence, discourage
recent years have seen them used widely as uptake, and delay or otherwise compromise
indicator devices and, increasingly, for special and general-purpose the substantial energy savings potential of LEDs. Lighting Council
lighting. is keen to promote this technology. However, we want to avoid a
repeat of the early days of compact fluorescent lamp technology
Benefits when consumers were put off by poor quality, premature failures
LEDs are highly energy efficient, comparable to fluorescent and light output issues. While new LED standards are being prepared
technology. They have a long life – lasting last up to 50 times longer at an international level, the technology is yet to be properly
than incandescent lamps and 5–10 times longer than fluorescent standardised globally or within Australia.
lamps. This makes them ideal for hard-to-access locations. LEDs
are durable and can withstand vibration and shocks. They are not SSL Quality Scheme
affected by regular on/off switching, which is good for areas such as Standardisation remains an issue. Until we have robust, mature
bathrooms. Another advantage is that LEDs do not contain the toxic standards, we can’t address the quality and performance problems.
substance mercury. In addition, they are at full brightness as soon as In response, Lighting Council Australia recently launched an industry-
they are switched on and are fully dimmable. led voluntary quality certification scheme for LEDs. The SSL Quality
Scheme provides confidence to the market that a luminaire carrying
Quality comparison the scheme’s label matches the supplier’s performance claims.
Some types of LEDs, however, still have a way to go to match the Lighting Council Australia verifies performance claims based on test
quality of other technology. For example, recent testing of LED T8 reports or other evidence provided and then authorises the use of
fluorescent replacements by the US Department of Energy found the SSL Quality Scheme label. Labels include details such as light
bare lamp output of the LED T8 was about one-third the average for output, efficiency, power required, light colour and colour accuracy.
fluorescent T8s. Performance was also significantly below fluorescent Registered products appear on a searchable database on Lighting
T8s in luminaire efficacy (efficiency in terms of light output versus Council Australia’s website.
energy consumed) and colour rendering index (colour accuracy). LEDs have enormous potential. This is a highly flexible technology
However, average fixture efficiency was higher with LED T8s because that will lead to a re-think of lighting applications. We haven’t even
LEDs are directional, so less light is lost inside the fixture. imagined all the possible uses yet.

Other issues More information about LEDs and the SSL Quality Scheme is at
Heat management of LEDs is an issue, requiring elements such as www.lightingcouncil.com.au.

