1739 - Facility Perspectives Dec 11 v504 LOWRES

Volume 5 Number 4 December 2011February 2012
Indoor environment quality The importance of glazing

Official magazine of the Facility Management Association of Australia
Print Post Approved 340742 00155 $9.95 inc GST
Burj Khalifa 160 floors, 3 million square feet of interior space, and we had a cupboard to work in.
Meeting the many complex and individual lighting requirements of the worlds tallest building may have literally proved too big a challenge for some, but not Philips Dynalite. One of the critical attributes of the lighting control system was that it had to be virtually invisible, housed within the limited space of a utilities cupboard. Only Philips Dynalite had the superior flexibility and functionality to adapt existing systems to fit within the tiny space available, and provide the hundreds of discrete guestrooms, residences and offices housed within Burj Khalifa not only with a sophisticated and intelligent lighting control and automation system founded on the same basic architecture, but with the same touch-button simplicity for the end user. Find out how Philips Dynalite can heighten your creativity at www.philips.com/dynalite or call 1300 554 178.
contents
Level 6, 313 La Trobe Street Melbourne VIC 3000 Tel: (03) 8641 6666 Fax: (03) 9640 0374 Email: info@fma.com.au Web: www.fma.com.au Published by
ABN 30 007 224 204
430 William Street Melbourne VIC 3000 Tel: (03) 9274 4200 Fax: (03) 9329 5295 Email: media@executivemedia.com.au Web: www.executivemedia.com.au Offices also in Adelaide, Brisbane & Sydney Editor: Gemma Peckham Editorial enquiries: Tel: (03) 9274 4200 Email: gemma.peckham@executivemedia.com.au Advertising enquiries: Tel: (03) 9274 4200 Email: media@executivemedia.com.au Layouts Belinda Crawford Printed by Printgraphics Editorial contributors: Matthew Gillan, Daryl Jackson, Jon Clarke, Bryan Douglas, Green Building Council of Australia, Simon Wild, Caroline Noller, Tony Eames, Tracey Toovey, Dr Claire Bird, Vyt Garnys, Peter R Lyons, Marcia-Grace Byriel, John Clampett, Neroli Hutchinson, John Gertsakis, Mark Corea, Rick Sarre, Tim Prenzler. Stock images sourced from: iStock, ThinkStock and Getty Images. Cover image: iStock
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Fast Facts and News
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Building automation + technologies
Control systems enable facility managers to ensure that their buildings are operating with the highest possible degree of efficiency. In this edition, we look at building control systems for HVAC and lighting of your premises.
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Spotlight on signage
The way that messages are conveyed via signage is changing as new technologies arise, with a number of options now available to businesses for their signage needs.
CEOs message
Nicholas Burt reflects on his first six months as CEO of FMA Australia, and the FMA Australia Awards for Excellence, and looks ahead to a review of the FMA Australia Constitution.
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Chairmans message
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Signage in a changing world
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Optimisation from the inside out
Steve Taylor recounts his experience at World Workplace in the United States, and announces the re-election of Bryon Price to the FMA Australia Board of Directors.
Matthew Gillan from Ecosigns looks at how the digital age has affected the signage industry, and how light can enhance your message.
The performance of a buildings management and control system is of great importance in achieving energy efficiency.
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Anti-ageing for buildings
coming up in the March edition of Facility Perspectives public works and local government
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The editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication or for the consequences of any use made of the products, and the information referred to in this publication. The editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained in this publication whether caused to a purchaser of this publication or otherwise. The views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. The responsibility for the accuracy of information is that of the individual contributors and neither the publisher or editors can accept responsibility for the accuracy of information which is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Trade Practices Act 1974 (Cth). Readers should make their own inquiries in making any decisions, and where necessary, seek professional advice. 2011 Executive Media Pty Ltd. All rights reserved. Reproduction in whole or part, without written permission is strictly prohibited.
Facility management and lighting energy efficiency provisions of the Building Code of Australia
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Sustainable heritage management
+ Carbon tax and its effects on the FM industry + Spotlight on access (doors, elevators, stairs, ramps, hallways) + A look at informal workspaces + Repurposing abandoned buildings + Storage (IT, documents, fleet) + Retrofitting for green buildings + ideaction12 preview + Wrap-up of 2011 Awards for Excellence
Chair of the Heritage Council of Victoria, Daryl Jackson, examines how best to manage and maintain older properties for energy and financial savings.
The use of control systems can mitigate energy waste by ensuring that only occupied areas are using electric lighting.
COMpANy prOFilES
Global Scene Products The Milk Box Advanced Spatial Technologies FSI (FM Solutions) Excel Lockers Northrop Consulting InterfaceFLOR CitySwitch The Energy Efficient Lighting Company Energy Services Express Glass High Performance Intanova
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 4
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Sustainability + green buildings
From reinstating and maintaining an existing buildings energy efficiency to asset management, the definition of sustainability and the carbon price we take a look at all things green in the building sector.
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indoor environment quality
The indoor environment of a building is important to a business in many ways, and there are a number of contributing factors such as windows, plants, and moisture to take into consideration.
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Maintenance + essential services
You may know that there are a number of essential services for facility managers to keep in check but are you aware of your options?
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Tertiary education
Balancing outdoor with indoor space on a tertiary campus is a challenging task, particularly as demands on space are increasing with a growing number of students. Mark Corea gives insight into the development of Monash Universitys Clayton campus.
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Measuring and managing our existing building stock
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Managing indoor air related complaints in buildings
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The Green Building Council of Australias new Green Star Performance tool will assess older buildings to set targets for energy and water efficiency, waste reduction, and productivity, health and learning.
Odours, dampness and mould pose threats to the occupants of commercial buildings.
Maintenance of essential services what you may not know!
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The green conundrum
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indoor environment quality, building design and management, and occupant productivity
Many people undertake maintenance of essential services without knowing their options John Clampett gives us insight into how best to undertake this maintenance.
Mark Corea of Monash University looks at the problems posed by growing student populations, and the balance of buildings and landscape on university campuses.
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Asset management for one planet
Time is ticking towards 2020, when the environmental performance of buildings is expected to have improved substantially. What should our objectives be in years ahead?
Its not only the work environment that has an effect on workers indoor environment quality can play a large part in health and productivity.
interior design
Security
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Adding value by design
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The future of security
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Windows and comfort
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Sustainability not just a buzz word!
Tracey Toovey takes a look at the meaning of sustainability, and how sustainability principles can be incorporated into business operations.
As well as providing views to the outdoors and an abundance of natural light, windows can improve energy efficiency and staff comfort.
Your building or office space says a lot about your business it can enhance your corporate image and improve staff health and retention. Neroli Hutchinson advises on the best approach to interior design.
The private security industry is growing at a rapid pace, with regulatory framework and occupational health and safety a concern.
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Facilitate an indoor eco environment
Sustainable interiors: Good design and environmental stewardship are essential
Awards for Excellence 2011
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The carbon price what theyre saying
The Energy Efficiency Council and Green Building Council of Australia support the carbon price, and the opportunities it presents.
Plants have a multitude of benefits in an indoor environment they clean the air and provide aesthetic relief, improving wellbeing and productivity.
The time is right to remember the importance of good design in the race for sustainability.
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FMA Australia celebrates a year of outstanding achievements
Take a look at the winners and grinners who attended the 2011 FMA Australia Awards for Excellence on 10 November 2011.
Fast Facts + news
Jones lang laSalle announces national and international Director promotions

ones Lang LaSalle has announced the promotion of 115 members of the Australian business, including 15 new directors. Two senior executives of the global real estate firm have been promoted to International Director the highest global position in the firm. They are: Craig Collins, CEO Australasia, Jones Lang LaSalle Hotels, and Chris Hunt, Australian Head of Integrated Facilities Management (IFM) and FMA Director. Jones Lang LaSalle Incorporated (NYSE:JLL) has also named 24 colleagues across the world at Jones Lang LaSalle and LaSalle Investment Management to International Director; the firms top leadership group. They join the select group of International Directors who are recognised for delivering exceptional results for clients and driving the firms growth. Colin Dyer, Chief Executive Officer of Jones Lang LaSalle, said, Our International Directors have built successful careers connecting with clients and colleagues across the world to create superior value. As we congratulate them on achieving this latest distinction, we expect them to use their skills and experience to generate continued growth and lead us into new markets and service areas. The new International Directors are listed below: Julian Agnew, London; Greg Green, New York; Suphin Mechuchep, Bangkok; Mike Batchelor, Singapore; Andrew Groom, Frankfurt; Craig Meyer, Los Angeles; Charles Boudet, Moscow; Alasdair Humphery, Edinburgh; Ethan Milley, Atlanta; Chris Browne, Atlanta; Chris Hunt, Sydney; Gagan Singh, Gurgaon; Craig Collins, Sydney; Emmanuel Joachim, Paris; Richard Stanley, London; Steve Collins, Washington, DC; Santhosh Kumar, New Delhi; Chris Staveley, London; Sanjay Dutt, Mumbai; Mike McCurdy, Philadelphia; Tomasz Trzoslo, Warsaw; Shelley Frost, London; Brian McMullan, Washington, DC; Giles Wrench, New York.
Past performance: Sue Murphy says Programmed was selected because of its track record in similar contracts
Global FM international Workshops held successfully in Brazil and the United States
programmed wins $785 million water deal
ollowing the fruitful International Workshops in Nottingham, United Kingdom, and Vienna, Austria, earlier this year, the Global Facility Management Association is pleased to report on the success of the International Workshops in Brazil and the United States in October 2011. The International Workshop in Brazil took place in So Paulo, during the Brazilian Facilities Associations (ABRAFAC) annual conference and exhibition, and was hosted by the Brazilian Association. This was the first Global FM International Workshop in Brazil. The International Workshop in Phoenix, Arizona, was hosted by IFMA and took place during World Workplace, like in previous years. As in previous 2011 workshops, both the Brazilian and the North American International Workshops had as their theme The New Economy: The Right Time and the Right Place for FM. Each workshop included a panel of speakers from different countries, companies and institutions, who engaged with the audience on a discussion about the economic challenges and opportunities facing the facility management profession on a global level. Qube Global Software is Global FM Yearly Sponsor and the Headline Sponsor for the 2011 International Workshops. ISS and VINCI Facilities are Global FM 2011 Yearly Sponsors.
ndustrial services firm Programmed has signed a $785 million contract with the Water Corporation to oversee operations, maintenance, and asset management for the Perth region. The initial contract is for five years and five months, with rolling extensions up to 10 years, five months. Programmed said the total value of services over the 10-year contract life is estimated to be $785 million. The contract takes place from February next year, subject to final execution of contracts. Programmed Managing Director Chris Sutherland said the partnership was a good fit for the company. We are very pleased to have this opportunity to form a major integrated alliance with the WA Water Corporation, he said. This contract provides a great opportunity for Programmed to bring all its skills and capabilities from its various business units to bear under one integrated alliance. Water Corporation Chief Executive Sue Murphy said Programmed was selected from a competitive field because of its track record with similar contracts in other parts of Australia.
FroM the ceo
CEOs MEssagE
t has now been six months since I took on the role as Chief Executive Officer of FMA Australia, and it has been a truly thrilling period. Not only has there been a lot of hard work, but some clear wins have already been delivered during the period. But this is only the beginning. For those of you who were able to join me at each of the branch annual general meetings held throughout late September and October, you would have heard of just how much the organisation has begun to change as we seek to better support our members and represent the facilities management industry throughout Australia. The next big step in this journey is to review the FMA Australia Constitution. As a key document that sets out governance for the association, it is important to ensure that this document is reflective of the type of organisation we would like to be moving forward. Balancing the role of the industry peak body for facilities management with the support of members as professionals is critical if we are to ensure a strong organisation. And I would encourage you to have your views heard by contributing your thoughts to this process by emailing your comments about the constitution and governance to constitution@fma.com.au. A highlight of our recent activities has to be the Awards for Excellence Gala Dinner, where we celebrated the very best of what facilities management has to offer. On behalf of the Prime Minister, the Hon Mark Dreyfus QC MP, Cabinet Secretary and Parliamentary Secretary for Climate Change and Energy Efficiency, presented the prestigious Facilities Manager of the Year award to Neil Wood from Brisbane City Council. Neils longstanding commitment to facilities management made him a clear standout in a very full and talented field, not only in this, but in all award categories. A full list of winners can be found on page 76. The development of good practice guides is another activity that is set to redefine how FMA Australia supports professionals and
organisations dealing with facilities management. Our Good Practice Guide Framework provides a clear and consistent method for FMA Australia members to access leading information. With a number of guides already under development, we are seeking input into the areas or aspects of facilities management that members think would be valuable to develop good practice guides. If you would like to be involved in this work, in developing a guide(s) or in supporting their production, contact us via policy@fma.com.au. ideaction12, the national facilities management conference to be held in Canberra on 1618 May 2012, is now open for earlybird registration. With a revitalised format and a strong response from the Call for Papers, this is set to be unlike any facilities management event ever seen in Australia. I am working hard with the National Office team and with our Sector Partners and government Strategic Supporters to ensure a full range of quality content to inform and support any type of facilities management professional, as well as those who support our growing industry. At an operational level, I will be meeting with your branch chairs over the next month (many new to the role following recent elections) to ensure that nationally, FMA Australia provides the services, events and representation required in each state and territory to meet local needs. Finally, I would like to thank all members, sponsors and supporters for their commitment and I look forward to a very full and exciting program as we move into the New Year. I trust you will all have an enjoyable and fulfilling festive season and best wishes for 2012. Nicholas Burt Chief Executive Officer FMA Australia
FroM the chairMan
ChaiRMaNs MEssagE
recently had the opportunity to represent FMA Australia and our members at World Workplace in Phoenix, Arizona. This is the national facilities management conference and expo delivered by one of our international strategic partners, the International Facility Management Association (IFMA). This was a truly outstanding event that provided me with insight and ideas about the future direction of facilities management. Whilst in the United States I also had the opportunity to represent FMA Australia at the latest round of Global FM meetings, which had a strong strategic planning element. In the coming months as that strategy is finalised, I look forward to working closely with our National Office team to ensure that our work within the Global FM context provides tangible benefits to FMA Australia and its members. Our own key event, the FMA Australia Awards for Excellence, was a great success and certainly a highlight for the industry. I would like to take this opportunity to again thank the sponsors who helped to make the 2011 FMA Australia Awards for Excellence such a success: 3 atlantis 3 Dyson Airblade 3 GJK Facility Services 3 Jones Lang LaSalle 3 Programmed Facility Management 3 UGL Services. As you would be aware, the Board had two vacancies fall due this year and I would like to congratulate Bryon Price on his recent re-election to the FMA Australia Board of Directors. As Strategic Development Director with the A.G. Coombs Group, Bryon continues
to be a strong advocate within and for the facilities management industry, and a key technical and strategic knowledge of the wider built environment sector adds a high level of value to the Board. I would also like to take this opportunity to thank Steve Jones for his many years of commitment to FMA Australia and the facilities management industry more broadly. Steve is concluding his role as Director after six years, and many more associated with the ACT Branch. Steve will continue his involvement with the association as part of his operations role with the Australian Sports Commission. The high level of commitment shown by Bryon, Steve and all my fellow Board members is noteworthy as we have set the organisation on its new path. All Board-level roles are voluntary, and it is testament to our industry and the association that we have such talented professionals committing so much of their own time to making sure it is a success both now and into the future. As another year comes to a close and we look toward the horizon at the numerous opportunities with which we are presented, I would like to take a moment to thank our members and strategic partners, as well as our sponsors and industry stakeholders for helping to develop facilities management in Australia and the association as the peak industry body. Best wishes for the holiday season and all the best for 2012. Steve Taylor Chairman FMA Australia
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company profile coMPany ProFile
EnErgy rEduction invEstmEnt stratEgiEs

How to convince your Boards to invest in sustainable leadership
odays energy market has taken a significant turn with deregulation, imminent carbon reporting requirements, carbon tax and escalating energy costs; however, this has opened new opportunities for businesses and consumers who are looking for sustainable change. Global Scene Environmental Solutions, a leading energy, carbon and fuel consulting company, has recognised market demands in both the residential and commercial sectors, promoting its new energy procurement service called Street Smart Energy. Its Street Smart Energy initiative is a national energy and carbon group buying network that combines the millions of dollars small, medium and large organisations spend on electricity with that of thousands of households in order to achieve discounts on electricity rates from the energy suppliers to reduce costs. Energy supply agreements and associated usage costs, which are predicted to rise significantly over the next three years, are a major burden on any home or business. Costs and supply are often unmanaged and, more often than not, misunderstood. For residential customers the benefit of group buying power is obvious. For commercial customers, not only can a program like Street Smart Energy leverage better electricity prices, teams of energy specialists can also identify opportunities for greater efficiency and therefore lower consumption of electricity. They ensure Street Smart Energy is negotiating the best possible supply agreement with the energy retailer. With a range of buying pools (negotiated on a quarterly basis with the suppliers) to suit all contract expiration dates and types, Street Smart Energy has a solution for everyone. Clean or green energy options are also available for those who wish to convert their dollar savings into emission savings by offsetting electricity consumption with carbon credits. In the face of significantly rising energy costs in an energy and carbon constrained environment, organisations are not only seeking to mitigate their outgoings by negotiating better rates, but are also seeking sustainable business practices in operational efficiency by lowering actual consumption without affecting business operations. In fact, smart organisations are able to significantly lower costs, increase efficiencies, reduce consumption and increase bottom line results by implementing sustainable business practices once thought to be the domain of environmentalists and greenies.
Reduce energy bills with zero upfront capital

Leveraging the buying power of many to lower energy costs, while necessary and achievable, provides only a short-term fix to dramatically increasing energy prices. Smart organisations are also turning to industry experts to implement sustainable business strategies to lower costs through more sustainable business practices. Energy is currently a cheap commodity and even with smart energy procurement, most organisations could be wasting up to 40 per cent of their spend. With the guaranteed dramatic increases in energy costs, business leaders are more accountable to their stakeholders to implement sound business strategies to transform their energy and cost base through integrated carbon reduction strategies, more efficient use of energy and to also fulfill the expanding requirements for reporting and meeting government targets.
Street Smart Energy constructs specific portfolios of energy tailored to energy provider requests
The UKs Royal Mail is one particular example. Royal Mail is one of the biggest property owners, employers and logistics and distribution companies in the world. In 2003 Royal Mail embarked on an energy transformation journey that saved them 35 million a year, and reduced their energy spend by 45 per cent. Dr Martin Blake, then Head of Sustainability for the Royal Mail Group and now working with Global Scene as a Strategic Sustainability Advisor, took a radical net zero cost approach by identifying the best projects to benefit the business operations thereby enabling external investors to be attracted for project funding. He did this by developing an innovative gain-sharing investment approach using investment grade Marginal Abatement Cost (MAC) curves. Using MAC curves in a corporate setting is a relatively new technique that requires analysis of energy and investment data, combined with technical informational, risk and cost modelling expertise. This process requires disaggregated quantitative energy data combined with qualitative building survey data and a business case analysis on each of the relevant technical interventions e.g. lighting, voltage optimisation, heat pumps, etc. Once this information has been collected, a skilfully developed MAC curve is an extremely informative investment tool that allows you to accurately evaluate between projects and to balance ROI with carbon reduction, regulatory and financial targets and provide your Board with the information they need to prioritise investments against internal hurdle rates and internal rates of return (IRR). Leaders constantly want more evidence that investments in corporate sustainability will create tangible returns; however, all too often investment opportunities get missed when soft business cases
contInued on page 8
Well organised group buying initiatives such as Street Smart Energy are providing a new business development arm for the electricity retailers
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companY profile coMPany ProFile

contInued From page 6
are presented without the correct data, forecasting and financial modelling to establish the true investment potential.
Alternatives to grid power and benefits available?

Cogeneration is a high-efficiency energy production system that outputs both electricity and usable heat from a single fuel source (e.g. natural gas, coal seam methane, diesel, biomass, etc.). It is not a specific technology but rather an application of technologies to meet specific end-user needs. Cogeneration offers many advantages over conventional means of producing electricity and heat: 3 Increased efficiency of energy conversion and use: Cogeneration is the most effective and efficient form of power generation; 3 Reduced consumption of electricity from the grid: Electricity generated onsite reduces delivery losses and network charges by replacing electricity purchased from the grid; 3 Stability of energy costs: Compared with the price of natural gas, electricity sourced from coal is predicted to rise substantially in a carbon-constrained economy; 3 Large cost savings, providing additional competitiveness for industrial and commercial users, and offering affordable heat for local use: Cogeneration offers energy savings ranging between 15 per cent and 40 per cent, compared with the supply of electricity and heat from conventional power stations and boilers; 3 Lower greenhouse gas emissions: Cogeneration has the potential to become the single biggest solution to Australias greenhouse gas reduction targets; 3 An opportunity to move towards more decentralised forms of electricity generation: where plant is designed to meet the needs of local consumers, providing high efficiency, avoiding transmission losses and increasing flexibility in system use. This will particularly be the case where natural gas is used for fuel; 3 Improved local and general security of supply: Local generation, through cogeneration, can reduce the risk that consumers are left without supplies of electricity and/or heating. Cogeneration (or tri-generation) systems offer building managers cheaper alternatives to grid supplied energy. Building managers or business owners typically identify the business case by employing consultants such as Global Scene to conduct a feasibility study that identifies total project costs, ROI and specific benefits as they relate to each individual building and project.
Why pay for energy if you dont need it?

