Page 1

APRIL 2016 building & facilities facilities management management


The next generation of access control for mental health



On the cover: The next generation of access control for mental health. April 2016

BFM Team Business Development Director

James Scrivens

See page 18 for more details.


Creative Director

Sarah Daviner Accounts Manager

Katie Brehm Print






BOSS i-Series offers bespoke PHE in seven days

Special Feature


Options for serving hot beverages

Building & Refurbishment

BFM is published 10 times a year ­ by Abbey Publishing Ltd. To receive a copy free of charge, contact our offices. 17 Whitley Close, Irthlingborough, Northamptonshire, NN9 5GN Tel: 01933 316931 Email:

Reducing your carbon footprint in the FM sector


How a two-site school was transformed



Outdoor portfolio with high overvoltage protection BFM_Magazine

Energy Management

Subscriptions are available to non-qualified readers for £50 per annum (postage incl.), £60 (Europe), and £70 (rest of the world) Cover Price: £5.00 PAPER USED TO PRODUCE THIS MAGAZINE IS SOURCED FROM SUSTAINABLE FORESTS. No part of this publication may be reproduced by any means without prior permission from the publishers. The publishers do not accept any responsibility for, or necessarily agree with, any views expressed in articles, letters or supplied advertisements. Some manufacturers and suppliers have made a contribution toward the cost of reproducing some photographs in this magazine.

34 Edie Live Preview


Sustainability simplified – cutting the complexity

All-Energy 2016 – All ready for you!

Health & Safety


Why Facilities Management Health and Safety is getting a digital makeover

All contents © Abbey Publishing Ltd 2016 ISSN: 1470-5281

Corporate Partners:

Building & Facilities Management – April 2016



BOSS i-Series offers bespoke PHE in seven days


ssembled from stocked components, the exclusive BOSS™ i-Series of plate heat exchangers (PHE) from BSS – the UK’s leading distributor of heating and pipeline products and services – are built to order so that fully assembled and tested units can be supplied within seven working days of order. Suitable applications include generating heating and cooling water for large buildings such as colleges, hospitals, offices and sports facilities. These PHEs can be integrated with heating systems to either form a system pressure break, to protect a boiler from a dirty system or high pressure, or as part of district heating, solar, biomass, heat pump or heat dump systems. To ensure that all products are fit for purpose, BSS has a dedicated in-house team of experts to provide technical support. Supplied complete with mounting feet and flange studs, the BOSS™ i-Series complements the existing range of BOSS™ products to form a range that will suit all HVAC applications and budgets. Compact and light, the BOSS™ i-Series is a scalable and modular range that reduces installation and maintenance

time to a minimum while providing the high thermal efficiency that modern day installations demand. Suitable for both oil cooling applications and water/ water duties, the i-Series is designed to handle pressures of up to 10 bar and temperatures as high as 100ºC. Careful design has also reduced the overall dimensions and weight of each model, so they are up to 30% lighter than comparable plate heat exchangers and also very compact. The height has been reduced by 10-15% by making both the top and bottom bolts act as the carry/guide bar for the plate pack and the length is minimised by eliminating the support column and optimising the bolt length. Employing the same ‘chocolate pattern’ design as in all BOSS™ plate heat exchangers, the i-Series delivers high thermal efficiency due to the even distribution of fluid over the plate width so there are no “dead-corners” and the heat transfer area is fully utilised. The pattern also minimises maintenance because it reduces fouling tendencies by promoting turbulence so cleaning does not need to be carried out so often and there is less risk of local corrosion. The plates themselves are strong and

designed with many contact points. Each plate pack is supplied with low and high plates so it can be tailored to meet any requirements and each plate features a groove designed to provide maximum support to gaskets. Clip-on nitrile gaskets make it fast and safe to replace any failing gaskets, which also keep fastening and sealing separate, so that should a clip break, the gasket still stays sealed. The ‘roof-top’ gasket design secures maximum sealing and perfect alignment thanks to an optimal profile with exact fit into the gasket groove. The range consists of three models; the i100B and i100M which have a maximum HTA of 51 m2 and nominal thermal output of 150-7500 kW; the i60 and i60M, with a maximum HTA of 26 m2 and nominal thermal output of 802500 kW; and the i30, with a maximum HTA area of 1.6 m2 and nominal thermal output of 10-500 kW. All are backed by the BSS one-year warranty. For more information contact or visit

Top marks for PAT tester at Oxford college


n integrated electrical testing package from Seaward is helping an historic Oxford college ensure the safety of all on-site electrical appliances used by students and visitors. As part of a preventative maintenance programme, Pembroke College is meeting its health and safety obligations by using advanced test technology in the shape of the Seaward Apollo 600 supported by specialist PATGuard 3 test management software. The college has around 600 students and also hosts regular conferences and special events in its prestigious buildings. The inspection and maintenance of electrical equipment is therefore an ongoing and almost continuous process including the full range of IT, office, audio visual and kitchen appliances, as well as light industrial equipment and power tools used in the college’s workshops. Around 3,000 appliances are tested each year, with the work being carried out 4


by the college’s in- house maintenance and facilities team. The focal point of the portable appliance testing programme is the Seaward Apollo 600 tester. The battery powered and lightweight tester includes all of the electrical safety tests required by the IET Code of Practice. In addition, the tester includes an onboard digital camera, to help those involved in maintaining safety demonstrate compliance with all the latest guidance on electrical inspection and testing. As part of the full PAT support package provided by Seaward, specialist product training and familiarisation was provided to ensure that the tester was used to its full capability and also allows nonelectrical maintenance team members to carry out testing. As testing is carried out, results and equipment information is stored in the large internal memory in the Apollo 600 and transferred to the PATGuard 3 results management software to enable formal

records, test certificates and reports to be maintained. This integrated PAT system not only means that an equipment register with test records can be created and updated automatically, but that all work can be planned and co-ordinated effectively, enabling appliance testing to be carried out as part of a methodical and ongoing maintenance programme. The Apollo 600 tester and PATGuard3 programme forms part of Seaward’s comprehensive range of portable appliance test instrumentation, software, accessories and training packages. More details at

Building & Facilities Management – April 2016


How are you managing? The Facilities Management industry is in a unique position, encompassing the diverse range of services required to look after both the fabric of a building itself and the needs of those occupying it.


aintaining a safe and efficient workplace in these circumstances can be a challenge in itself, particularly as managers are often tasked with overseeing a combination of in-house and contracted workers for various jobs. Throw in the wide range of equipment types utilised by this workforce – from building maintenance and refurbishments right through to cleaning and communications – and it’s easy to see why some Facilities Managers may struggle to stay on top of their responsibilities. One key area that can be difficult for managers and supervisors to police is the safe and effective use of onsite equipment. Many managers and supervisors may not, themselves, be qualified operatives which raises the question “how do managers and supervisors know if their operatives are using equipment in the way it is designed to be used and the way that they have been taught?” The answer, more often than not, is that they don’t. Add to this greater emphasis from the HSE on the competency of managers and supervisors and their role in reducing accidents and harm to employees and, facing this added pressure to get things right, it’s no wonder managers and supervisors of onsite equipment can feel overwhelmed. There are, however, solutions. More and more courses are being developed that cater specifically to the needs of modern-day managers and their businesses. Not only are there courses available to help managers gain better control over on-site operations but they also demonstrate the benefits of a safe, efficient workforce. Meeting legal requirements is a necessity but there are also financial gains to be made, and they are vast: saving money on compensation, legal fees, damage costs and expensive disruptions, not to mention the boost an accident free workplace can give to staff morale, productivity and company reputation.

Confident and capable managers So when looking for accredited training for your managers, where is the best place to start? First things first, to be able to keep their teams safe, 6


Facilities Managers need to understand what their responsibilities for health and safety are and how to meet them. Courses such as IOSH Managing safely have been developed to help them do just this. Delegates will develop their ability to assess and control risk, identify hazards, investigate accidents and measure performance, among other vital managerial skills. For those who oversee operators using materials handling and access equipment to carry out tasks, there are also more specific training options available to Facilities Managers. And, let’s be clear, these aren’t operator courses, managers are not required to operate the equipment themselves but they do need to understand what good and bad practice looks like and be able to spot and limit hazards as they occur. For example, there are accredited courses available designed specifically for those who are responsible for overseeing the use of forklift trucks. Mentor offer an AITT accredited Managing Forklift Operations course and the IOSH-approved IOSH Managing safely forklift operations, which integrates the Managing Forklift Operations course into the standard IOSH Managing safely training, providing an enhanced qualification within the four day duration. Both explain the basic fundamentals of forklift safety such as pre-use checks, stability, stacking and destacking, and enable managers to ensure forklifts are being operated safely and efficiently in the working environment they oversee.

Managing work at height When it comes to working at height, industry leading organisations IPAF and PASMA have developed specialist courses for those managing the use of access equipment on site. IPAF’s MEWPs for Managers course provides delegates with the skills and

knowledge to confidently oversee the use of mobile elevated work platforms, from regulations and planning to supervision and accident prevention. If your teams use mobile access towers, your managers will benefit from PASMA’s Towers for Managers course. Following this course delegates will be able to ensure that the use of towers is planned, safe and meets all relevant legislation and best practice guidance. Whatever their responsibilities, once they are equipped to assess risks and recognise hazards, the more confident and capable your managers will be to step in, communicate effectively and ensure best practice is upheld, for the good of everyone working in the vicinity. After all, it’s not just about complying with legal guidelines, it’s about being willing and able to actively promote good practice during every shift and making sure everyone gets home safe. For further information on training that will maximise your managers’ potential, call 01246 555222 or visit

Building & Facilities Management – April 2016

No more waiting for the kettle to boil...

Vi tap Instant Drinking Water chilled still chilled sparkling boiling hot the touch of a button

Contact us on: 020 8813 4895


New service office gives GEZE UK a head start


o meet growing customer demand from across the midlands and north, GEZE UK has opened a new 1500 sq ft service office. Based in Warrington, Cheshire, GEZE Service Midlands North will support customers across the M62 corridor, offering quotations, technical advice and faster response times. As well as the large main office there is a meeting room and a training room, which will be fitted out with all the latest automatic door operators for engineer training. The new office complements the service teams based in Glasgow, Newcastle, Bristol, Farnborough (London South), Leighton Buzzard (London North) and the Midlands South team based at the company’s head office near Lichfield. Steve Marshall, service director of GEZE UK, said: “I am pleased we are making this investment in service for our customers. From this office we

will be able to service our full range of products including, automatic operators and natural ventilation systems as well as those manufactured by other companies. The team will support facilities managers in meeting the many and varied European and UK standards and legal requirements. “A local office means that customers are able to benefit not only from our industry experience but from local knowledge, which is particularly helpful when planning engineer visits as they know the local area enabling us to offer faster response times and ensuring we have a local stock holding. Lee Coulton, who has 15 year’s industry experience, has been appointed as manager. In this newly created role, he will strengthen relationships with existing customers throughout the Midlands and North operating area, develop new business opportunities with public and private sector

The new GEZE Service Midlands North team (left to right) Ian Gilby, Lee Coulton, Ste Hirst, Susie Perry, David Vesely and Matt Jenkins.

organisations of all sizes across the region and increase awareness of the GEZE brand along the M62 corridor. Susie Perry has been promoted from service co-ordinator at GEZE’s Midlands Service Office to assistant service manager. Lee and Susie will be supported by two service coordinators and eight field engineers. Lee commented: “I’m delighted to be joining GEZE UK and to be given the unique opportunity to set up and run a major new regional operation for one of the key players in the UK entrance solutions sector.” For more information call 01543 443000 or visit

