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APRIL 2019 www.bfmmagazine.co.uk building & facilities facilities management management

BUILDING & REFURBISHMENT | HVAC | OFFICE & IT

Recycling redesigned by Method See page 10

INSIDE:

A CLEAN KITCHEN IS A SAFER KITCHEN – PAGE 14


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On the cover: Recycling redesigned by Method See page 10 for more details. www.methodrecycling.com

April 2019

BFM Team Business Development Director

James Scrivens james@abbeypublishing.co.uk

Contents 4

News

14

Cleaning & Hygiene

16

Building & Refurbishment

22

Office & IT

24

HVAC

26

Special Feature

Production

Sarah Daviner sarah@abbeypublishing.co.uk Accounts Manager

Katie Brehm accounts@abbeypublishing.co.uk

BFM is published digitally 10 times a year b ­ y Abbey Publishing Ltd. To receive a copy free of charge, contact our offices. Tel: 01933 316931 Email: bfm@abbeypublishing.co.uk www.bfmmagazine.co.uk www.abbeypublishing.co.uk www.twitter.com/ BFM_Magazine

Subscriptions are available via www.bfmmagazine.co.uk/subscribe 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.

All contents © Abbey Publishing Ltd 2019 ISSN: 1470-5281

Building & Facilities Management – April 2019

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News

Armstrong’s new domestic circulator and condensate pumps now available

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rmstrong Fluid Technology’s new product lines for domestic and light commercial applications are now available and in stock. The new Armstrong product lines include high-quality, high-efficiency circulators for heating systems and drinking water, as well as specialist circulators for solar installations, and a broad range of condensate pumps for gas and oil-fired condensing boilers. Included in the portfolio are Armstrong Optimo high-efficiency, electronicallycontrolled pumps for heating systems, with optional LED displays. Also available is the Armstrong Optimo (N) circulator range suitable for domestic drinking water systems, with stainless steel housings, and the Optimo L Geo model designed for use in higher temperature installations involving solar heat generation. The Armstrong Lift range of condensate pumps complement the

current product offerings, with a range of models to suit gas condensing boilers up to 300kW and 400kW, in addition to the Lift NT25 model for oil condensing boilers with neutralisation tanks. The domestic and light commercial product lines bring together Armstrong’s existing circulator products (market leaders in Canada and North America) alongside bestselling pumps from the rebranded HALM product range. This has been made possible by Armstrong’s acquisition, in January 2018, of the Circulator Pump Business Unit of German-based HALM Motors + Systems GmbH (a provider of high

efficiency circulator pumps for heating, solar, geothermal and domestic hot water applications). Already an established market leader in commercial scale HVAC solutions and integrated offsite manufactured plantrooms, Armstrong now offers a product portfolio suitable for the widest range of applications, including residential projects. For brochures, technical information, product selection software (Adept Select) and installation guides visit www.armstrongfluidtechnology. com, Email: sales@ armstrongfluidtechnology.com or Tel: 08444 145 145.

Armstrong launches new IPS 4000 controller for multi-pump installations with variable loads

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rmstrong Fluid Technology has announced the release of the new Integrated Pumping System (IPS 4000), an automation solution for commercial HVAC pumping stations of up to 8 pumps and 16 zones. The new IPS 4000 automates and optimises multi-pump installations in a range of different plant configurations. Providing sequences for variable-primary, secondary or tertiary pumping system applications, it delivers significant energy savings, using Armstrong’s patented Parallel SensorlessTM Pump Control technology. Pre-configured to leverage the capabilities of Design Envelope (the technology embedded in Armstrong pumps) the new IPS 4000 offers fast and simple setup for the most cost-effective and efficient pump control results. Designed for control 4

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of multiple pumps in both heating and cooling HVAC applications, it is capable of maximising the performance profiles of up to 8 variable speed pumps and up to 12 zones, and is suitable for both new installations and retrofit. The IPS 4000 integrates with Building Management Systems but can also provide highlyeffective standalone pump control where a BMS is not deployed. As the IPS 4000 is a preengineered, catalogue-based solution, customers can avoid both the programming work and the related cost associated with bespoke control options. The IPS 4000 is part of a comprehensive portfolio of HVAC solutions from Armstrong Fluid Technology and is available now for specification and selection.

Pictured is the Armstrong IPS 4000 Controller for multipump applications

For more information visit: www. armstrongfluidtechnology.com Building & Facilities Management – April 2019


LET IT RAIN! Johnstone’s Smooth Masonry, for Quick Rain Resistance. Unpredictable weather conditions making it difficult to schedule exterior projects and keep them on track? Now you can confidently schedule your exterior projects in all seasons thanks to the new Johnstone’s Smooth Masonry with Quick Rain Resistance technology. Johnstone’s improved Smooth Masonry is now rain resistant after 20 minutes and can be applied in temperatures from 2°C and rising. With 15 years BBA approval, Johnstone’s Smooth Masonry provides a cost effective solution that extends the maintenance proposition therefore, reducing the total maintenance cost over the age of the building. Visit www.johnstonestrade.com to find out more.


News

Horbury secures fire safety upgrade for sheltered housing Horbury Property Services, part of the Horbury Group, has been selected to provide fire safety services for over 55s accommodation managed by Sheffieldbased Arches Housing.

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he contract involves Horbury Property Services providing fire door replacement and fire compartmentation upgrades, which will be completed within a four-week schedule, as part of enhancing fire safety for residents. Richard Sutton, General Manager at Horbury Property Services, said: “This is our second major contract with Arches Housing and we are 6

News

very pleased to be working with them again to enhance fire safety in one of their sheltered housing schemes. Fire safety is an essential requirement in all buildings, and we aim to ensure that the residents of Arches Housing are offered the best possible fire protection.” Luigi Iantorno, asset compliance & reinvestment officer at Arches Housing, said: “Horbury Property Services secured this contract as a result of a rigorous competitive tender. The upgrade to fire doors and fire compartmentation is an important part of our planned maintenance works as we aim to ensure our homes are as fire safe as possible.” As well as fire door and fire compartmentation services, Horbury Property Services provides a full range of works, which can form part of planned maintenance programmes. This includes ceiling and dry wall partitioning inspection, installation, repair and maintenance of fire doors, joinery works, fire stopping,

sealing, fire compartmentation, fire alarm and emergency light testing, portable appliance testing, electrical testing and installation work, building fabric repairs as well as external cladding and render repairs. In addition, the wider Horbury Group provides painting and decorating, flooring refurbishment and installation, amongst others. The company has its head office in South Yorkshire, plus regional offices in London and South Wales, ensuring a truly national capability. This regional presence enables its teams to successfully deliver responsive repairs or large planned refurbishment and maintenance programmes. Arches Housing is a communitybased social landlord, which was established in 1975 and provides more than 1,200 affordable homes in Sheffield and Rotherham. For more details, visit www.horburypropertyservices.com or call 01709 917555. Building & Facilities Management – April 2019


A complete recycling solution for modern facilities Recycle more, and waste less with Method

methodrecycling.com


News

Nowhere off limits for the off-road jet vac monster A go-anywhere jet vac tanker designed for use by the military and United Nations relief teams is keeping sewers running smoothly in some of the remotest parts of central and southern England.