An Energy Audit shows businesses how to be efficient with current energy use, and provides recommendations for future energy related investment decisions. Energy Audits can include an analysis of the following components: 3 Energy Consumption Data (minimum of two years); 3 Lighting (type and lux levels); 3 Heating Ventilation Air Conditioning (HVAC); 3 Hot Water System(s); 3 Building Condition; 3 Building Use Schedule; 3 Temperature and Humidity; 3 Major energy consuming office equipment. While there are varying levels of energy audits available, there are significant differences between an entry Level 1 Energy Audit, providing high level feedback on current energy use patterns and opportunities for improvement, and a detailed Level 3 Energy Audit. All levels are governed by the AS/NZS 3598:2000 standard and offer varying degrees of accuracy in the data collected and expected outputs. Different types of audits suit different businesses; however, the most common energy audit is the Level 2 Energy Audit.
Level 2 Energy Audit:

A Level 2 Energy Audit is a reasonably detailed investigation of energy supply and use, and should provide clear recommendations for energy and cost-saving measures, along with the costs and benefits of each. This includes the following: 3 Report on current energy use pattern and status of energy efficiency. 3 Report on identification of energy efficiency improvement opportunities. 3 Strategic plan on implementation of energy efficiency including costs and benefits. Note: A Level 2 audit is an energy use survey, which is expected to provide preliminary assessment of costs and savings. Accuracy of figures would generally be within +/- 20 per cent (AS/NZS 3598:2000).
Energy management and sub-metering

Energy management must be put into operation before expensive energy improvement measures are implemented or alternate sources of energy are installed. Proper energy management requires detailed information on how energy is being used and this information is not available in facilities equipped with only utility-installed energy meters. These meters provide data on total energy consumption during a period of time for billing purposes, but this information is not sufficient for the end user to identify and eliminate wasted energy and system inefficiencies. For proper energy management, it is critical for facility operators to have an in-depth understanding of energy consumption at their facility. This can be achieved only by knowing how energy is being consumed and how this consumption compares with existing benchmarks or prior history. With detailed consumption information, a facility operator will have the means to reduce energy costs, set goals and verify energy performance.
Implementing alternative energy supply, such as cogeneration, provides significant opportunity to: 3 Implement new energy sources and provide energy back to grid or direct 3 Implement new billing mechanisms for tenants 3 Recognise new revenue streams
Sub-metering services
Sub-metering is the ability to measure energy usage downstream
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of the main utility meter. It allows measurements to be made at the level of individual energy supply circuits at a site, or even down to the level of individual power outlets, thus providing a clear and accurate picture of how and when energy is being consumed within a facility, in real time. Sub-metering services are designed to allow facility operators and end users to do just that in a simple, costeffective, and reliable manner. Sub-metering solutions provide a clear and accurate picture of how and when energy is being consumed within a facility, in real time. Advanced current-transformer sensors simply clip around power cables and eliminate the need to interrupt circuits, allowing for easy, low cost installation. Data can be collected via a remote access web interface, enabling expert analysis, ongoing assistance with energy use optimisation and cost effective energy saving strategies to be implemented.
legislation and regulatory frameworks forces businesses and property owners to take action in certain areas. In most cases these actions also present a significant opportunity to mitigate operational costs and risk through implementing strategic sustainability programs. While not exhaustive in terms of all programs and/or actions available or required, here is a brief overview of several of these:
NABERS ratings and energy efficiency assessment

NABERS the National Australian Built Environment Rating System is a national initiative managed by the NSW Department of Environment, Climate Change and Water. From 1 November, the Commercial Building Disclosure scheme (CBD scheme) require a NABERS Energy rating to be disclosed when office space >2000 square metres is offered for lease or sale.
National Greenhouse and Energy Reporting (NGERS) Scientific approach

The use of sub-metering data provides valuable insights into energy use. Analysis of the data allows expert consultants to build a model of ideal operational energy use. In turn, the model facilitates identification of cost-effective energy reduction strategies and helps to quantify potential savings. Sub-metering continues to provide value long beyond its setup costs. For example, the continual analysis of the data for patterns of inefficiency provides a feedback mechanism to adjust operating parameters while maintaining performance and reducing wear and tear (e.g. in machinery). Any facility manager contemplating a sub-metering project should ensure that the organisation they engage has senior consultants with formal training in scientific methodology and apply scientific rigour to achieve maximum benefit for you. A multi-step process including key project phases ensures that unbiased observations are based upon accurate information. This systematic approach to understanding and modelling our clients energy consumption ultimately guarantees success. The right technology is also critical and whilst there are several proven technologies in the market, any technology must include the following key benefits: 3 Programmability and extendibility It is possible to expand the servers feature set by writing custom applications, e.g. energy optimisation, data analysis, and room and lighting control 3 Enterprise architecture with remote deployment and support Remotely deploy new sites, upgrade existing sites, and automatically archive data from site data logs 3 Built-in server applications Programs for scheduling, alarming, data logging, meter reading, and network integration to help easily integrate control system 3 Hardware I/O Easily transform legacy, non-communicating equipment into smart, networked devices by using the provided inputs and outputs. For example, a digital input from a moisture sensor, indicating a burst water pipe, could trigger an internal high-voltage, high-current relay to shut down legacy electrical equipment, as well as send an e-mail message to the maintenance staff 3 Support and project management expertise Ensure that the organisation has the track record, support infrastructure and capability behind the technology to ensure the project is scoped and implemented on time and on budget to meet all agreed expectations. The National Greenhouse and Energy Reporting Act 2007 (the NGER Act) introduced a national frameworkfor the reporting and dissemination of information about greenhouse gas emissions, greenhouse gas projects, and energy use and production of corporations. Global Scene is finding many companies dont realise they are approaching the threshold to report under the Act and will face considerable penalties that exceed an instant $200,000 fine and daily fines until rectified. If you do not know the thresholds or your obligations under the Act, you have a duty of care to your stakeholders to find out or engage an external consultant to determine the level of your exposure and reporting requirements.
Energy Efficiency Opportunities

The Australian Governments Energy Efficiency Opportunities program encourages large energy-using businesses to improve their energy efficiency. It does this by requiring businesses to identify, evaluate and report publicly on cost-effective energy savings opportunities. It doesnt matter how big or small your business is, this process will help everyone. Registration for EEO workshops is now open and can be found at http://www.ret.gov.au/energy/efficiency/eeo.
Conclusion
New business climates and demands require lateral thinking and swift decisions. Global Scenes philosophy is if you dont measure it, you dont know what to improve on. Opportunities exist for all businesses and property owners to save money and implement strategies for operational efficiencies and incremental revenue generation. You owe it to yourselves and your stakeholders to at very least explore your obligations and the opportunities available.
Energy use demands mandatory actions to be taken

The increasing requirement for business to comply with mandatory
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sPotlight on signage
SiGNAGE iN A ChANGiNG WOrlD

By MatthEw giLLaN, ECOsigNs
he signage industry has seen many changes in recent years due in part to the digital age and the new technologies that have sprung up around its eventuation. The primary purpose of a sign is to convey a message, and using light is an effective way to enhance the message. Backlit signs have been around for many years. This was a not always an ideal solution as the bright tubular lamp behind the graphic could often be clearly seen, thus detracting from the graphic or message on the front of the sign. Another consideration is that this solution requires a greater number of lamps to achieve an even light output, and requires more real estate and/or materials to mount. The result of this can often be a sign that is brighter than required and may then need to be dimmed to provide an appropriate brightness. An overly bright sign can saturate the signs image and cause the image to be less effective than its potential. The same is true for a sign that is too dim and failing to provide the correct brightness. To overcome these performance challenges, the slimline sign was developed using edge-lighting techniques. Traditionally, these signs use a thick piece of acrylic to transmit the light to the centre of the sign and diffuse it in an even manner. The system works well and is widely used, but unfortunately this method is very inefficient. In recent years, a cleverly designed and patented system was developed by Mr John Ferguson of Ecosigns, where T5 fluorescent lamps are used in conjunction with parabolic reflectors and a diffuser system. The primary advantage of this system is that the lamps are allowed to operate at close to their optimum performance, ensuring maximum sign brightness for power input, and therefore the consumption of less energy. The use of the T5 fluorescent lamp due to its colour rendering characteristics gives a good representation of the colours in the image, thereby enhancing the graphic and maximising the colour rendering. Whilst many lightbox units are used to promote retail stores and brands in shopping centres, there is an
An overly bright sign can saturate the signs image and cause the image to be less effective than its potential. The same is true for a sign that is too dim and failing to provide the correct brightness.
increasing trend to use these units to inform employees and visitors in buildings about the activities and special events going on. The ability to simply change the graphic allows this to be done quickly and easily. Where a building manager requires that the graphic be changed every few weeks or months, edge-lit lightboxes allow this to be done easily via a magnetic front panel system and the use of graphic clips. This system also eliminates slumping of the graphic because the space between the front panel and the diffusing opal is kept to a minimum, which means the graphic will be held tightly in place.
sPotlight on signage
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Leds or fluorescent light source?

There is now some debate about the advantages and disadvantages of using either linear fluorescent tube lighting systems or LEDs. LEDs have certainly developed a lot of hype as the way forward in all forms of lighting. T5 Fluorescent tubes have been the first choice in signage for many years, and, in our opinion, are still the preferred solution. The table below lists some of the advantages and disadvantages of both light sources. LEDS
advantages Small and can be used where flexibility of shape is required Can be encapsulated for robustness and protection from outdoor elements Long life if correctly heat sinked High brightness so that light utilisation can be very high with appropriate optics The light generated is very cool as the heat is in the rear PN junction or mounting base of the lamp. 100 per cent dimmable with correct controller disadvantages Highest initial cost of any lamp per kilolumen generated over economic life. High purchase cost lighting system Amongst the highest lumen depreciation of any GLS lamps at >30 per cent over life There are no international IEC standards LEDs are not recyclable and so are not an eco-product LEDs operate at very high temperatures and have the highest thermal density of any GLS lamp if no appropriate heat sink is applied. Because LEDs are small, many lamps are required and when failures occur, pixelation of the light source occurs, which degrades the lighting appearance.
courtesy oF advance LIghtIng desIgn: anthony papaLLo 2011
In the event of a sign failing and causing, say, an electrical fire or other damage, any unit that does not have evidence of being made to Australian electrical standards could void an insurance claim for damages to the building, and contents.
In making a decision regarding which light source will best suit the application, we recommend that questions be asked with the above information in mind. For example, if an external sign requires a white light, then using an LED would be the preference, but for an indoor sign showing an image, T5s would be the correct solution. One very important consideration for facility managers is the issue of signage being made to Australian standards. In the event of a sign failing and causing, say, an electrical fire or other damage, any unit that does not have evidence of being made to Australian electrical standards could void an insurance claim for damages to the building, and contents. There are also OHS considerations with using non-compliant products, such as electric shocks to personnel. Illuminated signs are considered to be a light fitting, according to the Australian Luminaries standard AS60598-1, and as such need to comply with this standard. Whenever the requirement arises to consider the purchase of a lightbox, consider that there are more important factors than just the bottom-line cost. Consider the purpose of the sign, the best light source, and the actual amount of power required to operate the sign.
If youre still unsure feel free to contact Matthew or Peter at Ecosigns for further assistance with determining the correct solution for your sign. All Ecosigns units are made in Australia and each and every unit conforms to AS60598 and is controlled by a quality control system during its construction. All Ecosigns electrical products have a unique serial number as part of the electrical standards protocols. This also allows easy service of the unit as all build details are on record.
(GLS) General Lighting Service
T5 Fluorescents
advantages Lowest cost of any GLS lamp per kilolumen generated over lamp life All lamps have a low unit cost The longest economical lifetime of any low profile lamp Lowest lumen depreciation of any GLS lamp <10 per cent over lamp life Most energy efficient lamp with the highest efficacy of any GLS lamp up to 114 lumens/watt All lamps are 100 per cent recyclable with the phosphors reactivated All lamps are made to international IEC standards, so all lamps are interchangeable from any certified supplier 100 per cent dimmable with correct ECG controller All lamps have low surface temperature All lamps have very good colour rendering index These lamps have the lowest lighting system operating cost of any GLS lamp
courtesy oF advance LIghtIng desIgn: anthony papaLLo 2011
disadvantages Lamps are only available in defined lengths Lamps are made of glass and cant be bent Lamps are physically large Lamps require a proximity earth metal surface within six millimetres Lamps contain 1.2 to 1.4 milligrams of mercury Lamps need to be disposed of to recommended standards There is a join shadow when placing lamps end-to-end due to the lamp holder area.
* *
(GLS) General Lighting Service (ECG) Electronic control equipment.
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anti-ageing For buildings
SUSTAiNABlE hEriTAGE MANAGEMENT

By DaRyL JaCksON, ChaiR, hERitagE COUNCiL Of ViCtORia.
Goods Shed North has been transformed from a derelict rail shed to a 5 Star Green Star office building. Image courtesy VicUrban.
hen William Morris founded the Society for the Protection of Ancient Buildings (www.spab.org.uk) in 1877, he spoke of the need to stave off decay by daily care, to prop a perilous wall or mend a leaky roof. While few Australian buildings might be considered ancient, the same principle applies today for buildings of all ages and types maintenance is vital. The maintenance of a heritage building need be no more onerous than one just a few years old, if a thorough and regularly scheduled maintenance program is implemented and maintained.
maIntaInIng the FaBrIc

The major cause of problems is neglect and failing to recognise the potential impact of damp and apparently minor leaks. Regular inspection of interior and external surfaces and finishes, dealing with encroaching vegetation and keeping gutters and drains clear are obvious steps to detect problems before they become serious. Make sure you do go out in the rain to check for blockages, leaks and overflows. Damp patches on interior or exterior walls, ceilings and around pipes can be indicators of serious behind-the-scenes issues that can cause major damage. Of course, few property managers will inherit an older building with a perfect maintenance history, and it is important to be aware that inappropriate repairs in the past (or repairs you might be encouraged to make) can cause even more problems.
While hard cement mortar may seem an appropriate substitute for that old crumbling lime mortar, its use can lead to further deterioration of the brickwork and plaster. There is a range of treatments, from the use of sacrificial mortars, or removal of excessive salts as part of an ongoing maintenance program, to inserting damp-proof courses.
oFFerIng advIce
To educate local heritage owners and managers about such pitfalls, Ballarat City Council recently undertook a significant project to demonstrate best practice repairs. St Nicholas Church was built by Cornish miners in 1867 as the Brown Hill Bible Christian Church, later becoming Brown Hill Methodist Church. The current owners, the local Greek Orthodox Community, received a heritage grant to carry out repairs, which were undertaken by local heritage restoration bricklayer Paul Britt in conjunction with
contInued on page 14
Brookfield Multiplex Services

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14
anti-ageing For buildings

Bricklayer Paul Britt and students from University of Ballarats Building Training Centre applying lime mortar at St Nicholas Church as part of a combined restoration and education program.
replacement ranged from seven to 24 per cent of the total life cycle energy consumption evaluated on a 100-year lifetime. The study found that energy efficiency can easily be improved in heritage buildings, with ceiling insulation and sealing of air gaps among the most effective steps. Efficient hot water appliances can also significantly reduce greenhouse emissions. On the other hand, replacing existing heritage buildings with new construction involves demolition, manufacturing and transporting of new materials, as well as the energy consumed in the construction work itself. If the original use is no longer viable, adaptive re-use can be the answer. Cultural heritage is valued for many reasons, including its links to the values and events of our past, stories of endeavour and resourcefulness, and the character it brings to our area. But without a sustainable ongoing use, the future of even the most significant building is far from guaranteed.
students from the University of Ballarats Building Training Centre. While this obviously provided excellent hands-on experience in traditional skills for tradespeople of the future, the educational value of the project was further extended when, as part of Ballarats Preserving our Heritage strategy, a film of the project was compiled and public open days held to enable other owners to find out more about the works and similar issues. The restoration project involved the removal of incorrect and damaging cement mortar and the use of traditional lime mortar, as well as the removal and replacement of more than 400 early Lal Lal cream bricks sourced through local publicity.
goods shed north: transFormatIon and conservatIon and FIve green stars
An outstanding example of an award-winning conversion was the transformation of Goods Shed North, a derelict heritage-listed rail shed on the edge of the Melbourne CBD, into a 5 Star Green Star building. The redundant 385-metre Goods Shed No. 2, erected in 1889-90, had been damaged by a runaway train, which left it out of alignment and its roofing slate scattered. The shed was then unceremoniously cut in half by the Collins Street extension, which left its entrance well below street level. But with a new entry building to provide street access from Collins Street, mezzanine office accommodation, an internal street that showcases the spidery steel trusses and lantern roofline and, most importantly, an innovative gas cogeneration plant, it became the states first 5 Star Green Star heritage building. The cogeneration plant provides electricity for the building, with its absorption chillers providing heating or cooling as a by-product. This project by developer Equiset has won numerous environmental and architectural awards. As architect Callum Fraser observes, If we could achieve a 5 Star Green Star rating with this shed which is all envelope and with difficult-to-access services and connections if we could achieve that here, then it can be achieved anywhere.
research and InvestIgatIon

Guidance for such tasks also can be obtained from technical literature available from organisations such as Heritage Victoria and the Heritage Council of Victoria (www.heritage.vic.gov.au), and similar bodies in other states. (For instance, a VictoriaNew South WalesSouth Australia technical guide, Salt attack and rising damp A guide to salt damp in historic and older buildings, provides comprehensive advice on this issue.) It is generally best to consult experts in the relevant field who have extensive experience with heritage properties. They will best understand these nuances when it comes to preventative maintenance and repairs. These consultants and contractors are often listed on the websites of organisations such as Heritage Victoria. Another issue can be the facilities and amenities available within heritage buildings, especially those included in the State Heritage Register or listed on local planning schemes. These listings are aimed at preserving the important features of a building and rarely prevent the inclusion of modern amenities or improvements to its energy efficiency.
adaptIve re-use and LIFecycLe energy

Numerous studies have demonstrated the advantages of retaining and adapting older buildings. Two national Victorian-led research projects, which measure, value and promote the embodied energy in heritage buildings, provide greater understanding of the environmental performance of commercial heritage buildings. Results show the value of the embodied energy in existing buildings when net life cycle energy and environment performance are included, highlighting an anomaly with current legislation. A residential study found that, in Victoria, the cumulative primary energy associated with embodied, construction and materials
The distinctive Bairnsdale Court House with its turrets, towers, balustrading and spire, was built in Federation Romanesque style in 1893. It is still a working court house.
16 X
Milk it GettinG the Most out of your Milk Delivery service

What happens when the CEO of the company arrives at work on Monday morning only to find that there is no milk in the fridge for his morning coffee? Hes already on edge due to caffeine deprivation, so he makes an irate phone call to the Facilities Manager and he wants answers!
he Milk Box is part of the Box Corporate Group, started in 2001 under The Fruit Box brand. The Fruit Box was a novel idea to deliver fresh fruit into corporate kitchens as a healthy alternative to traditional tea-room snacks. Like all good ideas, the concept was an immediate hit amongst businesses and rapidly grew into a national business, supplying over 5000 of Australias leading organisations. Today, the business has operations in every major city and delivers over 600,000 pieces of fruit per week to offices around Australia. The Milk Box was launched in 2009 after the business recognised a need for specialised corporate office milk deliveries. Companies were complaining that they were not being serviced properly by traditional milk vendors. Milk was being left in loading docks in the middle of the night and unsightly milk crates were being left lying around the office. The business saw an opportunity to provide the corporate office market with a higher level of service. As most milk distributors deliver during the night time, milk is often left outside the office or in the loading bay for hours. The Milk Box tailors its milk delivery service so that it operates like clockwork. Large milk orders are split up by floor and delivered direct into office kitchen(s), during or close to business hours. Deliveries are made in collapsible cardboard boxes, meaning an end to milk crates being left around the office, and the difficulty of trying to locate lost crates. Employing and managing its own fleet of 50+ delivery vans also ensures full quality control of the fulfilment process and customer interface.
The Box Corporate group also offers national clients a consolidated national supply solution. With operations in all major cities, they are able to offer a single source supply arrangement for fruit, milk and coffee, including consolidated monthly invoicing, national customer service support and national account management. It was the ability to provide a national solution that recently helped the business to secure a supply contract to supply milk to all of Telstras 80 office sites across the country.
Let us do all the hard work.
The Milk Box understands that you dont want to carry heavy milk crates throughout your office, thats why we offer to deliver your milk direct into your office kitchen(s). Arrange for a quote today with the only milk delivery service catering exclusively to the corporate market. We guarantee that we will save you money, time and hassle.
Call 1300 766 760 or visit www.themilkbox.com.au
18
building autoMation + technologies
OpTiMiSATiON FrOM ThE iNSiDE OUT

Getting the best out of a building management and control system takes a holistic approach, writes Jon Clarke, M.AIRAH.
the issues in a nutshell
building management and control system (BMCS) is the core element of a building. The optimisation of its performance requires a holistic approach, with an in-depth understanding of the building envelope and the building services, including the mechanical and electrical systems. The balancing of systems to work in harmony with one another while using minimal energy requires an intelligent reaction from the control system in response to demands, and does not necessarily require expensive replacement of control equipment. Given the continuing drive to maximise buildings operational efficiencies, and encourage sustainability in design, the performance of these systems is the key to raising the bar in energy-efficient buildings. Unfortunately, there are many building management systems operating with inappropriate control logic and using a fraction of their capability. With state-of-the-art digital controls now standard in most buildings, why is it that a large proportion of intelligent buildings suffer from excessive energy use, and in some cases poor environmental conditions?
productivity. It is therefore not surprising that, historically, the environmental conditions have often taken priority over energy efficiency in regards to the control of the building services. Its only been in the past 10 years that green initiatives have required building designers to consider the environmental impact, across every process of construction from building materials to operational sustainability. A large percentage of excessive energy usage can be attributed to existing assets, which should feature high on any corporate agenda for potential carbon reduction. How and what to optimise are the fundamental questions. Each building is unique, to some degree, with variations in infrastructure from the facade to the mechanical services, all of which should complement each other. The building will only perform to the potential of the weakest component. One component that presents a high degree of contention is the BMCS.
a history lesson
Over the past 25 years, the BMCS industry has evolved at a rapid pace to keep up with the latest trends in digital technology. Before the digital revolution, pneumatic or electronic controls were used. These older-style systems offered limited functionality and intelligence, and have since become obsolete. In the case of many buildings they have been replaced with direct digital controls (DDC).
environmental conditions versus energy efficiency

The most important asset for any commercial building is the occupants. A key asset for the occupants is the working environment. Case studies have proven that a poor working environment creates poor
19
With state-of-the-art digital controls now standard in most buildings, why is it that a large proportion of intelligent buildings suffer from excessive energy use, and, in some cases, poor environmental conditions?
Systems with DDC controllers are software-driven, using intelligent communications. Its claimed that they are capable of achieving optimal environmental conditions, and provide detailed analysis of a buildings performance with fancy-looking animated multicolour graphics. The perception of these systems from facilities managers and building operators tells a different story. They are regarded as black box technology, misunderstood and often blamed as contributing to the root cause of their buildings operational problems. In many cases, it is indeed evident that the BMCS is contributing to inefficient building performance and, in some cases, poor environmental conditions.
problems that may have been encountered during the construction phase. This process is also known as retro-commissioning, which has been highly publicised in the United States, with case studies claiming significant results of energy reduction in existing buildings. What to optimise, and how to optimise, is a subject that is constantly under debate. As technology changes, thought processes are provoked to seek the ultimate balance of comfort and energy. It is interesting that, even though technology has improved dramatically over the past decade, the incumbent control algorithms within digital control systems are relatively unchanged. Were these systems way ahead of their time, or have they not caught up with changing trends? If a control system is replaced, and the performance rating of the building is increased, it is not evident whether it is the new system, or the re-commissioning process that has made the difference.
Life cycle
The life expectancy of anything digital can be relatively short. This is not due to component failure, but the software technology on which it operates. The majority of BMCS systems use the Microsoft Windows platform for the workstation. As operating systems are revised and upgraded, the BMCS manufacturers follow suit. In parallel with this, the computer hardware manufacturers are pushing the boundaries for speed of processing. There comes a time when older operating systems are not supported or compatible with new hardware. This not only affects the workstation, but also the laptop computer used by maintenance engineers. The functionality of a system directly relates to how efficiently a building performs, not the speed of the hardware. The replacement of a control system should always include analysis and improvement of the functionality.
clever stuff
Intelligent control systems are no different to any other computerised system they process information and provide an output based upon predetermined routines (control sequences). As with other computerised systems, incorrect information or routines will provide an incorrect result. A typo buried deep within the software code has the potential to cause significant problems. Each BMCS manufacturer has its own interpretation of plant control, and uses standard application libraries of control logic. Building designers also have their own interpretation of how systems should be controlled, and it is not often that the two completely align. Therefore, there are usually some modifications required, which creates bespoke control logic for each building. In the IT world, software is rigorously beta-tested offsite for bugs and to provide improvements. In the BMCS world, software is often tested and commissioned onsite, in limited time frames and unfavourable conditions. Control sequences not only require appropriate testing for errors, but also need tuning for accurate response to changes in demands and conditions. Control sequences with PID control loops1 require tuning, which can take a significant amount of time to achieve optimum performance. A typical BMCS can consist of hundreds of control points, all of which must be configured, tested, and calibrated for accuracy. A typical high-rise building could have more than 300 controllers on the network. With rapid design and construction programs dictating compressed commissioning periods, its not surprising that many of these complex systems fall short of being fully tested. This is detrimental to the intelligence of the buildings design, performance, and to the end user.
What to optimise, and how to optimise, is a subject that is constantly under debate. As technology changes, thought processes are provoked to seek the ultimate balance of comfort and energy.
Its all in the balance