Minimise Water launches complete water engineering services solution


s water deregulation approaches, many organisations are taking a closer look at their water management systems and finding that, while compliant, they are inefficient and out of line with their ambitions to drive down operational costs and improve sustainable performance. Minimise Water has developed a comprehensive range of engineering services to help organisations reduce water usage, meet compliance and minimise both water and energy costs. From fully design-specified turnkey solutions to single equipment sales, Minimise Water works with estate, plant and facilities managers to provide strategic advice and deliver effective answers to engineeringbased water problems. The service can be tailored to meet specific requirements and covers a range of water pre-treatment solutions including: water softening; iron removal and reverse osmosis; and cooling system and boiler water treatments such as solid chemical dosing and remote monitoring. A wide range of domestic water treatment solutions, including chlorine dioxide dosing 8


systems and solid chlorine dosing, and all aspects of Legionella Risk Assessment can also be specified. All projects are preceded by a comprehensive site survey and costed recommendations report. Subsequent works are completed by Minimise Water’s experienced in-house team. On-going evaluation, measurement and maintenance can be provided as part of a continuous engineering services solution. Through this process, Minimise Water frequently identifies problems or issues before they arise, helping to reduce future risk and maintenance costs as well as extending the lifecycle of equipment. Minimise Water works with clients from a wide range of market sectors including hospitals and healthcare, food and drink manufacturing, industrial and engineering, automotive, facilities management and pharmaceutical. The engineering services solution has already been used within the leisure and manufacturing sectors; in one instance the team recommended, designed and delivered a new iron removal plant to increase treated

bore extraction. This project helped increase production by 40%. “Streamlining and improving water-based engineering systems and processes represents a huge cost saving opportunity for UK organisations,” said Rob Denny, Commercial Director of Minimise Water. “Progressive businesses are already starting to investigate new options, in the same way that they’ve done previously with energy. Our remit is to make it easier for them to achieve this and maximise return on investment.” For more information, visit Building & Facilities Management – April 2016


Web Exclusive

on a massive range of Altivar 212 drives - in stock now! The Altivar 212 variable speed drive is dedicated for (HVAC) heating, ventilation, air conditioning and pumping applications in a buildings environment. • 3-phase asynchronous motors from 0.75 kW to 75 kW • Energy savings of up to 50% compared to a traditional control system • Easy integration into (BMS) building management systems • Low harmonics THDi<35% • In built EMC filter • Integrated HVAC functions such as fire mode, damper control, pump jam management, sleep/week, mode, etc. • Available in IP21 chassis-mount and IP55 enclosed drive • In the box configuration for quick and easy pre-programming • Universal graphical keypad

Quote Promo Code: DRIVE1 to claim this special online offer... Huge range in stock now - visit to place your order and choose one of the following special offers* for a limited period only... Free ‘Service in a Box’ 24/7 telephone support and one on-site engineering day.

Free iPad cable commission the drive directly from an App on your iPad.

Free remote keypad kit commission and change parameters remotely.

Worth c.

Worth c.

Worth c.




Plus direct telephone contact - with a Drives Technical Specialist to assist with commissioning. Whilst stocks last *

All products are subject to availability and are correct at the time of print. Errors and omissions excepted. All prices shown are exclusive of VAT where applicable.

The Power To Supply...


The ins and outs of roof safety

Staying safe on the roof is vital, but getting onto the roof and back down in safety is equally important. James Fisher, Managing Director of Bilco UK Ltd, explains why we need a more holistic view of roof safety.


here are essentially two stages to rooftop safety. Construction workers clearly need to be as safe as possible when working on the rooftop, but due consideration should also be given to providing safe access to the roof in the future. From time to time, the roof may need to be accessed by facilities managers to check vital equipment such as heating and air conditioning plant or telecoms equipment, all of which are now regularly sited on roof tops. It must also be accessed safely by engineers and technicians, in order to perform routine maintenance or repairs. Accessing and working on the roof can be made safer by specifying the most appropriate products. On a new build project we now have the advantage of a more holistic approach to construction, using BIM modelling and looking at the impact that each aspect of construction has on the building as a whole. But in a major refurbishment project, we should now also be taking the opportunity to maximise rooftop safety and, where possible, we should also consider retrofitting safety measures to all existing buildings. One of the most important aspects of working on a roof is ensuring that you can pass safely through the access hatch to reach the roof in safety. Traditionally, more falls have occurred when accessing the roof than when actually working on it. The first safety measure lies in the choice of ladder used to reach the access hatch. Wherever possible, a fixed ladder should be used rather than a moveable one. If access is fairly regular and there is a need to take tools and equipment onto the roof, it may be appropriate to use a retractable stairway or a fixed companionway with a slight gradient to make carrying objects such as toolboxes safer and easier. 10


When using a ladder, especially a vertical one, Health & Safety Executive guidance recommends maintaining three points of contact with the ladder at all times. At the top of the ladder this is not usually possible, which is why this is a high risk point. However, this risk can be largely overcome with the use of a telescopic extension device such as the LadderUp® Safety Post from Bilco. This is a vertical metal post which is clamped to the top rung of the ladder, to provide the third point of contact when the user passes through the access hatch on their upward or downward journey. It is simple to use and can be extended and fixed into place using one hand when climbing up the ladder, and retracted again with equal ease when descending. This is one of the simplest safety devices to retrofit. Roof hatches which provide access from inside the building are preferable to external long ladders mounted on the side of the building, both from the point of view of the safety of the user and for the security of the property. The hatch itself must be constructed with safety in mind. When in use, the hatch must stay open and not be blown shut unexpectedly due to high winds, as this could harm the user and damage the hatch itself. An automatically locking hold-open arm will keep them firmly in place when open, as in the Bilco E-50TB roof hatch. Once on the roof there are a number of hazards to address. Firstly, the roof edge itself can now be equipped, quickly and affordably, with roof edge protection. This weighted barrier system is free standing and doesn’t

penetrate the roof covering. Depending on the roof construction, the free standing option is popular as it doesn’t require fixing, but will stay in place thanks to heavily weighted feet. There may be a number of pipes and cables, or variations in roof height, to negotiate. A safe path across the roof can now be provided with the use of walkways and stepover stairs. These can also be specified either as permanently fixed to the roof or as non-penetrative free-standing options. Using these products, maintenance technicians can clearly see where it is safe to walk, so there is no problem with different technicians carrying out maintenance or repairs on different occasions. These products are practically maintenance free, so will provide a safe passage for many years to come. By viewing roof safety as a whole, and by specifying high quality products, it is now possible to minimise risk and ensure that at each stage of the journey, from the inside of the property to the roof and back, each individual is as safe as possible.

Building & Facilities Management – April 2016

CHSA - driving up standards Our standards. Your guarantee. The CHSA is driving up standards, providing buyers of cleaning products with protection from rogue traders. The Manufacturing Standards Accreditation Schemes for Soft Tissue, Plastic Refuse Sacks and Industrial Cotton Mops guarantee: · Consistency of supply · Accurate labelling · Fully audited manufacturers

Specify CHSA Accredited products: the only way to be certain what’s on the box is in the box!

For more information about the CHSA and its members visit:

FREEPHONE 0800 243919


Colonel Tim Collins OBE, Kate Adie OBE and James Cracknell OBE to headline a stage of 100+ speakers at Facilities Show 2016 Facilities Show 2016 will once again open its doors for three days this June to showcase the latest products, innovations and learnings from across all sectors of the Facilities industry. Taking place from 21-23 June at London’s ExCeL, Facilities Show 2016 will bring together over 11,000 Facilities Management professionals for its annual gathering.


he show will again be held in association with the British Institute of Facilities Management, creating a flagship event supported by the industry that tackles the critical issues facing those working within FM. Facilities Show is part of UBM EMEA’s Protection & Management Series, the UK’s largest event dedicated to protecting and managing property, people and information. The series incorporates major events Facilities Show, IFSEC International, FIREX International, and Safety & Health Expo along with Service Management Expo and attracts more than 45,000 attendees annually over three days. 2016 is already shaping up to be an action packed show with a host of high profile companies already confirmed to participate. Leading industry names Mitie, Sodexo, Helistrat, Planon, Tradepoint, Stannah and Forbo Flooring, to name a few, have already committed to exhibiting at Facilities Show. Also new this year are the three theatres running alongside the BIFM Career Zone, Facilities 2020 Strategy Summit, FM Operational Arena and FM in the Real World that will provide over 60 hours of educational content to visitors completely free. Headlining the content programme of more than 100 speakers will be keynote addresses from Colonel Tim Collins OBE, Kate Adie OBE and James Cracknell OBE, truly inspirational speakers who have shown grit and determination in the face of adversity. 12


Further speakers will cover sector specific case studies, thought leadership, training and legislative updates. Commenting on the line up, Charlotte Wright, Senior Content Manager for Protection & Management, said: “A wealth of 18 month research with the security, fire, safety, facilities and service management communities has resulted in the most focused programme that the Protection & Management Series has ever seen. Stages this year will welcome a mix of inspirational stories from our headline speakers with practical and insightful sessions from top speakers and trainers. We can’t wait until June!” Colonel Tim Collins OBE will speak on Tuesday 21st June from 11.30 – 12.30, Kate Adie OBE will speak on Wednesday 22nd June from 11.30 – 12.30 and James Cracknell OBE will speak on Thursday 23rd June at 11.30 – 12.30. The Inspirational Speaker Series will be hosted in the Keynote Theatre at ExCel London. To register to attend Facilities Show and hear from these great speakers plus much more, please visit:

About the Theatres Facilities 2020 Strategy Summit: A programme of forward looking content to preparing facilities leadership for the work-places of the future. Topics include: flexible working, workspace optimisation, managing international teams, talent management, making sure

FM gets a good rep in the board room energy management and sustainability. FM Operational Excellence Arena: Tools and best practice for more efficient cost-effective facilities management topics, include: office moves and refurbs, effective maintenance strategies, health and safety, fire safety, the living wage, Artificial Intelligence and IoT in FM, water market reform, getting the most out of suppliers, security and counter terrorism. FM in the Real World: Case studies from some of the UK’s most inspiring workplaces, including a sports stadium, nuclear site, luxury shopping centre, airport, zoo, government department, hotel, university, school, corporate office, retail chain. BIFM Career Zone: For those looking at CPD training, management skills or career opportunities. Topics include: career progression, negotiating for a pay rise, getting recognition, FM qualifications, how to start your own FM company and creating a learning and development strategy. Building & Facilities Management – April 2016

However complicated the roof access, we’ll help you out There’s no British or European standard for roof hatches, but you do have a legal obligation* to ensure adequate equipment is installed. That’s why we at Bilco put so much effort into guiding you through all the essential design considerations. We’ll ensure safe access onto any roof, covering hatches, ladders, smoke vents and safety products. To find out more, simply visit our website and click on Bilco Assist.

BIM | CAD Tel: 01284 701696 Fax: 01284 702531 email: *Working at Height Regulation 2005 and Construction (Design and Management) Regulations 2007


Blair supports BIFM North Region Committee

B Bellway Homes celebrates considerate milestone


ellway Homes Limited – one of the UK’s top housebuilders – has been recognised for its long-term commitment to improving the image of the construction industry. The company, which has been in business for over 70 years, reached its 500th client registration with the Considerate Constructors Scheme for the latest phases of The Pavilions development, in Tottenham Hale. Bellway’s The Pavilions is part of a staggering £450m regeneration of the Tottenham Hale area, providing over 1,200 new homes to the north London suburb. A pioneer of considerate construction, Bellway Homes led the way as one of the first housebuilders to register with the Scheme, in 1998. Since then, Bellway Homes has won seven Considerate Constructors Scheme National Site Awards. This year will be no exception, with Bellway short-listed for yet more National Site Awards. The Award categories are Bronze, Silver, Gold, Runner-up to Most Considerate Site, and Most Considerate Site. The awards ceremony takes place next month. Considerate Constructors Scheme Chief Executive Edward Hardy commented: “Bellway Homes’ milestone achievement exemplifies the commitment it has made towards improving the image of the industry. Housebuilding continues to be one of key construction priorities for the nation and the Scheme is delighted to see that Bellway is helping to drive the housebuilding industry forward by being a considerate constructor.” 14


lair Fotheringham, Eric Wright Facilities Management’s (FM) business development manager, is to take a supporting role in organising BIFM’s extensive programme of North Region events after being appointed to the organisation’s North Regional Committee. Part of the Eric Wright Group, Eric Wright FM has been a corporate member of BIFM for several years and, after deciding to take out an individual membership last year, Blair stood for committee membership in order to take a more active role in organising events and promoting the benefits of BIFM membership. Blair said: “BIFM members benefit from a very diverse range of events and seminars covering all aspects of FM delivery, from winter maintenance to managing terrorist threats. “My role as a support member for the

committee will be for a two-year tenure and I am looking forward to getting involved in events and working with other BIFM members to contribute to professional development by supporting CPD, workshop and seminar delivery.” facilities-management

Is This How London Will Look in 70 Years’ Time?


he UN predicts that by 2083, the population of the world will reach 10 billion people; this will ultimately see a significant rise in housing demand. Property developers challenged four experienced architects to envisage what London would look like in 70 years’ time. Have you ever wondered how the big smoke will look in years to come? As new technologies become prevalent in the evolution of architecture and an increasing population demands changes to urban life, four architects and property experts have envisioned the future of design in the city centre. As the number of residents increase, the amount of space decreases. Soon we will have to analyse the way in which we

utilise our everyday living space. Alternatively, space will have to be created underwater, on water, up in the sky and below the ground! In The Next Big Thing competition by Estates Gazette and Cluttons, submissions from entrants showed the future of design and how the population could soon be living in the city life. Judged by some of the biggest names in architecture, Cluttons and Estates Gazette chose a winner – Neil Worrall Project: Aquacities Cluttons is an international real estate services company. Whether managing the portfolio of a global technology giant, offering funding advice, selling land, valuing an unusual property or letting a home, we make it easy. We don’t wait to be asked. We deliver ideas and solutions that improve the efficiency and value of your assets. And when it comes to advice, we cut to the chase, because we know the best decision is an informed decision. There through every step of the process, we keep things straightforward, simplifying complex challenges and ensuring your peace of mind. www.