Facility Perspectives
VOLUME 5 NUMBER 1
 CLIENT FEATURE client feature 67

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INDUSTRY SUPPORT

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LEANSCENE: The National Cleaning & Hygiene Expo will
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CLEANSCENE enjoys association support across a plethora of
sectors and at a level unprecedented for an Australian cleaning show
(NCSA, NUCCRA, ACCA and BSCCA are all supporters of the event
and between them represent over 90% of the cleaning industry).
Training companies (Joined Forces), educational institutions
(Gordon TAFE) as well as companies and organisations offering
the latest in cleaning and hygiene products and services will be on
hand to inform and challenge your current practices and processes.
Wash room products (Pink Hygiene), large machinery and sweepers
(Tennant), cleaning consultation and hygiene supplies are just a few
examples of what exhibitors have on offer. principal source of expert knowledge for OHS professionals, thus
Association members and facilities and building professionals alike providing facilities and building professionals with an opportunity to
will benefit from numerous features at the cleaning show including source hygiene and safety products simultaneously.
a free seminar series, workshops, a live demonstration stage and the To register to visit CLEANSCENE: The National Cleaning & Hygiene
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Facility Perspectives
VOLUME 5 NUMBER 1
68 Water
Water, Water Everywhere
Canada is Embracing PPPs. Annie Gales, Director of Service Works Global, reports on the Canadian
CCPPP National Conference on public private partnerships, and compares the Australian and
Canadian water industries.
W
ater is always topical in Australia – most recently
because of the flood devastation across several states,
but more typically because of the water shortage that
impacts the country. Similar water concerns are experienced by
many countries across the world; either because they are water rich
or water scarce – in any event, fresh water supplies are dwindling.
Water is also an issue in less obvious countries such as Canada.
At the Canadian CCPPP National Conference on public private
partnerships just prior to Christmas, water was high on the agenda.
Similar to Australia, they too are looking towards the PPP model to
alleviate the issue of years of under-investment in different types
of infrastructure; from water through to hospitals, schools and
healthcare. Over the last 12 years, Canada has developed some
innovative PPPs with particularly notable success in recent years.
Water in Canada
Historically, both municipal water and wastewater industries have
been performing badly across Canada. They have experienced issues
with water quality violations, inspection problems and high leakage
rates (between 12 per cent and 40 per cent depending upon which
statistics you read) because the infrastructure is aging faster than it’s
being repaired, and municipalities have been finding it very difficult
to turn the situation around.
PPPs – the ideal solution to the water problem
The estimated capital investment required for water and waste-
water in Canada over the next 20 years is between C$79 billion and
C$90 billion, and PPPs are the ideal solution to the problem. Much
to its credit, Canada has taken the opportunity to really embrace
the maturing PPP model, demonstrating considerable expertise and
innovation, both domestically and internationally, with over 150
projects completed or in procurement.
Facility Perspectives
VOLUME 5 NUMBER 1
The Britannia Mine Water Treatment Plant in British Columbia
is one such (smaller scale) PPP project, which is part of a larger
remediation scheme being managed by the Ministry of Sustainable
Resource Management (MSRM). The project was to clean up the
water flowing from a contaminated mine site which, if left untreated,
would continue to deposit on average 600 kilograms of metals in
the area on a daily basis. By implementing a new acid rock drainage
treatment plant funded through a PPP project, up to 500,000 cubic
metres of water is now treated per year. The plant has received
several awards for innovation and project excellence for its water
treatment process, plant operation and water quality monitoring.
Using the PPP model, the British Columbia province has successfully
protected taxpayers from the risks involved with developing and
implementing ways to effectively treat the mine water, and the
project has delivered excellent value for money (with a projected
lifecycle cost of $10m less than the estimated cost of completing the
plant through traditional methods). The Canadians are also working
on a number of international infrastructure projects, including a new
desalinisation plant in Adelaide, which is projected to deliver 100
billion litres of clear water to the city of Adelaide each year and is
due for completion in 2012.
Australia’s ambitious water projects
In Australia, there has been consistent private sector involvement
in desalination plants based on several different models including
PPP. A recent impressive example is the Victorian Desalination
Project, which is the largest seawater desalination plant currently
being developed in Australia and one of the largest PPP projects
undertaken globally in the last few years. When complete, it will
supply up to 150 gigalitres of water a year to Melbourne and
the surrounding areas. This production capacity is equivalent
to approximately one third of Melbourne’s annual water usage.

