The Industry Leader In Rental Air Conditioning
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www.adbourne.com 18/69 Acacia Road Ferntree Gully, VIC 3156 PO Box 735, Belgrave, VIC 3160 Melbourne Office Neil Muir Ph: (03) 9758 1433 Fax: (03) 9758 1432 Email: neil@adbourne.com Adelaide Office Robert Spowart Ph: 0488 390 039 Email: robert@adbourne.com Production Claire Henry Tel: (03) 9758 1436 Email: production@adbourne.com Administration Robyn Fantin Tel: (03) 9758 1431 Email: admin@adbourne.com Marketing Tania Lamanna Tel: (03) 9500 0285 Email: tlamanna@bigpond.net.au
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National Reports State News Let there be light
Fresh air boosts productivity and performance
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Regulation Update Water: Our most valuable commodity Chiller Success Plan
Active Air Rentals feels the need for speed
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Cooling Tower Water Treatment: Don’t Shoot the Messenger
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Who to Choose to Look After Your Lifts, Escalators & Moving Walks
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19 year old commercial property transformed – B Grade building now the most energy efficient building in Sydney CBD
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Sealing Those Leaks
Burswood Resort Reduces Costs through Reverse Osmosis
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Glass impact hazard warnings CCTV Heat Recovery HVAC
Are you paying too much for Electricity?
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Product News
www.ipea.org.au DISCLAIMER Adbourne Publishing cannot ensure that the advertisements appearing in The Building Services Journal comply absolutely with the Trade Practices Act and other consumer legislation. The responsibility is therefore on the person, company or advertising agency submitting the advertisement(s) for publication. Adbourne Publishing and The Institute of Plant Engineers of Australasia reserves the right to refuse any advertisement without stating the reason. No responsibility is accepted for incorrect information contained in advertisements or editorial. The editor reserves the right to edit, abridge or otherwise alter articles for publication. All original material produced in this magazine remains the property of the publisher and cannot be reproduced without authority. The views of the contributors are not necessarily those of The Institute of Plant Engineers of Australasia or the publisher. Adbourne Publishing seeks to provide a forum for expression of ideas and opinions from companies and individuals. By presenting these articles the publisher in no way endorses any particular ideology but gives the reader the opportunity to access a variety of different views.
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Treasurer’s Report
he previous quarter has presented with a very encouraging future for IPEA as both a National and State entity with a resurgence of both corporate and individual membership enrolments from across the Nation.
President’s Report
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hank you to the committee for their endeavours so far this year, it appears we are recruiting well thanks in the main to Craig and Roz White in SA with new corporate and individual members: New corporate members: Butterfield Service in SA APM Property Maintenance in SA AGL Boilerland in Queensland IMC – Independent Monitoring Controls in NSW HydroChem Pty Ltd in Victoria JMG Air conditioning and Electrical in WA
Our Fee Structure to date remains unchanged. We hope that this projects our mission of providing a great networking structure at very reasonable rates. “A real value for money membership.” Fee Structure:
• • • •
In SA Peter Doyle - ODG
In Queensland David Buttsworth – IMC – Independent Monitoring Controls
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Your Company Logo included in every eddition (whilst financial) in the Adbourne Publication which is distributed nationally.
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A live link from the IPEA web site to your company website
- Second thru to completion of apprenticeship or course $37.50
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- Once graduated apprenticeship or study – Full price subscription of the day at this point $75.00
Up to 10 company employees can attend any site visit (or more if room allows) at membership prices.
•
- If apprenticeship dropped or Studies Cease then membership will revert to full membership in the next financial year or be suspended.
Thru the joint committees group. - Discounted or free admission to organized site visits or presentations.
•
Great Networking Opportunities.