Building & Facilities Management – April 2016


Construction industry can now show how it is Building Social Value


uilding Social Value - a simple way to report on the social value created through construction has been launched by the Considerate Constructors Scheme for all Scheme registered sites, companies and suppliers. Building Social Value has been developed by the Scheme in conjunction with a number of leading construction companies and industry clients across the UK: Basildon Borough Council; Kier Group plc; Land Securities Group plc; and Morgan Sindall. By using the Scheme to carry out the report, contractors and clients recognise that gaining a professional, third-party report will help them to evaluate the impact of their construction sites in creating social value. Scheme Monitors will visit construction sites and record the social value created, using the Social Value Monitoring Checklist. The Monitor will then produce a Building Social Value report, based on the results gathered from the Checklist. All sites, companies and suppliers undertaking Building Social Value will then have the opportunity to publicly

demonstrate their commitment to creating social value by displaying Building Social Value posters. Since the Social Value Act came into force in 2013 there has been a requirement to focus on how the construction industry creates social value. While the act applies to the public sector, many private clients are also taking into account social benefits when awarding construction contracts. Considerate Constructors Scheme Chief Executive Edward Hardy said: “Construction activity produces huge amounts of social value for local communities, the local economy and the environment. It is, however, difficult to define, capture and report on this value creation. Building Social Value will provide construction, clients and the public with a much-needed understanding of the extent to which a particular construction project has created opportunities for long-term social value.” Clive Johnson, Group Head of Health and Safety at Land Securities commented: “We greatly value this service, as do our extensive supply chain. It gives us a cost effective

Baxter to new role


aul Baxter, a former apprentice, has been promoted to the newly-created role of Head of Service and Maintenance for Evolution Security, the international integrated security and fire solutions business. Having started in the security industry in 1990 at the age of 18, Paul joined Evolution in 1998 as an installation engineer, gaining valuable front-end experience. Promoted to Project Manager and more recently Senior Project Manager, Paul has been providing direct support to the Operations Director on a number of the larger sites for which Evolution is responsible. In his new role Paul is overseeing the rapid expansion of the Service and Maintenance operation, comprising not only a dedicated team of service and maintenance engineers, but also working closely with the Technical Support team. Evolution’s engineers have the highest levels of security clearance enabling them to work in the most sensitive commercial, industrial and military environments. Richard Lambert, Managing Director of Evolution Security, says: “Evolution has built an impressive list of long-term relationships with clients who have come to trust our support in making the most out of the systems installed,” he explains. “Creating this new position is a clear signal of the importance we attach to service and maintenance as an essential part of our total solution.” Building & Facilities Management – April 2016

and independent means of measuring social value from our

many developments across the UK. I would recommend all clients to take advantage of this facility if they wish to play a leading role in delivering the best possible social value to the communities they conduct their businesses within.” Basildon Borough Council Asset Strategy Manager, Daniel Greenwood added: “Social value plays a central role in all our procurement activity and having a consistent and robust way to measure outcomes has been a constant challenge. Building Social Value really adds confidence that projects are delivering on our promises to the community.” Click on the link to find out more about Building Social Value:

Specify CFA members and

Specifying a CFA member for your next flooring project could mean the difference between success — or a flooring failure. Most of the UK’s largest and best known Manufacturers, Distributors, Contractors and Consultants are CFA members — and for good reason. • CFA members promote high standards, knowledge and expertise • Specifying CFA members will maximize your investment and minimize costly flooring failures • All members have to pass a vetting process

Tel: 0115 941 1126 Email: news



Vivreau’s Business Journey Vivreau, a global leader in the development and manufacture of purified drinking water systems, has been challenging and changing the way drinking water is sourced for over 25 years, paving the way for sustainable bottled drinking water.

Stephen Charles Cohen


n 1989, current Managing Director Stephen Charles Cohen and his late father, Howard, identified that importing bottled water from other countries would be detrimental to the environment. Despite the fact that the term ‘carbon footprint’ did not yet exist, what was immediately visible to the duo were carbon emissions, water miles and piles of non-recyclable glass and plastic bottles. Thus, an idea was conceived which aimed to change the way drinking water was obtained and served in restaurants, hotels and boardrooms across the globe. Vivreau’s Table Water Bottling System is a mains-fed drinking water dispensing system, manufactured in the UK, which dispenses unlimited quantities of filtered chilled still and sparkling water at the point of source and can be served in reusable Designer glass bottles. This system is currently in place in 1000’s of businesses around the world. Vivreau’s Designer glass bottles, also manufactured in the UK, are fully reusable and entirely dishwasher safe. These sleek and stylish bottles can be branded and different bottle designs can be chosen to suit a particular décor scheme. Available in 750ml and 425ml sizes, the latter is favoured for optimum eco-friendliness where water wastage can also be reduced. Pioneered by Stephen and his father, the Table Water Bottling System concept quickly became appealing as a business opportunity, with several large contemporary companies offering Vivreau water to their clients. Effectively, this highlights that Vivreau’s mission to change the face of table water has been extremely successful, and has played a crucial part in increasing sustainability across a range of industries. Vivreau’s values are at the heart of each and every system worldwide. Dubbed the ‘Eco Warrior’ by 16


peers in the 90’s, Stephen Charles turned his passion into a business opportunity, championing the first ever Table Water Bottling System as a way of solving a worldwide problem. “Nobody had ever done this before and we had a very tough audience”, Stephen recalled. “At the time, the mains-fed water cooler industry had yet to make any impact in the UK, coupled with the country just recovering from recession”. Despite this, Stephen and his father, helped by his mother, Sue, doing the books, ploughed ahead with the new venture. They built a machine sourced from components and sold it to a small Indian restaurant in Wembley. In an apprentice-style move, they took the proceeds from the sale, built and sold two more machines and so on. Now, these systems take pride of place in a range of businesses from five star hotels

and Michelin starred restaurants to large corporate offices across the globe. Vivreau’s product portfolio does not end at bottling systems. The brand continues to develop new solutions for the supply of purified water, in order to adapt to a variety of commercial requirements, minimising unnecessary environmental costs associated with pre-bottled mineral waters. The Vi tap was created to address the issue of efficiency, and is capable of dispensing instant boiling hot and chilled still and sparkling perfectly filtered water at the touch of a button, all from one beautifully-designed tap. Possessing sleek aesthetics to complement technologically advanced functions, it is suitable for a range of outlets and establishments due to its small footprint. Robust enough to deal with high demand, with an energy saving Building & Facilities Management – April 2016


option and zero splash, the Vi tap is an asset of efficiency in a multitude of hospitality and corporate environments. Innovation is at the heart of all of Vivreau’s systems; a value which was central to the creation of the LinkLine system. LinkLine consists of one centrally located Master Control Unit which distributes chilled still or sparkling filtered water to any outlet within a building (over any number of floors). The water is re-circulated continuously Building & Facilities Management – April 2016

to eradicate the risk of stagnant water. LinkLine has been proven to be up to 55% more efficient than individual units, as well as up to 45% more cost-effective. This idea was soon adopted by a whole host of leading global businesses. Based in Greenford, just outside London, Vivreau today employs over 70 people, with a further distribution and printing set-up in Barnsley. Stephen stated “It’s very important to us as a business and

to me personally to support British manufacturing whenever possible.” The company has gone from being a small, privately owned UK company, to a serious international player with operations in North America, South Africa, Australasia and several countries across Europe and is now a key part of the Brita Group. Tel: 020 8813 4895 Email: news


On the Cover

The next generation of access control for mental health


n the provision of mental health facilities, we are, thankfully, a very long way away from the Victorian asylum. Over the decades, as knowledge of mental ill-health and its treatment advanced, we made progress towards smaller units which recognised the differences in conditions and treatment approaches required. Over more recent years, attitudes towards mental illness have also begun to change, and with that, a recognition that the treatment environment can have a considerable impact on the success of therapies. Ward design, even down to the details of colour and décor is now known to influence recovery. Another key finding is that allowing patients control over certain aspects of their routine can be very beneficial. When people have more control, confidence improves, they feel better and their condition can begin to improve. Many mental health care units now have individual private bedrooms. As well as providing the essential privacy and dignity that is enshrined in human-rights law, these rooms offer a safe refuge, security for personal possessions and somewhere to, temporarily at least, call home. The privilege that many of us take for granted, that of having a secure front door, with control of access to our own space is now, increasingly, being made available to the service user. The benefits are seen in a more relaxed atmosphere and reduced tensions, all of which are likely to lead to better patient outcomes.

Appropriate measures A mental-health facility is, however, a very specialised environment and the locks we would find on our own front doors would be no use at all. It is vital that the system that controls access is suitable for the building itself, for the security requirements, for the needs of clinical staff and for service users and, in many ways, that’s a tall order to fill. When caring for vulnerable, and sometimes unpredictable people, precautions need to be taken. For example, it wouldn’t be appropriate, or safe, if a service-user could create a barricade and effectively lock themselves into a room. Similarly, any hardware has to be tough enough to cope with potentially destructive behaviour without increasing the risks that that same hardware, or its fixings, could be used as a weapon. In many cases, systems 18

on the cover

that operate using mechanical keys are inadequate. They are prone to tampering and difficult to manage. As a result, more and more service providers are turning to card-reading technology to control access.

Revolutionary, safe and practical Whereas there are plenty of other systems which allow doors to be opened using radio-frequency identification (RFID) technology, only Primera Life’s PASSPORT lockset has features designed to protect the vulnerable. It takes into consideration the fact that its users could be suffering from a range of conditions, including dementia, and may have physical disabilities in addition to their mental-health problems. With patients possibly confused, agitated, destructive, aggressive or even at risk of self-harm, Primera knew that it was critical to get every detail right. The lockset had to be an asset to service users and staff and not in any way a liability. Primera Life went back to basics to produce a revolutionary, safe and practical lockset. Primera Life’s PASSPORT system has proven to be a superb solution. It is a proximity access-control lockset that incorporates anti-barricade and anti-ligature features. For a number of years, it has been helping to make

mental healthcare facilities easier to run. The PASSPORT lockset works using programmable fobs, cards, or wristbands, which allow service users to access their rooms without keys and crucially, without disturbing busy, unit staff. PASSPORT does, however, always allow staff to gain access in case of emergency or clinical need – a concealed barricade-override system provides the essential backup. Like other Primera products, it is engineered to be tamperproof, and is robust, durable and has been proven to resist the attachment of ligatures. PASSPORT is also suitable for retrofitting, so can be installed without major disruption to existing doors.

The next generation Now, in 2016, Primera Life have taken their PASSPORT system to the next level. This May they are launching PASSPORT Amadeo at the Design in Mental Health Network Conference and Exhibition in Birmingham. The exciting new product combines their proven PASSPORT hardware with specialist access-control software. Primera believe it will make a huge difference to the smooth operation of mental-health facilities. Access-control software has been used in the commercial sector for Building & Facilities Management – April 2016

On the Cover

many years. It’s commonly found in hotels, in student accommodation and in sectors of industry and commerce. It’s ideal where multiple locks need to be controlled, but hasn’t, until now, been available in a package specifically tailored for the mental-healthcare sector. Now in a partnership with Primera, Amadeo software will deliver its proven benefits to a whole new set of users. Where there are many doors, differing levels of user privilege, and multiple room functions, programming conventional access-control systems can be time consuming. Every door may need individual attention with a master, shadow card and normally staff have to be on site to make any amendments. PASSPORT Amadeo’s control is very effective, but it’s also practical, recognising that flexibility and responsiveness are essential in today’s world. Importantly, its operation can be programmed quickly and simply from a central computer. With an internet connection, that programming can be carried out from a remote location. It can be accessed via secure connection from smartphones or tablets, at any time of day or night, and virtual keys issued from just about anywhere. What’s more, any changes can be effective almost immediately as the locks are continually polling for access updates from the networked system.