However, it is only in the last few years that Australia has started to
embrace the private sector in general water infrastructure in order to
secure its supply for domestic, industrial and agricultural use, where
up until recently it had typically used the traditional procurement
model.
The success of PPPs in water
As demonstrated, the PPP model can generally be successfully
applied to the water infrastructure market, although the sector
has some unique characteristics. Firstly, market competition is
smaller than in other sectors and this can result in a debate as to
whether best public outcome and value for money can be achieved.
Most importantly, the technology is developing so rapidly that
procurement costs are high and input from the private sector is
crucial in order to leverage the technology and innovation benefits. In
striking contrast to the speed of technological change, the nature of
the market is very long-term and this is evident in the return, which is
typically low but constant. The general public are also very sensitive
about allowing the private sector to take responsibility for something
as critical as water, with the concern that it isn’t going to be
regulated as efficiently as if the public sector retained responsibility.
Although in some countries, such as the UK, private sector retaining
ownership of the model is widely accepted, in many countries lease
or operating contracts tend to be used, with the private sector
partner focusing on improving operational efficiency and the public
sector remaining solidly in charge of the investment. In these cases,
the public sector is still very important to the success of the project.
Managing service delivery and performance in PPPs
Particularly in these instances, Service Works’ performance
management software, QFM, is often used by both the private and
public sectors to manage the operational efficiency, service delivery
and performance of PPP contracts, and is currently in use by in
excess of 140 PPPs in this capacity. Many of these contracts use
QFM’s integrated payment mechanism, so that deductions and gain
share/pain share incentives can be automatically derived.
Best practice
In both Canada and Australia, significant work is being carried out
around PPP design, research, innovation and best practice and the
focus is to go beyond the needs of today in order to meet the needs
of future users. These two markets have much in common based on
their systems of government, small population versus geographical
size and infrastructure deficit (although the difference in size of the
latter is debatable).
Lessons learned
At the Canadian PPP Conference, delegates were happy to share
the lessons learned from recent projects. Although Canada is
newer to PPPs than Australia, it has fully embraced the model and
demonstrated great success in recent years. It was widely agreed that
because the life of a PPP project is long, there may be influences that
change expectations along the way (i.e. environmental groups) and it
is important not to be pulled off course from the original specification
in order to accommodate new requirements. It is therefore vital
that a ‘vehicle’ responsible for the delivery of the project acts as
an effective steward in the interest of the project, actively resisting
change where necessary in order to keep the project on course.
However, it is also important that some of the initial design elements
are indicative only, because technology (especially in water) can
change in a short space of time and what was state-of-the-art when
Water 69
originally specified may no longer be valid when the infrastructure
is built. When the specification is written, the public sector should
look to the private sector for innovation (especially with regards to
technology in water infrastructure) to ensure that it’s not functionally
obsolete before it’s physically obsolete.
Future-proofing contracts was very topical at the conference,
with an emphasis on ensuring the PPP specification isn’t written
so tightly that flexibility is stripped out. There is always a balance
between flexibility and durability and taking into account future
needs. Agreements must be flexible enough to accommodate change
(i.e. change of use of a building, physical scope as well as service
changes) otherwise long-term PPPs can be an encumbrance rather
than a source of innovation. Canadian PPPs have come a long way,
to a situation where lifecycle expectations are incorporated into the
contract, often including commercial incentives to balance short- and
long-term needs from the project.
Canadian attitudes to PPPs
It is no surprise that public opinion in Canada is extremely supportive
of the PPP model. Regular surveys have been commissioned
since 2004 (using the same questions to ensure accurate
benchmarking) and positive opinion is at an all-time high with two
thirds of Canadians supporting the use of PPPs to deliver critical
infrastructure. The youth are the strongest supporters of the model,
with 74 per cent of respondents providing positive support. It is
therefore anticipated that there will be a growing level of support
over years to come.
A successful PPP
In conclusion, the Canadians have developed considerable
expertise in the PPP field in recent years, both domestically and
internationally. They have learned from the mistakes made in the UK
by incorporating flexibility into contracts, with the ability to finetune
and incorporate change. In addition, all contracts include a protection
clause to accommodate political change (in case, for example,
a decision is taken by a new government to discontinue PPPs).
Whereas Australia has reached a crossroad in PPP with the pipeline
of future projects looking surprisingly thin despite the infrastructure
deficit, Canada has truly embraced the PPP model and recognised
that the private sector is better equipped to deliver infrastructure on
time and within budget.
A successful PPP is where a healthy asset is created and
maintained and aligned to the users’ needs. The message at the
conference was clear. To secure the best PPP model, public interest
is paramount, value for money must be demonstrable, accountability
must be maintained, and similar to the goals in Australia, innovation
and transparency are critical to the success of a project.
Facility Perspectives
VOLUME 5 NUMBER 1
70 security
‘Think Security’.
By Peter Johnson, Manager-Compliance,
Australian Security Industry Association Limited (ASIAL)
S
ecurity for the facility manager is not just a tick and flick audit
process, it is an underpinning mindset required to enable
the facility tenants to undertake their daily activities in a safe
manner and to ensure the security of the premises after hours.
Unfortunately, security for the facility manager does not always
mean convenience for tenants. Convenience, security and safety
is a balancing act which requires management to be informed of
a vast array of security measures including access control, CCTV,
security hardware, guarding and patrol services, and the multitude of
variations of electronic security measures and the available options.
No one expects the facilities manager to have a complete
understanding of detailed security applications and leading edge
technology; however, we do expect the facility manager to have the
ability to grasp what security measures are suitable for the facility
having regard to tenant and building requirements.
Facility managers are encouraged to seek advice from a security
expert; although, care should be exercised in the selection of the
source and the advice. The Australian Security Industry Association
Limited (ASIAL) encourages the selection of suitably qualified and
licensed security advisers. Although not a national requirement,
many jurisdictions licence security advisers, security sales people
and technicians responsible for installation of electronic security
equipment. ASIAL provides a public search database for providers
of security services. The corporate member database can search
by services offered, state/territory and region. The search service is
found at http://www.asial.com.au/FindASecurityProvider.
The application of security measures can take many forms
although all options can be assisted by the consideration of Crime
Prevention through environmental Design (CPTED – pronounced
Sep-Ted). CPTED is a proven crime prevention approach, which
has been shown to reduce the opportunities for crime and incivility.
To understand the facility environment, a security risk assessment
Facility Perspectives
VOLUME 5 NUMBER 1
should be conducted; facility managers will be provided with a matrix
of risks rated according to the potential impact upon the facility if
an incident or event were to occur. Provided with such information
facility managers will be positioned to apply appropriate security
measures and spend the facility security dollar wisely.
A skilled security design professional is capable of solving a
security problem without detracting from the environment. Excessive
visual security measures may be inappropriate or give the wrong
message in that ‘crime does occur here’. Such an impression
may not attract tenants or provide a degree of comfort for tenant
employees or visitors. On the other hand, security options including
electronic access control, CCTV and managed reception/security
control point can present security options that deliver the message
that ‘we care’ and that the facility provides a safe feeling and a
pleasure to be there. Suitable lighting, space management and a
facility culture of compliance and acceptance of procedures naturally
support this.
Whatever your security initiative, security is an investment; the
return on investment may at times be difficult to measure. This
returns us to the appropriate security risk assessment of the facility
that guides us in our decision process.
Many buildings are ‘open buildings’ during normal business
hours. This is particularly so for shopping centres, which create other
security challenges for facility manager including behavioural issues.
The risk assessment and risk ratings would identify those issues and
guide facility management towards appropriate options.
Building security and access control systems are capable of
controlling interior and exterior door control and alarm point
monitoring and are scalable for the requirements of the facility.
System options may include:
33 biometric readers
33 door scheduling
 security 71