Full Individual: $75.00 Full Corporate: $300.00 Retired Members: $37.50 Apprentice or Student: - First year free
New Individual members:
Alby Cerella – APM Property Maintenance Bob Irvine – Complete Steam Engineering Gary Wade – Steam & Process Controls Alex Shepherd – Incospec & Associates Australia Wayne Vilanova – Silcar Chris Percelli _ Hays Recruitment
Your individual membership entitles you to the following: Fee @ $75.00 per financial year
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Four publications of the Australian Building Services per year
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In NSW Paul Black – IMC – Independent Monitoring Controls
The right to nominate for the committee both at a local and or national level
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The right to vote on individual issues. One membership entitles you to one vote.
In WA Stephen Cairns – Environmental Services
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Thru the joint committees group. - Discounted or free admission to organized site visits or presentations.
Michael Gribble – JMG Air conditioning and Electrical To all welcome aboard and we look forward to a long involvement and input.
“Providing Support, Fellowship & Recognition”
If you would like, you could enrol your company for Corporate Membership as an alternative option.
There are several others who have their applications but have not followed thru with final submission.
Corporate Membership entitles you to the following;
Ian Paterson National President IPEA
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Fee @ $300 per financial year Four publications of the Australian Building Services per year
No rights to vote or to nominate for the committee both at a local and or national level We also hold separate functions for members and their partners at very reasonable rates. For each new member (if consent is given) get a photo, a brief blurb about themselves and their company and proudly display in new members tab. For each passing member that we become aware of if the President of the applicable state level committee make mention of that person(s) in their quarterly reports to be included in Adbourne publication. It was a conscious decision made by the executive committee of 2010-2011, that this year the I.P.E.A. National Executive Committee would make a firm commitment to build memberships of this group. This has been a very fruitful effort with Membership numbers both individual and corporate on the increase. Well done to all. Roz White National Treasurer IPEA
The Australian Building Services Journal | Volume 1 – 2011 |
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State News Victoria
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he committee has been looking at a number of submissions to attend site visitations and also some technical presentations. We should be in a position to advise a schedule soon. However, to assist we need further feedback from members regarding preferences. The committee is happy to welcome members who would like to consider sitting on the state committee to help in the growth of IPEA. Positions for nomination are President, Vice President, Secretary and Treasurer. All building, mechanical and plant engineering institutions ensure that the
information provided is available and up to date for those interested and that the technical information the recipient may pass on is correct. IPEA assists and supports with promoting training programs and seminars that will benefit our members and readers. We congratulate IPEA South Australia on the success with their recent membership drive and are sure all states, including Victoria, will be follow with successful membership drives. Overall, the growth of IPEA nationally is very positive Victoria can continue to be part of the growth. Please view our web site www.ipea.org.au for IPEA national and state information. If you require any state information, please do not hesitate to contact me on my mobile 0419 306 963. Best regards, Barry Wilding Secretary – IPEA Victorian Division
South Australia
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ongratulations and welcome to the new corporate and individual members.
Congratulations to the SA committee and thank you for your assistance. The Membership drive on board the Dolphin River Cruise was a huge success, with a great deal of interest and membership packs being distributed. Great result for all. Chateau Pato proved once again what 48 hours of brain-storming can achieve with the WHO evening coming from this (18th May Sponsored by Healthscope Pathology and IPEA). Well done all, and although I am unable to attend I am sure the Vice President will handle the MC role well. Presentation of new members’ certificates will also take place on the night. Enjoy the Fellowship and the presentation by our own Craig White. Ian Paterson State President – IPEA SA Division
500 Collins St The Australian Building Services Journal | Volume 3 – 2008 |
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IPEA Office Bearers
Application for Membership You are cordially invited to become a member of the Institute by completing the details below.