Simple, effective control Programming is simplified, but behind the scenes, PASSPORT Amadeo is working hard. It can track the movements of any number of card or fob holders. The software can be set to record the dates, the times and who is moving. It can work across an entire unit, providing time and attendance data for staff as well as recording service-user activity. It can highlight issues and raise alarms. As an example, it could record the attempts of service users to access areas that are off-limits to them, or be used to alert staff to the fact that someone is isolating themselves in a room. The potential is enormous, but the system can be configured to suit specific needs. Its recording can be minimal or comprehensive. The physical format of PASSPORT Amadeo is also ideally suited to the mental-health sector. Any form of electrical wiring carries a degree of risk. Under normal circumstances, these risks are deemed acceptable, but where individuals may be at risk self-harm, any wired electrical fixtures can present a Building & Facilities Management – April 2016

danger. Eliminating any unnecessary cabling or wiring is to be preferred. PASSPORT locksets, both in the original format and in the new Amadeo version, are battery operated. This avoids the expense and disruption of installing a mains supply and the potential hazards from hard wiring. Batteries might be seen as inconvenient, but, on an average of twenty opening cycles per day, the battery life can be as much as two years. When batteries need changing, it can be done without entering the room. The system uses four standard and easilyavailable, AA-sized alkaline batteries and alerts staff when they need replacing. PASSPORT Amadeo is Wi-Fi enabled. Depending upon the layout and construction of the building a system can be almost entirely wire free.

Tamper-proof design PASSPORT Amadeo uses the same enclosure and lockset as the existing Primera PASSPORT system. For service users, it works in the same simple, easy-to-understand way. Like other Primera products it is engineered to be tamper-proof and there are no parts inside the room that can be damaged or disabled by the service user. There are no open keyways than can be blocked with foreign bodies. It is robust: the main body is constructed from ABS (Acrylonitrile-Butadiene-Styrene) specially selected for impact resistance. When secured with anti-tamper Torx pin fixings, any possibility of unauthorised removal is minimised and any probability of it ever being used as a weapon against clinical staff reduced. An automatic deadlocking night-latch cuts down on

mechanical wear. Both sides of the door feature an anti-ligature turn handle which is simple to operate and dual coloured which can help the partially sighted. PASSPORT Amadeo can be used throughout a site. There is no need to have differing lock styles on different doors, and a uniform non-institutional look is easy to achieve. Despite the robust qualities of the PASSPORT system, its design is sympathetic, and finishes can be colour matched to décor schemes or even personalised using permanent hydrographic transfer. Back-of-house locksets that don’t need all the safety features usually required in the serviceuser environment can use conventional access-control fittings all integrated onto the same Amadeo software system.

Ticks every box PASSPORT Amadeo is flexible enough to work with any set of varied security and access requirements. It is designed to cope with challenging situations and to make the lives of those who live and work in a mental health environment simpler, safer and easier to manage. It uses great hardware and great software together to tick every box. It’s typical of Primera’s approach: a practical solution for our real, complicated world. To find out more about PASSPORT Amadeo call 01253 508643 or visit

on the cover


Special Feature

Options for serving hot beverages Here John Broad, barista training and development manager from the businessto-business division of British tea and coffee merchant Ringtons looks at the considerations Facilities Managers need to take into account when reviewing hot beverages facilities.


he first question which needs to be answered when looking at hot drinks provisions is the reason for the facility – primarily whether hot beverages are intended to boost income, or if they are to be a service to staff and others. If hot beverage facilities are specified as an income stream, a decision on which equipment to install needs to be tailored to the venue’s individual use and available space. Options include stand-alone vending machines with coin payment, freestanding self-service coffee towers next to a catering or retail outlet to take payment, or a service-only facility within a manned catering outlet. The latter could comprise of hot water boiler, vending equipment or a full blow espresso machine with barista-trained operator. There are also self-service tower stations with card payment options to consider. If drinks are to be available for free to staff and visitors the options for making and serving hot drinks are vast – ranging from more traditional kettles or water boilers in a staff kitchen to hot water flasks, self-service table top vending machines or even free standing towers / vending machines in staff areas. With so much choice on the market it’s sensible to seek assistance of an expert who could advise which option fits based on the use of the building, footfall, staff availability, space, existing catering and range of product to be sold. Where an unmanned vending machine or coffee tower is installed a FM needs to decide whether the facility is managed in-house or with the help of a contractor. A fully managed service – whereby a third party stocks, cleans, maintains and handles cash – is a more expensive solution, but it is also the easier option which could be particularly beneficial where resource is tight, a number of sites are under a FMs remit and space is limited. Alternatively internally managed equipment requires staff training (and staff presence in some instances), regular maintenance, stock management and ongoing replenishment. This option can result in a greater financial return, easier 20

special feature

troubleshooting and more control over which beverages are served which in-turn offers a venue greater flexibility. As one of the UK’s leading suppliers of tea, coffee, catering equipment, machinery and catering the greatest trend Ringtons Beverages has seen is greater demand for quality espresso bean and fresh tea on the go. Substantial developments in vending machine equipment means the days of weak coffee and poor quality tea from plastic cups are well and truly over. Consumers are increasingly savvy – they know what makes a good cup of tea or coffee and expect quality wherever they are. With this in mind, vending equipment today can include fresh beans or whole bean instant coffee, on-demand grinders, fresh milk, superior milk granules and great quality tea and infusions which mean hot beverages are increasingly being enjoyed on-the-go. Consumers are happy to pay a little more per cup for a better quality end result, which in time will more than make up for any initial output required to invest in equipment, ingredients and staff resource. With a take-away cup of tea or coffee costing as little at 15p to produce and average charge per cup tipping £1.50 there’s opportunity to be had by offering a great hot drink range. Even if tea and coffee is free there’s a lot to be said for providing staff and visitors with a better quality drink – not only can it boost morale but if on-site facilities are good, staff are less likely to leave the building which in-turn reduces down-time. It also reflects well on a company who can impress visitors with a great cup of tea or coffee.

Developing trends In addition to consumer tastes becoming more sophisticated, the hot beverage market has also diversified in recent years. While most Brits will opt for a traditional black tea (it makes up 80% of the whole tea market), figures show black tea is actually in slow

decline and has been for a number of years. While Ringtons’ sales figures are better than national findings, and English Breakfast, Earl Grey and Assam remain top sellers, the company is also seeing more green tea and fruit and herbal infusions taking a chunk of the market; a trend which echoes national sales. To keep ahead of industry trends we recommend menus not only cover black tea but also include fruit and herbals and green teas and a decaf option. When we look at coffee, again tradition dominates and black coffee is the biggest seller, but consumers now also expect to see a range of coffee options on the menu and as a minimum we recommend cappuccinos, lattes and filter coffee are available. Menus can be diversified by using syrups – an easy way to offer something new throughout the year at minimal cost and hassle. Although coffee and tea tastes are diversifying there is always going to be demand for traditional coffee and black tea, so operators must ensure this remains a pivotal part of their offerings and the best way to sell this is to offer quality fresh tea and coffee. Although tea and coffee may seem like a small pointer, once equipment or services are installed, tea and coffee can be a great income generator and it can boost the overall experience of staff, a customer or visitors so it’s wise to invest carefully and provide a good standard of beverage options. For more information on Ringtons Beverages go to or call 0800 0461 444. Building & Facilities Management – April 2016

@Facilities_Show #FACSHOW

Connecting and inspring excellence in facilities management. With a seventeen year heritage at the heart of the facilities industry, Facilities Show brings you trusted expertise and innovation across all sectors of FM. 3 Gain CPD points in any of the 60+ hours of free educational content on offer over the 3 days, and learn lessons for success from Colonel Tim Collins OBE, Kate Adie OBE and James Cracknell OBE. 3 Exclusive: Meet suppliers you won’t find at any other FM event when you join us in June, as they showcase their newest products and solutions. 3 Networking: Grow your professional community this June, when you join 11,000 of your FM peers in a variety of formal and informal meeting areas, giving you the opportunity to further advance your career.


Organised by

Part of


Outdoor portfolio with high overvoltage protection


ED street lights and outdoor lights can be professionally dimmed with voltage-resistant TALEXXdrivers in the Premium OTD series from Tridonic. These drivers for luminaire installation offer impressive surge/burst resistance of 10 kV and are extremely durable with a life of 100,000 hours. Tridonic has extended its outdoor portfolio with the addition of the TALEXXdriver Premium OTD series for professional dimmable LED lighting solutions in luminaires of protection classes I and II. The drivers are housed in a fully encapsulated enclosure and are particularly suitable for use in harsh ambient conditions outdoors, providing reliable, flexible and cost-effective lighting with a high level of efficiency. There are five different versions with different outputs and variable output currents. All the versions are equipped with one4all (DALI DT6, DSI, corridorFUNCTION) and ready2mains™/ U6Me2 (chronoSTEP 2) interfaces. The drivers therefore have the flexibility to meet different lighting requirements. Luminaires can be easily configured via the power cable with the aid of the ready2mains programmer so there is no need for an additional communications interface. During production the ready2mains enables output currents to


be set and tested, and dimming commands to be defined. Integration in automated test processes is also possible. Outdoors, ready2mains can be used to program individual LED street lights, or entire street runs can be programmed from the switching cabinet via the U6Me2 communication protocol with a high degree of flexibility. The chronoSTEP 2 function, which is also known as virtual midnight, offers additional energy savings. It takes into account reduced traffic on the streets at certain times during the night and enables the lighting to be programmed in eight individual dimming levels and times. In accordance with their intended use outdoors, the drivers operate reliably in an extended temperature range from -40 to +70°C. Standby mode is particularly economical with a power draw of less than 0.16 W.

About Tridonic As a leading international supplier of intelligent and efficient lighting solutions, Tridonic supports its customers and business partners on their journey to



Adjustable output current

LCA 30W 250–700 mA one4all C PRE OTD

30 W

250 – 700 mA

LCA 60 W 350-1050 mA one4all C PRE OTD

60 W

350 – 1050 mA

LCA 75 W 250-750 mA one4all C PRE OTD

75 W

250 – 750 mA

LCA 120 W 350-1050 mA one4all C PRE OTD

120 W

350 – 1050 mA

LCA 160 W 350-1050 mA one4all C PRE OTD

160 W

350 – 1050 mA


greater success with intelligent, impressive and sustainable lighting. Our components and lighting systems offer the highest quality, absolute reliability and considerable energy savings, giving our customers a distinct competitive advantage. Tridonic constantly brings innovations and state-of-the-art lighting systems to market. More than 95 percent of our R&D projects are devoted to the development of new LED systems and technologies for networked light. Thanks to our expertise and knowhow in vertical lighting applications (in retail outlets, offices, educational establishments, outdoor installations and industry, for example), leading luminaire manufacturers, architects, electrical planners, lighting designers, electrical contractors and wholesalers place their trust in Tridonic for their indoor and outdoor lighting. Tridonic is part of the Zumtobel Group and has its headquarters in Dornbirn, Austria. In the 2014/15 fiscal year, Tridonic achieved sales of 393.8 million euros. 1,750 highly qualified employees and sales partners in 51 countries throughout the world are committed to the development and introduction of new, intelligent and networked lighting systems. With over 40 million light points installed per year, Tridonic is ideally placed to position lighting as a key element and important infrastructure for networking more than just light (the internet of things). Building & Facilities Management – April 2016