To create a balance, a control system must be in control, and that means having complete authority. For instance, a systems hierarchy must allow for each level of control to operate to its limits before the next step in a sequence is initiated. This may seem perfectly logical, but there are many cases of systems fighting each other. An example of this is base building air conditioning systems being influenced by supplementary systems installed by tenants. The interaction of field equipment also plays a vital role in maintaining stability. For instance, correctly sized control valves2. To realise the maximum efficiency potential of an air conditioning system, a holistic and dynamic balance between air handling, cooling and heating systems must be achieved. This not only requires a sound foundation within the BMCS hardware and software, but also requires some learning from the building behaviour.
re-commission or replacement
Re-commissioning returns a system to its original design. Optimisation seeks to improve the original design, overcoming
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Sequencing of equipment in response to changes in demands must consider the combined coefficient of performance (COP) of any associated equipment, and not just the item of plant in isolation3.
strategies have a tendency to trip themselves up under certain conditions. This is where a well-structured BMCS can really make the difference to how a building performs.
an intelligent response
A control system is reliant upon feedback in order to calculate the action to maintain a required setpoint. This feedback can be derived from field sensors, or internal calculations from the various zones throughout the building. Optimising a control system to achieve a comfortable environment, using minimum energy, not only requires the functionality to be appropriate, but also the control setpoints. But what is an appropriate setpoint? A typical building may have 1000 occupants; each with subjective opinions of what is hot or cold. It is therefore almost impossible to create the perfect environment for everyone at the same time. This problem also applies to air conditioning systems supplying multiple zones across multiple floors, all of which have slightly different demands. Generally, systems are engineered to use an average or maximum demand (hi select) calculation to determine setpoints, in combination with a PID control loop. This method can be influenced by rogue zones, which do not reflect a true representation of conditions, and PID control loops typically have one speed of response4. One approach capable of overcoming both of these issues is a principle called trim and respond, which can be applied to most BMCS systems. The principle of trim and respond uses zone demands to flag votes, dependent upon the conditions. Single votes can be ignored, which eradicates rogue zones. Critical zones, however, can be given multiple votes, giving them a priority. These votes will influence how the system responds. For example, votes for cooling could trigger the system to reduce supply air temperature by preset increments over a time period. This increment is increased to a maximum level as more votes become active. Alternatively, if there are not any votes, or as votes reduce, the system trims the supply air by increasing the temperature at a less aggressive increment. In general, this principle of control is easier to tune than traditional control loops, and can be applied to many applications where multiple zones are supplied from a common source; for instance, static pressure control. This principle has been widely used in the United States, with very effective results. ASHRAE published an article in June 2007 (Increasing VAV system static pressure reset, ASHRAE Journal, June 2007, by Steven J. Taylor), detailing the benefits of trim and respond logic.
dashboard control
Large BMCS systems will generate an enormous array of information that is necessary for the operation of the building. How this information is presented to the building operator is sometimes daunting and not particularly user-friendly. This can lead to misinterpretation, resulting in incorrect adjustments of setpoints or control parameters. An intuitive building performance dashboard, indicating a global overview such as ambient conditions, average space conditions, and setpoints, can assist an operator to make an educated assessment of the building performance. One of the most common complaints from building operators is the absence of global commands, which makes setpoint changes both laborious and time consuming. Optimisation may provide a building with substantial energy savings, but like any performance-enhanced system, it requires ongoing tuning and adjustment to sustain the performance. A BMCS can provide the ability to achieve this, but, ultimately, will only do as it has been instructed.
NOTES
1. At the heart of every control sequence is a proportional integral derivative (PID) control loop. Although a complex algorithm, its function is to balance an input (or process variable), e.g. a temperature sensor, with a required value (setpoint) by calculating an output based upon the PID settings. The response of mechanical plant in reaction to a control output varies in both the speed and effect it has on the process variable. For this reason each PID control loop requires individual tuning to achieve stability in both plant and conditions. Incorrect PID settings can cause a system to hunt if setpoints are exceeded by the outputs reacting too aggressively. 2. Valves with inadequate authority can cause a system to undulate, affecting the operation of all associated plant. For example, as chilled water valves open, pump speeds are increased, which in turn affects the operation of the chillers. This chain reaction and the subsequent reverse domino effect can be quite substantial in regards to energy waste. 3. Chillers cannot operate in isolation; they require pumps and cooling towers, which will all contribute to energy consumption. A chillers COP does not take into account this ancillary equipment. 4. Control loops typically react with the same proportion and speed to an increase or reduction in demand. If set too slow, the demands may not be satisfied in an acceptable time frame. If they are set too fast, overshoot can occur.
This article was originally published in the March 2010 issue of Ecolibrium, which is published by AIRAH. It is reprinted with permission. Go to www.airah.org.au
consider the source

A chain reaction, triggered from changes in demand levels, will ripple through the building from the local terminal units to the air handling units, chillers and boilers, consequently serving them as the source. It is therefore imperative to allow plant to operate only if really necessary. Having too many optimisation routines can cause just as much instability in air conditioning systems as not having any at all. A system too sensitive to changes in demands can lead to plant operating inadvertently. Time schedules should dictate if there is enough time left in the occupancy period for plant to be effective, if enabled. Simple, logical sequencing will provide results; complex
aBout the author

Jon Clarke is the senior BMS controls and integration engineer with Norman Disney & Young, Sydney. He has more than 25 years experience in the controls industry.
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n There are an estimated 30,000 cooling towers operating in Australia. n Cooling towers can use between 5,000 and 10,000 litres per day.
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22 X
The Value of BIM for facIlITIes ManageMenT
uilding information modelling (BIM) is certainly changing the way buildings are designed and Revit Models Asset Management constructed, but is it changing how they FM:Interact are operated and maintained? There is a Web site growing interest in the industry around using building information for facilities management (6D BIM), but how does this Space Management really work? How do the benefits of BIM extend to FM? AutoCAD Drawings Following the handover of information to the facility manager after construction, Maintenance the facility manager often struggles with the limited information supplied to manage the building. The longest and most costly part of Firewall FM:Interact the building life cycle is the operations and Database asset management phase (6D BIM) and the RE & Portfolio Planning Project Management facility manager needs better information, Workplace Partners Internal Customers Management Move Management particularly in the first phases of operation. Improve collaboration Improve Productivity Strategic Planning Increase Visibility and Communication and Customer Service Improve decision making Sustainability Advanced Spatial technologies Pty Ltd (ASt) located in Australia, is connecting BIM Maintaining information and design intent: Using technology with to FM Systems (FMS) and making use of the a bi-directional link between the BIM and Facility Management consistent, coordinated building information that comes from a BIM, system, enabling the BIM model to retain usefulness throughout the for building owners and facility managers. buildings lifecycle. The As Built Building Information Model needs to reect eld The benefits of BIM when connected to the FMSystem, changes and specic selections of building products at the end of contribute to better management of: construction, but there are already ample benets to justify its use. Preventative maintenance: Information about building and Architects, engineers, contractors, building owners, and facility mechanical equipment stored in BIM models is used for ongoing managers who begin the exploration today will reap the greatest preventative maintenance. benets. Space management: BIM models provide area information for ASt is currently assisting health, education and corporate realspace and occupancy management, and by integrating building and estate building owners achieve better life cycle management with human resources data, organisations can reduce vacancy and achieve FM Systems and BIM. Roy Aitken, a facility manager at the QEIIMC major reductions in real-estate expenses. (NMAHS) in Western Australia says the use of Revit models Ongoing changes: Managing accurate record drawings has long been a challenge for building owners and facility managers. BIM does integrated into their FM System will now provide better retention of information, and enable maintenance of accurate information on the offer two advantages over traditional CAD technology, providing building throughout the life cycle. an easier way to show three-dimensional aspects of the building (particularly mechanical systems), and providing extensive data of building components. For further information on how Advanced Spatial technologies is Energy efciency initiatives: Commercial and industrial buildings helping building owners and consultants link BIM and FM for better are responsible for almost 20 per cent of the energy consumption, life cycle management contact Don Hitchcock at ASt on businesses have a responsibility to analyse options to improve energy +61 8 9367 2888 performance. BIMs of existing buildings can be re-analysed for comparisons of various options. Don Hitchcock Director ASt Life cycle management: Recent emphasis on sustainability has Advanced Spatial technologies an Autodesk preferred industry raised the prole of building life cycle management. Responsible partner for facilities management solutions in ANZ and Asia Region. owners are realising this makes sense both economically and Email: don@advancedspatial.com.au ecologically. By embedding data on life expectancy and replacement Website: www.bimfm.com.au costs in the models, BIM+FM helps owners understand how to track equipment, building systems and components for better payback over the life of the building.
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Integrate Revit with FM data
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With the implementation of FM:Interact, our facilities data can now be found in one central, web-based location, saving paper, time and money. Manager Area Facilities Development, North Metropolitan Area Health Service.
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24
FACiliTy MANAGEMENT AND liGhTiNG ENErGy EFFiCiENCy prOViSiONS OF ThE BUilDiNG CODE OF AUSTrAliA
BRyaN DOUgLas, ChiEf ExECUtiVE OffiCER, LightiNg COUNCiL aUstRaLia
he Building Code of Australia (BCA) now relegates inefficient lighting in both new and refurbished buildings to a thing of the past. The use of control systems can significantly reduce the unnecessary waste of energy and ensure that electric lighting is only used in areas that are occupied. Facility managers, specifiers and installers need to be aware of the requirements of the BCA and the real possibility of making substantial energy and cost savings. The BCA introduced the first round of energy efficiency initiatives for buildings in 2003. A further increase in the stringency of the energy efficiency requirements occurred with the publication of the BCA 2010 edition. Australian states and territories have now uniformly adopted these provisions and they are mandatory.
Facility managers, specifiers and installers need to be aware of the requirements of the BCA and the real possibility of making substantial energy and cost savings.
The lighting energy efficiency provisions are shown in the BCA Volume 2 for simple domestic applications. Volume 2, section J6, contains provisions for all other building types including offices, home units, hotels, schools, hospitals, shops, warehouses, and car parks.
display lighting that are switched and controlled separately from normal lighting. There are a number of other exemptions, such as the combined heater/lighting units used in bathrooms. Each building space has a maximum allowed Illumination Power Density (IPD). This is the maximum allowed power per unit of floor space (measured in W/m2). There are 34 defined spaces. They include, for example, the interior or veranda of a home, home units, office, auditorium, school, corridor, commercial kitchen, and retail area. Following are examples of maximum IPDs: 3 4W/m2 domestic veranda or balcony of a building 3 5W/m2 interior of homes, plant rooms 3 6W/m2 car park, dormitory (sleeping), toilet 3 7W/m2 office (<200 lux) 3 8W/m2 corridors 3 9W/m2 office (>200lux) 3 10W/m2 healthcare facility 3 12W/m2 law court 3 22W/m2 retail shopping 3 25W/m2 car park (entry zone). As these are maximum values and it can be difficult to remove lighting equipment to later reduce energy use to these values, it is important to be aware of the requirements at the design phase.
allowances for lighting control

The IPD values above may be exceeded if control devices such as timers, motion detectors, dimmers and lighting control systems are used. The allowances for lighting controls are based on adjustment factors that reflect the likelihood that there will be energy saved by using the device. The most effective controls can attract an adjustment factor of 0.5 while the least effective will only achieve 0.95. The IPD values are divided by the appropriate (control device) factor and the percentage of area being controlled. Therefore a space with a sophisticated dimming system can have the lighting capability of up to double that of a non-controlled space.
Bca section J6: artificial lighting and power

The provisions of section J6 mainly affect hard-wired lighting and control equipment. Exempt are freestanding lighting products such as desk lamps and task lights, which are connected by a flexible cord and plug into a wall socket. Also exempt are decorative and
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Example The following example demonstrates the effect of lighting controls in a corridor where only 5W/m2 is allowed: 1. A simple timer has an adjustment factor of 0.7, which allows the maximum IPD to become 7.14W/m2 (5W/m2 /0.7). 2. Motion detectors have various adjustment factors of 0.9, 0.7 or 0.55 depending on the area and numbers of lights. 3. Employing a fixed dimming system where lighting is controlled to a particular level and the level cannot be adjusted by the user, and a minimum of 75 per cent of the area is controlled to reduce the overall lighting level and power consumption of the building, the allowance is the percentage of full power to which the dimmer is set, divided by 0.95. 4. Employing a programmable dimming system with preselected scenes or levels automatically selected by time of day, a photoelectric cell or occupancy sensor and where not less than 75 per cent of the area is controlled, provides an allowance of 0.85. 5. Installing a dynamic dimming system with automatic lighting level control by photoelectric cell to compensate for daylight availability or lumen depreciation of the lamps provides an allowance of 0.9 minimum for fluorescent lamps and 0.8 for high pressure discharge lamps. 6. Installing a combined daylight sensor and dynamic control device adjacent to windows, where the distance from the window equals the depth of the floor to window head height, provides an allowance of 10W/m2 (5/0.5). Note: the allowances in scenario 6 involving combined daylight sensors and dynamic control devices are not available for tungsten halogen or other incandescent sources. All ballasts for lamps must be of the electronic type, with separate switching required for halogen and fluorescent lamps. This will impose limitations on the use of these inefficient lamp types. Switch locations and the areas of control are to be taken into consideration when designing the installation. This requirement will effectively ensure that where a space is not occupied or the service is not needed, there will be an energy saving in regard to light and power usage. Any switching must not activate larger areas where only small areas need lighting.
Commercial buildings, depending on their size, are required to have a facility to record and monitor energy consumption. This is important for energy management as the owner and maintenance personnel will need such information to continue to operate at the required level of performance.
number of downlights are involved, a higher R-rated insulation can be installed to compensate for the lost insulated area. However, once the area of the ceiling penetrations exceeds approximately three to five per cent, increasing the insulation becomes ineffective and other methods, such as covering or limiting the number of luminaires, are required. Insulation is not permitted to interfere with the safe and effective operation of any service, fitting or luminaire. For recessed luminaires it is imperative that the requirements and clearances shown in the Wiring Rules or manufacturers instructions are followed, especially where products are covered by insulation.
Further information may be found on the Australian Building Codes Board website (www.abcb.gov.au) and in the 2011 Building Code of Australia.
Building perimeter lighting

Lighting around the perimeter of a building must be controlled by a daylight sensor, timer or motion detector.
Facilities for energy monitoring

Commercial buildings, depending on their size, are required to have a facility to record and monitor energy consumption. This is important for energy management as the owner and maintenance personnel will need such information to continue to operate at the required level of performance. The commissioning phase requires creation of a manual for recording the annual energy consumption of the building.
recessed luminaires and downlights

Lighting products that protrude though a thermally insulated ceiling will reduce the effectiveness of the building insulation unless the luminaire is covered with insulation or the overall depth (R rating) of insulation is substantially increased. Specifiers and installers need to be aware that the BCA has provisions to prevent a reduction in the overall effectiveness of a buildings overall thermal insulation envelope. Where a small
Recessed luminaries can reduce the effectiveness of building insulation
27 X
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sustainability + green buildings
MEASUriNG AND MANAGiNG OUr ExiSTiNG BUilDiNG STOCk

By thE gREEN BUiLDiNg COUNCiL Of aUstRaLia
rank Lloyd Wright once said that a good building is not one that hurts the landscape, but one which makes the landscape more beautiful than it was before the building was built. As the world wakes up to the realities of climate change, Australias property and construction industry is counting the environmental cost of a built environment that is responsible for more than 23 per cent of Australias greenhouse gas emissions, not to mention land and habitat degradation and natural resource depletion. Since the Green Building Council of Australia (GBCA) launched the first Green Star tool for offices in 2003, Australias holistic environmental rating system for buildings has focused on design and construction of new buildings. While Green Star has driven a seismic shift towards sustainable design and construction of our new buildings, it has only addressed the two per cent of Australias built environment that is brand new. This is about to change, with the GBCA currently developing Green Star Performance to provide an equivalent set of benchmarks for buildings of all types in operation. Consider this: around 85 per cent of Australias office stock is more than 10 years old. And its getting older the average age of a commercial office in Australia is now more than 27 years. In fact, there are currently around 14.5 million square metres of office stock over 20 years old. Rather than being the efficient green buildings we need, most of these brown buildings were constructed between 1960 and 1980 for as little money as possible, and with little consideration to issues such as energy efficiency. However, demolishing the vast majority of our building stock is not only impractical, especially when the embodied energy is taken into consideration, its also counterproductive. Upgrading these buildings is the only real solution. Research has found that a large-scale refurbishment program of offices that are over 20 years old could prevent more than one million tonnes of greenhouse gas entering the atmosphere each year the equivalent of taking a quarter of a million cars from Australias roads. And thats just offices. Australia also has around 9500 schools and universities, 1300 hospitals, 1300 shopping centres, as well as countless square metres of other buildings such as libraries, law courts, town halls and industrial facilities. The vast majority of these buildings perform well below our current best practice environmental benchmarks. The Green Star Performance project has been a key focus area for the GBCA in 2011. A technical working group of more than 25 people in the industry is currently working on the draft credits for the tool, and testing will commence in early 2012. Project Leader Robert Milagre says that, once complete, Green Star Performance will enable building owners, facilities managers
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and governments to undertake assessments of individual buildings or their entire portfolios in operation. Theyll gain holistic ratings covering the nine Green Star categories of management, indoor environment quality, energy, transport, water, materials, land use and ecology, emissions and innovation. Green Star Performance will provide useful benchmarks that can be used to set targets to increase energy and water efficiency, reduce waste and improve factors that influence productivity, health and learning, such as indoor environment quality, Milagre says. And the tool wont just be limited to offices. Schools, shopping centres, law courts, libraries, factories, multi-unit residential developments and hospitals in fact, every type of building will be able to achieve Green Star Performance ratings and identify areas for incremental improvement. The response from industry to the new project has been overwhelmingly positive. Jones Lang LaSalles Director of Sustainability for Australia, Joel Quintal, says that the Green Star Performance project is long overdue. The development of robust, holistic benchmarks will allow building owners to take stock of their assets and promote best practice in the industry, he says. Buildings Manager at Sustainability Victoria, Stefan Preuss, agrees. The Green Star rating tools have had a profound impact in setting benchmarks for the sustainability of new buildings. The new Green Star Performance tool will complement the current suite of Green Star tools and allow building owners to monitor and improve the ongoing performance of their existing premises, he says. Existing buildings represent the single biggest opportunity to reduce the environmental impact from the built environment, says Norman Disney Youngs Director, Darrel Williams. The link between commissioning, tuning, operations and management has been somewhat missing from the discussion. This performance tool is a
real opportunity to bring those influences together. Chief Executive Officer of FMA Australia, Nicholas Burt, says that, aside from the opportunity to improve building performance, the tool will also help to improve knowledge transfer within and between the various stakeholders in the design, construction and operation of buildings.
measurement, then management

Measurement is the first step towards better environmental management of our buildings. Facilities managers of existing buildings need environmental benchmarks to set baselines and targets before they embark on large-scale upgrade programs. Mirvacs General Manager, Chris Luscombe, says that a rating tool is also needed to ensure that managers of new buildings demonstrate that buildings are performing as they were designed to perform. Without a way to measure the operational performance of our buildings, how do we know the designs work? Green Star Performance will help us verify that the operational performance of our buildings matches the design potential; the feedback and lessons learnt through this measurement process will be invaluable, he says. It will also help building owners to set clear pathways for their upgrade programs. Not everyone has the money to take a building straight to 6 Star Green Star, but Green Star Performance will help us to make decisions that support long-term investment in green building. A raft of research reports has confirmed that Green Star-rated buildings outperform their non-green counterparts. The Building Better Returns report, published by the Australian Property Institute and Property Funds Association in September, found that Green Starrated buildings are delivering a 12 per cent green premium in value and a five per cent premium in rent.
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Green Star Performance could be a major catalyst for change in the property and facilities management industry. The focus on ongoing performance will drive decisions based on value and not just cost, argues Jon McCormick, Managing Director, Services at Brookfield Multiplex.
Working with naBers

Following the release of a draft scoping paper in 2010, the GBCA spent the first six months of 2011 gathering research and industry feedback, which will inform the development of the tool. The GBCA is collaborating with the National Australian Built Environment Rating System (NABERS) team to ensure Green Star Performance does not duplicate widely accepted, existing measurements or benchmarks. A working group is examining how NABERS tools will inform Green Star credits and how existing benchmarks can be enhanced. A comprehensive feedback report revealed that every respondent believed that NABERS Energy certificates should be mandatory requirements of the Green Star Performance tool. Furthermore, 86 per cent of respondents wanted to see NABERS Water certificates as a mandatory requirement. Our long-term vision is for every building in Australia to have a Green Star Performance rating. This means ensuring that the tool is easy to use and consistent with existing industry benchmarks. Working closely with the NABERS team, as well as developing an online platform that reduces the time required for data collection and entry, will ensure we deliver a streamlined certification process, Robert Milagre explains.
Beyond energy efficiency

Over the last year or so, the Australian Government has developed a package of support measures to drive energy efficiency upgrades of existing buildings. These include the Commercial Building Disclosure scheme, which requires building owners to disclose an energy efficiency rating at the time of sale or lease, and the $1 billion Tax Breaks for Green Buildings program. However, as CB Richard Ellis Head of Sustainability, Rebecca Pearce, points out, these measures have been focused on energy efficiency. In a market already familiar with competition around sustainability, the Green Star - Performance tool will provide us with a truly holistic assessment of a buildings operations, driving sustained improvements in the way buildings impact their occupants,
the community and the environment, Pearce says. Head of Corporate Responsibility and Sustainability at DEXUS Property Group, Michael Lane, agrees. By providing a greater measure of building performance across a wider range of elements, well have a tool for existing buildings that goes beyond energy and water use and which will challenge the scope of retrofits and management practices, producing greater outcomes for the industry. A growing body of evidence underscores the influence green buildings have on the health and wellbeing of occupants. Green buildings can enhance workplace productivity, reduce staff turnover, decrease patient hospitalisation time, and even enhance student achievement in green schools. We know that improved indoor environment quality in buildings which can often be achieved in concert with energy efficiency upgrades can reduce sick leave and staff turnover, and increase productivity. Research has found that these productivity improvements vary between two and 10 per cent per worker. According to Robert Milagre, tenants are beginning to recognise that operating from a green, energy efficient building can deliver a range of intangible benefits, such as increased brand equity and attracting and retaining the top talent. The role of facilities managers in the development and uptake of the Green Star Performance rating tool is vitally important. The operational phase of a building is responsible for up to 90 per cent of its greenhouse gas emissions. As every facilities manager knows, you can design a building to be sustainable, but it is up to the facilities management team to ensure that it delivers on its design potential, Milagre concludes.
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ASSET MANAGEMENT FOr ONE plANET

By siMON wiLD, CaROLiNE NOLLER aND tONy EaMEs
Green Star, NABERS and mandatory disclosure have seen great progress in improving the environmental performance of buildings. However, some are questioning whether this is enough to meet the global challenge of 80 per cent reductions by 2020. What more needs to be done to integrate whole-of-life quantitative methods and operations management to progress to this outcome? Facility Perspectives hears from three leading sustainability and asset management professionals to discuss the progress, the road ahead in sustainability measurement and what our objectives should be.
undall Chief Executive, Simon Wild, says the advent of energy and environmental ratings has meant that energy efficiency is now truly embodied within the design process. Design for energy efficiency is now integrated into the design process, and to some extent you could argue that Green Star is now integrated into the design process, Mr Wild said. Measuring carbon footprint or embodied carbon is the next big challenge and there are a number of complexities to be overcome. There is certainly a desire in the industry to take the next step to cover these complexities. Mr Wild believes it may be necessary to borrow some principles and concepts of the manufacturing sector to take sustainability in the property sector to the next level. Manufacturing has come in leaps and bounds in understanding and improving the total life cycle of a product, he said.
The integration of the business and physical lifecycle of the buildings and assets that our industry constructs happens at the operational stage, hence why energy efficiency has become embedded within the design and procurement process. Our design response needs to integrate the entire physical life cycle not just its operation. The next big step, then, is the design integration of the total impact of a development. We will see not just commissioning managers at design workshops; we will see asset managers, facility managers, carbon accountants and footprint experts. Our design process will shift from one of day zero focus to end-of-life focus. In 2030 we are extremely likely to see product stewardship being integral to building design, construction and refurbishment. Product stewardship sets out at the point of sale who owns the product that person or company is then responsible for the same product at the end of its life.
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life aspects. This method quickly highlights the ecological return of sustainability policy settings, actions, targets and initiatives finally bringing investment quality analysis of the real benefits (or lack of) for a range of sustainability practice. At the whole building scale this method provides the ability to communicate impact in terms of planets, and at a micro level, the impact of an activity or design in terms of area of land needed to support it. Dr Noller said over a 50-year life cycle, capital and operational impacts are roughly equal. Using existing worlds best practices, the best outcome a nonresidential asset could hope to achieve is a reduction from a three-planet impact to 2.5 planets a 30 per cent improvement over a 50-year life. To have any hope of achieving the necessary 80 per cent reduction, quantitative evidence is essential to inform the asset management process, engaging players in the tangible and real outcomes possible with their decisions. The long-lived nature of capital assets like property brings all the more urgency to the application of this method.
to move to the next step we need more experts at the design table in the early stages. the industry has the capacity to achieve the 80 per cent reduction required, but needs to re-examine its decision-making processes.
Tony Eames, Director of Innova Infrastructure Services, says that ensuring the most sustainable outcome and the optimum return on investment is a real challenge for owners, developers and operators of new and existing assets. Mr Eames says linking the functions of project planning, procurement, design, construction, handover and operations and providing a single decision-making tool (to support investment decisions cost and sustainability) provides a number of benefits for projects. Operational teams should be involved in the planning, procurement and design phases of a project. They should contribute to the operating philosophy and establish the requirement for the detailed operating plans, he said. The operational teams should also be involved in establishing requirements for inspection, testing, commissioning, handover, operational readiness and maintenance/refurbishment strategies. These requirements should be included in procurement and design documentation. There need to be appropriate incentives in place to align project stakeholders and those throughout the supply chain. There need to be smart methods of procurement allowing work to be packaged and waste eliminated throughout the delivery process. The risk of the supply chain not being able to deliver on sustainability needs to be understood, industry needs to be engaged on the journey. Mr Eames said that solving the embodied carbon issue will require a sophisticated and integrated decision-making process where experts collaborate at the outset and take a long-term view of the environmental impact and operation. In both the public and private sector there is an increased focus on evidence-based decision-making. Communication of the issues needs to be in a common language, he said.
an 80 per cent shift is required