NATIONAL EXECUTIVE C/- PO Box 81 Dry Creek SA 5094 TITLE
NAME
President
Ian Patterson (08) 8422 4301 ian.paterson@ugllimited.com
PHONE
0457 528 383
Vice President
Lynn Callcott (08) 9214 3500 lynn.calcott@108sgt.com.au
0409 335 408
Secretary
Barry Wilding (03) 9553 1011 barry.wilding@hydrochem.com.au
0419 306 963
Treasurer
Roz White roz.white@iinet.net.au
0428 830 436
(08) 8376 7336
MOBILE
MELBOURNE EXECUTIVE PO Box 4182 Knox City Centre VIC 3152 TITLE
NAME
PHONE
FAX
0407 558 499
(03) 9751 4100
President
Position vacant
Vice President
Miron Krzywinski
Secretary
Barry Wilding (03) 9553 1011 barry.wilding@hydrochem.com.au
Treasurer
Jeff Fraser
(03) 9553 1387
President
Craig White 0422 150 090 craig.white@iinet.net.au
(08) 8376 7336
Secretary
Les Gurney 0413 151 763 lgurney@aircomfortservices.com.au
(08) 8360 5253
Treasurer
Roz White roz.white@iinet.net.au
(08) 8376 7336
Membership Officer
Ian Patterson ian.paterson@cbre.com.au
Meetings Coordinator
Peter Otten 0413 027 675 peter.otten@ap.joneslanglasalle.com
Cliff Harper
(02) 9931 9959
Last Name
.............................................................................................................................................
Title
........................................................................................................................................................................
..........................................................................................................................................
City
.........................................................................................................................................................................
...................................................................................................................................................................
Country (08) 9213 3501
(02) 9931 9995
.............................................................................................................................
............................................................................................................................................................................................
Postcode
SYDNEY EXECUTIVE PO Box A 720 Sydney South NSW 2000 Treasurer
.............................................................................................................................................
State
PERTH EXECUTIVE C/O 113 Mickleham Rd Morley WA 6062 Lynn Callcott 0409 335 408 lynn.callcott@108sgt.com.au
First Name
Street Address
ADELAIDE EXECUTIVE PO BOX 8053, Station Arcade SA 5000
President
Please provide the following contact information:
Occupation
(03) 9837 5774
0428 830 436
This form will be passed to the respective division and following acceptance the Secretary will contact you. Current Membership fee is $75 and includes certificate, and 4 copies of the Institute Journal. I agree to abide by the current rules of the Institute.
...................................................................................................................................................
.........................................................................................................................................................
Work Phone
...................................................................................................................................
Home Phone
...................................................................................................................................
Fax
......................................................................................................................................................................
E-mail ................................................................................................................................................................ Journal Editor for IPEA Inc Barry Wilding – barry.wilding@hydrochem.com.au
Web Master Les Gurney – lgurney@aircomfortservices.com.au Contact Ph: 0413 151 763 Fax: (08) 8360 5253
Forward form to: The National Secretary IPEA C/- PO Box 81 Dry Creek SA 5094
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| Volume 1 – 2011 | The Australian Building Services Journal
Let there be light ROMILLY MADEW | Chief Executive, Green Building Council of Australia
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n the past, the sun had the principal role in illuminating building interiors by day. But with the flick of an electric switch, artificial lighting loomed large in our buildings. However, there is growing evidence that increased reliance on artificial lighting can have a detrimental impact on occupant health, wellbeing and productivity. Artificial light can influence the natural pattern of our circadian rhythms, leading us to poor sleep quality, feelings of depression, lethargy, and even illness. With most office workers spending 90 per cent of their days indoors, it’s hardly surprising that the indoor environment quality of buildings – including access to natural light – can have an effect on productivity and performance. The Heschong Mahone Group has published a number of studies which examine how daylight affects human performance. For instance, a 1999 study of more than 21,000 students found a dramatic correlation between daylit school environments and student performance, including a 20 per cent faster progression in maths and a 26 per cent faster progression in reading. A 2003 study into office worker performance revealed that workers in call centres processed calls up to 12 per cent faster when they had access to the best
possible view versus those with no view. A pleasing view was found to improve mental function and memory recall of office workers by up to 25 per cent, and they were the least likely to report negative health symptoms. A further Heschong Mahone study into the affects of daylight in the retail environment found that the value of the energy savings from natural light was far overshadowed by the value of the predicted increase in sales. “By the most conservative estimate, the profit from increased sales associated with daylight is worth at least 19 times more than the energy savings, and more likely, may be worth 45-100 times more than the energy savings,” the report found. Comfortable, bright facilities encourage staff to be more alert and motivated. The 2008 Office Lighting KnowHow report found that if poorly-designed lighting distracts the average worker for only one per cent of the time, this is equivalent to a US$5 per square foot annual loss.