Eaton Creates Unique Lighting Scheme for London’s New Ludgate Development


ower management company Eaton was selected by the UK’s largest commercial property company to create a unique lighting solution for a landmark office development in the City of London. Land Securities chose Eaton to supply its two New Ludgate buildings on the strength of its ability to design and manufacture a bespoke lighting solution that precisely met the client’s specifications. The Priam LED was developed exclusively for this project by Eaton at its UK manufacturing facility. It provides Land Securities with a lighting solution that blends seamlessly into the contemporary interior of the two buildings as well as meeting the rigorous technical requirements relating to output, glare, efficiency and luminosity. The prestigious development, which was formally completed and opened this year, comprises two buildings. One New Ludgate and Two New Ludgate jointly offer 349,512sq ft of prime office space and 26,713sq ft of retail and restaurant space. Eaton’s challenge was to create

a linear LED solution that could be incorporated uniformly into ceiling tiles throughout the office areas to provide a consistently high quality of light. In response, Eaton designed the Priam LED family of fittings, based on an innovative ‘cassettestyle’ concept that would enable simple installation options in harmony with the sweeping curves that characterised the layout of the buildings. By integrating the luminaires into the ceiling tiles, they become almost unnoticeable when switched off. Incorporating the latest LED technology and micro-polymer materials, the Priam LED offers even distribution of light while eliminating the need for traditional louvred fittings that could detract from the sleek appearance of the interior. Energy efficiency was another key requirement of the brief and the Priam LED was designed to deliver more than 100 luminaire lumens per circuit watt, which is around 30 per cent better than a

typical fluorescent alternative. Thanks to a strong partnership between Land Securities and Eaton, there was close collaboration at every stage and trials were conducted at a similar property elsewhere in London to ensure a successful outcome. By the end of the 18-month project, more than 5,000 Priam LED luminaires had been installed in the two buildings, as well as the provision for additional lighting in ancillary areas including corridors and toilets. Tel: +44 (0)1302 303200 Email:

Venture upgrades high bays to create premium industrial luminaire


enture Lighting Europe has created yet another highly efficient, energy saving solution for industrial lighting schemes with its new and advanced VLED Highbay Pro. The luminaire is an upgrade of the company’s established VLED IDT Highbays which have been used for numerous applications across the UK. As the range’s premium product, the VLED Highbay Pro is similar to the original high bays in terms of application, however is more advanced in performance and output, whilst offering a choice of reflectors and beam angles. Like all of Venture’s VLED luminaires, the Highbay Pro offers a more sustainable and energy saving alternative to fluorescent or HID lamps, which are associated with high running costs and regular maintenance requirements. The superior performance and low energy output of the VLED Highbay Pros will significantly reduce these costs and requirements to provide a fast return on investment. Available in 100W, 150W or 200W,

Building & Facilities Management – April 2016

the VLED Highbay Pro offers a solution for all application requirements and allows companies to use various outputs across the scheme to save energy where possible. The luminaire also offers an excellent efficacy of 100 lumens per circuit watt with an overall package of up to 20,000 lumens to offer optimal light levels across the application. Having such high levels of light can significantly improve the safety of the environment which is particularly crucial in sites that use storage and machinery. The VLED Highbay can be mounted at heights up to 12 metres with a standard beam angle of 120 degrees for a wide light distribution to cover large areas of factory or warehouse floors, which reduces the number of luminaires needed across the application. Aluminium or borosilicate glass reflectors can also be added to narrow the beam angle to 60, 70 or 90 degrees for a more targeted distribution in aisles or corridors. These reflectors do not affect the quality of light transmitted and are able to withstand the high heat that is generated by the LEDs.

Like Venture’s original VLED Highbays, the Highbay Pro utilises the company’s innovative Integrated Driver Technology (IDT) which incorporates the LED driver into the body of the luminaire. This advanced technology removes the need for a separate driver which will allow the luminaire to achieve its expected 50,000 hour life. This ensures that a lighting scheme does not lose any light from failed products which could compromise the safety of the environment. The luminaire also adopts the original VLED Highbays’ incorporated smart heat-sink unit to maximise the dissipation of the heat from the LEDs. This built-up heat is known to damage the performance of the luminaire and reduce its life expectancy. Having this highly efficient thermal management system also ensures the 50,000 hour life is achievable. The luminaire carries a five year guarantee. lighting




Lighting as a Managed Service Makes Good Business Sense

Lighting expertise is our back bone. Aura Light was founded as Luma in Stockholm, Sweden back in 1930. Aura Light is a lighting company that designs and supplies sustainable lighting solutions to professional customers, enabling them to reduce cost, energy consumption and environmental impact. Aura Light entered the UK market in 2002 with the local headquarters in Telford. Aura Light subsidiaries and distributors sell lighting solutions all over the world and customers are primarily found in industry, retail and public sector. Users of Aura Light lighting solutions include: • Virgin Trains

Coca Cola

• Pfizer


• Cadbury’s


• Nestlé


Popular lighting solutions include:


(sealed IP66 luminaire with gasketless sealing and integrated clips)


(LED panel with 110 lm/W)


(Efficient high bay luminaire with sensor)

Aura Light UK, Waterloo House, Waterloo Road, Ketley Business Park, Ketley, Telford, Shropshire, TF1 5JD Phone +44 (0) 1952 250800,,



Building & Facilities Management – April 2016



Lighting expertise We know all about lighting and the challenges you face. That is because lighting is the mainstay of our business â&#x20AC;&#x201C; and has been for decades. Upgrading to sustainable energy-efficient lighting is easy, just give us a call. We conduct a survey of your existing lighting installation including the energy consumption. This is then followed with the provision of a new lighting plan with a full rental calculation, together with energy saving and CO2 saving documentation. Rent your lighting installation Lighting is an important utility for any business, similar to how we rely on gas; electricity and water. Lighting as a Managed Service makes it easy for you to get the right lighting for

Lighting Installation

Full Maintenance Cover

The Aura Light Managed Service Plan Ongoing Lighting Consultation

Lighting Design

your business, with no financial outlay. This means that there is no need to raise debt or CAPEX for your lighting project as it sits off balance sheet. Our unique Managed Service Plan provides you with full maintenance cover throughout the term of the plan, giving you total peace of mind. You simply sit back and enjoy the benefits of great lighting; reduction in your energy bills and tax advantages, all with no maintenance costs. All together strong business reasons why you should work with Aura Light!


Aura Light UK, Waterloo House, Waterloo Road, Ketley Business Park, Ketley, Telford, Shropshire, TF1 5JD Phone +44 (0) 1952 250800,,

Building & Facilities Management â&#x20AC;&#x201C; April 2016



Edie Live Preview

Sustainability simplified – cutting the complexity


he sustainability management role is a complex one and individual needs and priorities are different depending on organisation type, business focus and sometimes even the day of the week. So, to cut through the complexity, we are bringing the edie experience to life. Covering best practice, behaviour change and engagement, leadership, sustainability skills, targets and reporting, innovation and technology (both established and emerging) and a raft of support and advice services and experts, edie Live brings together a free, two-day programme of content, learning, insight, networking and support, specifically tailored to you and your needs. Our dedicated content theatres will cut through the complexity and provide you with the business critical understanding you need to formulate and implement effective strategies, engage with different stakeholders to drive real behaviour change and create real brand value through sustainability. Showcasing real life business case studies and sharing learning, understanding and different approaches to driving sustainability, the theatres examine everything from smashing your targets and driving activities beyond compliance; engaging with employees to drive real behaviour change, to speaking the right language to influence key stakeholders.  The Energy Efficiency theatre examines the most successful strategies and initiatives in driving down energy consumption and costs. From getting boardroom buyin to communicating success; onsite generation vs efficiency vs procurement to maximising results using data analysis, this two-day programme has energy management covered. The Resource Efficiency theatre examines effective management across water, waste, materials and the supply chain, including disruptive partnerships and collaboration, new business approaches and how to get the consumer on board. Learn about onsite installations in the Onsite Solutions theatre. From demand response to micro generation, water management to greening your fleet, we’ve got it covered. Designed for sustainable business leaders of today and tomorrow, the edie Leaders Conference takes a strategic 26

exhibition preview

look at sustainability. The programme includes dedicated content packages around policy, regulation and drivers; the economics and profitability of sustainability, the bigger picture and ensuring the right skills mix for success, including leadership and positive change and embedding sustainability thinking throughout all levels of the business.

PLUS: For the first time at edie Live, we’re introducing free Advice Clinics where experts will provide visitors with a 20-minute, one-to-one consultation on the subject they want help with. Find the answers to your questions about ISO 140001, sustainability training, energy management, education, supply chain management and more. Stay ahead of the sustainability curve with the newest and most exciting entrants in the sustainability space in the Innovation Zone. Chosen by a panel of expert judges, the selected technology and solutions on display will be showcased in a special area of the show. Don’t miss the winner being announced at the end of the first day of the show! And of course, help in navigating the technology maze. We bring together the leading technology and service providers in sustainability management in one place. Meet the suppliers who can ensure you deliver on your targets and objectives. Exhibitors include; Building energy

management systems, Energy efficiency products/services, HVAC, Lighting, Metering/monitoring, Consultancy services, Demand response, Carbon Management, Reuse networks/waste exchange, Supply chain management, Waste management, Standards and accreditation, Rainwater harvesting, SUDS/stormwater management, Data collection/management, Electric vehicles, Anaerobic digestion/ biogas, Refuse derived fuels/biomass fuels, Biomass boilers, Solar PV, Wind power and much more. Find out what else is on offer and get your free two-day pass here: http:// Building & Facilities Management – April 2016

Not all exhibitions are equal. Be part of the UKâ&#x20AC;&#x2122;s leading energy, sustainability and resource efficiency event for business end-users.

Connections. Contacts. New Business.

Exhibition/Conference Seminars/Topic Trails Innovation Zone


Supported by

Edie Live Preview

Tinytag Data Loggers: Accurate Building Monitoring


nvironmental monitoring may well constitute a key part of effective facilities management. Tinytag data loggers provide a cost-effective solution, monitoring power consumption, temperature, relative humidity, carbon dioxide, voltage, current and count.

Reliable and discreet, Tinytags help identify and evaluate energy saving initiatives, help validate building systems performance, and help ensure the comfort of occupants. Standalone Tinytags record data which is downloaded to a PC for analysis. For

sites with multiple monitoring points, the Tinytag Radio System is an ideal solution: data is gathered automatically using wireless communications and sent via a receiver for direct viewing on a PC, across a LAN, or remotely across the internet. Recorded data is presented clearly as graphs and tables in the versatile and easy to use Tinytag Explorer Software. Typical monitoring applications include: • Performance of HVAC systems • Efficiency of building materials e.g. insulation • Efficiency of equipment, e.g. boilers and refrigerators • Before and after performance of replacement lighting systems See the full Tinytag range at edie Live at the NEC from 17-18 May, Stand K40. Gemini Data Loggers (UK) Ltd. Scientific House, Terminus Road, Chichester, West Sussex, PO19 8UJ Tel: +44 (0)1243 813000 Email:

Aiming High: Striving for excellence in energy management


n 2015, UK coffee retailer Costa drew widespread acclaim for their innovative ‘Eco-Pod’ project; a technologically advanced, zero-energy coffee shop built in conjunction with retail property manager Hammerson. Oliver Rosevear, Energy & Environment Manager at Costa, and a key speaker at the upcoming edie Live exhibition, discusses their pioneering approach to energy management and explore the benefits of collaborating on energy solutions. “Since 2009 Costa have had clear goals around reducing our energy usage,” Rosevear explained. “We’ve worked really hard to make sure the equipment we use in our stores is as efficient as possible and we’ve achieved around a 38% reduction in consumption during that period. However, there’s always been one element of our stores that we’ve never been able to address, and that’s the building shell itself.” “Traditionally, there is not a lot of thought that goes into new retail buildings. The landlord is concerned with


exhibition preview

cost and the retailer is primarily looking at location,” Rosevear remarked. “Since the building shell has a huge impact on energy usage we asked ourselves ‘What can we do to influence its design?’” “With Eco-Pod we recognised we could offer the landlord a little bit more rent to construct a more efficient building. That’s what the project was fundamentally about: Working in partnership with our landlord to get a building that surpassed current energy management practices.” Collaboration offers significant rewards for both parties, Rosevear explained. “For Hammerson, the increased rent covers their investment costs and will ultimately lead to higher returns. For us, the energy savings generated will result in a significant return on investment over the course of the lease.” “There are other benefits for us as well. We’ve had a lot of good feedback from our customers about the experience they have in the Eco-Pod store. The space is fresh and airy and it maintains

a constant temperature more easily. It’s a really comfortable building in which to stop and have a coffee.” The store also helps to convey Costa’s corporate values to customers, says Rosevear. “Despite being the only UK coffee retailer use 100% rainforest alliance certified coffee, it can often be hard to convey our sustainability story. Eco-pod helps us to do that.” So what’s next for Costa? “Eco-pod has its first birthday in April, so will be conducting a review to help us really capitalise on the value of the project,” says Rosevear. “We already have three similar projects in the pipeline and we’ll be applying all of the lessons learnt to new stores as we build them. We also have a rolling refurbishment programme for our existing stores. Eco-pod provides a great opportunity to grow the efficiency of those too.” To find out more about Eco-Pod, join Oliver Rosevear at edie Live at the NEC Birmingham on the 17-18 May 2016.