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he JHL recycling jet vac tanker is being used by drainage and water utility specialist Lanes Group plc to access remote sewers and culverts across difficult terrain on behalf of Thames Water. Lanes, Thames Water’s wastewater network services maintenance partner, is using the specialist vehicle for more productive planned cleaning of main sewers and to respond rapidly to off-road blockages. Michael Hall, Head of Operations for Lanes Utilities, said: “Our 8x8 jet vac tanker is the only vehicle of its kind operating in the UK, and it’s all-terrain capability is proving its worth time and again. “We can quickly reach assets, such as sewers and culverts, that are far from a road or firm ground, for example on farmland or under railways. The vehicle is also ready to be deployed if there is a flood to maintain critical assets such as pumping stations.” The vehicle has enhanced ground clearance plus eight-wheel drive and steering. It was originally designed to support wastewater management in remote military bases and humanitarian aid camps. As well as chomping up the most challenging terrain, the 8x8 jet vac can continuously filter and reuse its water, so can operate for longer without having to refill its 14,000-litre tank. It can also pump up to 700 litres of water a minute over two kilometres. Two Lanes drainage engineers have now undergone specialist off-road training in the vehicle to support their work in some of the most remote and hard-to-reach locations across the 8

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Thames Water region. The training has taught them how to make the safest and best use of the jet vac tanker’s ability to cope with boggy and unstable ground and risk assess conditions to ensure all off-road hazards are fully considered. In Long Hanborough, in Oxfordshire, the vehicle has been used to travel 1,000 metres across farm and construction land that had been churned up by excavators to carry out a large sewer clean. Without the JHL 8x8, the project could only have been completed with a recycler jet vac tanker, two tracked portable jetting reels and the deployment of a confined space entry team. Jet vac operative Chris Wood, who is the vehicle’s main driver, said: “This is an extraordinary piece it kit. It makes our off-road work much more productive and allows us to react more quickly to potential pollution incidents. “Importantly, because I can drive right up to a manhole, wherever it is, and vacuum blockage material from the sewer, we don’t have to send in a confined space team which is a major safety boost. “There hasn’t been a project yet where we haven’t felt confident that we can reach an off-road sewer. Even when we’ve been axle-deep in mud, it has kept on going.” Off-road Training Specialist Mark

Stopps, of Explore the Country, near Milton Keynes, who led the training, said: “The 8x8 jet vac is a very impressive piece of machinery. “It has better off-road capabilities than many similar-sized military vehicles. Hats off to Lanes for giving its drivers off-road training, it’s not something that many users of allterrain vehicles think of doing.” Lanes Group: www.lanesfordrains.co.uk The company has a network of 32 depots and strategic utility hubs, providing high quality utility, drainage, and maintenance services for commercial, public sector and domestic customers. Its services include CCTV drainage surveys, drain and sewer cleaning and unblocking, sewer excavation and repair, sewer lining, wet well and tank emptying, industrial cleaning, tankering and professional services. Key market sectors are water utilities, construction, energy, rail, highways, insurance and commercial maintenance. Building & Facilities Management – April 2019


Contact us for a free quote: 01268 727603 | sales@two-services.com www.two-services.com

Cleaning and maintenance - the best of both worlds

• Kitchen deep clean

Contact us for a free quote:

• Planned kitchen maintenance

01268 727603 sales@two-services.com www.two-services.com

• Duct and ventilation cleaning • Repairs and emergencies • Kitchen equipment supply • Specialist cleaning • Fog sanitisation B  S EN ISO 9001: 2015 - Quality management system BS EN ISO 14001: 2015 - Environmental management system OHSAS 18001: 2007 - Occupational health and safety management system

Is your kitchen safe? Contact us to request a FREE advisory visit from one of our expert engineers.

B  S EN ISO 9001: 2015 - Quality management system BS EN ISO 14001: 2015 - Environmental management system OHSAS 18001: 2007 - Occupational health and safety management system


News

Recycling redesigned by Method Method have redesigned recycling to make your space even more effective.

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hey are the makers of visible, flexible and beautiful recycling bins, found globally in large facilities. Including worldrenowned architecture firm Foster + Partners, the Design Council, Qantas, Canva, Xero and many more. Method started with the desire to make a visible difference. The co-founders, Steven and India Korner, believed that a welldesigned bin had the power to create better workplace habits. The Korners spent three years mastering Method’s award-winning bins and recyclable packaging – holding focus groups, preparing prototypes, and even assisting cleaners on night-shifts. All of this hard work paid off, resulting in the colour-coded and ultimately behaviour-changing Method 60L Office Recycling Bin.

Introducing the award-winning bins The bin’s defining features have been informed and inspired by its users – optimally sized for recycling in modern spaces. The lids come with open or touch lids coloured to compliment modern aesthetics while matching industry standards; and the simple graphics make it easy for users to separate their waste correctly. The bins form flexible recycling stations to be placed throughout your facility. This is the optimal way to maximise efficiency in your facility, as well as placing individual bins where recyclables are generated, such as organics in the kitchen, or paper next to the photocopier. With their innovative recycling

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stations Method pioneered the philosophy of Open Plan Recycling, bringing the bins out into the open plan design of modern spaces. This changes workplace recycling habits by increasing visibility and accountability. With Method, sustainable practice becomes part of the furniture – visibly out in the open, beautiful and considered. The Method system benefits every person in the waste process of a space, with fewer bins and liners to purchase and service, organisations save a significant amount over the course of a year. Management are able to visibly assert their commitment to

Building & Facilities Management – April 2019


News sustainability, and waste service providers will receive waste that has been accurately sorted at source. Inspired by a committed cleaner, Method developed a patented Bag Retainer System that holds liners in place and hides them from sight to maintain the sleek lines, while making the bins hygienic and easy to change. Further, out in the open, the bins generate conversations and unite users in a larger purpose to achieve greater diversion at work, and subsequently at home.

Complete the system with specialised accessories To complement the recycling stations, Method designed specialised accessories. The HD Connectors are engineered to seamlessly lock bins in place; you can arrange your bins back-to-back, in a line, or mount them to a wall with this tool. For larger stations, easily extend your HD Connectors with the HD Expansion Kit. Save your cleaners time with this accessory that alleviates the pain of having to re-organise bins on a daily basis, particularly in high-flow spaces. Method’s Precyclers provide short term storage for paper, recycling and waste at the desk, while encouraging the separation before it is transferred

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to the nearest station. A great tool in the transition from desk bins.

How Method have helped the Sydney Cricket Ground The Sydney Cricket Ground and Allianz Stadium in Australia needed a waste management system robust enough to be able to withstand a hospitality environment. They turned to Method for their creativity when it came to a collaboration on custom design, and their clear, bright waste stream labelling.

“It is important to demonstrate a positive approach to reducing environmental impact,” says William Konya, Presentation Services Manager of the Sydney Cricket Ground. “The visual element of Method’s bins has been effective in garnering support for the recovery process.”