1 Bligh Street
In the post office in Reno, Nevada, for instance, a lighting retrofit with a six-year payback increased the number of letters sorted per hour by six per cent. What’s more, the rate of sorting errors decreased to 0.1 per cent, making the Reno Post Office the most efficient in the Western US. Energy savings were about US$22,400 per year, but the increased productivity was worth about US$400,000 per year. The Australian Building Services Journal | Volume 1 – 2011 |
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AIMS a
To promote the science and practice of building services engineering in all their branches and the usefulness and efficiency of persons engaged in therein.
b
To raise the character and status and advance the interests of plant and building services engineers and to recognise the competency of those engaged therein.
c
To encourage unified organisation on local, divisional and national basis by establishing a certain point of reference for its members.
d
To preserve and maintain the integrity of members by imposing strict rules of conduct as a condition of membership and by other means of promoting just and honorable practice in such industries.
e
To foster the development of this specific branch of engineering in Australasia.
f
To cooperate throughout the world with compatible organisations having similar objectives.
g
To represent plant and building services engineers upon engineering and administration matters which concern them with relation to discussions and negotiations with property owners, management, statuary authorities, professional consultants, manufacturers, contractors and others.
h
To encourage the study of plant and building services engineering and to improve and elevate the general and technical knowledge of persons engaged in or intending to engage in the industry.
i
To advise members on various aspects of engineering maintenance services and machinery insurance contracts and their importance.
j
To keep members aware of current items of development and interest and concern by arranging and holding lectures, exhibitions, public meetings, classes and conferences calculated to advance the cause of education in industry.
k
To initiate research and publish reports into areas of mutual interest, such as:
Contract Technical Services
Unit 4/611 Hay Street, Jolimont WA 6014
i ii iii iv v vi
CORPORATE MEMBERS of IPEA Chillmech Services Pty Ltd Factory 50, Industrial Park Drive, Lilydale VIC 3140
HydroChem Pty Ltd 27 Viking Court, Cheltenham VIC 3192
CB Richard Ellis (W) Pty Ltd Level 2/216 St Georges Tce, Perth WA 6000
TAC Pacific 36 Hasler Road, Osborne Park WA 6017
Dalkia (Trane) 75 Howe Street, Osborne Park WA 6017
l
DCE Vokes Pty Ltd PO Box 325, Kingsgrove NSW 2208
Butterfields Services (SA) Pty Ltd 44-48 Sherriff Street, Underdale SA 5032
JMG Air Conditioning Unit 54, 159 Arthur Street, Homebush West, NSW 2140
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| Volume 1 – 2011 | The Australian Building Services Journal
Engineering and equipment standards. Standardisation of operational reporting. Standardisation of maintenance contracts. Promotion of planned maintenance programs. Maintenance service rates and costs of various services, and any other matters.
To communicate to members information on all matters effecting the plant and engineering industries and to print, publish, issue and circulate such periodicals, books, leaflets and any other literary undertakings as may seem to be conductive to any other objects of the Institute.
m To admit and recognise as members of the Institute of such persons as shall conform to its rules and regulations which amongst other things shall provide that to entitle a person to membership he/she shall possess the qualifications in the Rules. n
To assist members in the pursuit of their profession and all factors related thereto.