Building & Facilities Management – April 2016


Reducing your carbon footprint in the FM sector

FM companies are introducing new initiatives to help manage client premises more sustainably, explains George Parish, HSEQ Director, at Grosvenor Services


ike many industries, the FM sector is striving to make more efficient use of resources and reduce waste. There are a growing number of initiatives that are being adopted by FM service providers to reduce their carbon footprint, while at the same time helping client organisations to cut costs, and build their reputations for corporate responsibility.

Setting the standard International standards can be used as a framework to reduce environmental impact and to support the sustainability goals of FM clients. For example, the international energy management standard, ISO 50001, supports energy management practices that help organisations reduce energy consumption, cut costs and meet environmental requirements. The standard is a natural addition to ISO 14001, linked to reducing resource usage, waste and costs. Holding these type of certifications gives organisations the confidence that they have chosen a service provider which has achieved third party verification and the assurance that it has proven sustainability credentials.

Evaluate impacts Naturally clients will have their own environmental targets and the facilities service provider should work with them to support their goals. A good starting point for any business is to identify the greatest impacts that it has on the environment such as vehicle emissions and electricity and gas usage. Through initiating activities like an energy audit, you can then look at practical ways to reduce the amount used and set out an action plan to improve your carbon footprint. Conducting regular asset studies and assessing the cost and payback period of malfunctioning or poorly functioning equipment, will help you clearly see the upfront replacement cost and the projected savings which can result.

Acting as the eyes and ears Another option is to get your FM partner acting as the ‘first line of defence’ in terms Building & Facilities Management – April 2016

of reporting minor maintenance issues that may become major – if left unattended to. Having an onsite professional remedy the problem can help organisations avoid having to call out for expensive maintenance or even replacement solutions, with its attendant cost and travel-related impact on the environment. Similarly, if they are up to speed on your environmental policies and procedures, they can notify you of any energy wastage or actually take action themselves. This can be anything from putting unattended screens into sleep mode or turning off heating or air conditioning.

Fully equipped FM service providers will often provide their own systems and equipment, which are typically more effective – and less costly to run – than equipment that might have come with the building, helping to reduce energy and maintenance costs. Outsourcing to a facilities management company also means that expensive items of equipment need not be sourced for every site, but can be called on as and when required. This means that companies can avoid the prospect of having expensive equipment lie idle for long periods of time – with its consequent financial cost and the need to replicate that equipment for each individual site. A reputable FM service partner will use products and equipment on a day-to-day basis that can contribute greatly to minimising an organisation’s carbon footprint, for example, using environmentally friendly cleaning products and microfibre cleaning cloths and mops. Products that are in powder form instead of liquid form can significantly reduce transport and delivery costs. As water is

added to the super-concentrates at the point of use, the amount of product to be shipped and handled is greatly reduced. The environmental benefits are considerable, in terms of reduced packaging, carbon emissions and road miles. Using fleets with low CO2 and fuel efficient cars and vans is another way that FM service providers can improve their environmental footprint.

Smart use of technology Finally, advances in technology provide new ways to reduce your carbon footprint. Many companies are already starting to use dedicated systems to monitor and better manage their energy usage. Remote monitoring is another trend contributing to sustainable practices, resulting in a greater shift towards planned maintenance – and away from much more expensive emergency maintenance. Greater availability of data is enabling companies to develop systems of predictive maintenance that are super-smart and super-efficient. What’s more, smart use of data generated by surveillance and other systems can be used to manage other facility services, like cleaning provision, more effectively; if a room isn’t used as much as others, it may not require the same regularity or intensity of cleaning.

So what’s stopping you? There are not many procedures that are the same today as they were decades ago. Advancements in machinery, products and technologies mean that more environmentally friendly methods can be used in every business sector, whilst maintaining the highest standards of facilities management. sustainability


Building & Refurbishment

How a two-site school was transformed


reenwich has one of the fastest-growing school-age populations in the UK. This project was required to help address the increasing pressure on education provision in the area. The John Roan School is a secondary school, which dates back to 1677. It occupies two sites adjacent to Greenwich Park – the lower school was located at Westcombe Park and the original school which was built in 1928 and is a neo-classical Grade II listed building, is at Maze Hill. State-of-the-art teaching facilities and flexible, transformational and inspiring learning environments were required to take the school into the next century and expand places to 1,400 pupils including 350 for sixth form students.

A Three-phase Solution Evolution5 was appointed to provide project management and cost management services to redevelop the John Roan School sites through Greenwich Council’s strategic partnership arrangement with Babcock International. The scheme was a complex, two-year new build, refurbishment and extension programme. It has created spacious, welllit buildings that offer high quality facilities for both vocational and academic learning.

Remodelling and Extension The listed building at Maze Hill was extensively and sensitively remodelled and extended to improve the classrooms and circulation areas, and to create new social, dining and learning spaces in one of the internal courtyards covered with an ETFE ‘floating pillow’ roof. A dedicated sixth form centre and ICT facilities have also been added.

Demolition and Redevelopment The building at Westcombe Park was completely demolished and replaced with a new purpose-built, three-storey 7,845m2 school for years 9, 10 and 11. Decant sports accommodation was also provided during the build programme. The finished campus now accommodates general 30

building & refurbishment

classrooms, design and technology laboratories, and an entrance atrium with stepped seating to create a performance space linked to the main curriculum and sports wings. There are multi-purpose and open-plan spaces for use as an open learning resource centre and break-out study areas; a winter garden, and drama and activities studios. A sports and amenity building doubles as a valuable community facility.

Refurbishment for Interim Decant and Primary Use An unused school building at Royal Hill was refurbished to provide an interim decant facility for John Roan year 10 and 11 students. On completion of the new school at Westcombe Park, the Royal Hill scheme was upgraded and converted for occupation by James Wolfe Primary School.

A Highly Complex and Challenging Project The redevelopment of The John Roan School was highly complex and involved many challenges: Children could not be displaced and teaching had to remain uninterrupted throughout, despite working in a live school environment during each phase. This involved moving year groups around and noise levels were carefully managed. During exam periods, construction activity levels were halted and then accelerated to maintain programme. This was a multi-stakeholder project which required continuous liaison and dialogue between different parties. Managing the design and installation of a lightweight, transparent ETFE roof at Maze Hill connected to the listed building on three sides involved multiple agreements, a high degree of consultation with different interested parties and a visit to another application of this structure to inform the project management of the process. All finishes had to be signed off by the school before design close. To achieve this samples of furniture, wall colours, fixtures and fittings were obtained

Image © Hufton+Crow

In this article, Jamie Barrett, Managing Director of construction consultancy Evolution5, looks at how a historic school in London was transformed to help address the increasing pressure on education provision in the Royal Borough of Greenwich and considers some of the lessons learned from its project management.

and ‘mock’ classroom areas created to attain feedback and a high degree of engagement with teaching staff. School technology was constantly evolving, with initial designs incorporating projectors, which moved to interactive white boards and finally touch screens. The construction budget was constrained and various funding streams had to be managed.

Lessons Learned Consistent and regular communications are essential on a project of this scale and with so many stakeholders and in the context of having to manage constantly changing requirements from the school. Site walks throughout the construction process were very useful to inform everyone what was taking place and when. Evolution5 conducted monthly meetings with school governors and took senior management around the new buildings when it was safe to do so. These initiatives worked very well. The sample classrooms were invaluable in helping to obtain informed and constructive feedback on design detailing from teaching staff, whilst effectively managing the school’s expectations.

The Client’s Perspective Andrew Carr, Contracts Manager, Royal Borough of Greenwich Council, said, “We were kept up-to-date at every stage and the project management of this highly complex school redevelopment was excellent. The approach to communication was really helpful and we could pinpoint the project’s progress precisely, at any point. The consultancy team was fast to respond to any challenges and engaged with us at every level. They were extremely thorough, identifying any issues and the most appropriate solution. They did a great job on this challenging scheme and we can’t think of any areas they could improve on.” Building & Facilities Management – April 2016

Building & Refurbishment

Foremans awarded £1.6M contract to use recycled building modules to expand top performing secondary school Foremans Relocatable Building Systems, a member of the Portakabin Group and the UK’s largest supplier of refurbished Portakabin buildings, has been awarded a £1.6 million contract to build a purpose-designed sixth form centre at Higham Lane School in Nuneaton.


igham Lane is the joint highest-performing statefunded secondary school in Warwickshire, and has performed within the top 100 of all secondary schools in England. The new building, which is now under construction by Foremans, will allow the school to provide a high quality, direct, post-16 progression route for its students for the first time, maintaining standards and outcomes far above national levels. The sixth form centre will be built by Foremans using 52 recycled and refurbished steel-framed modules. The two-storey building will be delivered in less than six months from receipt of order to be open in time for the school’s first intake of sixth form Building & Facilities Management – April 2016

students in September this year. Cranage of the refurbished modular structure is being timed for the school holidays to minimise any disruption to teaching. This is Foremans’ 11th school project with education construction consultants Surveyors to Education who are designers and contract administrators for the scheme. The building will feature large amounts of glazing for a high level of natural light, with brick cladding to complement neighbouring facilities, and areas of bright red rainscreen cladding to reflect the school’s colours. Commenting on the project, Ben Elliott, Director of Corporate Services at Higham Lane School said, “There is a shortage of quality sixth form provision in our area and feedback from students has indicated a strong preference to stay on and study for A-levels at Higham Lane School.” “The Foremans pre-owned approach offers us significant benefits – it is very cost effective and the building will look brand new once it is completed. It is giving us more certainty to have the new sixth form up and running by September because the majority of fitting out takes place off site. Knowing that Foremans is a member of the Portakabin Group gave us even greater peace of mind along with their excellent relationship with Surveyors to Education.” Martin Hier, Director at Surveyors to Education said, “The school wants

this to be a statement building which will also blend in well with existing facilities. It is designed to meet the specific requirements of sixth form learning, which includes teaching spaces to accommodate smaller groups.” “We have a strong and long-standing relationship with the Foremans team and enjoy pushing the boundaries on each new education scheme we collaborate on. We take a standard building solution and enhance it to meet the school’s requirements – whether that is for aesthetics or as here, specific classroom sizes.” “We would definitely recommend recycled modular buildings to other schools and colleges. The approach is very sustainable because we are re-using an existing building structure – which is still in perfect condition, and at the same time we can reduce lead times and carbon emissions. Foremans modular buildings are also really flexible so layouts can be reconfigured to meet changing local needs.” The Higham Lane sixth form centre will accommodate up to 300 16-19 year-old students and will have 17 seminar rooms, an art room, two science laboratories, and common room with café area. For further information about refurbished Portakabin buildings, visit, email, or call 01964 544344. building & refurbishment


Building & Refurbishment

Protecting your building from damp following the UK’s stormy weather Berwyn Evans, UK Product Manager of Rentokil Property Care


hile this winter might be unseasonably warm, it certainly hasn’t been dry. As the north of England cleans up from the devastating storms Desmond and Eva, Building and Facilities Managers should be thinking about damp and taking precautions to prevent a problem further down the line. The old adage ‘failing to prepare is preparing for failure’ certainly rings true when it comes to damp. By the time a damp problem becomes visible, the damage can be well and truly done – impacting not only your property, but also potentially on the health of the occupants within. In this article, we’ll explore the precautions you can take to prevent a damp problem in your building, the tell-tale signs to help you identify it as early as possible, and what to do if a problem arises.