Are you ready to recycle more, and waste less? Get in touch with our UK team here www.methodrecycling.com

News

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News

The Soap Co. puts the spring into its Citrus washroom fragrance for 2019

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o celebrate the official start of spring, social enterprise CLARITY & Co. has brought the outdoors indoors by giving its popular The Soap Co. Citrus range a real breath of fresh air. The new Citrus scent - from the luxury, ethical The Soap Co. Original Collection - has refreshing notes of zesty lemon and fresh grapefruit and is available both as a hand wash and hand lotion (available in 300ml & 5 litre refills to reduce your plastic waste). “CLARITY & Co. is always looking to develop new products and improve its fragrances for business washrooms. Citrus is a very popular scent with our customers, so we felt it was time to zing it up a bit! Our luxury The Soap Co. range is perfect for environments where you

want to make a real statement. It’s designed for good – with 100% of the revenue from sales being reinvested into employing people with disabilities. Our soap empowers our customers to have a positive impact through their procurement choices,” says Clem Hinchliffe, Business Development Manager. ⠀⠀ The Citrus hand wash features Pro-Vitamin B5 for hydration and regeneration, with soothing Aloe Vera extract and healing Tea Tree oil whilst the Citrus hand lotion boosts the skin’s natural moisture, and features Cocoa butter for rich moisturisation, Pro-Vitamin B5 for hydration and regeneration and

Aloe Vera extract and Tea Tree oil. The Soap Co. range comprises a selection of six luxurious fragrances across its Eco and Original collections: Mulberry & Amber, Geranium & Rhubarb, Wild Nettle & Sage, Black Poppy & Wild Fig, White Tea and new and improved Citrus. To find out more about CLARITY & Co.’s washroom brands and products, please contact Clem b2b@clarity.org.uk to help us counter disability underemployment. https://clarityproducts.org/

Delta Security wins new maintenance contract with Gateway Housing

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elta Security, a specialist in automated high-security solutions, has won a new contract with Gateway Housing to provide full maintenance and repairs to the CCTV, access control and gate systems installed at Gateway’s portfolio of 3,000 residential properties. The new three-year contract, which covers the East London boroughs of Tower Hamlets, Hackney and Newham, was won in a competitive tender including six other security suppliers. The tender was a part of a wider company drive to rationalise and professionalise all procurement. Criteria included value for money, customer-focused delivery and the ability to provide compliant and comprehensive support to all tenants within a set time period. As part of the new contract Delta Security has also delivered a programme for planned upgrades and regular maintenance to support the Housing Association’s commitment to ‘pre-prevention maintenance’ (PPM). 12

News

John Gilbert, M&E Contracts Manager at Gateway Housing, says ensuring excellent customer service on maintenance projects is key to its continuous improvement goals: “Dave Mundy, the MD of Delta Security, and I hold a combined vision for how we can further streamline processes to ensure our residents have the most efficient and effective maintenance and repairs service,” he says. “Delta has provided out-of-hours support to ensure this partnership starts in the best position, and so far, we could not ask for any more.” Dave Mundy, Managing Director at Delta Security, says this is a significant new contract for the company: “We have extensive experience in delivering maintenance repairs and system upgrades with the minimum of disruption to residents, combined

with the utmost convenience for the Housing Association,” he says. “We are extremely pleased to add Gateway to our portfolio of Housing Association clients and look forward to delivering on this new partnership.” “Supporting local SMEs is also extremely important to our organisation,” adds John. “We are therefore very pleased to be working with an East London business, and one that is large enough to manage demand, yet small enough to care!” www.deltasecurity.co.uk Building & Facilities Management – April 2019


News

JLL announces Corporate Solutions leadership changes

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ones Lang LaSalle Incorporated (NYSE:JLL) has announced that Neil Murray will become Global CEO, Corporate Solutions, to succeed John Forrest, who is leaving JLL to return to Australia. Murray, who will be located in Chicago, will report to CEO Christian Ulbrich and join the company’s Global Executive Board. Mark Caskey will succeed Murray as EMEA CEO, Corporate Solutions. The changes are effective June 1. “With John’s leadership, our Corporate Solutions business grew significantly and made tremendous progress in evolving its services and skills to meet the changing needs of clients as they adapt to the future of work,” said Ulbrich. “We are grateful for John’s impressive contributions over the past 27 years to shape an exciting transformation and position the business as the digital leader in real estate. We wish him the very best as he realizes his long-held plan to rejoin his extended family in Australia.” Forrest held various senior leadership roles at JLL before becoming Global CEO for Corporate Solutions and joining the Global Executive Board. He began his career with JLL in Australia and held roles in Asia and the Americas. Known for his client focus, strategic vision and entrepreneurial spirit, his most significant achievements include building JLL’s Corporate Solutions into a global business that provides bestin-class real estate services, including leading-edge technology solutions, to corporates and public institutions. Murray joined JLL in 2017 and has delivered strong continued growth in Corporate Solutions in EMEA as CEO. He played a key role in shaping and focusing the region’s Corporate Solutions business to contribute to JLL’s Beyond strategy. Prior to joining JLL, Murray held the role of Chair of the UK & Ireland and CEO of Corporate Services at outsourcing specialist Sodexo. Previously, he held regional leadership positions in New York, Dublin and London at GSH Group, a facilities maintenance firm. www.twitter.com/BFM_Magazine

His career has been focused on overseeing transformational change and delivering facilities management and real estate services for major multinational corporates. He holds a degree in mechanical engineering from Trinity College in Dublin. “Neil has overseen double-digit revenue growth for our Corporate Solutions business across all geographies in the EMEA region, reflecting his deep understanding of corporate real estate and how occupiers can benefit from outsourcing to a global provider,” continued Ulbrich. “His ability to drive complex businesses through transformational change will help our clients and our company grow.” In his role as EMEA CEO, Corporate Solutions, Caskey will be responsible for leading the region’s corporatefocused services and will join the EMEA Strategy Board and the Global Corporate Solutions Board. He joined JLL in 2016 as Head of Account Management, where he leads the management and growth of our largest occupier relationships across EMEA and ensures the delivery of JLL’s high-quality client services. Since expanding his responsibilities in 2017 to also include the regional

Corporate Solutions COO role and oversight of technology and data strategy, Caskey has led strategic initiatives to accelerate growth and drive operational performance. Caskey’s more than 20 years of real estate experience includes Director of Group Network Development at Regus and Head of Global Corporate Services EMEA at CBRE. JLL’s global Corporate Solutions business partners with clients across industry sectors to enhance the performance of their real estate portfolios and people. Through a comprehensive global service delivery platform, Corporate Solutions provides a diverse range of strategy, services and digital solutions that address the entire real estate cycle on a local to global scale for more than 500 clients across 80 countries. JLL is committed to creating, delivering and managing environments that inspire people to do their best work. The Future of Work is JLL’s outlook on the changing world of work and its impact on the next generation of real estate. For more details visit https://www.futureofwork.jll/

Sika welcomes new Technical Manager

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ika has appointed a new Area Technical Manager to its Refurbishment division that provides solutions for concrete repair and structural strengthening projects. Ibrahim Bekri took-up the role in January. It involves liaising with local authorities, engineers, building surveyors and property owners as part of the product specification process. Prior to joining Sika, Ibrahim spent eight years in architectural ironmongery as a sales manager, working on high-profile projects including the London Olympic Village,

the Shard Shangri-La Hotel, and High Speed 2. He is also experienced in the furniture fittings sector. Ibrahim said: “I’ve enjoyed every minute in my new role. My team have a wealth of product and industry knowledge. It’s my job to harness that energy and expertise in order to further enhance Sika’s excellent reputation across our huge customer base and beyond.” www.sika.com News

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Cleaning & Hygiene

A clean kitchen is a safer kitchen How to minimise your fire risk with regular cleaning and maintenance

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fire in your building can cause serious injuries and even fatalities. If it starts in your kitchen, it can mean a temporary closure while repairs and cleaning take place. Barry Osborn from TWO Services explains how regular cleaning can help keep your kitchen open and running safely.