Dr Caroline Noller, a pioneer of sustainability in the Australian property sector, paints a picture of the impetus for change and of one methodology for measuring embodied energy. Dr Noller says a world in which things simply carry on as usual is already inconceivable. The 2010 Living Planet Report suggests that in 2007, humanitys consumption was 150 per cent of earths biological productivity that is, we used 1.5 planets. To avoid the need for two planets of resources, either the intensity of current consumption patterns must improve 70 to 80 per cent from todays levels, or no further growth in prosperity can be allowed, she said. Although the green building movement has evolved rapidly in recent years, now is the time to determine whether existing practices could deliver 80 per cent efficiency outcomes. Dr Noller suggests a buildings overall ecological footprint should be determined. The ecological footprint is an evidenced-based methodology that tracks areas of biologically productive land and water (supply) required to provide the renewable resources people use (consumption), and includes the space needed for infrastructure and vegetation to absorb waste carbon dioxide, she said. Used in the context of property, it provides quantitative evidence as to the impact of the total property life cycle and sharply puts into context the relative importance of capital, operational and end-of-
36 X
SuStainable aSSetS Whole-of-life
ustainability is a simple idea. Sustainability is the capacity to endure. The question is for how long? And the answer will vary for each owner and building depending on their unique circumstances. For a whole-of-life sustainable building, sustainability cannot be a stand-alone discipline. It should form part of all aspects of planning, design, construction and operation and take into consideration the particular circumstances of that building. In recent years we have seen this concept emerging in the increasing number of green buildings, green precincts and green infrastructures being built. But unless buildings are managed sustainably, the effort put into design, construction and operation will not yield a green result. Sustainable principles should be addressed at the strategic asset management level and should flow through to subsequent design, construction, commissioning, operating, maintaining, repairing, modifying, replacing and decommissioning and disposal. One of the key issues to be addressed is how to integrate sustainability principles into asset management decision-making tools. Asset managers use life cycle cost analyses (LCCAs) methodology to facilitate cost optimisation. Generally, a typical LCCA will evaluate only the costs incurred during the assets useful life and find the lowest-cost solution, and may not address the level of service (LOS) and risks. Consequently, a critical LCCA needs to be developed to include sustainability principles to meet levels of service and risk goals. The critical LCCA with sustainability principles can be developed by incorporating two methods into traditional LCCA. One method is to apply an integrative design principle. Integrative design requires a multidisciplinary team of designers with analytical and synthetic talents and a demanding project manager asking penetrating questions to drive it. In integrative design, design process is changed fundamentally, not incrementally. With end-use performance metric in place, the entire asset has to be optimised to yield multiple benefits, rather than isolated parts meeting minimum requirement standards. Integrative design contradicts diminishing returns theory
and often yields expanding returns. The second method is to incorporate Ecological Footprint (EF) measures into critical LCCA to quantify environmental costs. EF quantifies resources consumption and waste assimilation impacts for any activity. Though EF does not measure financial benefits, it can still be used as a powerful decision-making tool. For example, if two assets have the same LCCA value, then EF value can be calculated to measure and decide which one is more sustainable. The one with lower EF value will be more sustainable with less impact on the environment. Comprehensively addressing assets at the middle or end of the cycle is still a challenge and requires further models to be developed. What is clear, however is, that in sustainability-based asset management frameworks, both sustainability and asset management, have to be looked at simultaneously to make better optimal cost decisions. Proactive whole integrative design and whole life cycle design approach is not only a step towards meeting a sustainable future, it is a pure business decision for a profitable future. Foresighted companies and governments are already stepping up to this challenge. By learning to redesign their businesses to be efficient, the companies and government receive huge financial rewards. It is important to have a specialised Sustainability Consultant as part of the team at strategic level during inception of a project, to receive technically correct, up-to-date and experienced information to drive the project in the right direction. There are many studies documenting increased property values and higher return on investments for building green by up to 7.5 per cent. 57 per cent of executives say the benefits of becoming sustainable enterprises outweigh the costs: Its not charity but pure business Economist Intelligence Unit 2008 Report. Hence, introducing a Sustainability Consultant at the strategic asset management level will only benefit your project.
Raj Navis is a sustainability manager with Northrop consulting engineers. She works with asset & facility managers to integrate sustainability principles into asset management frameworks. Rajs email address is: rajnavis@northrop.com.au.
Sustainable principles should be addressed at the strategic asset management level and should flow through to subsequent design, construction, commissioning, operating, maintaining, repairing, modifying, replacing, decommissioning, and disposal
companY profile coMPany ProFile
37 Y
Adrian Purnell
Geoff Absolom
Karen Billington
Raj Navis
Northrop sustainability incorporates sustainability principles into all aspects of design, construction, commissioning and project management of buildings. Within Northrop, the sustainability group integrates Northrops structural, civil, electrical, mechanical and hydraulics disciplines in delivering environmental goals to sustain our environment for current and future generations. Our strength is in providing sustainability design advice to drive development projects toward a holistic, integrated and sustainable design solution. We focus on creativity and value-adding. Our clients are among the leading property professionals in Australia and have been rewarded with improved marketability, resource efficiency and cost feasibility, said Geoff Absolom, Northrops Principal and Building Services Manager. Our experience in both upgrading existing buildings and developing new green buildings has allowed Northrop to develop an enviable track-record in the sustainability field. We bring this 320058A RHS_Northrop Consulting | 1739 HIGHRES.pdf 1 18/10/11 10:14 AM knowledge to our whole-of-cycle approach to asset management, said Adrian Purnell who leads the mechanical division at Northrop.
He was former Chief Engineer and Director, Strategic Planning and Policy Building and Energy at Parliament House, Canberra. Future-proofing our buildings is simply good economic sense. It is imperative from an asset management perspective that sustainability initiatives are incorporated into new building design, said Karen Billington, Sustainability Technical Manager at Northrop. Proactive whole integrative design and whole life cycle design approach is not only a step towards meeting a sustainable future, it is a pure business decision for a profitable future.
Northrop Consulting Engineers Pty Ltd www.northrop.com.au
Sustainability
Northrop Sustainability is our specialist environmental design group, which provides sustainability design advice nationally. We draw on over thirty years of multidisciplinary experience to provide sustainability services. These include: Green Star Accredited Professional services, NABERS accredited assessments, Green building fund applications, Energy audits, energy management and process optimisation, Waste audits, waste management (recycle) and minimisation advice, Green House Gas management and accounting, Total assets feasibility and economic analysis, Building Performance Modelling, CFD Modelling, Sustainable Master Planning, and Sustainability Project Management.
Northrop Structural Northrop Civil Northrop Hydraulics
Northrop Sustainability
Bringing people, ideas & Engineering together
Northrop Electrical
Northrop Mechanical
www.northrop.com.au Ph: 02 62851822 contact: rajnavis@northrop.com.au ; karenbillington@northrop.com.au
38 X
FINALLY, THE SOLUTION TO GREENWASHING: ENVIRONMENTAL PRODUCT DECLARATIONS

From carpet to clothing to cleaning supplies, many products claim to be green. And choosing between the varieties of claims like natural and carbon negative can be difficult. Now, there is a better way to see what is behind green claims.
Environmental product declarations (EPDs)
With EPDs, you make better choices

By fully understanding the environmental impacts of a product, you will see that marketing-based green claims are either supported by facts or are not. An EPD is not a stamp of approval but does provide the information to help you make informed choices, like choosing a product based upon the amount of recycled content or energy usage. And better choices will ultimately lead to greener buildings.
n EPD is a third-party verified report derived from a comprehensive life cycle assessment (LCA), which outlines product ingredients. EPDs meet international standards and give you a more complete picture of a products environmental impacts, which otherwise might not be so obvious.
With EPDs, you see all ingredients and impacts

Similar to how nutrition labels help consumers compare the health benefits of food items, an EPD details where each of the materials come from, as well as their environmental impacts across a products life cycle. Impacts such as energy and material consumption, waste generation and emissions are measured throughout the entire life of every product holding an EPD.
Our commitment to greener buildings

InterfaceFLOR have been committed to reducing the environmental impacts of their products since 1996, with their 2020 Mission Zero commitment. In March 2012, InterfaceFLOR will introduce EPDs for 95 per cent of their Australian-made modular carpets, with all products covered globally by end 2012. With the multitude of labels and claims in the marketplace, only EPDs offer full transparency and allow customers to evaluate products based upon verified facts, said Rob Coombs, CEO of InterfaceFLOR Asia Pacific. Adopting EPDs is one way we are responding to confusion in the marketplace and offering a trustworthy tool for customers. Our hope is that they will take advantage Rob Coombs of EPDs to compare products, and CEO InterfaceFLOR ultimately favour those with smaller Asia Pacific footprints for their projects. Full disclosure is the only way to create and support an authentic message in todays marketplace. If you want a more complete picture of the ingredients and environmental impacts of a specific product, request an EPD to be fully informed.
For more information about EPDs or InterfaceFLOR visit www.interfaceflor.com.au.
LIFE CYCLE STAGES TRANSPORTATION
RAW MATERIALS
MANUFACTURING
CARPET TILE
RECYCLING OR DISPOSAL USE

ENVIRONMENTAL IMPACT CATEGORIES
PACKAGING
GLOBAL WARMING
SMOG
OZONE DEPLETION
ACIDIFICATION
EUTROPHICATION
ABIOTIC DEPLETION
You can also be quite confident with the information. The LCA must be conducted in accordance with ISO 14040 and the EPD must be produced in accordance with ISO 14025. Both the LCA and EPD are also verified by an independent third party.
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SUSTAiNABiliTy NOT JUST A BUzz WOrD!

By tRaCEy tOOVEy, assOCiatiON sECREtaRiat, assOCiatiON fOR sUstaiNaBiLity iN BUsiNEss iNC
sustainability [n]
1. the ability to be sustained, supported, upheld, or confirmed. 2. Environmental science. The quality of not being harmful to the environment or depleting natural resources, and thereby supporting long-term ecological balance: The committee is developing sustainability standards for products that use energy.
ustainability is the capacity to endure the long-term maintenance of wellbeing, which has environmental, economic, and social dimensions, and encompasses the concept of responsible management of resource use. It simply ensures that economic, environment and social developments go hand in hand. It continues to grow in importance and prominence worldwide, and organisations now incorporate sustainability into business goals. The emphasis in the FM industry has shifted primarily from new construction to influencing existing building operations.
Facility management is a global growth industry. Now one of the countrys major business sectors, growth is being driven through the need for better public and private sector business performance, the application of new technologies, and complex organisational needs.
Facility management is a global growth industry. Now one of the countrys major business sectors, growth is being driven through the need for better public and private sector business performance, the application of new technologies, and complex organisational needs. The community as a whole is becoming increasingly aware of the environmental impact of buildings, thus creating opportunities for the industry to:
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3 develop a stronger market presence, based upon the industrys role in managing the built environment 3 help clients benefit from the adoption of more sustainable business practices 3 demonstrate to the community, the property sector and investors the value that facilities management can add to Australias social and economic wellbeing, and 3 influence the form that new standards take when translated into the operational requirements of new or refurbished buildings. The challenges associated with those opportunities according to the Facilities Management Action Agenda (2005) include: 3 the lack of an agreed understanding of the concepts of sustainability and a belief by many that it represents a cost rather than an opportunity 3 the lack of an appropriate industry-accepted metric and rating system for measuring sustainability 3 difficulties in allocating responsibility for implementing the measures required to produce a sustainable building 3 communication failures between the various parties involved in the construction, refurbishment and operation of a building regarding cost-effective ways to produce sustainability 3 the inadequacy of current measures to demonstrate the value that can be gained from sustainability initiatives, often because these only produce results over the longer term 3 considerable knowledge and skills gaps in the delivery of sustainability outcomes. The FM industry is in a strong position to lead cultural change among those creating and operating Australias built environment, and the industry appears well-placed to encourage decisions by its clients that lead to lower environmental impacts, while demonstrating how the use of sustainable practices can benefit a clients business.
A good way to start is with an environmental management system that provides an objective assessment of the environmental impact of individual business and what they are doing about it.
This could be achieved by promoting greater awareness among decision-makers of the financial benefits and competitive advantages available to a company adopting sustainability values and practices. The inclusion of operational inefficiencies as costs to an organisation in annual reports could act as a powerful incentive for companies to operate with a greater focus on sustainability. Case studies now show that organisations can meet strict environmental sustainability targets and remain commercially viable, according to the Cooperative Research Centre for Construction Innovation. An increase of triple bottom line reporting could create greater awareness among managers, investors and shareholders committed to adopting sustainable business practices. Ongoing community awareness of environmental and social issues can significantly impact business brands and their reputations, and as such, facility managers can demonstrate their achievements in this area via monitoring, benchmarking and reporting their outcomes. There is a growing need for businesses to be seen to be more responsible and accountable; however, sustainable practices must be justifiable in commercial terms. Achieving sustainability without sacrificing profitability should have strong links to the organisations overall objectives. Sustainability awareness is not new. It has been around for a long time. Almost two decades ago, the book Business Strategy for Sustainable Development: Leadership and Accountability for the 90s (published in 1992) suggests that only an irresponsible company would dismiss sustainability development as a passing fad or fail to recognise the need to integrate environmental considerations into every aspect of its business. In 1986 Dows Waste Reduction Always Pays program began, and in just six years fostered more than 700 projects, saving millions of dollars each year. Soon after, fast food giant McDonalds made its well-publicised move from plastics to paper the cornerstone of a much broader, but less visible, waste reduction strategy. These businesses recognised a long time ago that environmentalism had something to offer them. Whilst there is no doubt that the triple bottom line of sustainability profit, people and plant provides many challenges for all business sectors, there is also strong evidence that business and the way we do it is changing. Taking into account the needs and expectations of the environment and communities in which they operate is no easy feat. A good way to start is with an environmental management system that provides an objective assessment of the environmental impact of individual business and what they are doing about it. Managing the impact of individual businesses in a proactive way can benefit the overall bottom line. Finally, sustainability plans must address communication it is a key part of the sustainable journey. Team member buy-in is essential, and the adage tell someone who cares is certainly appropriate in this case.
Ongoing community awareness of environmental and social issues can significantly impact business brands and their reputations, and as such, facility managers can demonstrate their achievements in this area via monitoring, benchmarking and reporting their outcomes.
Over the longer term, a culture is likely to emerge in which sustainability will become more important. Sustainability principles are also likely to be more commonly reflected in business practices and decisions based on whole-of-life principles. The industry has an educative role to play by ensuring that clients understand and adhere to sustainability objectives and practices and that the benefits are measurable. In the past, much of the work towards sustainability aimed to incorporate concepts of sustainability into regulations or other measures that translate community demands into operational requirements. In the future, encouraging behavioural change may involve strengthening demand for more sustainable services.
company profile
coMPany ProFile
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CitySwitCh: driving SuStainable buSineSS

Q&A with NSw CitySwitCh ProgrAm mANAger, VirgiNie VerNiN
How is CitySwitch Green Office supporting Australias business leaders?
CitySwitch provides support and resources to help commercial office tenants reap the environmental and cost benefits of operating an energy efficient office. Its free and easy to join - the only requirement is that organisations obtain an annual NABERS Energy rating to benchmark their performance.
Whos eligible?
Funding is open to small- and medium-sized enterprises and not-forprofit organisations located in City of Sydney area that sign up to CitySwitch and complete their NABERS Energy rating by 30 June 2012. A number of other CitySwitch participating councils are also currently offering financial subsidies. Contact your local program manager for more details on what assistance is available in your city.
Why get involved with CitySwitch?

CitySwitch signatories gain a point of entry to energy efficiency. As program manager, Im here to help improve the understanding of the cost, commitment and the technologies required to save energy. CitySwitch provides support and recognition for signatory efforts including an annual awards program, toolkits, case studies and regular information sessions with other dedicated sustainability leaders.
CitySwitch is a growing network of 370 business leaders, covering over 1.6 million square metres of office space across Australia. Visit www.cityswitch.net.au or call Virginie on 02 9246 7354 for more information.
Tell us about the recently launched CitySwitch NABERS Energy rating grants program
Now its even easier to join with our NABERS Energy grants program, which offers organisations a subsidy of up to $1000 towards the cost of undertaking a baseline NABERS Energy rating. NABERS Energy is a voluntary environmental rating system issued by the Office of Environment & Heritage NSW. Ratings benchmark signatories progress in the journey to becoming more energy efficient and are an accountability mechanism of the national CitySwitch program.
Driving business efficiency through sustainability

Get support, get recognised
CitySwitch helps office tenants take control of their operating costs. Signatories to the program receive free support and resources to help reduce their environmental impact and save on energy costs.
Join CitySwitch today: cityswitch.net.au

CitySwitch Partners
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ThE CArBON priCE WhAT ThEyrE SAyiNG
green Building council of australia: so long stone age, hello carbon price
ustralias leading green building organisation welcomes the opportunities presented by a carbon-constrained economy, and says that many organisations seem to be missing the point of the carbon price. According to Chief Executive Romilly Madew, the Green Building Council of Australia (GBCA) believes that a price on carbon is one of the most efficient and cost-effective ways for Australia to meet its international carbon reduction targets, while at the same time boosting investment in green technologies and stimulating new sectors of the economy. Weve watched with interest the multitude of media releases being issued over the past week, and are surprised by how many organisations seem to miss the point. The more carbon-intensive options are meant to cost more; thats the intention of a carbon price. While carbon-intensive options will cost more, low-carbon and more carbon-efficient solutions will become more affordable. The interconnected issues of affordability and energy-efficiency are being examined in the GBCAs two new rating tool projects, Green Star Performance, which will assess the operational performance of existing buildings, and Green Star Communities, which will drive sustainable choices at the community scale. We didnt leave the Stone Age because we ran out of stones. We left it because we moved on to more advanced ways of thinking and operating. Likewise, we must use 21st century thinking to overcome some of the problems created during the 20th century. The carbon price will help us do this, by forcing us to develop and implement new, more efficient solutions. The GBCA looks forward to a more carbon-conscious economy informing better building and community choices, Ms Madew concludes.
A carbon price has a smaller impact on energy prices than factors like expanding the electricity grid. In fact, a carbon price will actually help businesses; by giving them the certainty they need to invest in changes that are long overdue. Many homes and businesses have opportunities to cut their energy use by 30 per cent or more, said Rob Murray-Leach. If we become smart with our energy use, the carbon price wont damage the economy it will make Australian businesses more efficient and boost their global competitiveness, said Rob MurrayLeach. The carbon price will unleash billions of dollars of investment to improve businesses efficiency. Over the last year our members have worked hard to help companies find ways to save energy and examine ultra-efficient cogeneration systems. Increased efficiency will save Australian businesses literally billions of dollars a year, said Rob Murray-Leach. However, many homes and businesses need help to become more efficient. Energy waste is a huge economic issue. For example, coal-fired generators currently waste over 70 per cent of the energy in the coal as heat in places like the Hunter Valley and Latrobe Valley. Another 10 per cent is lost travelling to our cities, and in an incandescent lightbulb a massive 95 per cent of the remaining energy is wasted. In total, less than two per cent of the energy in the coal is turned into a useful service light. In contrast, cogeneration systems use over 70 per cent of the energy in a fuel by using waste heat to warm and cool buildings or processes. Combine this with technologies like LED lights, and you get five times as much out of each unit of fuel. A mix of technologies like this across the economy will dramatically boost efficiency. This is a historic day for Australia, and will put us on the path to becoming more efficient and competitive, said Rob Murray-Leach.
The Energy Efficiency Council is the peak body for energy efficiency in business and government.
energy efficiency council: If we become smart with energy, the carbon price will boost competitiveness
The Energy Efficiency Council welcomed the Australian Government passing the landmark Clean Energy Future legislation, but urged support for energy efficiency and cogeneration to lower energy bills. This is a historic day for Australia the carbon price package should unleash a wave of investment and make our economy fighting-fit for the 21st century. Improving the energy efficiency of homes and businesses will save Australians over $5 billion a year, said Rob Murray-Leach, CEO of the Energy Efficiency Council. Global prices for coal, gas and oil are rising due to economic growth in Asia, which means that companies need to become more efficient to stay competitive. Australian businesses currently waste huge amounts of energy, and that puts our economy at risk. With or without a carbon price, Australia needs to invest in energy efficiency and cogeneration to keep down living costs and boost competitiveness, said Rob Murray-Leach.
Fma australia and carbon pricing

As the peak national body for facilities management, FMA Australia acknowledges the successful passage of the Clean Energy Future Package to becoming legislation. This legislation aligns with our Policy Statement on Carbon Pricing (PS E02 v1.2) endorsed in August by the FMA Australia Board of Directors. This statement explains the conditions under which FMA Australia supports market-based mechanisms that place a value on pollution and waste to better reflect their total economic, environmental and social costs. Such conditions include the need to support and invest in the wider built environment sector with complementary measures around mitigation, adaptation and educational activities.
For more information visit www.fma.com.au or email policy@fma.com.au.
company profile
coMPany ProFile
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EnErgy EfficiEnt HigH Bay LigHts gEnEratE rEvEnuE for nsW statE transit
hen State Transit Sydney Buses commissioned EELCO Lighting to replace standard power hungry high bay lights throughout their Burwood bus maintenance facility in early 2009, they certainly werent expecting the retrospective rebate under the New South Wales Governments Energy Savings Scheme (ESC), that followed more than two years later. Upgrade of the standard high bays throughout the facility to new EELCO 1248A_3LT8 light fittings had actually paid for itself completely when EELCO contacted State Transit with the news that recent changes to the ESC scheme by the NSW Independent Pricing & Regulatory Tribunal (IPART) would result in a rebate of over $13,000. The Australian-made EELCO range of light fittings is designed specifically for commercial and industrial applications and includes energy efficient replacements for standard bell shaped high bay and rectangular low bay lights. Most of the EELCO fittings boast energy and CO2 emissions savings in excess of 50 per cent and use readily available long life lamp configurations that last up to six times longer, resulting in significant maintenance cost savings. To date, standard 400 watt high bays, either mercury vapour or metal halide, are the most common form of indoor industrial lighting in Australia. Although inexpensive to purchase, running costs often make up more than 70 per cent of a businesss annual electricity 321903A_EELCO | 1739.pdf 1 25/10/11 12:00 PM costs. Factories, maintenance centres, large superstores, warehouses
and distribution centres, where these fittings are typically installed, often either put up with poor quality lighting or alternatively face substantial annual maintenance bills to maintain effective lighting levels highlighted in AS/NZS1680. Its time Australia caught up with rest of the world and mothballed the 50-year-old inefficient metal halide and mercury vapour technology still used in the majority of high and low bay lights. Viable energy efficient alternatives have been available in the United States and Europe for some time and are now one of the most cost effective investments Australian businesses can make, says EELCO Lighting director, Mat Fear.
Energy Efficient
High Bay Lighting Systems
Before After
One for one replacement saving up to 70% on running costs Guaranteed energy and maintenance savings using proven technologies Longer lasting superior illumination designed to AS/NZS1680
FOR YOUR OBLIGATION FREE* COST BENEFIT ANALYSIS
Call 1300 335 769 TODAY!
Quality Australian made EELCO High & Low Bay Lighting Systems are specially designed to replace conventional power hungry high bay lighting in warehouses, factories and other large industrial facilities. Huge rebates and government assistance packages are now available in some states.
*Eligibility criteria applies. Rebates vary from state to state.
w: www.eelco.com.au e: info@eelco.com.au
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What is EnErgy ManagEMEnt?