What is damp and how does it occur? Simply put, damp is unwanted moisture in the structure of your building. It can undermine the structural integrity of your property and inflict serious damage to its interior, causing cracked plaster, peeling wallpaper and rotting skirting boards or structural timbers. Some forms of damp have an immediate effect, for example it is a common by-product of flooding. Other forms of damp develop over years, either through external or internal forces. These are the three most common forms of damp: 1. Rising damp – This occurs if a property does not have a physical damp course, or if this breaks down. Raised flowerbeds or paving against walls can also bridge the damp course. If damp patches on walls appear on wet days and disappear on dry days, this can indicate the presence of hygroscopic salts, often as a consequence of rising damp. These salts pull in excess moisture from the air and make the wall surface damp, but when the air dries, so does the wall. Damp can also arise as a result of damage caused by 32

building & refurbishment

blocked drains, or surface runoff hitting a wall during heavy storms, like those that much of Britain experienced over the Christmas and New Year period. 2. Penetrating damp – This may take some time to become apparent. If your property is exposed to the prevailing wind (usually southwesterly), this can drive rain into the masonry, which can then pass through solid walls into the plaster. This form of damp may also cause efflorescence (salting) on the masonry. Property defects such as cracked render, gaps around windows, defective ‘rainwater goods’ (guttering, downpipes etc.) leaking roofs and plants growing on the building can all cause moisture to enter a property. Penetrating damp can also occur when groundwater passes through basement or earth retaining walls. 3. Condensation – This is the consequence of the production of moisture within a building, which is most commonly seen between October and April, when ventilation is reduced as windows are closed, and there is a big difference in temperature between the interior and exterior of the building. Air only holds a certain amount of water before it precipitates on cold surfaces as condensation, causing damp patches on walls and around windows. This in turn can lead to a build-up of mould.

What are the risks? Property damage is a significant risk. Damp will most frequently manifest as a wet patch in the roof, floors or walls, but could also signal underlying structural issues. The cost of repairing a damp problem is entirely dependent on the extent of damage to the property and the type of damp. This can range between from a few hundred pounds, to tens of thousands depending on the problem. It’s therefore critical that building managers remain alert to the signs of

damp and take the necessary precautions to prevent it entering a property. Damp can also lead to mould growth, which may create health risks for your building’s occupants. The moist, stale air, mould spores and increase in dust mite populations, can adversely affect the health of the occupants. While some people are more sensitive to moulds caused by damp than others, the risks should not be ignored by buildings and facilities managers, particularly if asthmatics are present.

Top tips to help prevent damp problems: Buildings in the UK should have a damp proof course that acts as a barrier to stop water being drawn upwards within the walls of the property. While this has been a legal requirement in all properties built after 1875, this alone does not make all buildings immune to damp problems. Here are some relatively simple tips to help prevent damp: • Ensure that external ground levels are a minimum 150mm below the current damp proof course. If they are not, this can result in ‘bridging’, whereby water enters brickwork or mortar above the damp course via splash-back in particular • Ensure there are sufficient air bricks to provide ventilation to the timber sub-floor, that they are uncovered and located approximately every 1.8 metres • Ensure that any brick walls that do not have a damp course do not touch the main building, as this can result in ‘bridging’ • Check for signs of dampness on walls and skirting boards. Rising damp on walls rarely exceeds one metre above ground level, but may go higher in extreme cases • Perform regular checks of rainwater goods such as drains and downpipes to ensure there are no blockages or leaks, and fix any faults immediately. A small drip can over time create a much more serious issue Building & Facilities Management – April 2016

Building & Refurbishment • Inspect flashing on the building’s roof and around windows to ensure it prevents water from entering the building • Seal any cracks and crevices around the building

What should I be on the lookout for? Catching a potential issue early can save you a lot of heartache and money! Here are a few tell-tale signs of damp: • A musty smell in the building • Formation of mould or mildew on walls • Staining of wall coverings, peeling wallpaper & blistering paint • Discolouration on walls or fragmenting plaster • Nails or screws showing signs of rust on skirting boards or within plaster work • The appearance of salt stains on exterior walls and crumbly mortar

What do I do if my building shows these signs of damp? You should approach each individual source of damp separately and take the appropriate steps to cure it. Different sources of damp require different solutions, so it is advisable to treat them as individual incidents, instead of trying to implement a singular, universal solution. When the source of the damp cannot be easily identified, or if you believe you may have a damp problem, do not hesitate to contact a damp specialist such as Rentokil Property Care, who can deal with the issue as quickly and effectively as possible. Damp specialists are also likely to be able to spot damp in areas that you yourself may not have identified. Rentokil Property Care has created a specialised Damp Rod treatment, which comes with a 30-year guarantee which can be passed on to the new owners, when a property changes hands.

Final Thoughts – prevention is better than a cure With the increased rainfall experienced in Britain over the last few years compounding our typically moist climate, damp is becoming an increasing issue for building and facilities managers. Prevention is most definitely better than cure, so be diligent in checking your property and follow the tips provided. If you’re unsure, contact a trained professional. Any delayed action can result in further structural damage to your property, as well as increasing the cost of any repair work that may need to be undertaken. Building & Facilities Management – April 2016

Area Sq to design and fit-out Fuze HQ function for UK operation Following a three-way pitch, Fuze, a fastgrowing provider of cloud-based business communications, has selected Area Sq to design and fit out its new UK headquarters.


he new office project signals a move by Fuze to build on its rapid growth by expanding its UK and European operation. The UK office will be a blueprint for all future Fuze workspaces, including its five offices across Europe and US operation in Boston and will reflect the company ethos of supporting new, innovative ways of working. Area Sq, the commercial interior design and fit-out specialists, will transform the 7,500 sq ft floor plate into an agile-working space that will house up to 70 people. The new Reading HQ will house a full UK business operation, acting as a base for developers, sales and pre-sales teams, technical consultants and research and development staff, among others. The young and forward-thinking business tasked Area Sq with creating a space that aligns closely with the Fuze technology offering – a workspace that enables smarter, better, more simple ways of communicating and collaborating, and caters to all the needs of Fuze’s eclectic mix of employees. The collaborative workspace will feature an array of areas, carefully designed to assist the diverse spectrum of work-based activities. Divided into desk-based, desk-sharing, and collaborative non-desk working environments, the office will also boast an impressive boardroom and an open breakout area. The workspace will encourage teams to unite, converse, share ideas and embark on exciting new projects in a comfortable, productive and creative environment. Tasked with the challenge of making the most out of the real estate and maximising the effectiveness of the square footage, Area Sq will also have to ensure that the space reflects the

brand’s identity and culture. Colours from the company logo will be carefully integrated into the design in order to mirror the brand image. The fresh open space resembles a New York loft-style premises; therefore the materials chosen will complement the building’s exposed surfaces, as well as visually communicate the ‘look’ and ‘feel’ of the brand. Sharon Francis, Head of Office Experience at Fuze, said: “The way people want to work is changing and the traditional office is no longer relevant to today’s workforce. Office experiences need to be created that are built around the employees, creating flexible work spaces that build teams, spark conversations and create the best ideas. “Area Sq clearly demonstrated a deep-seated understanding about Fuze and our own vision for the new office concept. The presentation they delivered matched and reiterated our key objectives and, what’s more, it was clear the team had really got under the skin of the brand. Fuze is a young company and, ultimately, the quality of design in their impressive portfolio reassured us that Area Sq would create a work environment that caters for a younger, more tech-savvy generation. We’re confident that their passion, experience and expertise in transforming offices into places where people actually want to be will help us create an environment that will best support our people.” “We are delighted to be trusted with such an exciting project,” said Gary Chandler, MD of Area Sq Regions. “Fuze recognise that a communication shift is occurring in the business landscape. Similarly, Area Sq have identified a reform in the way employees converse and interact in the workplace. As such, we possess a shared mind-set about the nature of communication, and the way technology and space impacts our working relationships - and this insight will inform the design of the space.” building & refurbishment


Energy Management

All-Energy 2016 – All ready for you!


ll-Energy 2016, the UK’s largest renewable energy exhibition and conference (SECC, Glasgow – 4 and 5 May 2016) has a host of features of interest to readers of BFM, for in the conference alone there are sessions devoted to energy efficiency; sustainable and smart cities; heat; bioenergy; energy from waste; energy storage; solar power; geothermal power, hydrogen and fuel cells; and sustainable transport. The conference also addresses such issues as the grid (including smart grid); on- and offshore wind; wave and tidal, hydropower (could that river on your land, or that old water-mill provide you with power?) specifically for the renewables industry. The conference sessions, involving 450+ speakers, are reflected in the exhibition hall where up to 400 exhibiting companies will be showcasing solutions in the form of products and services relevant across the wide range of all forms of renewable generation (including ‘building friendly’ sources like solar and ground and air source heat pumps); plus energy efficiency; heat (with its own 30-exhibitor zone); energy storage (again, with a special zone); low carbon transport and its infrastructure; and the needs of sustainable cities. Each year organiser Reed Exhibitions produces a veritable one-stop shop, bringing together all elements of the industry in the exhibition, in the multistream conference, in those quick-fire seminar theatres, in the dedicated Power Club Lounge (for developers and similar stakeholders), in the 1-21- share fare area, and at the popular Giant Networking Evening. Entrance to it all is free to those with relevant business/professional interests. One of the most eye-catching of 34

energy management

exhibits will surely be what is believed to be the largest UK 65C air source heat pump, measuring over 8m long, and being exhibited by Star Renewable Energy, Parsons Brinckerhoff and Scottish Gas. It is destined to stop visitors in their tracks! There are 15 sector specific trails to guide visitors to exhibitors of particular interest. Routes can be determined beforehand via the All-Energy website, or using the event’s App; and with special route maps at the show. Free online registration and full information at It’s very much “all systems go!”

Using the show to ‘fact find’ The ‘greening’ of the built environment and striving for ever-higher levels of sustainability are increasingly important to energy and facilities managers all over the UK. Fact finding and constantly learning what others have done, and thus how their own organisation can improve are part and parcel of their aims and objectives. They know it makes sense, not only to meet set criteria, but for their organisation’s bottom line too. There’s no doubt that All-Energy is an ideal event for fact finding and to learn from those who have “been there and done it” whether it is in the main conference with its 10 parallel streams, or the Quick Fire Energy Efficiency Seminar Theatre (running throughout Day 2) where technology solutions are presented, and also The Scottish Parliament, The Scottish Courts and Tribunals Service, and Edinburgh University will share their experiences, with The Carbon Trust available to give other ideas, and to hold 1-2-1 ‘speed-dating’ meetings to help those wanting to emulate the activities of these august bodies.

The inaugural ‘Sustainability and energy efficiency in the food and drink sector’ conference session (5 May) similarly has trade associations including the Scotch Whisky Association, and Scotland Food and Drink explaining how they help members, and members explaining the successful actions they have taken, both energy efficiency-wise and by use of renewable energy. The Circular Economy will figure too in this compelling session with input from Zero Waste Scotland and Glasgow Chamber of Commerce.

Packed conference programme The free-to-attend conference programme includes two days’ discussion and debate on sustainable and smart cities with sessions devoted to ‘A year on from All-Energy 2015, how green are we?’ from both the private and public sector points of view; smart cities – just what that means and progress reports from many involved in their development; ‘Enabling smart cities ... big data conundrums’; and the technology advances for sustainable and smart cities. There is a full day’s programme on heat (including heat networks and district heating – plus additional sessions on all forms of bioenergy and energy from waste); and similarly a full day’s programme on energy storage. This year 3.5 hours is dedicated to solar power; and there are 90-minute sessions on geothermal power; hydrogen and fuel cells; and sustainable transport (including infrastructure). All-Energy is held in association with the Renewable Energy Association (REA); Highlands and Islands Enterprise; Scottish Enterprise; Aberdeen Renewable Energy Group (AREG) and host city Glasgow. The Society for Underwater Technology is the show’s learned society patron. A further 40 organisations including government departments, professional bodies and trade associations act as supporters of the two-day annual event. Shepherd & Wedderburn; SP Energy Networks; Element Power; Gaia Wind; and Everoze are all event sponsors. Further information from

Building Building & Facilities & Facilities Management Management – January – April 2014 2016

Meet and do business for FREE at the UK’s largest renewable energy and sustainability event 4-5 May, SECC Glasgow Join 400+ exhibitors & 8,000+ renewable energy professionals: • Network with key suppliers and communities in the supply chain • Build your knowledge via 100+ hours of world-class conference content • Access hundreds of cutting edge solutions and technologies • Evolve your career and feel the buzz of the show floor

Register free today

Market sectors represented:

Learned Society Patron:

Host city:

In association with:

Organised by:

Energy Management

Time to consider a containerised power solution?


ost of energy, increases in data volume, concerns about national energy supplies are all likely to feature as just one of many facility management headaches. Without obviously having the ability to predict the future, there is little else to do but be prepared for every eventuality. Granted this could prove to be a potentially costly exercise, but there will always be ways of at least trying to mitigate what tomorrow holds. With the best will, most energy management approaches will endeavour to allow for system loading and the potential for expansion, however budget and space constraints can mean from an IT perspective, it is difficult to move at the pace that computers, data processing and communications technology are developing. However, self-contained power solutions can be quickly delivered and installed with all the necessary switch gear and distribution panels to supply uninterruptible power or even provide a fully operational server room or data centre to meet demands.