What fire risk? Just because you can’t see it, don’t assume that ductwork, extraction and ventilation systems are clean. If deposits of grease are allowed to accumulate in extract ductwork, a flash flame or high temperature may cause deposits to ignite. The flames can then spread rapidly, igniting flammable materials at various points along the ductwork path, potentially spreading to other parts of the building. If significant damage is caused to the ductwork, it could be enough to cause lengthy and costly work, resulting in considerable disruption to your school, hospital or business. In fact, a spokesman for the Fire Authority said: “uncleaned grease in extract ventilation systems present probably the greatest potential fire risk in buildings with catering facilities.” Ovens are the workhorse of a kitchen and as a result, drip trays or drains can collect a dangerous buildup of combustible oils and grease. Plus, oil and food residues which are spilt onto surfaces can also be a fire risk if not removed properly.

How can cleaning lower the risk? One way to greatly reduce the risk of fire is by sticking to a regular cleaning programme. In fact, if you haven’t had a regular ductwork clean by an accredited organisation to TR/19 standards, any insurance policies will potentially be invalidated. Accumulated grease in kitchen areas takes more than soap and 14

Cleaning & Hygiene

water to wash off. Special cleaning chemicals and tools are needed to ensure ductwork is cleaned properly. It’s important to keep the whole kitchen area tidy and clean. If grease and food residues are spilt, they should be cleaned up straight away. If left on hot surfaces, they could ignite and start a fire. Removing pieces of food and debris that have escaped from oven trays is essential, as is regular cleaning of the drip trays or drains in ovens. Cleaning pooled grease or thick spills from the oven floor, door frame and walls will help keep your oven running efficiently.

Why should I have regular deep cleans? Although kitchen porters can manage the day to day cleaning of kitchen areas, they’ll be limited with the level of deep cleaning they can carry out. This is because they won’t be trained in high-level cleaning using ladders, and they won’t have the experience to properly deep clean the heavy equipment, such as ovens. It isn’t as expensive or as disruptive as you might think either. At TWO Services we can deep clean kitchens overnight so there’s no disruption to your food service. And it doesn’t cost any more than daytime. We also offer bespoke cleaning regimes where we tailor our approach to suit your finances and your schedule – it doesn’t have to be all or nothing.

More reasons to keep ductwork clean As well as reducing the risk of fire, regular duct cleans will: • help keep your energy bills down by as much as 35% • reduce airborne carcinogens

and carbon monoxide • keep your staff healthier and more comfortable at work, and • ensure you’re not at risk of prosecution under fire legislation.

How often? It depends on the kitchen and the intensity of equipment use – how many people are being catered for, how many days per week and the hours a kitchen is in operation. We advise that deep cleans and ductwork checks are carried out quarterly, but at a minimum, every 6 months.

Why TWO Services Our staff are trained to work with access equipment and clean at high levels, and can move and dismantle heavy equipment to clean hard to reach areas not dealt with on a daily basis. We’ll clean and degrease every inch of your ovens, refrigeration, storage, racking, equipment, counter tops, ceilings, walls and floors, giving you a hygienic baseline to maintain with good daily cleaning. We work to the highest standards using an integrated management system. We’re accredited to BS EN ISO 9001: 2015, BS EN ISO 14001: 2015 (environmental) and OHSAS 18001: 2007 (health and safety). All our work is carried out in accordance with the European, Food Safety & Hygiene (England) Regulations (in all cases, the latest issue applies) and COSHH. We provide certificates of hygiene after each clean. If you would like more advice or information, call us on 0800 22 44 33 or visit www.two-services.com Building & Facilities Management – April 2019


** BOOK BEFORE MAY 31st TO GET EARLY BIRD RATE & BENEFITS** The first in a series of regional Public Sector FM Events will kick off at the Ricoh Arena in Coventry on the 22 October 2019. We have chosen this venue because of its central location, ease of access and experience in hosting everything from smaller roadshows to international trade events. If your company is involved in the following areas, this event presents a fantastic opportunity to reach a captive audience of Facilities Managers from the Public Sector - Building & Refurbishment, CAFM, Catering & Vending, Cleaning & Hygiene, Energy Management, Fire & Hazard Protection, Health & Safety, HVAC, Intelligent Buildings/BMS, Lighting, Security & Access Control, Sustainability, Waste Management & Recycling. WHY EXHIBIT • The best way to meet top quality Facilities Managers from within Government, Local Authorities, NHS, Schools & Universities, MOD and Housing Associations in a relaxed and intimate environment • Highly targeted & cost-effective – cheaper than many journals will charge for a full page of advertising • Free lunch, tea and coffee

• Full delegate list, including no-shows (in accord with GDPR regulations) • Full page advertisement/advertorial in our event guide given to all visitors • Full page advertisement within Building & Facilities Management magazine (only available for early bird bookings) • Your details on our website page for this event

VISITOR INFORMATION We are expecting 150-250 FM professionals from all areas of the Public Sector, most of whom will be responsible for multiple sites. STAND DETAILS • • • •

All stands are 3m wide x 2m deep. Floor space only - no shell scheme. If larger stand required please check. Exhibitors to supply own stands (roller banners/pop up stands etc). Table and two chairs supplied. Electric supply limited - check for details

STAND COSTS 3m x 2m Stand - Space only --- £750.00 + VAT - EARLY BIRD RATE

For more information or to register your interest, please contact James Scrivens james@abbeypublishing.co.uk

SPONSORSHIP Sponsorship opportunities are available including Headline Sponsorship of the event. Please enquire for details.


Building & Refurbishment

Identifying Damp in Your Property Spotting Signs of Rising, Penetrating and Condensation Damp

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aximising the value of your home includes ensuring that your property doesn’t exhibit signs of damp. Follow these steps to identify and eradicate damp. The uncertainty of the Brexit situation is significantly impacting the London housing market, with January of this year experiencing the biggest price drop in a decade. The average home in the capital decreased in value by £7,500 at the beginning of 2019, and property experts predict that the market is unlikely to bounce back until there is more political confidence. Homeowners trying to sell in the capital will need to work harder to get a great price for their homes. For those that do attract a favourable offer, it’s important to ensure that a valuation survey doesn’t uncover any issues such as damp that will stop a sale in its tracks. There are several types of damp that can affect a property – namely rising damp, penetrating damp and condensation, and each has typical signals to look out for. Rising Damp - In the case of rising damp, you should be on the lookout for damp patches or ‘tidemarks’ which rise no higher than about a metre up the walls in your ground floor or 16

Building & Refurbishment

basement rooms. This might cause any plastering or paintwork to bubble and peel away. You should also be on the lookout for fungal growth such as the presence of black or green mould. Penetrating Damp – Looking higher up now, if you spot brown patches of damp dripping down your walls or pooling in circles in the corner of the ceiling, along with possible fungal growth, similar to that found with rising damp, then it’s likely that moisture is penetrating your property from the exterior. In the case of both rising and penetrating damp, external walls may be cold or damp to the touch, and a musty odour may be present. Condensation – The key to identifying condensation damp is to look behind things. Begin with your windows, inspecting behind your blinds or curtains to see if poor ventilation has allowed moisture to settle on window frames or panes. Where this has occurred, you’ll likely spot black mould, particularly in the case of modern uPVC windows. However, condensation isn’t confined to your windows. In colder rooms in your house, perhaps those that are used infrequently such as spare rooms, or a conservatory extension, take care to look behind items such as sofas, cupboards or bookcases, where air becomes ‘trapped’ between

the surface of your furniture and the cold external walls of your home. Mould or spores may be present which are both a classic sign of damp.