LincoLn Young, Managing Director, FSL HoLDingS PtY LiMiteD t/aS coMMerciaL energY ServiceS
nergy management is the collective term for all the systematic practices to minimise and control both the quantity and cost of energy used in providing a service. Establishing sound energy management practices is an essential part of successful Facility Management practice and achieving the objectives of sustainability policy, regulations, ethics and good environmental principles. Important components of energy management include: 3 Minimisation of energy wastage. 3 Ongoing monitoring, target setting and reporting to ensure energy use remains within policy objectives. 3 Optimisation of energy efficiency through passive means and/or the use of appropriate technology. 3 Use of the most appropriate energy source (e.g. electricity, gas, solar) with due regard to the environmental benefits. 3 Purchase of energy at the most economical price. 3 Modification of operations, where possible, to make the best use of energy price structures. 3 Increasing the use of energy from renewable sources. 3 Continuous commissioning of plant and processes to ensure that they are operating at optimum performance levels. 3 Staff involvement and awareness.
of greenhouse gas emissions attributable to commercial and business operations. Businesses that incorporate an energy reduction strategy under the umbrella of a total business management plan are more likely to achieve greater energy savings. Proper planning at the time of procurement can provide lasting financial and environmental benefits to your business. Many businesses regard energy costs as unavoidable and fixed. However, energy costs are one of the more controllable variable costs within an ongoing business operation. Generally, all that is required to ensure the success of an energy management program is the commitment of all staff, from the most senior level down to the office floor.
Benefits of energy management

Minimised operating costs, improved process control, improved work environment and reduced environmental impact.
The rational approach

The approach to energy management must be rational. An energy management system alone will not reduce your energy cost or carbon emissions. In order to do this we must think about the drivers requiring the need for an energy management system. This will determine the outputs required from the system and then enable the design of inputs to accommodate the desired outputs. Without a structured approach and constant monitoring and reporting, the full benefits of an energy management system will not be achieved.
Relationship to other business management plans

Energy Management should not be undertaken in isolation but should be a strategic component of a comprehensive business management plan. It is a key part of any philosophy of continuous improvement. Energy management not only makes good financial sense, but it also protects the environment by reducing the amount
Company Overview
Commercial Energy Services, managing tomorrows energy today.
Commercial Energy Services Pty Ltd (CES) is an innovative company offering a comprehensive suite of specialised professional and project services. Commercial Energy Services is committed to delivering to clients specialised services, intelligent solutions and logical approaches to effectively assist in the areas of building compliance and services reliability as well as support the rational use of energy across their portfolios. We are non-biased in the selection of components and systems adding flexibility and ensure a design, program, procedure or system is fit for purpose while also cost effective, with minimal disruption to the facilitys operations.
Our Vision
To provide client focused and tailored solutions to enhance the performance of power distribution equipment through continuous commissioning using our series of condition auditing, site rectifications and monitoring techniques. Nationally encourage the rational use of energy through energy and power quality management via maintained energy management systems. Drive innovative processes and systems, aided by technology to provide overall clarity in both energy systems and commercial property maintenance and building systems.
Our Services
Commercial Energy Services offers a comprehensive suite of specialised professional and project services for the Facilities Management Industry and the Commercial Property Sector. These include: Auditing Services Project Services Energy Services Facilities Management Solutions
Our Team
Commercial Energy Services can expand and contract to meet customer and project demands via our own internal establishment of permanent and dedicated staff or the deployment of our key alliance service provider partners. Call Commercial Energy Services today to find out more about our systems and capabilities.
www.energyservices.com.au
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indoor environMent quality
MANAGiNG iNDOOr Air rElATED COMplAiNTS iN BUilDiNGS

By DR CLaiRE BiRD, sENiOR ENViRONMENtaL sCiENtist, paEhOLMEs
uilding occupants are becoming increasingly aware of how their indoor environment may affect their comfort and their health. Recent media focus on home and workplace exposure to pollutants and indoor mould often results in genuine concern of a very real hazard. Increasingly, occupants are evacuating building spaces, or walking out of a building in response to a perceived breach in indoor air quality. It is estimated that worker dissatisfaction with their indoor air quality costs Australia in the region of $12 billion dollars per year1. Whilst most complaints are justified, suggestion that there is an indoor air issue by a single staff member or householder can quickly result in other occupants blaming unrelated health symptoms on their indoor environment, placing a new pressure on facility managers to solve the problem. Under duty of care, an odour or health complaint cannot be ignored, and there are occupational exposure criteria2 that must be met in the workplace for a range of airborne chemicals. It is critical to establish the validity of the complaints, quickly establish the possible adverse affects on building occupants, and return the building to a safe and comfortable condition. Facility managers are further exposed to risk when entering areas of a building to investigate a complaint, and an understanding of the need for correct personal protection under these circumstances is often lacking. Another danger area for facility managers is when buildings are transferred between owners or tenants and the manager takes on a site with pre-existing indoor pollution problems. This article, written by Dr Claire Bird, Senior Environmental Scientist with PAEHolmes, introduces the concepts behind some of the invisible issues facing facility managers when entering and managing buildings with indoor air quality issues or water damage.
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Under duty of care, an odour or health complaint cannot be ignored, and there are occupational exposure criteria that must be met in the workplace for a range of airborne chemicals.
managing odour complaints
Odour is often the first sign that there is an indoor air quality problem, and is often accompanied by health complaints. Many contaminants are harmful by the time they have reached a concentration high enough to be detected by smell. In other cases, the odour can be sufficiently strong to hinder the ability of a person to work in comfort and is classed as a nuisance, even though the pollutant responsible for the smell is not harmful at that concentration. The third situation arises when the source of the gas responsible for the odour also generates other gases at concentrations that are harmful, but too low to be detected by smell. The most important factor in controlling odour is identifying and eradicating its source. Some common sources of odour are: 3 Problems with the air conditioning system. 3 Hidden or visible mould contamination, always resulting from moisture problems. 3 Leaking sewage pipes. 3 Damp insulation or dead animals. 3 A nearby grease-trap. 3 A source being generated by somebody in the building. Each of these, and other, sources releases a different suite of chemicals into the air. Establishing or eliminating possible sources is more important that taking a scattergun approach and undertaking wide-sweeping and costly air quality measurements. Discussion with a hygienist and obtaining a site inspection is the most cost- and time-efficient way of starting to identify an odour issue or health complaint and devising a strategy to manage it. Other contractors that may become involved include air conditioning specialists, plumbers and structural engineers.
water damaged area, the water source and the time since the water entered the building. These factors need establishing quickly. Only a few types of mould out of many hundred are harmful and commonly found indoors; however, under the ideal conditions, they can produce spores at levels several hundred times higher than those prior to the event, so becoming harmful. Mould spores and other growth structures can become airborne and create an allergic reaction, with inflammation of the airways, sore eyes and skin irritation. Some forms of mould can release spores that can cause an infection in people who are already sick. Other moulds can also cause disease by generating toxic compounds (mycotoxins) that can cause airway inflammation, diarrhoea, dermatitis and headaches, as well as altering or suppressing immune function. Black mould (Stachybotrys charatrum) for example has potential to be very harmful, even at low concentrations, creating a toxin with potential to cause organ failure and even death. Therefore, despite the fact that there is no visible evidence of mould growth, or that timber appears unaffected by mould, we should neither assume that it is safe to work in a water damaged property without the correct protective equipment, nor that it is safe for occupants to return. Any odour or health complaints arising that suggest mould require elimination of moisture problems in the building.
Improving health and safety by protecting against exposure

The health and safety of people entering, living and working in a damaged building is of key importance. These people can be facility managers, building occupants, contractors and others. Understanding the correct use and choice of personal protective equipment is only possible once the source has been identified. This often makes it very difficult to ensure that people are kept safe. By obtaining the opinion of a hygienist it is possible to ensure that the optimum safety protocols are being employed at the site. In the case of flood, fire or suspected/confirmed illegal drug manufacture, police, emergency services and insurance personnel may also be at risk in the absence of a formal safety plan for site restoration. Seeking professional advice at the onset of complaints or an observed indoor air quality problem can save money, and reduce business losses. Ensuring that a severely affected site has a formal management plan that includes a health and safety plan, site assessment and evaluation, remedial and/or structural management plan and contamination clearance program is the cornerstone of a successful and safe return to a building that is habitable by its occupants.
1 2 Brown, S.K. (1998) Beating the $12 Billion Cost of Polluted Air. CSIRO Press Release, Ref 98/55. National Occupational Health and Safety Commission (1995). Adopted National Exposure Standards for Atmospheric Contaminants in the Occupational Environment [NOHSC:1003(1995)].
mould following water ingress

Mould often generates an odour, and is a unique case as it can spread through a building rather than remaining localised to the source. It is likely to proliferate in a building within 48 hours following water ingress, spreading through sub-floor spaces, wall cavities and loft spaces. It uses cellulose and wood-based structural materials such as timber and plasterboard as a food source and growth matrix. Mould grows readily at indoor humidity levels in excess of 55 per cent, and so is particularly problematic in the sub-tropics and tropics (such as Queensland). Opening the window to let in fresh air is often the most effective way to release moisture from a building, but the success of this is limited by the humidity in the outdoor air and the effect of temperature changes taking place in the building that can result in condensation. The key to improving safety, reducing liability and protecting the occupier and facility manager is removal of water-affected material from the building within 24 hours after the onset of water intrusion. The scale of site remediation will be determined by the size of the
aBout the author

Dr Claire Bird is a Senior Environmental Scientist with PAEHolmes in Brisbane, specialising in the assessment and management of indoor health and environmental issues. PAEHolmes is a multi-disciplinary environmental consultancy that deals with air quality, climate change, noise and toxicology related issues for clients in Australia and overseas.
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iNDOOr ENVirONMENT qUAliTy, BUilDiNG DESiGN AND MANAGEMENT, AND OCCUpANT prODUCTiViTy
By Vyt gaRNys, CEtEC
After 30 years of research into the health effects of indoor environment on occupants, there is now extensive research and assessment of the effects of indoor environment quality (IEQ) on occupant performance and productivity.
Introduction
here is a European protocol that measures how organisations can financially benefit from improved IEQ. This work has shown that a two per cent office productivity gain can be worth as much as $270 per square metre, over the lifetime of the building. This protocol also involves integrating productivity into the life cycle cost analysis of building services. In broad terms, this can equate to savings of $2000 to $5000 per employee per annum. Techniques now exist to estimate the effect that the indoor environment has on occupant wellbeing and productivity, and to rate or benchmark relative performance. This is a very active area of research internationally. Australia is leading the way in rating the built environment and has the opportunity to contribute with benchmarking. Facility ecology is the study of the functioning of a building, with respect to the measurable interaction of the occupants and the built facility. Such studies allow us to optimise the wellbeing and productivity of the occupants, and the environmental performance of the building. The elements of facility ecology include: 3 building design and location 3 occupant satisfaction and wellbeing 3 facility and corporate management 3 risk management 3 indoor environment quality (IEQ). CETECs focus has primarily been on public and office buildings, where the occupants are typically office workers, or visitors to an office or public facility. CETEC creates a scientific framework based on measured data that shows whether a building can deliver, or is delivering, its primary function of improving the occupants performance whilst minimising its environmental impact and costs.
Influences on office indoor environment

Many factors influence the measured, as well as the perceived, quality of indoor environments, including: 3 noise and vibration 3 ventilation effectiveness 3 draughts 3 temperature and air humidity 3 airborne pollutants 3 personal control of environment 3 natural light and outside view 3 lighting and glare 3 space and privacy
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3 3 3 3 3 3 3
decor and furnishings pre-existing health and behavioural conditions job role worker and management relationships worker perceptions worker stress business demands.
Facility ecology is the study of the functioning of a building, with respect to the measurable interaction of the occupants and the built facility. Such studies allow us to optimise the wellbeing and productivity of the occupants, and the environmental performance of the building.
Why focus on the indoor environment?
Most working Australians now spend more than 70 per cent of their working lives indoors. Building design, use, and management influence the comfort, wellbeing and productivity of occupants. Building problems that go unrecognised or are neglected can lead to building, staff, business and regulatory problems. In addition, tenants are increasingly demanding and specifying improved environmental quality; significantly affecting the design, construction and ongoing management and incorporation of IEQ elements in various Australian rating tools and publications. It is essential for the architect to design an office building, or public facility, so that a facility manager can effectively and efficiently control the critical IEQ elements affecting occupant wellbeing and productivity. Research evidence in the current decade has increasingly confirmed strong links between the indoor environment, occupant wellbeing and comfort problems. There are a number of critical parameters that need to be measured to assess the indoor environment quality. These include: 3 temperature 3 ventilation 3 volatile organic compounds (VOCs) 3 particulates 3 biological substances. These parameters are discussed below. Temperature The link between occupant comfort and temperature is wellunderstood. As a guide, the rule of thumb is that there is a reduction in performance of one per cent for every one degree celsius change in temperature above and below 22 degrees celsius. This performance drop is most evident as the temperatures move to high 20s and beyond. Ventilation The ventilation rate has also been found to affect performance. The performance increase per unit increase in ventilation is greatest in
Most working Australians now spend more than 70 per cent of their working lives indoors... Building problems that go unrecognised or are neglected can lead to building, staff, business and regulatory problems.
ranges below 20 litres per second per person of the air supply rate (from an 8L/s ventilation base rate), resulting typically in a 1.5 per cent increase in performance. These findings may not be appropriate for all facilities, as other factors may influence the relationship. Chemical Pollutants such as carbon monoxide (CO) or nitrous oxides (NOx) (from sources such as transport and tri-generation plants) reflect the level of outside contamination. On the other hand, carbon dioxide levels reflect the occupancy levels and the efficiency of the air ventilation system. Most other chemical pollutants are grouped into what is known as volatile organic compounds (VOCs). The World Health Organization defines volatile organic compounds (VOCs) as organic compounds with boiling points between 50 degrees celsius and 260 degrees celsius, excluding pesticides. There are literally thousands of organic compounds, synthetic and natural, emitted into the atmosphere at room temperature from products used in buildings. VOCs have widely varying toxicities, irritant and odour properties, and it is important to characterise them if a raised VOC level is detected. VOCs may cause irritation of mucous membranes and are associated with headaches, dizziness and nausea. It is also widely recognised that some VOCs are confirmed or suspected carcinogens
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Microorganisms such as bacteria and fungi tend to become established and proliferate on wet surfaces and in humid conditions. For example, carpets damaged by local flooding often become the site of fungal growth. Nonliving biological pollutants are associated with allergic conditions in susceptible individuals. They originate both inside and outside buildings. Those from outside, such as pollen, enter the airstream because of inadequate or damaged fresh air filtration systems. Many of those generated inside buildings, such as dead skin cells and other dander, may remain in circulation for some time, especially where filtration of recycled air is inadequate. Productivity increases and savings Some calculations reported show that the cost of deteriorated indoor environments is higher than both building maintenance and operational costs combined. With about 80 per cent of the annual cost of an office building being its staff wages, benefits, and salaries, small changes in occupant productivity (caused by inadequate IEQ) can have a significant cost impact. The costs from the additional capital expenditure involved to improve IEQ can result in the productivity gains being larger, and thus easily justify the investment. It has been shown that in an office building, staff costs are 100 to 200 times the energy cost for the building, and can therefore be offset by a corresponding 0.5 to one per cent increase in staff productivity. Staff costs are also 20-44 times the HVAC running cost, and so a productivity increase of two to five per cent can offset this entire cost. In recent productivity studies conducted by CETEC, a productivity gain of 13 per cent was measured at Umow Lai, a leading engineering consultancy. Based on CETEC measurement, the organisation was predicted to have a 13 per cent improvement potential, prior to their relocation; but ultimately this was validated as 12.5 per cent translating to $5000 per person gain per annum, or a payback of lease four times over. Significant positive gains have also been shown at a range of government entities, including Sydney Water, with their recent office relocation to Parramatta.
and mutagens. An example of this is formaldehyde. Recent studies conducted showed that 96 per cent of the VOCs found in a large office building following construction resulted from the materials used to construct and furnish the building. Contributors included hard surface and carpet flooring materials, paints, adhesives and sealants, office furniture, computers, insulations, vinyl wall coverings, ceiling tiles, cabinetry, fireproofing, and textile furnishings. Particulate In the office environment, particulates can be generated from external dust, wear particles, and cleaning activities. Of greatest concern are the smaller respirable particles below 10 micron in diameter (PM10). Very fine particles can remain suspended for up to 72 hours. Consequently, effective ventilation and filtration is required in office environments. Furthermore, cleaning activities and poorly maintained flooring are major contributors to the remobilisation of indoor particulates. Biological substances Many biological substances are benign and do not necessarily indicate the existence of a hazardous work environment. However, some viruses, bacteria and fungi are capable of causing infections, while fungi, protozoa and dust mites may cause allergic conditions such as asthma.
conclusion
With the knowledge accumulated from IEQ studies worldwide, there is a need to consolidate findings into a methodology that demonstrates tangible occupant wellbeing and productivity gains from facility ecology expenditure, effort and rating. With its advances in rating tools, such as Green Star and NABERS, and the understanding of their benefit to productivity, Australia is well-placed to capitalise on the potential $1.2 billion for every one per cent increase in office worker productivity. CETEC has initiated a program to study these IEQ factors in a global trial by surveying and measuring a large sample of commercial buildings throughout the international arena and with the support of various national Green Building Councils. This study would ensure a standard methodology is used, thus allowing comparisons across the sample pool of buildings. Furthermore, there is the ability to benchmark your operation for sustainable performance.
With its advances in rating tools, such as Green Star and NABERS, and the understanding of their benefit to productivity, Australia is well-placed to capitalise on the potential $1.2 billion for every one per cent increase in office worker productivity.
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WiNDOWS AND COMFOrT

pEtER R. LyONs, phD, pEtER LyONs & assOCiatEs
Figure 1. Window-related heat-transfer influences on thermal comfort. (ASHRAE Handbook of Fundamentals, 2009)
IntroductIon
n most climates, energy-efficient windows with insulating frames can provide very large energy savings compared to typical clear single- or double-glazed windows. However, predicted energy savings are rather abstract and do not always provide a compelling reason for building designers, building owners or consumers to upgrade to high-performance fenestration. The more affluent the building owners or occupiers, the less likely they are to make purchasing decisions solely on the basis of energy efficiency. However, if it can be demonstrated that indoor environments will be more comfortable and that buildings will increase in market value as a result of using high-performance windows and skylights, such products are more likely to be chosen. Another tangible benefit from improved comfort is an increase in the value of net lettable area near the windows of commercial buildings.
Figure 2. Room geometry and location of person in UB Berkeley comfort software tool.
...if it can be demonstrated that indoor environments will be more comfortable and that buildings will increase in market value as a result of using high-performance windows and skylights, such products are more likely to be chosen.
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The current system for energy rating of houses and buildings is based on their predicted annual energy consumption for heating, cooling and lighting. Such a measure, while very valuable, is nevertheless a very blunt instrument because it does not identify short-term periods of discomfort.
The current system for energy rating of houses and buildings is based on their predicted annual energy consumption for heating, cooling and lighting. Such a measure, while very valuable, is nevertheless a very blunt instrument because it does not identify short-term periods of discomfort. Such discomfort (whether hourly, daily or seasonal) tends also to occur on a localised basis. For example, a west-facing living room may be uncomfortably hot and glary for a couple of hours, or north-facing bedroom may be cold and unpleasant near its windows on overcast winter days. The impact of windows on thermal comfort is also of great interest in transportation especially in cars, trucks and trains. The comfort conditions for drivers and passengers are strongly influenced by the combined effect of solar radiation, ventilation rates, surrounding surface temperatures and air temperature. Much more detail is given in Lyons et al (1999). Two international standards (ASHRAE 55 and ISO 7730) have existed for many years to quantify thermal comfort, but they do not deal adequately with excessive solar radiation or the problem created when nearby glass surfaces are too cold or too hot. These methods are also inadequate at dealing with radiant asymmetry. This is a situation where the surface temperatures on one side of the occupant are much lower (or much greater) than those on the opposite side. Most people regard this as uncomfortable. Finally, a very cold window can generate a cold air current, which drains off the cold glass and is felt as a draught by people close to the window. The four physical mechanisms are shown in Figure 1: hot glass, cold glass, draughts and direct sun.
PPD
100 80 60 40 20 0 3.0
COL D
2.0
1.0
P RED IC T ED M EA N VOT E
1.0
2.0
HOT
3.0
Figure 4. Percentage People Dissatisfied (PPD) versus Predicted Mean Vote (PMV) Fanger model (ISO 7730:2005).
A method for quantifying thermal comfort near windows, which addresses the problem described above, has been developed for typical summer or winter conditions. To address the inability of existing methods to deal with realworld conditions, the Berkeley Thermal Comfort Model has been developed by the University of California at Berkeley (UCB). In 20042006, the UCB Comfort Model was specifically applied to develop a draft Thermal Comfort Rating for Windows for the United States National Fenestration Rating Council (NFRC). The author was a partner with UC Berkeley on that project, and a summary of the results of that project is reported in this article. The new thermal comfort model helps designers and the fenestration industry to create and specify products that achieve simultaneous goals of enhanced comfort and increased energy efficiency. As an example, Figure 2 is taken from the UCB Comfort software tool (Huizenga et al, 2006). It shows the geometry created to calculate the effect of a cold or hot window on a person seated one metre from a large window. Typically, the other surfaces (walls, floor, ceiling) are at the same temperature as the indoor air. The window wall is divided into 300-millimetre squares and the thermal comfort state of the person is evaluated. The overall surface temperature of the glass and frame is a key determinant of comfort near the window. The solar transmission and absorption properties of the window are also critical. Modern high-performance glazing systems, especially those based on double glazing, offer the best means to keep surface temperatures and building occupants close to the desired room temperature neither too cold in winter nor too hot in summer, regardless of outdoor conditions.
Modern high-performance glazing systems, especially those based on double glazing, offer the best means to keep surface temperatures and building occupants close to the desired room temperature
Factors InFLuencIng comFort near WIndoWs
Many physical factors determine the comfort impact of windows: 3 window geometry 3 room geometry 3 occupant location
Figure 3. Interrelationship between WINDOW 6 and THERM 6 software (windows.lbl.gov/software).
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Outside air comfort range, sedentary, summer clothing, 100% WWR, 1 metre from window
IG triple, Low-E, #2, #4 soft IG triple clear IG Low-E, #3 hard IG clear Single bronze 5mm
-20
20
40
60
80
100
120
Outside air temperature, degC

Figure 9. Summer comfort performance for glazing systems, based on UCB Comfort Model. The red bars represent the range of outside temperatures that result in comfortable conditions for an occupant one metre from the window. It is assumed that there is no directbeam solar radiation entering the building and striking the occupant. The wider the red bars, the better. Hard refers to hard-coat low-E (emissivity = 0.15); soft means soft-coat low-E (emissivity = 0.05).
Figure 5. Sixteen body segments defined in UCB Comfort Model.
glazing system properties frame type exterior conditions (temperature, wind, solar radiation) interior conditions (air temperature, surface temperatures, relative humidity, air velocity) 3 human factors (clothing, metabolic rate, location). The glazing system properties are determined using WINDOW 6 (see windows.lbl.gov/software), which was described by Bipin V Shah et al (2007). In particular, the inside-facing surface temperature of the window and its thermal emissivity are calculated using WINDOW 6, which reads certified, peer-reviewed optical data from the International Glazing Database. The relationship between WINDOW 6, THERM 6 and Optics 5 is shown in Figure 3. (Note that WINDOW 6 is unrelated to Microsoft Windows.) 3 3 3 3
asymmetries such as those caused by windows. Its assumptions are based on a simplified whole body (with no differentiation between limbs or head), uniform clothing over the whole body and a uniform skin temperature over the body. This means the method is unable to deal with local discomfort. The PMV-PPD relationship is shown in Figure 4. The predicted mean vote is on a scale from -3 (very cold) through zero (neutral) to +3 (very hot). For each PMV there is a corresponding Percentage of People Dissatisfied (PPD). At neutrality it is assumed that only five per cent of the population will be dissatisfied with their state of comfort. This is the best base. At all other PMVs (votes), the PPD is greater and tends towards 100 per cent at very cold or very hot conditions.
LocaL dIscomFort on parts oF the Body