Why might you want a containerised power solution? Maybe the standby power solution originally purchased no longer meets the requirements, or unfortunately you have neither the space nor budget to complete a full UPS upgrade. The current data centre might be overloaded, but there is a lack of space to add to the existing operation. Perhaps the business is not quite ready to take on the full expense of the capital investment, or a move is afoot and really you could do with a power solution that can move with the business. Every situation is different, and not every environment requires a permanent standby power installation. In some instances a temporary system may be preferable to address energy management challenges. This could be to deliver a resilient power supply for a specific project or event, to even supporting the replacement of existing critical power equipment.

The advantages of a ‘plug-and-play’ standby power approach Whatever the intentions, a containerised power solution will deliver a flexible, modular and scalable energy management system – all designed to meet requirements. The advantages are 36

energy management

that this is a realistic option to expanding the critical power capacity, either permanently or for a temporary hire on a short, medium or long term basis. Fully weather proofed, these self-contained spaces are ideal at optimising space and as they are built and tested off site, they arrive ready to connect and use. In addition, the compact footprint (either a 20-foot or 40-foot container) means they can be located externally, allowing for more of the building to be used for the critical IT infrastructure and limiting alterations to the current site. Plus, the modular system makes them scalable and able to be easily integrated onsite using trailer mounted transport. Their efficiency using the latest technologies means they can actually save energy and reduce operational costs, while being affordable to fit with short or long-term business requirements and budgets.

A standby power system for today, able to react to tomorrow’s needs Delivering power when and where you need it, containerised power solutions can be delivered, installed and maintained at your chosen location. Guaranteeing against power failure the options of what can be done with these containers are endless. You might be seeking a generator of 40 – 500KVA or even a self-contained unit of up to 2MVA backup power. With complete UPS

systems of up to 1MVA, the variations are extensive and can actually be built up over time as the business expands. Integrated air conditioning or natural ventilation cooling systems means that there are no concerns for equipment overheating. You may also have reservations about the noise, particularly if they are located outside of the building, however innovations in sound proofing means they are designed to meet 85 dBA at 1m with 70-80mm rock wool with the additional option for extra density and thickness to further control noise levels. And importantly, they can also be equipped with other essentials such as electrical services, including lighting, power, intruder, fire alarms and fire suppression systems. As Martin Pearce, Sales Director at Critical Power says, “Whatever your reasons; a custom-made containerised energy management system, UPS, data centre or generator offers assured business continuity. The result is a transportable system that can be rapidly deployed to meet the requirements of your business.” Martin Pearce, Sales Director, Critical Power. Mobile: 07791 110385 DDI: 01844 340345 Email: martin.pearce@

Building Building & Facilities & Facilities Management Management – January – April 2014 2016

Energy Management

Facilities Managers’ Approach Regarding Energy Management?

It Better Be About Saving Energy & Money! Clare Hawkins, Energy Manager, EMCOR UK


s a facilities management (FM) company, EMCOR UK works with some of the UK’s leading organisations across a wide variety of market sectors. As such, the products and services we provide and procure touch potentially millions of people every day. So whilst we have a central energy team, we believe energy efficiency should form part of virtually everyone’s role. We do not see it as a ‘nice to have’ or a ‘bolt-on’ but, rather, fundamental to how an FM Manager operates across all aspects of their job. Because collaboration is fundamental to how EMCOR UK does business, it was a natural and seamless step that the company was an early adopter of BS11000 and its principles, working with Cranfield University to achieve certification. We integrate with customers at a strategic level to really understand their objectives and help ensure longterm sustainability. This also helps provide EMCOR UK’s customers reassurance that we understand their energy-related objectives and are proactively assisting them in supporting their business’ sustainability in the long-term. EMCOR UK’s central energy team takes the lead, using our energy model, EMCOR EnergyWise. By applying the EMCOR EnergyWise analytics and solutions and deploying our industry leading knowledge and experience, we seek to significantly reduce a customer’s energy use and carbon emissions. This provides a robust framework to build a bespoke, cost effective energy action plan, thereby giving our customers a means to achieve an attractive return on investment. Flexibility in our approach is also a key to success with our customers: EMCOR UK uses a range of possible solutions, including the potential to fund energy efficiency projects. For example, we invested £200,000 into a capital steam distribution project for a customer which had a resulting annual energy savings of 10,000MWh, equivalent to £368,000, more than paying back the investment in year one. Tactically, the operations team engages with all relevant stakeholders to deliver this energy action plan, which brings together our customers, the Building & Facilities Management – April 2016

occupants of the buildings we service, and the FM team. This cohesive approach helps to achieve user satisfaction, longevity of results, and maximum efficiencies. We implement a culture of engagement, where every employee (not just EMCOR UK’s employees, but also those working in our customer’s facilities, too) is encouraged to participate. We see this as pivotal to providing a leading energy management solution to our clients, as simple behavioural changes can go a long way towards achieving energy reduction targets. For example, with one particular real estate customer, we rolled out the ‘one team approach’ and, in so doing, we identified champions on each site responsible for capturing ideas for savings from all stakeholders. In the first year this resulted in 89 identified energy saving initiatives, all of which were costed and aligned to our customer’s reduction strategy. The energy that this customer saved as a result of this approach has equated to 1,359 MWh, or 4,000 tonnes of CO2 per year. People are central to our organisation and we work to ensure that we share best practise through a range of training courses, awareness sessions, workshops, campaigns, incentives and roadshows. We provide ‘energy roadshows’, an energy themed event, to inform and engage building occupants, helping to communicate our customers’ objectives in a fun and interactive way. We also host regular Supplier Days, where EMCOR UK and our customers can interact with our supply chain and share knowledge, experience, and innovation across a range of sustainability themes. So that our suppliers understand our aims and those of our customers, EMCOR UK uses its ‘expert’ status certification to BS 8903 Principles and Framework for Procuring Sustainably. This also helps ensure that our customers benefit from a proven and independently verified sustainable procurement methodology which is embedded throughout our supply chain. In January 2015, EMCOR UK joined a collaborative group of companies to launch the Supply Chain Sustainability

School, providing practical support to the FM sector. It does this through a series of e-learning modules, online resources, tailored selfassessment and action plans, sustainability training and networking opportunities. Our supply chain members are important to our mutual success, and their participation with regards to their sustainability agenda forms a significant part of our ongoing relationship. To obtain maximum energy efficiencies, we rely upon our contract team’s knowledge of the sites within which they work. They are supported by our energy managers to identify and prioritise asset replacement and capital investment plans. For example, at one of our sites, we recently provided a project plan of asset rationalisation, upgrade retrofits and replacements, in line with the customer asset and energy strategy which looked to reduce the whole life cost of the portfolio. As a result, we realised operational savings of £260,000, which was equivalent to 790 MWh energy savings, plus there was the benefit of reduced operational risk, and increased business value through asset optimisation. In summary, at EMCOR UK our approach to sourcing and sustaining energy efficiencies encompasses bringing our knowledge and expertise together in a collaborative and flexible plan to optimise the use of new technology and best practice behaviours. This requires involving all relevant parties and considering all aspects of the business to help ensure a sustainable approach to efficiency, carbon reduction, and reduced whole life cost of our customers’ portfolios. We’ve had the pleasure of successfully doing so for many customers; and we look forward to continuing to do so for many more in the years to come.

energy management


Health & Safety

Why Facilities Management Health and Safety is getting a digital makeover David Davies, Managing Director, Checkit


igital technology has helped to streamline and modernise many public sector departments and tasks, from finance to HR. Gains range from removing timeconsuming processes and cutting manual errors, to improving real-time control of operations. Facilities management teams can also benefit by going digital, with technology helping to transform the way organisations meet their Health and Safety (H&S) obligations. Organisations understand the potential consequences of failing to create strong policies that protect staff and the public. However, one of the big challenges is finding effective ways of ensuring these policies are consistently adhered to – especially in large dispersed, multi-site organisations where senior managers cannot be constantly monitoring what’s going on. Record keeping is vital, not just to ensure that tasks are carried out, but also to provide an audit trail that can be inspected by managers and relevant authorities.

Manual processes When it comes to carrying out and recording tasks, until now there has been a reliance on old-fashioned pen and paper and spreadsheets. Manuals provide guidelines on how tasks, such as cleaning or food preparation should be completed safely, and these are coupled with paper checklists to record that they have been done. Not only is this timeconsuming for employees, but it also fails to provide much in the way of control. More importantly, as checklists can be completed incorrectly and sometimes falsified there is no guarantee that staff are carrying out their responsibilities in line with the guidelines. Non-compliance is a serious issue and increases the risk of something going wrong, such as injury to staff or members of the public or illnesses caused by poor standards of food safety. This could result in legal repercussions and damage to reputation that can resonate for years to come. The essential point is that existing paper-based checklists and basic spreadsheet systems fall way short of what is required. This is why organisations are abandoning them for digital systems that prompt and guide staff to carry out food, hygiene and 38

health & safety

safety tasks the right way and provide a tamper-proof, time-stamped record. Moving to digital makes compliance simpler, faster and more transparent. New cloud based systems combine smart sensing technology with work management software for scheduling food, hygiene and safety tasks. These are displayed as interactive digital checklists which staff access through a handheld device. This addresses the industry challenge of tracking staff activity and securely recording the data. Digital checklists provide step by step guidance on how to perform scheduled routine tasks, with staff logging their activities and results of any checks (assisted by temperature probes and smart sensors where necessary) in real-time, which is automatically uploaded to the cloud. As records and data are time-stamped, trusted and visible, managers can monitor activities remotely, across multiple sites as they happen, with confidence that they have an accurate picture of operations. Not only does this provide greater visibility, but it also ensures that any problems are dealt with quickly and in accordance with agreed policies. There is also no need to retype hand-written records into spreadsheets, which is inefficient and can introduce errors. Here are four specific examples of where automated monitoring and digital checklist systems increase efficiency and compliance. 1. Food safety – Digital checklists ensure catering staff have clear guidance about what they should be doing from a food safety and hygiene perspective. Catering staff are notified when work is due, what the task is, with it automatically time-stamped when completed. This information is immediately available

to managers, giving real-time control and providing a full audit trail for environmental health inspections. 2. Cleaning – For building cleaning and inspections, digital checklists provide a time-stamped record of when inspections took place, as well as giving cleaning staff stepby-step instructions on what needs to be cleaned and how. From a legal and compliance point of view, having a digital record shows that the job was actually completed at a specific time – useful if any complaints are made by users. 3. Security – Digital checklist systems are an efficient way of recording when building security checks have been carried out. Staff are prompted on what needs to be inspected, along with what to do if problems are discovered, while managers can be immediately alerted to any issues. 4. Automated monitoring of facilities – Health and safety tasks, equipment maintenance or ensuring the right temperature and humidity inside buildings usually requires a multitude of manual checks to be carried out in order to maintain an efficient operation and meet quality, health and safety standards. Smart monitoring frees staff from these checks, saving hours every week, as readings are recorded and uploaded automatically from sensors within buildings and equipment such as fridges. The old way of managing health and safety tasks, by using pen and paper or spreadsheets is inefficient and cannot be relied on for compliance. Moving to a digital system transforms the process, bringing automation and control, reducing the chance of errors and providing an accurate, legal audit trail in case of any issues. Building & Facilities Management – April 2016


Supported by

The leading event for public and private sector security and counter terror professionals

3,000+ products and services on display

100+ free conference and seminar sessions

10,000+ private & public sector visitors

200+ expert speakers from the private sector, police, government, military and intelligence services


Register as a free visitor online and save ÂŁ50 Co-located with

Sponsored by

Follow us on

Organised by

Critical POWER Supplies

Design & Build



Data Centres



ONE SUPPLIER â&#x20AC;Ś Batteries & Accessories

Voltage Optimisation

Providing turnkey critical power solutions, including design, installation & maintenance 3-Year warranty Call now for a FREE site survey & health check



World class impartial advice saving you time & money Nationwide sales & engineering team, on hand 24/7

Onsite 24/7 Services

Racks & Enclosures

NEED INSTALLATION? We can help you. We provide a range of on-site services whether your project is for a single UPS and Generator or remote monitoring across multiple sites.

Call sales: 24 hr service: E-store: Email:

0800 978 8988 0845 519 3928

CRITICAL POWER : When it matters most

BFM April 2016  
BFM April 2016  

Building & Facilities Management April 2016