Steps To Eradicate Damp From Your Property If you have identified any of the signs above, then it’s unfortunately likely that your property has an existing damp problem that needs to be taken care of. The first step is to ascertain the extent of the issue, and this means enlisting the help of damp proofing London professionals who will carry out an assessment and survey of your home to determine the root cause of the problem. A number of options exist depending on whether you need to treat condensation, penetrating or rising damp; these may include installing a condensation control unit within the home, a damp proofing course in the foundations, or perhaps timber resin repairs when damp has affected the structure along with many other specialist options. The quicker you act, the more affordable the treatment options are for dealing with damp in a property, and the less impact it will have on the overall value of the home. https://protenservices.co.uk Building & Facilities Management – April 2019


Building & Refurbishment

A-Hoy matey – is that secondary glazing we see? The Historic Dockyard at Chatham in Kent, was one of the Royal Navy’s main facilities for four hundred years until it closed in 1984. The Chatham Historic Dockyard Trust re-purposed the site as a visitor attraction, as well as including places where people can live and learn. The core of the 80 acre site, houses over 100 buildings and structures dating from the Georgian and Victorian periods, to present day new builds. www.twitter.com/BFM_Magazine

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electaglaze first started work at the maritime museum on the Grade II Listed Joiner’s Shop back in 2008. Kingswood Construction contacted Selectaglaze to augment the thermal insulation of the existing single glazed timber windows in the reception, office spaces and communal facilities; some of which had to be 30 minute fire rated. 85 units were installed. In 2010 Selectaglaze worked with the Historic Dockyard Chatham when a number of units including the Series 10 3-pane horizontal slider and the Series 30 Lift-out units were installed at the Grade II* Listed Armour Plate Shop. Selectaglaze installed a total of 25 secondary glazed units to the first floor of the Sail and Colour Loft, again for the purpose of improved thermal retention.

The Grade II Listed Engineering workshop, also part of the University of Kent, underwent a refurbishment in 2013. Recently the Grade I Listed Fitted Rigging House built in 1793 was refurbished. In the first phase of works, 133 units were installed, the majority of which were the Series 20 vertical sliding units. Established in 1966 and a Royal Warrant Holder since 2004, Selectaglaze is at the forefront of the product development and design of secondary glazing. Selectaglaze will be exhibiting the Public Sector Energy Event at the Emirates Stadium, London on the 30th April 2019. Technical advisors will be happy to answer any questions about products and services. For further information, please contact Selectaglaze on 01727 837271 Email: enquiries@selectaglaze.co.uk or visit: www.selectaglaze.co.uk Building & Refurbishment

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Building & Refurbishment

Rose Court secures planning for extensive refurbishment The Rose Court building, located at 2 Southwark Bridge Road, London, has received planning permission for extensive refurbishment.

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DG architecture + design has obtained planning permission on behalf of WPP. The BDG refurbishment will dramatically improve the performance of the existing Rose Court building and includes sensitively added mass along Southwark Bridge Road and at roof level. An addition to the front façade, the street line and the roof extension will be carefully sculpted in response to long-range protected views of St Paul’s. A new rooftop terrace, bordered by green roof and planting, offers spectacular views towards the City, South Bank, Tate Modern and across the River Thames. Externally, the existing heavy granite cladding will be removed and replaced with a new high-performance brick and glass façade system. Along Southwark Bridge Road at ground and first floors the granite cladding will be replaced with full height ‘shop front’ style glazing to increase visibility and transparency helping to animate the street. Internally, the scheme provides high quality ‘CatA +’ shared amenity spaces in the form of a café, canteen, restaurant event space and business lounge. These are located at lower and upper storeys with new staircase connections to encourage movement and ease pressure on lifts. The flexible workspace will incorporate elements of the existing exposed concrete structure in open areas to maximise volume. Services will be concealed and cores fully refurbished. The existing building sits astride the 16th century remains of the Rose Playhouse. Uncovered in 1989, the Rose Playhouse is one of the best-preserved examples of its 18

Building & Refurbishment

type and a listed historical monument. BDG has been working closely with the Rose Theatre Trust to improve the existing Playhouse setting whilst ensuring the Playhouse can continue to operate during the project works. The BDG design takes cues from the historical context and local industrial fabric using earthy, natural materials and colour references. A generous sunken courtyard at roof level echoes the size and position of the original Playhouse structure and houses a stunning spiral concrete staircase, giving access to the roof.

The building will achieve BREEAM ‘Excellent’ rating. www.bdg-a-d.com

BW: Workplace Experts completes new GAM London office

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W: Workplace Experts has completed the new London headquarters for GAM, an independent global asset management firm. Located at the BREEAM Excellent rated building 8 Finsbury Circus, London, the new location consolidates the business from three separate locations into one. GAM occupies four floors totalling 48,500 sq. ft in order to accommodate its London employees under one roof, further strengthening the culture and operations of the business. GAM required an environment that would reflect the aspirations of the business, as a global leader in its field, which is evident in the specification of design and quality

of the build. The ground reception incorporates a split mezzanine and a feature staircase linking the ground, mezzanine and first floor meeting room areas, actively promoting movement throughtout the space. The level of complex finishes and intersections throughout the space required an exceptional level of coordination between all the project teams involved, to ensure detailed understanding of everyone’s objectives and the common goal to deliver a first-class facility for GAM. The 22-week scheme also involved the application of high acoustic performance specifications across the space, which included office areas with integrated AV, a café and kitchen. www.wearebw.com Building & Facilities Management – April 2019