Most thermal comfort complaints result from local discomfort rather than overall (whole body) comfort. Windows often cause local discomfort because the long-wave radiation (at wavelengths of five to 30 micrometres) is stronger on one side of the body than on the other side. PMV predicts overall comfort but is not able to assess local discomfort. In contrast, the UCB Comfort Model is able to predict local discomfort. The UCB Comfort Model is a very sophisticated model that considers non-uniform thermal environments. The model predicts local sensation and comfort as well as overall sensation and comfort, and comprises: 3 16 body segments (head, arms, torso, et cetera) and four layers (core, muscle, fat, and skin) 3 the ability to model transient effects 3 blood flow model 3 heat loss by evaporation (sweat), convection, radiation, and conduction 3 clothing model (including heat and moisture transfer). The steps in using the UCB Comfort Model software interface are: 1. Define 3D geometry of room. 2. Specify thermal and solar conditions. 3. Define window locations and types. 4. Simulate dynamic comfort response. Figure 6 shows the results of a simulation with false-colour indication of the local thermal comfort state of a seated person, who is one metre from a six-metre-long, full-height window.
eXIstIng modeL For thermaL comFort: predIcted mean vote (pmv) comFort modeL
The PMV model was developed by the Danish researcher PO Fanger in the 1970s, and is the standard method used to evaluate comfort in buildings. It was based on data from uniform thermal environments and tends to under-predict the effect of thermal
Figure 8. Winter and summer comfort ratings for windows, based on UCB Comfort Model.
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comparIson oF pmv versus uc BerKeLey comFort modeL

Figure 7 shows a comparison, applied to windows, between the PMV model and the UC Berkeley Comfort Model. The UCB model: 3 is more sensitive to warm or cold glass, and 3 can predict local discomfort caused by the window. The red box in Figure 7 shows the comfort range of glass temperature according to the PMV model. The green box shows the comfort range according to the UCB model. Note that the UCB comfort range is narrower because local discomfort is accounted for in the UCB model, unlike the PMV model. Figure 8 shows eight glazing systems ranked in terms of the winter and summer comfort impact. This system may form the basis of a future Thermal Comfort Rating for windows. Comfort Temp winter is a linear function of the U-factor (U-value) of the glass. It is the minimum outdoor air temperature for which the building occupant feels comfortable. The lower the temperature the better. It is assumed that there is no direct-beam solar radiation entering the building and striking the occupant. SHGC-comfort is an index (not a temperature) that accounts for the combined heating effect on the occupant of direct-beam solar radiation plus long-wave radiation from hot glass. The lower the number the better. It is a function of the direct solar transmittance of the glass, the solar absorptance of the glass and the solar heat gain coefficient (SHGC, or g-value) of the glass. The lower the ability of the window to make the occupant feel overheated, by all modes of radiation, the better. Figure 9 shows examples of comfortable temperature ranges for generic glazing types, in summer. Very detailed results are given in Huizenga et al (2005) and Huizenga et al (2006).
ACKNOWLEDGEMENT
This article is based on work undertaken by the primary author and the following colleagues: Charlie Huizenga, Hui Zhang, Pieter Mattelaer, Tiefeng Yu, Edward Arens Center for the Built Environment University of California, Berkeley Berkeley CA, United States www.cbe.berkeley.edu
REFERENCES ASHRAE Standard 55-2004, Thermal Environmental Conditions for Human Occupancy, Atlanta: ASHRAE Inc. ISO 7730, 1994, Moderate Thermal Environments Determination of the PMV and PPD Indices and Specification of the Conditions for Thermal Comfort. Fanger, PO, 1973, Thermal Comfort. McGraw-Hill Book Co., New York, 244p. Charlie Huizenga, Hui Zhang, Pieter Mattelaer, Tiefeng Yu and Edward Arens. Center for the Built Environment, University Of California, Berkeley, University Of California, Berkeley CA, USA, and Peter Lyons, Arup Faade Engineering, Melbourne, VIC, Australia. Window Performance for Human Thermal Comfort. [PowerPoint] Progress Report to the [US] National Fenestration Rating Council, November 2005. Charlie Huizenga, Hui Zhang, Pieter Mattelaer, Tiefeng Yu and Edward Arens. Center for the Built Environment, University Of California, Berkeley, University Of California, Berkeley CA, USA, and Peter Lyons, Arup Faade Engineering, Melbourne, VIC, Australia. Window Performance for Human Thermal Comfort. Final Report to the [US] National Fenestration Rating Council, February 2006. Lyons, P.R.A., Arasteh, D. and Huizenga, C. 1999, Window Performance for Human Thermal Comfort. ASHRAE Transactions 73 (2). Bipin V. Shah, Mahabir. S. Bhandari, D.Charlie Curcija. A New Approach Using New Software To Quantify Impact Of Advanced Glazing In Buildings. Intelligent Glass and Architecture, May 2007
aBout the author

Peter Lyons is a building physicist based in Canberra, Australia, with extensive experience in a range of fields and employment sectors. His expertise has been acquired locally and internationally, and is applied in both individual and team settings across faade engineering and sustainable building design. Dr Lyons specialises in energy performance modelling of all types of fenestration systems and of whole buildings, both residential and commercial. One of his continuing research interests involves the impact of glazing on human comfort in buildings. Dr Lyons was a visiting researcher from 1998 to 1999 at Lawrence Berkeley National Laboratory (LBNL) at the University of California, where he continues applied research into the energy modelling and rating of windows and skylights. He has published 35 research papers and reports throughout his career. Peter R. Lyons, PhD Peter Lyons & Associates Canberra ACT, Australia peter.lyons@fenestralia.com www.fenestralia.com
concLusIons
The UC Berkeley Comfort Model and its software tool provide a powerful means of predicting the thermal comfort impact of windows. The great strength of the model lies in its ability to account for all modes of heat transfer, both in spatial terms and in magnitude. The human body and its surroundings are represented realistically. When used in conjunction with detailed energy modelling tools, researchers, engineers and designers have a new way of selecting the best windows that simultaneously promote energy efficiency and a comfortable, thermally neutral indoor environment
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TrusTing in ExpEriEncE
s individuals we inherently understand the importance of trust, from accessing money at an ATM, to the relationships we develop, to the ingredients in the food we eat. In business we tend to forget the importance of trust, focusing instead on sales and profitability. Yet while trust may seem soft and intangible, it delivers bottom line results for businesses. Trust is the foundation of total quality, and trust is made up of both character (what a person or company is) and competence (what a person or company does). Stephen Covey. Research has shown that when people trust a company they will recommend it to other people, they will use its products more frequently, they will look to it first for the things they want, and they will give its new products or services a chance. There are several factors that underpin the establishment of trust in a company. These include stability, practical value, competence, vision, innovation, and relationships. It is the combination of these factors that provides the foundation upon which trust is established. Express Glass has been providing glass replacement services to facilities management companies across Australia for over 25 years. They understand that when your customers have a glass breakage event that causes a disruption to their businesses, speed of service is critical in getting the environment stabilised and returned to its original state as quickly as possible to mitigate any loss. As your ambassadors on site, Express Glass knows that the brands connected with this supply chain depend on their service delivery.
When they are reliable you are seen as reliable, when they are timely you are seen as timely, when they are professional you are seen as professional. You can trust in their experience.
To learn more about Express Glass and the services that they provide please contact Mark Jennings Commercial Manager on 1300 666 234, email mark@expressglass.com.au or visit www.expressglass.com.au
1300 666 234

or email service@expressglass.com.au
Delivering on our promise to you is just the beginning.

At Express Glass we fulfill over 300 promises a day to clients across Australia. Were on call 24 hours a day, every day of the year so you can provide peace of mind to your clients when and where they need it most. We provide a fast, professional, and personalised service designed to have your clients feeling secure in no time. Because, at Express Glass, its about more than getting the job done. Its about offering our customers emergency glass replacement they can trust.
Design by THE SHAPE GROUP
seeing it through
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Yellow mass planting and feature planter, Santos Building, Brisbane
FACiliTATE AN iNDOOr ECO ENVirONMENT

By MaRCia-gRaCE ByRiEL, fOR NatiONaL iNtERiOR pLaNtsCapE assOCiatiON
he humble indoor plant has blossomed into an eco environment in the 21st century. A few scattered pot plants around a facility has evolved into multi-metre-high green vertical living walls that tower over office boardrooms and open spaces in government, commercial and retail facilities, creating a green space to which people respond in positive ways. Turning the great indoors green not only provides aesthetic appeal, but international and Australian research has shown conclusively that indoor plants lower stress and benefit productivity. Indoor plants create a happier, healthier environment in which to work, rest and play.
The benefits of indoor plants on human health and wellbeing are universal and there is no better place to start than with the facility managers who often make the decision whether to go green or go mean. Lowering stress is one health benefit of indoor plants, and reduced stress is important as stress reduces productivity and performance, which leads to illness. Stress-related illness is a widespread urban health concern.
Increase productivity and reduce sick leave

Eighty per cent of Australians spend 90 per cent of their time indoors. Introducing an appropriate indoor plant-to-space ratio into any building will reduce several forms of illness, including coughing; wheezing; sore eyes, nose and throat; pain perception; high blood pressure; and attention fatigue. It will also diminish the occupants intention to quit (saving on new staff training). Aesthetically pleasing workplaces where live plants are part of the everyday environment are proven to result in lower staff turnover. Every facility in the modern world houses myriad computer-based technologies operated by employees at all corporate levels. So it is good to know that a number of overseas studies have also shown that sick leave absences are reduced, and productivity, measured specifically by computer tasks, is increased where indoor plants are present. Indoor live plants work full-time, 24 hours every day (no shift work involved!) to significantly reduce levels of CO2 and airborne volatile organic compounds (VOCs) by cleaning the air and filtering out indoor pollution.
Lower stress
Scientists at the University of Technology Sydney (UTS) found that including indoor plants in your facility fitout can result in between 30 and 60 per cent reduction in feelings of hostility, anger, anxiety, depression and confusion, and an increase in feelings of vigour and/ or enthusiasm for those employed or engaged in the building. When you consider that many of the larger retail facilities have employees working up to 12-hour shifts and shoppers can spend much of a day out at one retail facility, including green spaces in the overall fitout can lead to significant reductions in negative moods of employees and shoppers. The same UTS research study found that stress and mood negativity increased by 30 per cent in no-plants zones. The research work of Dr Margaret Burchett, Australian leading indoor plant scientist and Adjunct Professor at UTS, has gained worldwide interest; so much so that it was recently reported in The Wall Street Journal.
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cleaner air leads to clearer thinking

Did you realise that indoor air pollution is usually higher than outdoors, even in the CBD? It is important to filter volatile organic compounds out of the air indoors, and this in turn leads to clearer thinking. Outdoor urban air pollution (UAP) is derived mainly from fossil fuel emissions (CO2, CO, oxides of nitrogen and sulfur, volatile organic compounds [VOCs], ozone), but indoor pollution is almost always higher. This is because as the air moves indoors, it mixes with pollution from indoor sources, such as more CO2 and VOCs from plastics/synthetics. In the early 1970s, the NASA Space Centre identified 107 volatile and potentially dangerous gases in the space flights. Since that time, NASAs and other research has shown that plant leaves, roots and soil bacteria can dramatically reduce levels of toxic vapours. In a similar way to the space shuttle, Australian buildings retain toxic gases. The result is polluted indoor air. NASA tests reveal that indoor living green plants clean pollutants from the air. Live plants look better, cost less and quietly purify and revitalise the air, unlike a lot of ornaments and fake plants, which can pollute the air. The World Health Organization, in 2000, predicted that by 2010 building managers would start becoming responsible for indoor air quality. One way of doing this is by responding to international studies that show that plants, including indoor species, absorb all types of urban air pollutants.
understand the requirements for indoor plants. Professional members of Australasias interior plantscape industry are listed at www.nipa.asn.au, and this is the best place to start when considering the indoor plant or planter needs of your next or existing facility. Surveys show that building foyers featuring live plants and office spaces give the perception that the company is trustworthy, warm and welcoming, stable and balanced, well-run, patient and caring, concerned for staff welfare, comfortable to work with, and prepared to spend money on aesthetics and providing a healthier, cleaner atmosphere. All of that can be achieved by greening the great indoors.
the bottom line

Installing a green indoor eco-environment in any facility pays for itself, as even a productivity improvement of less than one per cent more than pays for the cost of the indoor plants. The financial benefit of including live indoor plants into facilities is not based on anecdotal evidence, it is not hearsay; it is the result of the worlds leading indoor plant scientists conducting studies that consistently deliver the same supporting conclusion green the building and the benefits to human health and wellbeing will pay for the plants. Visualise the same furnished open space now with plants, now without. The open space without plants seems lifeless and sterile it lacks genuine vitality, it is a space frozen in time. Now focus on that open space with its multi-metre green wall and strategically placed planters showcasing healthy living indoor plants this is a place where humans have a sense of wellbeing, where there is life and activity. Twenty-first century facility managers have an obligation to ensure that the buildings entrusted to them are truly fit for human habitation. Embrace the green.
NIPA would like to thank Dr Margaret Burchett and Dr Fraser Torpy from the Centre of Environmental Sustainability within the Department of Environmental Services, Science Facility, University of Technology, Sydney, for their contribution to the global body of scientific research on indoor plants. Additional research on the benefits of indoor plants can be accessed at www.nipa.asn.au NIPA also extends its thanks to its Patron, The Container Connection, who remains the only Australian manufacturer delivering recycled polyethylene planters that are eco specified as part of its enormous range of modern and functional planter and litter management solutions www.containerconnection.com.au
green stars and eco specified

Facility managers who include live plants in office interiors achieve up to two points under the Green Building Council of Australias Green Star Ratings, which provide one point per one large or two small plants per 30 square metres, or two points per one large or two small plants per 15 square metres. One Australian company, Palamont, now designs and manufactures eco-friendly planters (and designer litter bins) from recycled polyethylene, which are in demand across Australia, so facility managers can now choose to go green from the floor up. These planters are available nationally from The Container Connection Group. The Container Connection Group is the sole Patron of the National Interior Plantscape Association that promotes the use of plants in public, commercial and residential facilities and assists government and business with internal plantscape design and specifications for the correct plant species.
Working together
The National Interior Plantscape Association is dedicated to getting the message out there that live indoor plants are essential to human health and wellbeing. Live indoor plants improve employee productivity and performance, reduce indoor air pollution, reduce sick leave, and decrease stress and negative feelings. Ensuring that facilities have green eco-environments improves business image with potential clients and contributes to at least 75 per cent of indoor environmental quality (IEQ) criteria. Many facility managers tend to rely on familiar industries or businesses to specify interior plantscaping requirements. The problem with this approach is that these industries and businesses have limited knowledge in this area. For example, a furniture manufacturer may know how to manufacture a planter box as an extra feature to cabinetry, but they most likely do not have any horticultural knowledge. The other important aspect is water security of planters, as water and cabinetry do not mix. Similarly, a landscape architect may know a lot about plants that grow outside, but may not
Recycle Station featured at Qantas terminals nationally made from 100 per cent recycled polyethylene.
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MAiNTENANCE OF ESSENTiAl SErViCES WhAT yOU MAy NOT kNOW!

By JOhN CLaMpEtt
re you truly aware of what the fire engineering design requirements and the resultant maintenance of the essential services could mean to your liability down the track in regards to the ability to actually perform the maintenance and the real cost? Do you understand the realities of the list of essential services on an occupancy certificate, and what effect they will have on your ability to maintain the systems and not blow your budget? Are you aware there are also maintenance specification alternatives to the traditional Australian Standards that will not only save maintenance and testing costs, but also provide a more reliable system? From the building owners perspective, as facility managers and building owners, we are relying upon the advice and services of consultants and contractors to ensure that the services that control and operate the buildings are serviced, maintained and tested, not only to comply with regulatory requirements and to ensure the smooth operation of a building, but also to ensure that, in practice, the building is operating efficiently and safely. Experience has shown that relying on external consultants and contractors should be reconsidered. Not only in the maintenance of an existing facility, but equally importantly (in fact one could argue, far more importantly) in the initial design of the building.
From the building owners perspective, as facility managers and building owners, we are relying upon the advice and services of consultants and contractors to ensure that the services that control and operate the buildings are serviced, maintained and tested...
Traditionally, facility managers and building owners have focused their maintenance and servicing attention only when the completed building has been handed over to them and they have received their service manuals. Some may have had input into the initial design concept, but it is not common for the facility manager/building owner to have input into a fire engineering design or the future requirements for maintenance of essential services. This is usually decided between the architect/developer and fire engineer. Not to have input into this phase of the building can come back to haunt the building owner/ facility manager later on down the track. They could very well inherit a financial millstone due to impractical maintenance and servicing requirements.
The introduction of the performance-based building code has allowed alternative solutions to be used in lieu of the traditional deemed-to-satisfy designs and therefore the advent of fire engineering design. This has meant that often the down-the-line servicing and cost implications of an alternative design may not be clearly understood by the facility manager or building owner. It is very common for the developer/architect/builder to commission a fire safety engineering design that will comply with the building regulations, provide the appropriate level of safety, and also be cost effective. There is nothing wrong with providing a costeffective alternative fire safety design as long as it does provide the appropriate fire safety coverage. This is one of the objectives for the performance-based building code and should be encouraged. Whilst the alternative design will provide a cost-effective (and safe) design and, therefore, a cheaper building to build and possibly provide more rentable space et cetera often what is not taken into consideration is what the financial impact of the maintenance and compliance to the Maintenance of Essential Service regulations will be. This has two implications: 1. The additional maintenance and servicing costs may be higher than the initial savings gained from the initial construction cost. 2. The maintenance and servicing requirements could be simply impossible to implement, and this may cause problems in building compliance. Some examples of this are: 3 the provision of management systems in lieu of mechanical systems, e.g. the building user, to provide additional fire wardens in lieu of a mechanical smoke control system 3 not allowing or significantly limiting the use of a building (or part of a building) for a particular purpose in lieu of a sprinkler system being installed 3 limiting the storage height/area 3 allowing a further distance of travel (i.e. distance one must travel to an exit) may require additional fire safety or management systems 3 allowing a wall not to be fire rated and thus saving costs. This may result in not allowing certain storage options or commercial/ industrial processes not being permitted in that building 3 the fire engineering design is so complex, intricate and interdependent that to maintain, test and service it is simply not possible. There is the view that in time these could be ignored as periphery to the main requirements, but with the increase in maintenance of essential services and insurance audits, this is becoming riskier. Should an event occur and an audit finds that one was not maintaining the safety systems in accordance with the list, this will have a detrimental effect in relation to any subsequent legal action. In every state and territory in Australia, though using different names, there is a requirement to maintain the essential services
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inspired window film solutions.
igh Performance Window Films (HPWF) is one of Australasias largest commercial window film specialists. Its primary area of competency is consulting with engineers, architects, interior designers and project and facility managers to provide cost effective solutions for both new and retrofitting applications. Energy Management Window Films (EnergyMF) window films dramatically cut solar heat, reduce glare, help eliminate hot spots, and offer almost total blockout of UV, which helps prevent the premature fading of furniture, carpets or display stock. Manufactured from multiple layers of polyester film, Damage Control Safety and Security Films are applied to glass to form a heavy-gauge, high-tensile barrier. This helps to hold shattered glass together and minimises the risk of injury by flying shards of glass in the event of breakage. Your imagination is your only limitation, a catch-cry when considering just how much scope there is with Lateral Films. This medium offers a flexible creative artform used by architects, interior designers and fit-out consultants to achieve individually tailored visual effects or simply as a medium to transform clear glass into a statement. Supplying a comprehensive range of premium quality window films, HPWF have all the solutions.
For more detailed information, visit www.hpwf.com.au
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in a building. These essential services are, simply put, the services that are essential to the safety and wellbeing of the occupants. For example, the mechanical smoke control, sprinkler system, fire extinguishers, and paths of travel to exits. There is a requirement for them to be maintained to a certain level and a certain standard. There are also requirements as to the provision of evidence that the systems are being maintained, and penalties are applied if they are not being maintained. It is fundamentally important that the building owner and/or their representative or the facility manager has an input into what the services design of the building will be. This will enable them to clearly understand what the services that they are required to maintain will be, and to what level they will need to be maintained. This will also enable the facility manager to evaluate, before the design is finalised and approved, whether they have the budget and resources for the ongoing required maintenance of the nominated services. This will give them the opportunity to understand the implications of a system being installed (or for that matter, not installed) and to do the evaluation if an alternative design in the long term would be a better option. Whilst it may initially be a cheaper building to build or purchase, the long-term maintenance costs could, after evaluation, negate these savings and often provide a future ongoing financial millstone. I am aware of two instances in which a body corporate has taken legal action against a services designer because they have inherited buildings that they either cannot practically maintain, therefore being more open to non-compliance and liable to penalties, or that are financially crippling. Whilst the hired consultants involved in the design of the building, such as the services engineers, architects, project managers, fire engineers, and building surveyors, all claim to represent the building owner and have their best interests at heart, in reality this is not often the case. Like all businesses, they need to fulfill the contract in the best interests of their own business stakeholders and with a minimum of costs and fuss. They generally have no role in the downstream impact that the services they designed will have. The role of the building surveyor/certifier is also important to understand. Whilst they are independent and are hired by the owner, their role is to ensure that the building is constructed in compliance with the building regulations. It is not their role to determine if it is efficient, cost-effective and practical to maintain. It is also important to note that it is the building surveyor/certifier (in conjunction with the designing fire engineer) who determines what is to be denoted as an essential service and how it is to be maintained. Consultation with them early in the process is vitally important. Whilst on that subject, it is always recommended that a building owner appoint their own building surveyor and not one recommended by the builder. The building surveyor is there to ensure that the work complies and that you inherit a building that complies. Better they be your choice and not that of the builder. For that reason, the building owner/facility manager should hire someone whose only role is to ensure that what is being planned and built is in the interests of the building owner and that they answer only to the building owner in providing independent and objective advice on service designs, maintenance implications and alternatives. It is important that this person understands the role of a facilities manager and is engaged early in the process. Their role would not be a major one, unless the building owner/facilities manager wanted them to have an ongoing review role. For that comparatively small cost, it is an investment worth considering. The same advice would apply when purchasing or leasing an
existing building. Always check or get advice on the impact of the maintenance of essential services requirements or the requirements of the fire engineering report.
It is fundamentally important that the building owner and/or their representative or the facility manager has an input into what the services design of the building will be.
There is also the practical issue of having a say over the accessibility of certain valves and equipment that are required to enable ongoing maintenance, testing and replacement. This is a fundamental role for the facility manager. It is important to be aware that the design will allow access for servicing and maintenance to be undertaken, and ongoing review of the project, to ensure that the design does not change and there are no installation changes during construction that will impact on accessibility in the future. Another matter on which to get advice is whether the maintenance of the essential services has to be undertaken to AS1851 Maintenance of Fire Protection Systems and Equipment. Alternative maintenance regimes are available other than the traditional Australian Standards such as AS1851. The requirement to maintain to the traditional standards is generally the same around Australia, although it varies a little between states/territories. The alternative solution approach of the Building Code of Australia does allow alternative maintenance options, but these options need to be undertaken by a risk engineer and a proper risk analysis must be undertaken and approved by the appropriate authorities. These maintenance alternatives not only provide cost savings on maintenance of essential services that will comply with the maintenance regulations, but will also provide clearly demonstrated safer systems. It is easier for the designer, fire engineer and building surveyor to just cite what is common practice so that they only need to cut and paste their requirements. But it is not always in the best interests of the building owner. This type of maintenance focuses on ensuring that the system will operate when required by identifying the critical areas that require maintenance and putting in place the maintenance regime that will ensure this. The hidden problem in maintenance of essential services is whether the maintenance and servicing work is actually being undertaken. That is, will the system really operate when required to do so? It is important to understand that building regulatory compliance and insurance compliance are not the same thing. Insurance companies will want to know and test if the system actually does operate. It is important to put in place the appropriate checks to ensure that the work is being undertaken.
John Clampett Director John Clampett Consulting jcc@ihug.com.au Ph 0412 477 691 aBout the author
John Clampett manages a consulting company that specialises in fire and building regulatory advice and services.
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ADDiNG VAlUE By DESiGN