measures, although tenants should be guided on the selection of

quality equipment and installation. Engaging appropriately licensed
and qualified security organisations and individuals for the installation
of security equipment is an important criteria and responsibility of
facility managers.
Modern access control systems are relatively simple to monitor
and maintain. When installed by qualified people, they are difficult
to tamper with and override, creating peace of mind for building
managers and tenants.
Whatever security measures are provided within the facility, the
performance of the system is only enhanced by the management
system that supports it.
The selected security measures should also be supported by
quality operating procedures for the facility supported by training
for the facility staff and contractors and, where required, tenants,
especially with regards to evacuation training. Good procedures
provide direction, and advice for the daily function of the facility
33 employee database information and the requirements and procedures to follow in the event of an
33 detailed real-time reporting incident or emergency.
33 visitor management Procedures should include (as a minimum):
33 photo identification 33 facility description & plan
33 video surveillance 33 24 hour emergency contact list
33 car park entry/exit and fee management. 33 facility communication
The selection of the security measures must take into account 33 general security instructions including patrol requirements
the requirements of the facility and that of all stakeholders. In 33 emergency procedures including:
multi-tenanted buildings we recognise the need for systems that 33 fire alarms
meet the basic needs of all whilst providing the additional security 33 building evacuation
measures required by some. Depending upon the facility, tenants 33 medical emergencies
may be permitted to source and provide their own internal security 33 bomb threats
Continued on page 72