Building & Refurbishment

Take off for first phase of Manchester Airport’s £1bn transformation programme

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anchester Airport has celebrated the completion of the first major phase of its £1bn transformation programme. Passengers flying out of the UK’s third largest airport were welcomed onto a new pier, which connects to Terminal 2, for the first time last week. Construction of the 216m long structure commenced on site in July 2017 with the build completed in late January 2019. The facility was then trialled before transitioning into operation on 1 April. The Pier which provides 11 jetty served “contact” stands has more than 1400 seats in a fully glazed upper departures level offering panoramic views of the airfield. A separate, segregated arrivals level provides passengers with a travellator-assisted walking route to the main terminal arrivals facilities. It will be used by all airlines currently operating out of T2 and was constructed from 14,000 steel pieces, 47,184 bolts and painted with 2,600 litres of paint. In preparation for the pier, the apron was extended by 49,000sqm to accommodate new aircraft parking stands, along with the construction of a new taxiway and associated infrastructure and services. The opening marks the next phase of the airport’s multi-phased transformation programme that will see Terminal 2 become the focal point of its operations. More than 1,800 people are currently working on the project which recently welcomed its 100th apprentice as work gathers pace. Over the coming weeks more and more flights will gradually move over to the new pier as it becomes fully operational. The main design and build contractor for the pier was Laing O’Rourke with Arcadis engaged to support MAG as Project and Programme Managers. Pascall and Watson were the Architects behind the pier’s design. The main airfield works design and build contractor is www.twitter.com/BFM_Magazine

Galliford Try with Jacobs providing the airport with client Project and Programme Management support. The 11 airbridges that have been fitted to the pier are provided by Adelte. Andrew Cowan, CEO of Manchester Airport, said: “This is a significant milestone for Manchester Airport as we deliver the first phase of the biggest investment we have made in our 80 year history. “Over the coming years we will transform the airport for all of our customers, giving the North the world class airport it deserves. The investment we are making and the range of destinations we connect to, in all corners of the world, underlines the vital role Manchester Airport plays in creating jobs and driving growth across the North of England. “Since putting the first spade in the ground in July 2017, a huge amount of work has gone into getting our new pier, its stands and the multi-storey car park ready to open today and I would like to thank all of our colleagues and delivery partners for their efforts.” Peter Jones, Operations Leader for Laing O’Rourke, said: “It is a significant achievement to have the pier, link bridge and multi-storey car park ready for airport guests within 18 months. The project’s design, construction methods and logistics were all planned digitally before construction on the edge of the live airfield began. Our digital engineering approach meant we, and our project partners were able to work together efficiently; putting productive solutions in place to minimise disruption to passengers and staff, while delivering new facilities

for Manchester Airport on time.” The next phase of the £1bn transformation is the extension to the existing Terminal 2. Work is well underway and will see the terminal more than double in size. The extension will open in summer 2020 with around 40 new food and beverage outlets and shops, followed by a further 30 plus when the existing building is fully refurbished. The £1bn investment in Manchester Airport will provide major improvements to the customer experience with new security halls and the latest technological advancements. Once the Terminal Two extension opens for Summer 2020 the existing building will close for refurbishment with it due to reopen in 2022. Further piers will open in 2022 and 2024. It comes as the airport was recently given a Heritage Award by the North West Institute of Civil Engineers for its cultural and economic impact on the North West. The opening comes as the airport sees passenger numbers continue to grow as it attracts further longhaul routes to likes of Addis Ababa and Seattle. The transformation will ensure the Northern hub can continue to play its role as a global gateway and economic and employment generator, as it plugs the region into key global destinations and widens UK connectivity. www. manchesterairport.co.uk Building & Refurbishment

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Building & Refurbishment

Viega’s Megapress provides ideal solution for the needs of The National Gallery

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iega’s Megapress connection technology has been specified as the ideal solution for a section of pipe relocation work at The National Gallery in London. The industry-first press connection system for thickwalled steel tube, Megapress, ensured that the installation of steel pipework for the building’s heating and chilled water HVAC systems could take place without disruption to the gallery space which remained open throughout the project. The work was necessary in preparation for a gallery extension which is due to take place in January 2019. Before the building work could take place, it was vital that all pipe routes were relocated, bypassing the location of the extension, so that the other gallery spaces could continue to remain open during the planned building work. Colin Garbutt, Contracts Manager at Capri Mechanical Services Ltd. selected Viega’s Megapress due to the specific range of needs that the gallery space and its displays necessitated. Colin highlighted the difficult circumstances which involved taking the pipework up a riser and across the top of the gallery through a ventilation and services space. “For this installation, speed, cleanliness and minimal noise were key requirements to make sure we did not disrupt the gallery space which remained open below us,” Colin commented. “Hot works were not an option in such an environment and it would have been incredibly difficult for us to get the machinery needed for a screw system into such a tight space. Megapress allowed us to carry out the work quickly, cleanly and efficiently - which was ideal.” 20

Building & Refurbishment

In total, more than 100 Megapress connections were installed including 2” connections for the chilled water system and 1¼” to 1½” connections for heating pipes. “I had previously worked with press connection systems, but I had not tried Viega’s steel press connection before,” Colin continued. “To secure the specification it was necessary for us to gain the permission of the gallery management team, so I performed a demonstration with the help of Viega’s technical team. The staff were impressed with the system as steel press connections had not been used at the site previously and it fulfilled all the access and safety needs required by the job.” Viega’s Megapress range includes over 300 different fittings and can be used on pipes up to 4” in diameter. The range also includes fittings certified for use on gas

installations and all Megapress products feature Viega’s SC-Contur technology, which is designed to alert the installer to any fittings that may be inadvertently missed. For more information on Viega’s Megapress, please visit www.viega.co.uk. Building & Facilities Management – April 2019


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Office & IT

Draka Cat.6A FTP Extenders for quick and easy cable extension and repair without compromise

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he Draka range of Cat.6A FTP Extenders provide a quick, easy to use means ofjoining two 4- pair Cat.6A cables together, whilst maintaining 10Gigabit component level compliance to ISO/IEC 11801:2002. The Draka Extenders are available in two versions: for Solid only and for Solid/Stranded Conductors (typically for installation cable to equipment cord), with the terminations compatible with 2224AWG solid conductors and, in the case of the latter model, 2627AWG stranded conductors. With quick and easy wire pair termination which requires no specialist tools and a compact design enabling them to be readily used in a cable run, the Draka Extenders are ideal for both planned cable extensions and repairs, often negating the costly and time consuming need to re-run previously installed cable. The Extenders have proven

particularly popular for connection of field equipment such as wireless access points and CCTV cameras, due to their convenience, IP20 rating and durability. They are suitable for use in Power over Ethernet +applications. A key aspect to the success of the Draka Extenders is their high quality transmission performance. This stems from their use of two sets of high quality hard terminals, as opposed to jacks, for a superior contact. This results in a combination of low Return Loss, Near End Cross Talk and Insertion Loss. Draka Cat.6A FTP Extenders form part of Draka’s comprehensive range of multimedia copper and fibre optic cables and accessories for the telecommunications market. All Draka products are designed and manufactured to high standards with greater bandwidths, enhanced

durability and easyinstallation. Draka is part of the Prysmian Group, one of the world’s leading cable manufacturers. For more information please go to https://uk.prysmiangroup.com

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Office & IT

UK employees dislike work colleagues more than their boss Irritating colleagues tops the list of office grumbles