By NEROLi hUtChiNsON, DEsigN iNstitUtE Of aUstRaLia aND stUDiO tONiC
Guidera OConnor. Image Robert James Walters
here are many benefits to engaging a professional designer to work on your building or fitout, such as enhancing your corporate image and providing a competitive edge, creating new working communities and cultures within your business, and improvements in staff health and retention. A designer is a business professional who develops solutions to commercial needs that require the balancing of technical, commercial, human and aesthetic requirements. Interior designers, also known as interior architects, can be valuable assets to building owners as they carry out office building refurbishments. These refurbishments are often aimed at the services within the building that are becoming inefficient, or simply so old that they require replacement. However, the driving force behind these often-expensive works is to lure long-term high-profile tenants, and to be in a position to increase rental returns. Although called interior designers, they can also review the faade of the building and consider items such as street appeal, signage and way finding, and a clear and appealing entrance. Perhaps the exterior should be clad, more efficient glass installed, or the main entrance reduced, widened or re-orientated. Designers are more likely to consider the way a building entry will make you feel, and the impression it will make upon those entering. How do you feel when you walk into a glossy marble lobby with mirrors, high ceilings and diffused lighting? This will depend entirely upon your point of view. For example, if you work in the building, you probably feel successful and that you have made it in the corporate field in which you work. As a visitor you may feel intimidated, or that the businesses situated there are profitable and positively reinforce your decision to deal with them. Or, conversely, perhaps that they are too lucrative and must be charging their clients too much! The location of your building may drive the type of impact you wish your refurbished building to have. Some market sectors wish to have a friendlier approach, whilst some desire sharp-edged corporate intimidation. The city or state will also play a part in the accepted style of the exterior, whether based centrally or in the suburbs, or the business district it is sitting within. Generally, though, we find that there are less imposing styles employed, due to the changing face of the office worker and the way in which they work. The working environment has changed in many ways over recent years, driven by factors such as technology, flexibility in working hours, and rising rental costs. There is an emphasis on team building and communication, rather than an autocratic style of management from the now defunct large corner office. Open-plan models of office design have also been motivated by the desire to provide enhanced environmental amenities for staff, such as access to natural light, views and improved air flows. There are obvious efficiencies to be attained by reducing the area allocated
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to each workers personal space, and by grouping facilities requiring enclosure together. There are up-front cost savings in constructing your fitout, as services such as lighting and air conditioning can be more efficient without closed offices acting as impediments. With energy costs rapidly rising, consideration of outgoing costs is more and more important for both tenants and building owners. A furniture-based open plan also provides prompt flexibility for growth and shrinkage of personnel numbers without costly changes to built form. As technology has changed, we see staff working from home, or from the road. An increased part-time workforce is creating a whole new hot-desking culture. Comfortable task chairs with adjustability to suit all body shapes are a good business investment for reducing back issues and repetitive strain injuries. These cultural shifts from office to open plan can be difficult to manage with staff. Interior designers can assist businesses to work through the transition from a closed office environment, with presentations directly to staff highlighting the additional amenities able to be provided by breaking down walls. This change in work methods needs to be supported by shared spaces that can provide privacy to write reports or take a personal phone call. It is also cost-effective to have multi-functioning spaces, such as meeting rooms that can be closed off or expanded to take small or large groups. Details such as flexible furniture that can be easily and safely moved to accommodate a rooms different uses are important considerations in your overall design. Your interior design team will also incorporate technology into these areas with moves away from static whiteboards to smart boards, and projectors to plasma screens. As baby boomers continue to move into retirement, the younger workforce begins to represent a higher percentage of personnel. These workers have usually experienced more than one workplace, and have probably already been exposed to open-plan offices with great amenities. Therefore staff expectations have grown. An office without an in-house coffee machine and caf/breakout space is really just not cutting it! We all know that churn costs money. If staff are kept comfortable, happy and caffeinated, they are more likely to experience a positive working environment and stay with your company longer, saving recruitment and training costs. Good design creates this appealing environment, starting by obtaining a strong brief, and creating an appropriate concept to your business. The concept should be embraced by all parties, as it will guide the planning process, levels of connectivity between staff and departments, together with consideration of public and private spaces.
Finally, the look and feel of the space is considered. Colour and furniture selections, together with built-in joinery design and special lighting, can combine with graphics and artwork to create an individual look for your business. If you are moving to new accommodation or refurbishing your existing tenancy, it could be a good time to consider rebranding your business to work with your refreshed and revitalised environment. Interior designers work together with graphic designers and public relations specialists to create a brand package and can either drive or follow such changes. It is always advisable to bring these teams together to ensure that the creative concept across the fitout works together. Allowing the teams to collaborate wont cost you more, but it will ensure that the result is cohesive. Do be aware that a fresh logo does not automatically provide an interior colour scheme what looks good on your business card is unlikely to look fabulous on an entire wall! Creating change requires a new way of looking at the world. It takes imagination to see a brighter future, and drive and passion to make it happen, but it doesnt mean that designers cant also be practical and manage budgets. Designers will usually manage the tender to builders, and ensure that the construction is carried out in accordance with the documentation. Be assured that the fee charged for this work will be well-earned as it can be very time consuming and complicated. By having your designer look after the construction of your fitout works, you are able to continue looking after your own business, and having your staff ready for their relocation and all the positive changes ahead of them. There are hundreds of businesses in Australia already working with designers to create competitive advantage and boost their bottom line through design. Shouldnt your business be one of them?
aBout the author

Neroli Hutchinson is a partner at Studio Tonic interior design consultancy based in Adelaide www.studiotonic.com.au She is also an Accredited Designer and Fellow of the Design Institute of Australia, and holds the position of National Treasurer. Visit the Design Referral Service at www.dia.org.au.
Novotel Barossa Valley Resort. Image Robert James Walters
Novotel Barossa Valley Resort. Image Robert James Walters
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Finally: an environment that adapts to you.

CHANGE IS EASIER BECAUSE WE MAKE IT SMARTER.
magine interior environments so smart that they fit and adapt to your needs and to the needs of the people who inhabit them. Productive spaces with the flexibility to be easily and inexpensively configured to different needs. Distinctive spaces that reflect your image today and tomorrow. Sustainable spaces built with materials that can be reused, reconfigured, and recycled, with processes that are sensitive to the environment. Imagine the FutureWall System a suite of solutions based on a universal building platform that enables an unprecedented level of flexibility and versatility in any interior fit-out. Solutions so complete that they can integrate storage systems, furniture, function wall elements, services and intelligent technologies. So efficient that they significantly reduce time and whole of life cycle costs. So distinctive that youll be reluctant to change them even though its so easy to do so.
FLEXIBLE in configuration
FutureWall smart space solutions are created using an innovative aluminium-framed platform that offers unmatched flexibility and speed in the design, layout and installation of almost any interior space. Offering demountable partitioning, wall cladding and lining solutions, together with freestanding pavilions. A universal building platform that can integrate glass fronts, sliding and hinged doors, storage units and customised or stylised furniture. FutureWall reconfigurable spaces are quick to assemble and install and can be taken down and moved just as easily.
SUSTAINABILE in practice
All core components of the FutureWall System can be recycled or are made with recyclable materials. Our optional Take Back program ensures optimal reuse and recycling of your system at the end of your building tenancy or its useful life. Youll find that, like our building solutions, we provide you with options designed to meet your specific needs and scope of work. Choose our end-to-end, full-service offering if youd like a seamless partnership from the planning, design and installation phases through to the ongoing management of your space. Or, alternatively, create a customised scope of work, selecting only the components or specific services that meet your specific business requirements. In the spirit of true partnership, we make sure that your experience from the start and beyond the finish is cost-effective, timeefficient, and virtually stress-free. Because we think thats just smart.
Intanova Smart Space Solutions for those of us who dont find change so simple. Melbourne | Sydney | Brisbane | Canberra | Darwin P 1300 733 115 www.intanova.com Also distributed by Iken Commercial Interiors
VERSATILE in style
A FutureWall environment is very distinctive. Individual to your image. FutureWall gives you true freedom to design and create spaces of any scale. The versatility to use the materials and finishes that reflect your needs and style veneers, laminates, glass, fabric, metal and even stone. All the right components to make the space work for the people who use it shelves, storage units and desks. Including easy integration of components essential for the modern commercial space pin boards, white boards, flat screen monitors and projection systems.
INTELLIGENT in function
Youd think that the ability to change so easily is smart enough. Think again. FutureWall systems can be even smarter. The systems are designed to enable integration of state-of-the art, intelligent microsecurity technologies. Secure monitored locking and unlocking of doors, storage units, and cabinets. Fully auditable and documented activity. Integrated security options that help you manage your environment and its assets remotely. Now, isnt that way beyond clever?
FINALLY environments that adapt to you

Imagine interior environments so smart that they change with your needs and the needs of the people who inhabit them.
adaptable
Imagine Intanovas FutureWall System. Productive spaces that easily and your image today and tomorrow. Intelligent spaces that can integrate the latest locking and sensing technologies. Environmentally sustainable spaces relocated and recycled. FutureWall makes change easier because it makes it smarter.
versatile SMART SPACE SOLUTIONS
intelligent
www.intanova.com Melbourne Sydney Brisbane Canberra p 1300 733 115 e info@intanova.com Darwin
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sustainable
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SUSTAiNABlE iNTEriOrS: gOOD DEsigN aND ENViRONMENtaL stEwaRDship aRE EssENtiaL

JOhN gERtsakis sENiOR sUstaiNaBiLity assOCiatE wsp ENViRONMENt & ENERgy
orecasts, predictions and speculation a decade ago that environmental issues would offer progressive companies a competitive advantage are coming to fruition in some sectors and product categories. In general terms this is good news and means that designers (and their clients) have more choice when it comes to commercially available, eco-improved products and services. Whether through government policy and regulation, influential associations and increasingly sophisticated media coverage, or simply more informed and enthusiastic awareness among designers, the proliferation of eco-improved products and even wider advertising, marketing, awards and associated hype campaigns, the momentum is building rapidly. The news, the trends, the products the entire movement is positive, yet sometimes in-your-face. The danger that it could become tiresome and tedious is real, yet no different to a range of non-environmental factors that affect and influence the marketplace and consumer choices, e.g. health and safety, ergonomics and fair trade, not to mention technological evolutions. Remembering the role and value of good design in the frenzy that has become sustainability and eco-improved products is a paramount objective if we are to eventually achieve a more seamless approach to producing and consuming materials, products and services in an environmentally responsible manner. Sustainability and, more specifically, the area of eco-improved products has become a busy and crowed space. Dominated by buzzwords, jargon, eco-labels and associated dogma, rating tools, government policies and programs,
and of course vested commercial interests blinded by profit, the relevance of good design has the potential to fall off the back of the truck be it hydrogen-powered or not. No number of environmental labelling programs, whiz-bang software programs or clever marketing can ensure or help deliver good (eco-sensitive) design or the enthusiasm, innovation and creative inputs that underpin it. While some with an explicit commercial interest will say otherwise, especially product suppliers and those who benefit from their association with manufacturers through services and sponsorship, good design is not a process or an outcome that can be formularised or prescribed by committees and sustainability zealots, which have rarely visited a production facility, let alone a design studio. In simple terms, the time is right to remember the importance of good design in the race for sustainability. We need to build on the positive and thoughtful efforts demonstrated by designers, product suppliers, proactive associations and forward-thinking policy-makers. The greenest eco-improved products that are functionally inferior or aesthetically problematic only serve to alienate consumers and confirm that some sustainability advocates remain sanctimonious without any sound understanding of design or the design process.
the importance of product stewardship

You made it you take it back. It might sound insolent and somewhat authoritarian; however, this essential instruction is rapidly characterising the nature of product-
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oriented environmental policies being developed and legislated across much of Europe, parts of North America, Japan, and now Australia. While we see growing pressure on producers to take greater responsibility, users or consumers also have an obligation to utilise products efficiently, have them serviced and repaired, and ensure their appropriate disposal in partnership with manufacturers or brand owners. Sustainable consumption of manufactured goods and related demand side measures is an area where much more can be done to further reduce environmental impacts. Product stewardship is a well-established concept and approach based on minimising environmental and human health impacts among the chemical and electronics industries. It is now beginning to permeate other areas of manufacturing, including the production of office furniture, floor coverings and building materials. Product stewardship can be defined as a proactive strategy aimed at managing and minimising the life cycle impacts of products and services. It is sometimes referred to as environmental stewardship, with additional variations including extended producer responsibility (EPR) and shared product responsibility. This article seeks to provide readers with an introduction to product stewardship and EPR as well as to describe the positive role that product stewardship can play in the design professions as a way of dealing with the producers of building materials and products. Some critics of EPR and product stewardship have argued that Australias small (and shrinking) manufacturing base coupled with high imports make the cost of administering take-back schemes problematic from an economic perspective, i.e. too small a market to sustain an effective product recovery, reuse and recycling service, especially for more complex goods such as whitegoods, furniture, fixtures, fittings and IT equipment including commercial copiers and printers. Such criticisms only serve to further reinforce why a product stewardship approach is urgently needed to change the general culture of production and consumption.
environmental costs associated with products into the market price for the product. While a growing number of companies are implementing takeback schemes for products they or their competitors originally sold, a handful of companies are pushing the envelope with regard to what product stewardship can actually mean over and above conventional understanding. Two companies often cited as fitting this category include InterfaceFLOR and Fuji Xerox. Not only do they have well-developed programs concentrating on sustainable product development, but they are also at the cutting edge with managing the life cycle of their products. A combination of elaborate remanufacturing processes combined with novel leasing arrangements effectively results in photocopiers and carpet tiles that remain the property of the original producers, thus enabling significant control over maintenance regimes, recovery methods, disassembly procedures, remanufacturing and recycling, as well as second-life options for rebuilt copiers. These product stewardship models provide a glimpse of how other producers may choose to address environmental issues while also pursuing responsible business development.
the role of product stewardship in the built environment and interiors

The role of product stewardship is mostly discussed within the context of manufactured goods with little or no reference to built environments; however, its relevance to the life cycle of buildings is underestimated. Theoretically and technically speaking, manufactured products are very similar to constructed environments, be they buildings, civil works or landscapes; i.e. they are designed, produced, used, managed and serviced, demolished, disassembled and discarded, and sometimes refurbished, remanufactured or recycled. Therefore, the scope to apply a product stewardship model to buildings is considerable. This is especially pertinent given the trends and innovations associated with the production of prefabricated housing, systembuilt commercial buildings and other structures where manufactured components constitute a significant proportion of the finished building. It is also important to note variations in how product stewardship might be developed and applied to these various types of buildings. While general EPR-type principles would be universal, customisation for specific building types would be necessary. Just as there are differences in what product stewardship means for whitegoods versus vehicles versus mobile phones versus computers, there will inevitably be differences between brick veneer project homes versus architect-designed housing versus commercial buildings comprising mostly steel, concrete, glass and so on. In other words, a diversity of sustainable design strategies might be required depending on building scale, predominant material(s), use patterns, expected life span, broader geographical location, et cetera. Such strategies would in many cases need to embody design for disassembly features not dissimilar to recycling-oriented disassembly features now commonplace in most whitegoods and IT products. On a positive note, the Australian Government has recently passed a new piece of legislation known as the Product Stewardship Act 2011. This major environmental policy reform drags Australia out of the dark ages of weak and nave voluntary efforts by indifferent industries and manufacturers. The Act provides the powers to regulate industries and sectors to address life cycle environmental impacts, with a strong focus on businesses taking greater responsibility for their products at end-of-life. The first industries to be affected by the Act are the manufacturers, brands and importers
origins and definitions

EcoDesign, sustainable design, green design or design for environment (DfE) and cleaner production can address an extensive list of environmental issues throughout a products life cycle. Nevertheless, some impacts are currently beyond their control, especially those associated with discarded products. The bottleneck is often disposal, and it cannot be overemphasised that DfE features in a product can only facilitate and not ensure recycling. A relatively new direction (in recent years) in government policy is now being adopted by most OECD (Organisation of Economic Cooperation and Development) countries. It encourages manufacturers, in particular, to accept greater responsibility for their products when they reach end-of-life (EOL) and are discarded. EPR represents a more systematic approach with the potential to revolutionise how products are conceived, used, recovered and ultimately reused, recycled or disposed of. EPR is a logical extension of the polluter pays principle. It rests on an argument that the environmental impacts of resource depletion, waste and pollution are a function of the system of production and consumption of goods and services. Those impacts are substantially determined by management, design and engineering options at the point of production, where key choices are made on materials, processing and finishing technology, product function and durability, systems of distribution, marketing, et cetera. In brief, EPR can be considered as an effective and radical waste avoidance and resource recovery strategy to enable the integration of the life cycle
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associated with televisions and computers. These global brands will be required to fund, design and deliver a national collection, recycling and education scheme for obsolete televisions, IT equipment and office copiers and printers. This is a positive although belated step in addressing environmental impacts associated with many of the products that end up in office interiors.
Weaving product stewardship into the design process

So where and how might design practitioners start to apply the principles of product stewardship in a more practical way? Manufacturers, suppliers and distributors of building products and construction materials provide one of the most obvious points for intervention. Other key entities directly relevant to fulfilling a product stewardship role include developers and building managers. Collectively, these stakeholders have control of key life cycle stages that often determine the majority of subsequent environmental impacts. They control the decision-making processes that not only affect initial design parameters and material/product specifications, but also facilities management and occupation. As with all new and emerging approaches or tools, there are few absolutes, and environmental innovation often surfaces through exploration and trial. Just as many in manufacturing revolted at the thought of taking back their products when it was first floated in the late 1980s, we can expect a similar response from industry stakeholders in the construction sector. What is relatively clear is that those developers (and their suppliers) that dont pursue a strong, environmentally oriented life cycle approach will probably suffer a competitive disadvantage as proactive developers, suppliers, clients and end-users positively engage with managing the building life cycle, including the constituent parts such as building products and materials, fixtures and fittings. As a minimum, design professionals can pursue a product stewardship approach to specification by subjecting suppliers to key questions and demanding robust data and evidence in defence of any environmental claims put forward. For example: 3 Can the supplier show evidence of product design features related to waste avoidance, post-consumer recycled content and straightforward recyclability through widely available materials recovery programs? 3 Can the supplier demonstrate that the product is free of hazardous and toxic substances, including evidence of regulatory compliance where a product does contain environmentally problematic substances?
3 Does the supplier provide a user-friendly take-back service that covers product refurbishment and updating, product disassembly and recycling, safe treatment and disposal of hazardous and toxic substances/components? 3 Can the supplier demonstrate a life cycle approach to how their product has been designed and manufactured including end-oflife characteristics that minimise waste associated with discarded, obsolete or decommissioned products/materials? 3 Is the supplier proactive and eager when it comes to providing environmental information about their products, materials or services, including the use of life assessment methods? 3 Can the supplier demonstrate how their environmental management system directly contributes to minimising life cycle environmental impacts of their products, materials or services? 3 Has the supplier been recognised and acknowledged by independent organisations and institutions for their positive environmental efforts and outcomes, e.g. EcoSpecifier listing, Green Star rating, awards, commendations, standards, other independent assessments and studies? Product stewardship-type policies can have a significant impact on the business models being run by manufacturing companies, particularly as we see the expression of more holistic thinking and industrial ecologies by global actors such as Apple, Hewlett Packard, Nokia, Panasonic, Canon, Herman Miller, Steelcase, InterfaceFLOR, Electrolux and Miele. These companies are transforming themselves in recognition of how environmental imperatives are active factors in stimulating profitable innovation and responsible business activities. Among these sorts of producers, one will find leading-edge responses, most of which are underpinned by life cycle thinking and pragmatic outcomes such as sustainable product design, upgradeability, dynamic modularity, dematerialisation, and productservice strategies such as leasing. Just as product stewardship is focused on product systems (as opposed to cleaner production in factories), we can expect that similar benefits will emerge from applying product stewardship to buildings. Indeed, this sort of thinking is already being positively reflected in the Green Star Rating Tools produced by the Green Building Council of Australia. The common thread through all of these practices is the principle of extending producer responsibility and product stewardship. Whether their efforts will reach all corners of the globe fast enough is another important debate. They do, however, provide a glimpse of what might be possible should building product manufacturers and associated service providers combine efforts in a quest to extend product stewardship thinking to architecture, construction and facilities management. There are some positive signs, we just need to accelerate the process, intensify the commitment and implement the ideas.
Parts of this article were originally published in Indesign magazine. aBout the author
John Gertsakis is Senior Sustainability Associate with WSP Environment & Energy, a global energy, environment and sustainability consulting firm. John works across a range of areas including design for environment, life cycle thinking, product stewardship strategy and government relations. Johns work and applied research on product stewardship and producer responsibility has resulted in key industry and government project outcomes in the Australian context. He has served as a sustainability and design judge for several awards programs including the Premiers Design Awards (Victoria), the Australian Interior Design Awards, the AIIA iAwards, and the Australasian Student Design Awards.
Post-consumer carpet tile being recycled through InterfaceFLORs carpet recycling program, ReEntry.
tertiary education
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ThE GrEEN CONUNDrUM