The Australian Local

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Facility Perspectives
VOLUME 5 NUMBER 1
72 security
continued from page 71
33 criminal activity (including local police contact points)
33 engineering requirements including:
33 mechanical problems and emergencies
33 electrical problems and emergencies
33 administration requirements including:
33 key control
33 complaint handling
33 lost and found procedures
The monitoring of a facility’s electronic security system is an
option, although many insurance companies require system
monitoring as a condition of coverage. In many jurisdictions fire
system monitoring is a legislative requirement falling under the
building regulations.
When selecting an alarm monitoring company, facility managers
should ensure that the monitoring company is appropriately licensed
and the monitoring centre is certified to the Australian Standards
2201.2-2004 (Intruder Alarm Systems – Central Stations). ASIAL
provides a public list of monitoring centres that have been certified
through the Association’s process. View the current list at
http://www.asial.com.au/AlarmMonitoringCentreCertification.
With the monitoring of electronic security equipment, CCTV
presents another challenge for organisation not only in the selection
of quality equipment and its operation but also the legislative
requirements and privacy issues. As with security, there is no
uniform national legislation covering CCTV and the associated privacy
issues. The uncertainty of operational accountability and level of
public intrusiveness exercised by private organisations operating
CCTV continues to attract public and government interest. The
following publications provide further information regarding the
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ADT Security’s alarm solutions are designed to detect unauthorised
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sensitive areas within your business. Swipe cards, key-pad access and
badging enable you to keep track of visitor and employee movements.
Our electronic access control solutions also provide practical ways to
account for employees gathered at muster points during evacuations.
Our range of video surveillance and digital recording devices helps
you manage visual information. We also offer a remote monitoring
service should you not have the time or resources to undertake
surveillance on site. Either way, security cameras are proven deterrents
to theft, fraud and EH&S issues.
With rapid advances in technology, ADT Security is constantly
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Facility Perspectives
VOLUME 5 NUMBER 1
issues surrounding the use of CCTV:
33 The Western Australian Police CCTV Guidelines
33 The Victorian Law Reform Commission – Surveillance in Public
Places
33 Northern Territory CCTV Code of Practice
33 New South Wales CCTV in Public Places Guidelines
33 Commonwealth Organisation of Australian Governments (COAG)
National Approach to CCTV.
Despite concerns over the use of CCTV, its use in Australia is now
widespread with significant public support when the value of CCTV is
demonstrated as a means of crime prevention and proactive security
measures. Operators must ensure their compliance with use,
recording, distribution and archiving of images recorded via CCTV.
The changing environment of security and the plethora of security
equipment available will continue to challenge the facility manager.
Security organisations offering services from the provision of guards
to elaborate electronic security systems involving access control
and CCTV will need to offer the facility manager confidence of
compliance in all aspects of the delivery and provision of the security
service and products. It is the responsibility of facility managers to
demand evidence of compliance from security providers.
When you think security, think ASIAL and utilise the services of
appropriately licensed security professionals.
About ASIAL
ASIAL is the recognised peak national body for the private security industry in
Australia. Established in 1969, ASIAL’s members represent approximately 85
per cent of the security sector. ASIAL has played a key role in driving Australian
standards, developing codes of conduct and raising the level of professionalism
within the industry. Visit www.asial.com.au for further information.
About ADT Security
With more than a century’s worth of experience and providing
electronic security solutions to more than seven million residential,
commercial and retail customers worldwide, ADT Security is the
world’s largest electronic security company. ADT Security’s total
security solutions include intrusion, closed circuit television, access
control, fire protection, smoke, fire and critical condition monitoring,
electronic article surveillance, source tagging, radio frequency
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standards. ADT Security will plan, install, integrate and maintain your security system to help protect your key assets.

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

For more information or enquiries, please contact 131 ADT or visit our website at www.adtsecurity.com.au

Master Licences:
VIC No. 65201491P | WA No. SA37852 | SA No. ISL152299
NSW No. 405187443 | ACT No. 17501009 | QLD No. 3258669
 INSPIRATIONOVERNIGHT

Refurbish your office without disruption.

Revitalise your building assets with Renovisions® from InterfaceFLOR and create workplaces that inspire.
Choose from Australia’s largest range of stylish modular carpet designs which are durable, stain resistant,
recyclable and achieve 100% Green Star points.

Less downtime. Less hassle.

InterfaceFLOR’s revolutionary installation system, Renovisions®, enables old flooring to be replaced quickly
and efficiently. There’s no need to move out, move furniture, or even disconnect power and data.

Less cost.
With rapid installation overnight and on weekends, your carpet replacement costs can be cut by up to 50%.

Find out how you can save with InterfaceFLOR’s Renovisions® Calculator at www.renovisions.com.au
or call 1800 008 101.

Renovisions® from InterfaceFLOR - inspiration not interruption.

Why design when you can create www.interfaceflor.com.au