Access to daylight is not just a productivity booster. One 2005 study into the effect of sunlight on patients undergoing spinal surgery found that lighter and brighter rooms in hospitals contributed to stress reduction and that patients experienced less pain and used less analgesic medicine. Another study at the Mackenzie Health Sciences Centre in Canada found that depressed patients in sunny rooms recovered 15 per cent faster than those in darker rooms. The Green Star environmental rating tools award points for projects that provide artificial lighting with minimal energy consumption. Building projects which incorporate lighting that is not over-designed (with a maintained illuminance level of no more than 400 Lux for 95 per cent of the nett lettable floor space) also achieve points, as do those that include greater flexibility for light switching (making it easier to light occupied areas only). There are additional points within Green Star for projects which use good design principles to allow occupants external views from across the floorplate, encouraging and recognising the importance of daylight and a connection to the external environment.
Let there be light
(continued)
1 Bligh Street
1 Bligh Street in Sydney is the next generation in high-performing sustainable office space, with a 6 Star Green Star - Office Design v2 rating and a number of innovative sustainability strategies that are ‘firsts’ in the market place.
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Good, green lighting is not limited to new builds. Lighting retrofits can also make a real difference. For example, Stockland undertook an energy audit of 19 retail centres in 2008, and as a result implemented initiatives such as installing energy-efficient lighting in car parks and malls. This is expected to result in an approximate reduction of 8 per cent of total base building energy use over a two year period.
View online now! G
The unique façade allows 45 per cent of the office to achieve high daylight levels, reducing the need for artificial lighting. This, combined with reduced heat loads, minimises energy consumption and enables the building’s energy performance to achieve the 5 Star NABERS Energy requirements, with a 42 per cent carbon dioxide reduction when compared to a similar-sized conventional office tower.
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The development’s double skin façade system is a major contributor to the 6 Star Green Star rating. This naturallyventilated glass façade was designed to optimise occupant amenity by providing both daylight and solar control. The components of the façade system include a double-glazed inner skin of high-performance glass and an outer skin of clear glass separated by an accessible cavity which is naturally ventilated and contains an automated blind.
Visit urne.com bo ad w. ww and click on ‘The Building Services Journal’
Of course, reducing energy consumption in buildings is best achieved through a combination of good design, good management and good habits. Tenants are beginning to recognise their role in reducing energy consumption, and green leases are driving tenants to reduce their carbon footprints and take an active role in supporting the green initiatives of their buildings. To find out more about Green Star, or to download the tools for free, visit: www.gbca.org.au n The Australian Building Services Journal | Volume 1 – 2011 |
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Fresh air boosts productivity and performance TONY ARNEL | Chairman, Green Building Council of Australia and World Green Building Council
turnover, reduced productivity and negative employee attitude. The CSIRO has estimated that it costs the Australian economy $12 billion a year. The OECD suggests that illnesses – such as asthma, headaches and allergies - associated with indoor air pollution are now one of the most acute problems related to building activities around the world. Numerous studies over the years, both in Australia and internationally, have found that a better IEQ in buildings reduces sick leave and improves worker productivity and health. Typically, these gains vary between two and 10 per cent per worker. Goods Shed North
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t’s time that we started thinking of building management not as a cost centre, but as a value generator.
Why? Because the way we operate and manage our buildings can have a significant impact on the health and wellbeing of the people who live and work in them. At the recent Green Cities conference in Melbourne, Dr Esther Sternberg told the property and construction industry that they “hold the health of our nation in their hands.” Author of Healing Spaces: The Science of Place and Wellbeing, Dr Sternberg shared scientific evidence which confirms what many of us have known intuitively for years – that buildings affect our health and general wellbeing.