By MaRk COREa, gROUNDs CURatOR iN thE faCiLitiEs & sERViCEs DiVisiON Of MONash UNiVERsity
It seemed like a sensible idea. We had enjoyed a sumptuous meal and it was warm outside in his mothers Lincolnshire garden. So I beckoned him to take our tea cups outside and sit under some shady trees. As we sat in contemplative discourse, I could see his mind racing away and pondering the intricacies of our universe. Then it happened. An apple dropped to the ground, and moments later it was as if those inquisitive eyes lit up, while he continued rambling.
William Stukeleys account, with some embellishment, of a young Isaac Newton, on his Eureka moment formulating the Law of Gravity. Academia and gardens inextricably linked, or so the tale goes.
Aerial photo of the Clayton site in 1958 (courtesy Monash University Archives, photographer J.D. Payens)
onash University became Victorias second university in 1958 as a direct consequence of the Prime Minister of the day, Sir Robert Menzies, establishing a commission of inquiry into the future of Australian universities. A generous 290-acre block of land was chosen in the southeastern burbs to build this new institution, which had been occupied by a shelter for epilepsy sufferers, and was mostly grazing land. Today, Monash University lays claim to being the largest university in the land, with student enrolments topping 54,000 in 2010, across its Victorian campuses. Indeed, the number of young Australians enrolled in universities across our nation has spiralled from around five per cent before World War II to around 30 per cent today. Remarkably, the federal government is aiming to increase that enrolment figure to 40 per cent by 2025. The initial master planning that went into developing the Clayton campus into what it is today makes fascinating reading. Traditional university buildings were quadrangle-shaped: a hollow square of two- or three-storey buildings serviced by staircases and linked by pathways across a common lawn. When students and academics moved from place to place, they would naturally bump into each other, creating opportunity for informal discussion and debate in the process. This was still the general layout adopted, although the Monash architects signalled their willingness to break with tradition when they erected a 12-storey building right at the universitys heart, called the Menzies Building. This building echoed the quest for broader worldviews and the betterment of mankind, akin to iconic
Present day Clayton campus
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The iconic Menzies Building in the background
buildings of the 1950s, like the United Nations building in New York. The other significant legacy was in respect to the grounds and the type of landscape to be introduced. Landscape would complement what were otherwise seemingly crude, grey buildings, and there was acknowledgement at the time that the built form and landscape were to create a unified composition. Turn the clock forward 50 years to the present, and its plain to see this marriage of built form and landscape in some distress. A growing staff and student population has meant unrelenting pressures on open space in the burgeoning campus where, after all, people come principally to study, carry out research and learn. The same pressure brought about the sacrificing of a football oval in 2010, to erect new, 600-bed student accommodation. Hardly what you would
imagine in our sport-obsessed country. The business imperative to be competitive and attract a significant cohort appears to have sidestepped grounds and open space provision in the seemingly frenetic pursuit of becoming a globally recognised institution. The education sector is purportedly worth A$16 billion to our economy. Indeed, the hallmarks of a quality education in a tertiary institution, after all, have to be its high-calibre faculty, state-of-the-art research facilities and modern buildings. Or are we missing something Monashs forebears envisioned and tried to enshrine in the master plan? My contention is that landscape and open space needs to be recognised, acknowledged and curated for its contribution to learning and the sense of place in the modern, urban campus.
Landscape invariably creates more pleasant walking environments, increased walking, talking, pride and care of place the very things that ought to characterise a tertiary campus.
You have only to take a stroll through the campus on a sunny spring day to see hordes of students, basking serenely on our lawns, chatting or typing away on a laptop. The lawns and gardens are a fundamental respite and contemplative space; a welcome buffer from the intellectual discourse that happens within the built form. As Newton discovered, Eureka moments are sometimes found outside laboratories and lecture halls.
Landscape acts as a filtering and screening agent. It provides a connection to nature and the human senses that no concrete block ever can. It is ultimately dominant and
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provides a bold visual statement about place, more potent even than a neon-lit billboard.
Visit any inner-city campus where there is only a conglomerate of buildings and no landscaping, and straight away you realise what a stark contrast this presents. Landscape works to completely transform the built environment, evoking strong associations with the surrounds and place, which no advertisement can possibly provide. The campus is a second home, of sorts, to the overseas student, as well as to the staff member making a daily sojourn from a different suburb. A built form with landscaping communicates even more loudly a sense of place and belonging. The ideological debate that was fought at Monash in its early days had to do with using exotic or native Australian flora in the landscaping. While this is not an indictment of the merits of using exotic flora, in another sense the decision to go with an Australian landscape has meant that the campus can showcase a truly Australian education.
also been shown to reduce the maintenance and repair costs of asphalt roads. In this day and age, where global warming warnings have become commonplace and we have seen mercury levels climb in the summer, surely its about time we recognise the simple strategy of landscape in affording us protection. Isnt it time we also consider costs to our health system and businesses in treating heatand sun-related illness?
In a tertiary setting, landscape also functions as a place of learning or providing learnscapes, as some have called it.
No more so than at Monash, where we have a Systems Garden that serves to educate students about various plant families, or Systematics. There is also an Aboriginal Garden, which showcases plants of importance to our Indigenous people. Our engineers have also found an improved understanding of design and technologyrelated issues just by stepping outside buildings and interacting with landscapes. These gardens function as an outdoor laboratory, allowing interaction like no textbook will. The campus has also slowly transitioned to become a community resource in educating the general public about plants. This new appreciation of a campus as a community space serves to extinguish any illusions of elitism in academia-land, and perpetuates the assertion that education is available to all, whatever their race or creed. Sensory gardens have also become commonplace in our childcare facilities, where young children can interact with the landscape and develop an appreciation for flora and fauna. What better place than a garden to discover the wonders of our planet?
Landscape complements the built infrastructure in reducing stormwater run-off and flood potential.
Weve been discovering in our own campus scenario the dramatic effects of several storm events over recent years, when impervious surface treatments outside buildings only serves to channel surface water back inside, to our obvious detriment and distress. How much better it is to have landscape and lawn, where surface water can percolate and provide amenity, especially when it is a scarce resource. We know that all too well having experienced several years of drought in Victoria. The landscape acts as an effective biofilter, percolating surface run-off as it proceeds to local creeks and waterways.
Landscape lowers the urban air temperature significantly and affords protection from rain, sun, heat and skin damage.
It is now an established science that landscape, and particularly trees, plays a vital role in mitigating heat island effects in an urban environment. Air temperatures below a tree have been demonstrated to be as much as 25 degrees cooler than over an unshaded space. Strategically placed to shade neighbouring roofs, pavements, walls and other surfaces, trees can most certainly cool their surrounds, thereby reducing energy consumption and, rather comfortingly, bills in the process. The same effects will be afforded by lawns, shrubs and landscape, though to a lesser degree. Tree-lined avenues have
Landscape improves physical health and wellbeing, and reduces blood pressure, amongst other things, leading to improved emotional and psychological health.
Growing contemporary evidence supports the view that exposure and access to landscape has a wide range of social and health benefits. Its increasingly clear that the next pandemic thats besetting our society has to do with diseases of affluence and lifestyle. Were leading more sedentary lives and exercise is the last thing on our list of priorities. Well-designed landscapes provide a locus for recreation, social interaction and community action, and have a positive effect on health and wellbeing. Heres where sports and the provision of sporting facilities needs to be an intrinsic and an untenable facet of campus life, no matter what the demands on open space.
tertiary education
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The Socceroos training on our soccer fields in preparation for the World Cup 2010
Landscape is living architecture

I have been awestruck by the grandeur and architecture of the world-famous Cambridge University, but what hope is there for an institution like ours, with far less history and built in the 1950s: industrial and pragmatic in form? The vision of the Monash master planners comes into its own here, because landscape provides the malleability and versatility to suit any built form, complementing and completing vistas. Curation is critical in this instance, because management and well-choreographed maintenance makes all the difference to how the landscape is perceived. In assessing the importance and relevance of landscape and how much of the operating expense needs to be directed at maintenance, the facility manager needs to be aware of its usage, visibility, impact on staff and student experience and historical significance. Youd have to agree that the early part of this 21st century appears to have marked a changing tide again in human history. Weve actually paused to consider and take stock of how this rapid industrialisation and urbanisation has affected our environment. We are even venturing so far as to ponder what the future holds for the next one. My constant angst in managing landscapes in the last century had mostly to do with the fact that landscape was seen as a luxury, tolerated by engineers and budget-conscious administrators. Instead, there is a slow but sure wave of optimism and recognition today that landscape and trees are an integral almost mandatory piece of the urban fabric in achieving this harmony with the environment about us. Certainly, Monash University is on the path to rediscovering this missing link between academia and landscape. In 1975, someone wisely planted a descendant of the same apple tree from Lincolnshire in a courtyard in our Engineering Faculty as a subtle reminder. The next Newton might just be sipping his tea and watching.
aBout the author

Mark Corea is the Grounds Curator in the Facilities & Services Division of Monash University, with responsibility for managing the grounds at its metropolitan campuses. Also a certified arborist, he has been responsible for managing landscapes in Melbourne and Singapore. He was a key organiser for the Tertiary Education Facilities Management Association (TEFMA) Grounds Workshop that was held at Monash University from 14-16 November 2011, on the theme of Grounds for Learning. http://www.leishman-associates.com.au/tefmagrounds2011/. Mark can also be contacted by emailing Mark.Corea@monash.edu
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security
ThE FUTUrE OF SECUriTy

pROfEssOR RiCk saRRE, UNiVERsity Of sOUth aUstRaLia pROfEssOR tiM pRENzLER, gRiffith UNiVERsity
n a report prepared in May 2011 for the Australian Research Council and the Australian Security Industry Association Limited, Professors Sarre and Prenzler write that the private security industry is growing at a faster rate than both the increasing rate of growth in police numbers and the Australian population. They also observe that the regulatory framework of the security industry from jurisdiction to jurisdiction is less than ideal, that the legal powers that relate to private personnel are unclear and, to that extent, unsatisfactory, and that governments and industries should be better committed to occupational health and safety issues for security professionals. Already double the size of the official police services around the country in terms of numbers of personnel, the private security industries in Australia now comprise well over 5500 security businesses, and receive a combined income of over $4 billion. Numbers of personnel are difficult to count, as many operators are part-time or double up on duties that have a security component. There may be as many as 100,000 people in Australia who operate some form of security function each week in Australia. This figure should be compared to the number of police officers in Australia, which is currently around 46,000. One thing can be asserted with
assurance: citizens in their everyday activities are far more likely to encounter private security personnel than police officers. This is especially the case now that dependence upon private security services in critical sites such as ports, airports and the courts is on the rise. Hand in hand with this demand comes an ongoing need for industry regulation and review, particularly given the coverage of undesirable activities across some private security activities in the last decade. Adverse events such as the theft of firearms from security firms, and links between security companies and organised crime, have all made headlines. Such coverage casts a shadow over the security sector, and may create a sense of apprehension amongst businesses. The research shows that there has been significant regulatory legislation introduced in each state over the past 15 years. Notwithstanding this, regulation of the industry as it currently stands is inconsistent between jurisdictions and, in some aspects, still open to exploitative activities and unscrupulous characters and behaviours. In order for the public to maintain (or gain) confidence in the private security industry, the industry itself must present as professionals consisting of skilled personnel with high integrity, who have been
security
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well trained and who are well regulated. Fortunately, the Council of Australian Governments (COAG) is attempting to address these issues with its push for greater probity, more consistent regulatory activities and heightened skills training. It is also attempting to increase mobility within the industry through its support for mutual recognition. The changes foreshadowed by COAG are crucial to ensuring that there is confidence in the ability of security professionals to carry out their tasks safely and competently. At this stage, however, the COAG reforms are behind schedule, although many of the policy directives, such as national criminal history checks, have been implemented by all jurisdictions. The research also illustrates how the law may need to change in order to accommodate these modern developments. As policing shifts further into private hands, the traditional legal powers that apply to policing are becoming outdated. Private security personnel currently operate with vague powers and immunities that are dependent upon fine legal distinctions and differ markedly from those of the public police (even though security personnel are often carrying out many of the same tasks in the same precincts). This is particularly so for activities that require dual security and policing services such as shopping precincts, entertainment venues and sports stadiums. These inconsistencies extend across jurisdictions, making it near impossible for security staff to operate effectively without multiple licences and diverse training. One suggestion from the research is that parliaments should grant certain immunities from legal suit to security personnel who can demonstrate that they were engaging in a bona fide act of crime prevention. The idea of a person being protected from legal suit when exercising good faith is not novel. For example, s 74(2) of the
Civil Liability Act 1936 (SA) states that [a] good Samaritan incurs no personal civil liability for an act or omission done or made in good faith and without recklessness in assisting a person in apparent need of emergency assistance. Perhaps a reasonable suspicion and good faith immunity could be installed by legislation for all people who engage in higher level licensed security functions with the appropriate training and accreditation. The research also highlights how dangerous the working environment can be for security practitioners. The harms facing security officers are, generally speaking, on par with those that police officers face. A survey of 127 security staff revealed that, across their careers, 58 per cent of officers will experience a major assault, 70 per cent a minor assault, 92 per cent verbal abuse, 87 per cent verbal threats, and 88 per cent threatening or intimidating behaviour. Given the high rate of injury of security personnel, there is clearly a need for better protection of security officers. Security firms and personnel (and the companies that employ them) need to be aware of the risks and manage their workplace activities accordingly. The research reveals, not surprisingly, that the best way to avoid staff being physically injured is to teach them how to de-escalate a potentially violent confrontation. In summary, the private sector provides an essential service in protecting people from crime and violence. This trend is strong and continuing. Issues such as powers and immunities, regulation, and health and safety for security personnel require policy-makers attention as a matter of priority.
ADT IP ConneCT ProvIDes remoTe seCurITy monITorIng
ncreased bandwidth levels and the always on internet connection capability have resulted in the development of next generation remote security monitoring services such as ADT IP Connect. At the heart of ADT IP Connect services is the IP Connect Gateway, connecting your security system to a network of your choice wired, wireless or both. This substantially increases the integrity of your alarm signalling and also provides a platform for the development of many other new and innovative remote services to enhance your security. If there is any fault in the connection, ADTs Security Response Centre will rapidly respond. The alarm traffic is encrypted, which provides you with even greater protection. The multiple path signalling gives you added peace of mind that your emergency alarm signals have a back-up route to the Security Response Centre and provide you with the fast alarm response you need. The ADT IP Connect Video Portal is an additional offering to the IP Connect solution. The video portal allows you to view live and event based recorded video images (from up to eight cameras), via a password protected website accessible from any Internet connected computer or supported mobile phone. The event based video images are stored offsite making it safe from physical removal or tampering.
With the ADT IP Connect Video Portal, ADT Security has the ability to remotely view images from onsite cameras following an alarm activation to dramatically increase the likelihood of identifying the true cause of an alarm. The ADT IP Connect Video Portal also enables our trained operators to perform Virtual Guard Patrols of your premises on a schedule that you set, at a fraction of the cost associated with traditional guard services.
For further information visit www.adtsecurity.com.au or phone 131 238.
14/10/11 11:50 AM
315919E_ADT Security | 1739.indd 1
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awards For excellence 2011
FMA AUSTrAliA CElEBrATES A yEAr OF OUTSTANDiNG AChiEVEMENTS
n Thursday 10 November 2011, FMA Australia held its second annual Awards for Excellence gala dinner at the Grand Hyatt Melbourne. The event, generously supported by atlantis connect, celebrated a year of outstanding achievements in the facilities management industry, demonstrated by the number and calibre of submissions received. FMA Australia was also proud to welcome to the event the Prime Ministers representative, the Hon Mark Dreyfus QC MP, Cabinet Secretary, Parliamentary Secretary for Climate Change and Energy Efficiency and Member for Isaacs. His attendance is testament to the growing importance that government is bestowing on facilities management practitioners as instruments for positive change in the green buildings agenda. The evening was a star-studded affair, hosted by Julia Zemiro, comedian and presenter of the SBS television show Rockwiz, who injected the announcement of the proceedings with her own hilarious brand of dry wit. Following pre-dinner drinks, guests were treated to a standout performance by chart-topping singer/songwriter Guy Sebastian of his latest and greatest hits. This led to the main feature of the evening, which was of course the presentation of the awards. There were 17 finalists across eight award categories, representing the diverse nature of the industry. This years winners are as follows:
In 2011 the State Government of Victoria Team is achieving 100 per cent of their contractual key performance indicators across the high-profile portfolio, comprising 52 owned sites and 248 leasehold office properties, with services ranging from preventative and reactive maintenance, compliance and essential services management, to lease management services.
2011 Fma australia and gJK Facility services sustainability and environmental Impact excellence award
Brookfield Multiplex Services HMAS Waterhen In 2006 Brookfield Multiplex Services examined the building management and control system for HMAS Waterhen, a Navy Defence Base in Waverton, New South Wales, for which they provide facilities management services. A subsequent system upgrade and complementary initiatives: 3 improved energy efficiency by 31 per cent; 3 improved the bases NABERS rating from 2.5 to 4 stars; 3 improved occupant amenity and comfort, leading to increased productivity and welfare; and 3 reduced the Departments carbon footprint, maintenance callouts and associated costs.
2011 Fma australia and ugL services young achiever of the year award
Nathaniel Galindo, UGL Services Beyond Green Nathaniel has been a significant contributor to the growth and commercialisation of Beyond Green as he leads a team of engineers and project managers specialising in implementing sustainability initiatives. This is a constantly evolving role, working alongside facilities managers in developing and implementing innovative tools and environmental management strategies, as well as providing strategic advice to the UGL Services Executive Leadership Team. With his engineering background, commercial acumen and his ability to deliver a high-quality service, Nathaniel constantly seeks unique ways to enhance and complement his technical and commercial competencies.
2011 Fma australia and Jones Lang Lasalle Impact on organisation and Workplace excellence award
Insurance Australia Group Ltd Direct Insurance Facilities Management In 2010 Insurance Australia Group Direct Insurance Facilities Management undertook the in-sourcing of the facilities management function after several years of an outsourced arrangement, with the first 12 months delivering results that far exceeded management expectations. Coupled with selective renegotiation of contracts, this has delivered a 12 per cent cost saving whilst improving site environments and customer satisfaction. The business unit now has an intimate understanding, not only of their requirements, but also of the drivers for suppliers and managers, increasing visibility and accountability.
2011 Fma australia and programmed Facility management state and Federal government excellence in Facilities management award
Brookfield Multiplex Services State Government of Victoria Team Brookfield Multiplex Services has been engaged by the State Government of Victoria since 2008 to manage a widely distributed portfolio from Melbourne to Mildura, Shepparton, Wangaratta and Horsham.
2011 Fma australia and dyson airblade Industry Innovation excellence award
Programmed Facility Management Asset-Trak Delivery and Innovation With all corporate expenditure under scrutiny and likely to be considered discretionary unless proven otherwise, Programmed FMs Asset-Trak tool has supported their clients in making robust cases for
77
the funding of asset replacement works and in securing additional funding. Asset-Trak boasts an impressive range of features demanded by the clients to help them meet their challenges in planning for longterm service continuity. Asset-Trak is delivered through a transparent process readily communicated and understood by client executives and facilities managers.
2011 Fma australia Initiative in customer service excellence award

CBRE DEXUS Portfolio CBREs delivery of services to the DEXUS Property Group involves the integrated management of more than 100 different commercial and industrial properties around Australia, comprising more then 55 full-time staff and approximately 2.25 million square metres of net lettable area. Over the past three years the portfolio has undergone a significant re-focus on the development and delivery of a seamless and united service delivery model, involving enhancements across the business line including brand identification, customer service, communication, property integration and the promotion of global initiatives.
Business continuity; commercial relocation management; risk management; technology solutions; file and audit management; asset management and storage; procurement; third party logistics the heart of atlantis business for over 20 years. atlantis services has developed a niche providing skilled labour for projects such as compliance audits, fitouts and refurbishment, with the capacity to design, implement and project manage. Connect is a unique blend of project management skills, business development, event management and consulting that enables clients to avail themselves of a true end-to-end service. atlantis has been involved with event and talent management for over 20 years and boasts some of Australias best known sportspeople and celebrities.
2011 Fma australia and atlantis service provider excellence in Facilities management award
Jones Lang LaSalle Telstra Account Team After transitioning the largest corporate real estate portfolio in Australia in only one and a half months, Jones Lang LaSalle has continued to work in close partnership with Telstra Property, not only delivering facilities management services, but also responding to some of the largest and most far-reaching natural disasters Australia and New Zealand have ever seen. Jones Lang LaSalle has also been party to and overseen the handover to FM management of Australias largest corporate refurbishment.
The fastest, most hygienic hand dryer.

Developed by Dyson, Airblade hand dryers deliver significant cost and energy savings for an efficient hand drying solution. 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 in just 10 seconds, using up to 80 per cent less energy than conventional warm air hand dryers. A hand drying device that can offer significant savings and provide an environmental solution to the gross waste of paper towels and maintenance required to constantly refill dispensers and in its uniqueness, speed and appeal, prompts good hand hygiene, delivers to facility managers a healthier and more sustainable environment.
2011 Fma australia Facilities manager of the year award

Neil Wood, Brisbane City Council An employee of the Brisbane City Council since 1977, and involved with managing the councils diverse property portfolio since 1993, Neil Wood has worked his way through the organisation to become Facility Manager in 1998, where he provided facilities management services for up to 100 internal, external, leased, commercial, industrial, retail and heritage sites at any one time. In 2011 Neil took up a new challenge; leading Brisbane City Councils Facility Management Team of 10 in managing more than 280 sites, whilst also managing the Green Square Precinct. Neil has demonstrated a deep commitment to the councils values, particularly value for money, getting things done and responsive customer service. During the presentation of the awards, the amazing spectacle that is Cosentino, runner-up in Australias Got Talent, wowed the audience with his unbelievable display of illusions. Once the final awards had been announced, guests were left to celebrate with the winners to the sounds of Stand and Deliver, Australias greatest 1980s tribute show. FMA Australia thanks all the sponsors of the Awards for Excellence 2011, whose generous support helped to make the evening the success that it was. FMA Australia thanks all the sponsors of the Awards for Excellence 2011, including Dulux who supplied the voiceovers, whose generous support helped to make the evening the success that it was.
Jones Lang LaSalle is a global financial and professional services firm specialising in real estate. The firm offers integrated services delivered by expert teams worldwide to clients seeking increased value by owning, occupying or investing in real estate. Its Integrated Facilities Management business in Australia has a portfolio of 3.75 million square metres across the country, as well as $1.8 billion in operating revenue under management on behalf of its clients. The team consistently increases the productivity of client real estate portfolios by reducing costs, minimising risk and increasing end-user satisfaction.
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With over 25 years of continuous operation, GJK Facility Services has developed into an organisation with over 800 employees in Victoria, and through their national alliance, in excess of 3000. As a leading innovator in providing facility support services, GJK was one of the first to implement an Integrated Management System (IMS) as a way of conducting business. This is a certified system made up of three accredited standards and is externally audited by a third party. GJK is committed to sustainability, integrating its principles and practices into their day-to-day activities.
Programmed provides a range of maintenance services within the built workplace environment, as well as managing the impact these services can have on people and the workplace. Programmed Facility Management can tailor a complete property maintenance package, which includes a range of maintenance activities through to the project management of building refurbishments. Programmed FM can manage your entire facility, including non-core support services as well as providing strategic facilities management advice and consulting. Whatever industry youre in, Programmed FM can customise a maintenance and/or facility management solution to perfectly fit the size and scale of your operation.
UGL Services, a division of UGL Limited, is one of Australias leading diversified services companies. UGL Services offers worldclass real estate and facilities management services at unparalleled performance levels to corporations, governments and institutions across the globe. UGL Services has successfully integrated core real estate and facilities management services, leading-edge environmental services, project management, financial management and the latest technology, into a model that has the flexibility to meet the most exacting of client service needs. UGL Services is the market leader, and first choice in the delivery of solutions to ensure that properties support our clients business objectives managing assets the way people use them.
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Volume 5 Number 4 December 2011February 2012

Indoor environment quality The importance of glazing

Signage in a changing world

Optimisation from the inside out

Sustainable heritage management

Facility Perspectives embraces Green printing initiatives

Facility PersPectives VOLUME 5 NUMBER 4

Measuring and managing our existing building stock

Managing indoor air related complaints in buildings

Maintenance of essential services what you may not know!

The green conundrum

Asset management for one planet

Adding value by design

The future of security

Windows and comfort

Sustainability not just a buzz word!

Facilitate an indoor eco environment

Sustainable interiors: Good design and environmental stewardship are essential

Awards for Excellence 2011

The carbon price what theyre saying

FMA Australia celebrates a year of outstanding achievements

Fast Facts + news

Jones lang laSalle announces national and international Director promotions

programmed wins $785 million water deal

Facility PersPectives VOLUME 5 NUMBER 4

FroM the ceo

Facility PersPectives VOLUME 5 NUMBER 4

FroM the chairMan

Facility PersPectives VOLUME 5 NUMBER 4

company profile coMPany ProFile

EnErgy rEduction invEstmEnt stratEgiEs

Reduce energy bills with zero upfront capital

companY profile coMPany ProFile

Alternatives to grid power and benefits available?

Why pay for energy if you dont need it?

Level 2 Energy Audit:

Energy management and sub-metering

Facility PersPectives VOLUME 5 NUMBER 4

company profile coMPany ProFile

NABERS ratings and energy efficiency assessment

National Greenhouse and Energy Reporting (NGERS) Scientific approach

Energy Efficiency Opportunities

Energy use demands mandatory actions to be taken

Facility PersPectives VOLUME 5 NUMBER 4

SiGNAGE iN A ChANGiNG WOrlD

Facility PersPectives VOLUME 5 NUMBER 4

Leds or fluorescent light source?

(GLS) General Lighting Service

(GLS) General Lighting Service (ECG) Electronic control equipment.

Facility PersPectives VOLUME 5 NUMBER 4

anti-ageing For buildings

SUSTAiNABlE hEriTAGE MANAGEMENT

maIntaInIng the FaBrIc

Facility PersPectives VOLUME 5 NUMBER 4

Brookfield Multiplex Services

Lumire Residences, Sydney

BHP Billiton, Perth

Parramatta Justice Precinct, Parramatta

Melbourne Convention and Exhibition Centre (PPP), Melbourne

anti-ageing For buildings

research and InvestIgatIon

adaptIve re-use and LIFecycLe energy