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islikeable work colleagues, who are noisy, annoying and even steal from the office fridge top the list of workplace grumbles, according to a survey of 650 UK workers. The YouGov survey, conducted on behalf of Crown Workspace, named fellow colleagues more annoying than old or slow technology, uncomfortable office temperatures and even rude or over-friendly bosses. The UK’s top 10 office grumbles are: 1. Dislikeable work colleagues 2. Slow or old technology 3. Uncomfortable temperature 4. Dislikeable bosses 5. Poor facilities 6. Poor lighting 7. Inadequate office space 8. Poor office location 9. Inadequate deskspace 10. Poor décor and furniture Generationally, it seems that millennials (aged between 25-32) have the most to grumble about. Over half (54%) of millennials find their colleagues dislikeable. In comparison only 36% of those aged 45-54 dislike colleagues, indicating that older workers are more tolerant of their younger colleagues. Old technology and dislikeable bosses also score highly on millennials list of grumbles, with half (50%) moaning about them. In comparison, only a third of 18-25 year olds listed old technology as an issue, and 30% disliked their boss. Millennials, more than any other age group, were also more discontented with: desk space (29%), facilities (42%), poor office www.twitter.com/BFM_Magazine

location (30%) and poor décor and furniture (25%). Out of all of the working age ranges from 18 – 65, millennials moan about each of the top ten grumbles the most. According to Simon Gammell, Managing Director at Crown Workspace, “At first glance there doesn’t appear to be much that can be done about annoying work colleagues, but looking at how your office space is divided can help enormously. Employers could think about creating different working environments to match different personality types – quiet areas for those who work best on their own, open plan and shared desk spaces for those who like to collaborate, can help to minimise annoyance amongst employees.” The key to motivating millennials is designing and creating workspaces that feel more like home than work, says Gammell. “‘Home from work’ spaces are a great way to improve productivity. Bosses should think about flexible areas such as relaxing sofas where you can kick off your shoes, put your feet up and work.

Or kitchen areas that encourage employees to get away from their desks, with shared informal spaces. Employers also need to look at implementing different types of meeting areas – whether that’s bar stools and high tables in the kitchen, through to small spaces where private calls can be made.” When it comes to differences between the sexes the research found - perhaps unsurprisingly - that women hate uncomfortable temperatures (45% vs 39%) and poor lighting (31% vs 22%) more than men. Across the country however, it looks like those in London and the East of England are the least happy with their working environments than anywhere else. Workers in these regions were more disgruntled about all of the top ten grumbles than anywhere else in the country. Conversely those in the South West are much happier with their office space, scoring grumbles much lower than the national averages. www.crownworkspace.com

Office & IT

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HVAC

Warm welcome at the National Army Museum JS Air Curtains has supplied two Zen air curtains for the recently refurbished National Army Museum in Chelsea, London, to provide a warm welcome to visitors in its reception foyer and gift shop.

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he air curtains seal the entrances while the doors are open with an invisible barrier of air, preventing cold air entering in the winter and cool air escaping in the summer. The Zen air curtain was selected to architecturally fit in with the design of the interior and, in the case of the foyer, match the colour of the doorway. Mike O’Connor, Deputy Director at the National Army Museum said ‘‘The air curtains blend in perfectly, due to matching the RAL colour of the entrance, and are helping to maintain a very comfortable internal temperature for visitors and staff to the museum. They have been running very well so far with no operational issues’’. The Zen air curtain is offered with front and rear panels that can be made in a variety of materials and colours, and can even incorporate signs and elements such as clocks, lighting or digital displays. This makes 24

HVAC

the model a very popular choice for architects and designers. At the National Army Museum, the Zen above the main entrance was supplied in a matching RAL colour while the shop had the standard finish. The units are available in a choice of sizes from 1.0m to 2.5m in 0.5m increments and can be mounted horizontally above the doorway or vertically to the side, with the possibility of joining two or more units together to cover wide entrances. Heating can be via electric or LPHW, as was the case at the National Army Museum, or it can be supplied without heating as an air only model. Low noise, double inlet centrifugal fans with external rotor motors can provide up to 2,7000m³/h of airflow per metre of air curtain (as tested to Amca 220-05) making the Zen ideal for doorways up to 4.2m high. A manual controller is included as

standard alongside 7m of telephonic cable with RJ45 (Plug & Play) connectors and a hand-held infra-red remote. The National Army Museum selected an optional advanced ‘‘Clever’’ controller to regulate the air curtains as it includes a temperature sensor that automatically adapts to the entrance conditions. The National Army Museum is the leading authority on the British Army and its impact on society past and present. It displays thousands of pieces across five themed galleries with a special temporary exhibition gallery, event space, a café and children’s area, Play Base. JS Air Curtains, the UK’s leading air curtain specialist, supply an extensive range of air curtains for all commercial and industrial applications. You can find out more by visiting the company’s website at www.jsaircurtains.com. Building & Facilities Management – April 2019


HVAC

Europe set for rapid growth in Smart Connected HVAC market

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urope is seeing a rapid growth in the market for Smart Connected HVAC, which refers to a heating, cooling or air conditioning system which is connected to a network – usually the internet – enabling its performance to be monitored and analysed. This allows any faults to be swiftly identified, the causes diagnosed and potentially the correct replacement parts to be delivered. Plus: the wealth of data collected can potentially allow service teams to predict when a part is likely to fail and to fix the problem before anyone in the building even notices it. BSRIA estimates that the total market for Smart Connected HVAC in Europe was worth almost 200 million Euros in 2018 and is set to more than double to reach more than 415 million Euros by 2023. This is according to new market studies published by BSRIA in January 2019. Senior BSRIA Analyst Henry Lawson commented: “Interestingly, our research shows that the European market for Smart Connected Air Conditioning is mainly driven by commercial, non-residential buildings. For smart connected heating – most of the activity and demand is in the residential sector. For commercial buildings the biggest single driver is business continuity and maintaining optimal physical environment. If you are running a hotel, or selling chilled food, or if you are responsible for a home or hospital for people who are ill or elderly – then any outage of air conditioning and cooling systems can have serious consequences, ranging from financial losses to risks to people’s health. Malfunctioning air conditioning is also a chronic waster of energy, with even something as simple as a blocked filter increasing energy consumption by up to 30 per cent. Energy used by air conditioning also has environmental implications – especially with rising www.twitter.com/BFM_Magazine

temperatures. The last two years have seen a stalling in Europe’s efforts to reduce greenhouse gas emissions and anything that can help is likely to be encouraged. Manufacturers benefit from improved customer loyalty and also from the wealth of data collected about the performance of their products. The European Smart Air Conditioning market is still relatively small, at about 45 million Euros in 2018, but is forecast to almost treble to 130 million Euros by 2023. The majority of this value is represented by service and maintenance. Chillers represent the largest sector of the market though there are also solutions for VRF and Air Handling Units. Most of the largest air conditioning manufacturers either already offer a solution in Europe or are planning to introduce one. Major controls manufacturers also have offerings. The biggest market is currently in Germany but there is demand across Europe. The European Smart Connected Residential Heating market is more mature, valued at over 140 million Euros in 2018, most of which was accounted for by hardware, software and communications. It is also forecast to grow rapidly to exceed 284 million Euros by 2023.” Lawson added: “Consumers across Europe are increasingly interested in ways in which they can monitor and control their energy consumption more effectively, while comfort is also a factor, for example in being able to preheat a home ahead of one’s arrival. Heating manufacturers, particularly boiler manufacturers see the service as a means of differentiating their products from the competition by providing a better service. A similar service can also be provided for heat pumps. The UK is currently the largest market for smart connected heating, though demand is growing rapidly in the other major European markets.”