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Office workers can spend more than 90 per cent of their time indoors or in enclosed spaces while commuting. So it’s important that the health and wellbeing of occupants is considered when designing buildings and interior spaces. Indoor environment quality (IEQ) – which encompasses not just air quality and ventilation, but also thermal comfort, noise, visual environment and space – has both physiological and psychological impacts. We know people find green buildings attractive places to work because they prioritise fresh air and natural light, access to ventilation and views of the outdoors, as well as emphasising the importance of workers having control of their individual workspaces. We also know that poor IEQ contributes to increased sick leave, increased staff
| Volume 1 – 2011 | The Australian Building Services Journal
A post-refurbishment study of 500 Collins Street in Melbourne, for instance, revealed a 39 per cent reduction in average sick leave days per employee each month and a 7 per cent increase in the lawyers’ billions ratios (despite a decline in the hours worked). In addition, the typing speeds of the building’s legal secretaries improved by 9 per cent. At the Goods Shed North, which is occupied by the Victorian Building and Plumbing Commission, indoor air quality has been significantly improved when compared with previous locations, with lower rates of carbon dioxide and volatile organic compounds. Staff satisfaction ratings exceed pre-occupancy ratings, and staff rated IEQ as one of the top three factors which include a particular appreciation of air movement, freshness, daylight and artificial light. In fact, 80 per cent of those surveyed felt improved or stable performance. Importantly, a 3.8 per cent increase in overall performance has been measured.
The Victorian Building and Plumbing Commission recently asked Allens Consulting Group to model the impact of two, five and 10 per cent productivity gains from IEQ on the businesses occupying the 1800 commercial offices within the City of Melbourne. These benefits were then compared with estimates of the cost of retrofitting buildings to 4.5 star NABERS rating or a 4-5 star Green Star rating. The results were startling. For an initial outlay of around $1.9 billion for a green retrofit, the payback was $223 million if a 2 per cent productivity gain was realised, $557 million for a five per cent productivity gain and a massive $1.1 billion for a 10 per cent productivity gain. This translated into a payback period of 8.8 years for a 2 per cent gain, 3.5 years for a five per cent, and just 1.8 years for a 10 per cent gain. The reason for this is simple. Staff productivity gains deliver a much larger business benefit than energy or other resource savings because staff salaries
account for around 80-85 per cent of costs in a typical commercial office. In comparison, energy costs usually amount to around 1 per cent of the office budget. A one per cent productivity improvement – or 5 minutes each day - can mean an additional 18 hours and 20 minutes a year for each person working in a commercial office. The challenge for building services managers is to optimise building performance across the range of variables which encompass worker amenity, environmental sustainability, economic outcomes and staff performance. With careful management, buildings can both reduce their environmental impact while supporting the health and productivity of the people who work within them. The message is clear: far from being a cost, improving IEQ of commercial offices can improve the productivity and competitiveness of our companies – and our nation. n
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Regulation Update By DEREK HENDRY
Aust: Why are Fire Doors Costly to Maintain? The costs associated with inspecting and maintaining fire doors continually grate on Building Services Engineers and managers, as they are reminded constantly by most maintenance contractors that remedial works are necessary, mandatory, and attract penalties for non compliance, and thus reinforce the need for frequency of inspections and maintenance. This article is not to advocate non compliance with “specified” statutory requirements, or to advocate a reduction in maintenance costs that reduces the safe operation of fire doors in an emergency where state legislation allows the owner/ occupier to determine the extent of inspections and maintenance to be performed. The purpose of this article is for Building Services engineers, owners and managers to be informed on the parameters of the legislation which allows them to implement a safe inspection/ maintenance regime. The legislation in three states will be discussed, with Queensland and New South Wales discussed briefly, and the more involved Victoria legislation discussed at length. New South Wales Maintenance of essential fire safety measures has been regulated to differing degrees by evolving legislation over the years, commencing with Ordinance 70 in the early 1970’s, through to the current maintenance regimes under the Environmental Planning and Assessment Act and Regulations.
An essential fire safety measure (fire door) must be able to continue to perform to the relevant regulations and Australian Standard requirements to which it was designed and installed. The owner may decide to utilise AS 1851: 2005 “Maintenance of Fire Protection Systems and Equipment” (see Victoria for further comments) however in New South Wales it is the installation standard to which the door must be maintained.
Part 12 makes it mandatory on the property owner to ensure that fire doors comply with either the Australian Standard or are maintained in a state which allows the fire door to fulfil its purpose. While the objectives and intent of both Subdivisions 1 and 2 (buildings) relative to fire doors may be the same, Subdivision 1 is prescriptive and refers to the Australian Standards as applied by the relevant building surveyor, whilst Subdivision 2 nominates a performance standard.
Queensland
For new buildings or buildings having recent alterations (Subdivision 1 or combined Subdivisions 1 and 2 buildings), the building surveyor must determine the extent of inspections required for fire doors and place these requirements in writing to the owner upon completion of the building works.
The Queensland Fire and Rescue Service require fire doors to be maintained by the occupier under Section 54 of the Building Fire Safety Regulations. This means that if a “fire safety installation” is installed in a building, then the applicable Australian Standard must be adhered to (in our example AS 1851: 2005 “Fire Protection Systems and Equipment will apply). Inspections are to be performed by a appropriately qualified person. Victoria Part 12 of the Building Regulations 2006 and AS 1851: 2005 “Fire Protection Systems and Equipment Services” will cover fire door maintenance in Victoria. Part 12 contains two Divisions, Division 1 – Maintenance of Essential Safety Measures is broken down into three subdivisions. Subdivision 1 applies when fire doors are contained in a building built after July 1994 or an existing building where the fire doors have been altered under a building permit. Subdivision 2 applies to fire doors in buildings that existed prior to 1994 and have not been altered.
The current Australian Standard AS 1851: 2005 stipulates quarterly inspections. We strongly recommend property managers request the building surveyor to nominate four inspections per year. (Note: a hospital, nightclub, shopping centre, etc. may deserve a greater number of inspections). If required to use the previous Australian Standard AS1851:7, as is stipulated on the Occupancy Permit or Maintenance Determination, twelve inspections per year (eleven Type 1 and one Type 2) will be required. For existing buildings (Subdivision 2) the owner has an obligation to ensure that the fire doors will function adequately in the event of an emergency. Building legislation in Victoria does not compel existing fire doors to comply with the current Australian Standard for maintenance under Subdivision 2 of Part
The Australian Building Services Journal | Volume 1 – 2011 |
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Regulation Update (continued) 12. Indeed, even the Australian Standard specifies that unless this standard has been invoked by a controlling authority, under legislation it is not applicable. (Refer to Clause 4.3.2 (b)). Prior to 1994, the fire door maintenance standard was not invoked by Victoria’s legislation. Consequently for existing buildings, it is the property owner who is required to determine the extent of inspections required in the pursuit of ensuring the doors are maintained adequately. The maintenance standard can be used as a guide. We do not believe that it is the intent of the Building Regulations for “essential safety measures” in existing buildings (Subdivision 2) to strictly comply with all new Australian Standards created after the building was constructed. It may well be for certain installations, like emergency lights and exit signs, that some essential safety measures should comply with the current standard, but not fire doors (as the Standard stipulates). Staff are finding that a significant number of fire doors should never have been tagged (that is, where the installer certifies installation in accordance with the installation Standard), due to defects at installation stage, but are required to be maintained with the current maintenance standard (sometimes the contractor represents the same company who installed the door). This situation should be considered intolerable, especially when the defects are minor and can be very costly to repair. Many fire doors that are installed in sprinkler protected buildings deserve consideration, especially when they were installed in a period when no maintenance legislation existed. Minor defects that some contractors say are acceptable in a non sprinkler protected building are called up as maintenance items by other contractors in sprinkler protected buildings, and in such case a judgment
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call should be made by “appropriately qualified” inspectors/ person as to the extent of remedial works required.
VIC - MFB and CFA Fire Safety Guidelines Released Building Services Engineers are advised that the MFB and CFA have developed a new fire safety guideline (GL-33) entitled ‘Performance Based Design within the Built Environment’. Developed in consultation with members of the fire safety engineering and building surveying industry, the guideline builds upon the foundations that have been laid by the International Fire Engineering Guidelines as well as encompassing the statutory matters contained within the (Victorian) Building Act and Regulations, and the Building Code of Australia (BCA). The guideline itself is self explanatory and addresses many of the procedural issues that fire safety engineers, building surveyors and fire authorities are confronted with when a performance based design approach is utilised. For more information go to the MFB website at http://www.mfb.vic. gov.au/media/docs and look for Guideline_33_Performance Based DesignWithinTheBuiltEnviromentV2
favour wherever the balustrade was found to be less than 1,000mm high, it is recommended that a comprehensive balustrade audit of all balustrades to determine non compliances with Clause D2.16 of the BCA, be undertaken. Building services engineers, building owners and facility managers can then make informed decisions to incorporate into their risk minimisation strategies and future building upgrades.