Senior BSRIA Analyst Henry Lawson

Lawson concluded: “While the European market for smart HVAC is still in its infancy, it has enormous potential as part of the smart buildings and smart homes revolution. To achieve its full potential some key issues need to be addressed. These include establishing a robust commercial model. Customers, service organisations and manufacturers all stand to benefit so the costs and benefits need to be distributed equitably. A slightly more intractable problem is that of data security, both real and perceived, as both commercial organisations and private individuals continue to be nervous about any kind of online access to key systems and also to the information about their behaviour.” More detail is available in two new market studies published by BSRIA in January 2019. • Europe Smart Connected Air Conditioning in Commercial Buildings 2018. • Europe Smart Connected Heating in Residential Buildings 2018. Both reports provide an overview of the current European Union (including the UK). They also drill down into the five largest country markets: France, Germany, Italy, Spain and the UK with a summary for the rest of the EU. www.bsria.com HVAC

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Special Feature

Taking a strategic look at the grounds maintenance year We can’t expect Facilities Managers to be expert horticulturalists but grounds maintenance experts GRITIT argue that having a seasonal approach to planning your year can help you stay in control

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or busy facilities managers, grounds maintenance is just one of many competing priorities and with pressure to keep budgets under control it can be easy to prune your investments in GM in ways that end up costing more long term. Whether it’s an unexpected bill for tree surgery after neglecting care of wooded areas or discovering that cutting back winter grounds maintenance visits hasn’t produced the expected cost savings due to the added costs of reinstating lawns, the pitfalls can be hard to avoid without dedicated subject matter expertise. In many instances this is the same dilemma familiar to anyone in facilities management – how do you best balance the potential costs of acting reactively versus the added investments needed to develop plans and specifications for effective maintenance? However, with the breadth of skills and responsibilities involved in modern facilities management only increasing, not all FMs are fully equipped to take a more strategic view of grounds maintenance and adopt a more costeffective PPM (planned preventative maintenance) orientation. However, a grasp of the basics can go a long way and help FMs with responsibility for outdoor areas to start to think about the lifecycle of outdoor spaces to better manage the seasonal nature of grounds maintenance. Doing so is the key to managing your landscapes, budgets and contractors alike.

How to approach your year strategically To gain a high level understanding of the grounds maintenance year, the two infographics included with this article are a great place to start. Naturally every business and every site is different, but together these 26

Special Feature

offer a useful starting point that can be adapted to your requirements. The Grounds Maintenance Planner can be used to track your teams’ or contractor’s current work and service reports and gives a sense of what to expect now and the coming months. The Soft Landscaping Planner provides an understanding as to the optimum times to make improvements or changes, such as extending beds, creating more naturalistic areas or planting.

Don’t cut back excessively in colder months Without doubt, summer is the most intensive period for lawn care and turf management, but activity is seasonal and should continue right throughout the year. In the attempt to cut costs, many organisations significantly reduce grounds maintenance during the winter, for example by reducing the number of site visits. However, this can be a false economy: some of the most beneficial care is carried out in the coldest months to help lawns grow healthily and free of moss during the summer, and this is true for grounds maintenance as a whole: In any given season, the work you’ve done in the preceding period is often the key to success. During winter, grounds maintenance teams should focus on conditioning the grounds to get a head start for spring. Collect leaves and debris that can build up and destroy lawns. Cut the frequency of site visits in winter, and you simply add more cost in springtime to bring these areas back up to standard. Neglecting clearing decaying leaves on lawns or hard standings can also form a substrate that allows weeds to germinate. This then requires more weed control as well as unnecessary and costly chemical treatments

during the summer growing season. A less obvious implication of cutting back on grounds maintenance during certain times of year relates to health and safety, as risks on site – e.g. tripping hazards, or dead wood on trees - may not be identified and mitigated in time. Here too, there’s a case to be made for a more joined up approach to outdoor facilities management with regard to winter gritting. It clearly makes sense for grounds maintenance teams to use the weeks when snow and ice clearance is a priority to also monitor grounds maintenance requirements that arise. Teams should also undertake gritting operations in a way that doesn’t impact landscapes i.e. by allowing salt to damage green areas that will later need restoration. Avoiding such inadvertent costs requires careful planning and management, however engaging a contractor that offers both gritting and grounds maintenance services can ensure that a more holistic approach is taken.

Preparing for summer From a horticultural point of view, late spring into early summer is an ideal period for activities such as planting bedding plants and hanging baskets. However, this is when FMs and site managers also need to get to work developing effective KPIs to measure quality and – where needed – review and update the organisation’s maintenance specifications (e.g. sward length of grass). Now is the time to meet with grounds maintenance teams to explain any changes and to provide an outline programme of works and a schedule for the season ahead. This isn’t a one off activity but rather a good way to kick off an iterative process - set regular review meetings Building & Facilities Management – April 2019


Special Feature to discuss and rectify any issues. A further essential activity at this time of year is to update compliance folders, including staff training records and risk assessment and assessments to stay compliant with COSHH (Control of Substances Hazardous to Health) regulations.

Managing the peak summer season Summer is the most intensive period of activity during the year with the vast majority of activity focused on the demands of grass cutting and pruning. However, when outdoor spaces are at their most busy, also use this time to evaluate potential site improvements. This is the time you can best assess a site and understand which changes could add the most value to end users or the client. Seek out opportunities for multifunctional improvements, such as aesthetic changes that also encourage wildlife. A great example of this is the creation of a wildflower meadow that both adds visual interest and supports pollinators. As well as improving a site’s environmental impact, this sort of feature can have a financial benefit too. For instance, during the grass-growing season you may need to schedule 26 weekly visits for mowing. However, converting a less trafficked area of a site to a meadow could help to reduce the number of visits while still maintaining a high standard overall. Again, throughout the summer it’s essential to continue to communicate and review activity with grounds maintenance teams to ensure that specifications and quality standards are being adhered to and KPIs met. This process can allow for adjustments to specifications as needed to help stay in budget, such as agreeing to maintain sward length of lawns at 60mm rather than 50mm to reduce visit frequency. From a risk management perspective, summer is an important time to monitor sites for reportable invasive species such as Japanese Knotweed or Giant Hogweed and plan control measures into new plans. www.twitter.com/BFM_Magazine

Autumn Autumn provides a great time to schedule site improvement works such as planting and arboriculture activity. This is also an ideal point in the year to plan any tree surgery necessary to keep wooded areas healthy and safe. This is also a good juncture to more comprehensively review your landscape assets and management and maintenance plans and specifications. This is a point where subject matter expertise can really add value: when seeking to make improvements, engage with a landscape expert to develop a comprehensive set of output specifications that is aligned to your key objectives – e.g. environmental objectives, workplace wellbeing – rather than just focused on the frequency of visits. If cost is a factor, then this process can also

help to identify opportunities to change the landscape to replace trees or shrubs with species that require lower maintenance. When tendering for grounds maintenance contracts over the quieter winter period, autumn is the ideal time to review and release PQQ and tender documentation. For more info on managing your grounds year round visit call GRITIT Grounds Maintenance on 0800 0432 911 or visit www.gritit.com special feature

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