NSW - Department of Planning Publication Building Services Engineers might benefit from the recent publication by the NSW Department of Planning, of compliance policy and associated guidelines, to outline how it goes about compliance and enforcement work. The objective of the publications is to assist stakeholder understanding, and to assist the Department in ensuring approved projects operate within their conditions. For more information go to http:// www.planning.nsw.gov.au , click on ‘Development’ and go to ‘Major Projects Assessments’. n
About the Hendry Group
Balustrade Audit - Know Your Risks Building Services Engineers ngineers, building owners and managers are advised to consider commissioning an audit of the balustrades of their building(s) in terms of Building Code of Australia compliance and risk minimisation strategies. Recent balustrade audits undertaken have found numerous non compliances for the balustrades in various classes of buildings. Clause D2.16 of the BCA requires balustrades to have a minimum height of 1,000mm above floor levels and 865mm above stair flights (including handrails). The clause also prescribes maximum opening dimensions for balustrades and in addition, limits the “climb-ability” of the balustrade. Due to the prescriptive nature of the above balustrade requirements and the resulting numerous court judgments in recent years that have been in the plaintiffs
| Volume 1 – 2011 | The Australian Building Services Journal
Derek Hendry is the Managing Director of the Hendry Group of Consulting companies, including Essential Property Services. Derek pioneered the ‘private certification’ system of building approvals in Australia, and his nationally based consultancy offices assist clients in all facets of building control and essential safety measure audits. The Hendry Group publish an e-newsletter entitled ‘essential matters’, available online at www.emau.com.au, and their new service, BCA Illustrated (at www.bcai.com.au), offers 3000 illustrations explaining and interpreting the BCA as it applies to your building.
HOW TO CUT POWER COSTS BY UP TO 50 PERCENT AND BE ECO-FRIENDLY! A new evolution of solar air conditioning could cut power bills by half and overtake conventional systems within the next few years.
Optimal Energy Solutions is now releasing the next evolution in airconditioning, a Solar Hybrid Airconditioner. “We can no longer afford to continue to power our homes and offices in the same way.” said Ms Bond, Director of Optimal Energy Solutions. This new evolution of air-conditioning is providing Australians with an energy saving system which takes heat from the surrounding air (thermal energy) to provide cost effective clean green air-conditioning. The highly efficient heat exchanger system reduces the compressor running time, thereby saving power consumption. The new system called ICE SOLAIR Solar Hybrid can pay for itself in just a few years by reducing the power consumption by up to 50 percent compared to a comparable standard inverter air-conditioning system. Right now there is a drive in the building industry to reduce energy consumption and its environmental footprint as result of the requirements for Green Star Rating. This solar air conditioning system is a great example of the new strategy in climate control. Solar Hybrid Air conditioning can be ducted throughout a house or office or replace existing aged split or wall systems. The shift towards greener solutions has significant implications for all Builders and can be fiscally rewarding. There is good financial reason as well as an environmental responsibility to consider this climate friendly airconditioning system. Installing this energy efficient Solar Hybrid Air conditioning is the best way to reduce your energy bills while lowering environmental impacts. Call 1 300 710 059 or visit www.optimalenergysolutions.com.au or email info@optimalenergysolutions.com.au
Water: our most
valuable commodity
By Haysam El Hassam | Environmental Scientist, Independent Monitoring Consultants
It is a common misconception that water is generally regarded as an abundant resource. However, approximately 97% of all water on Earth is stored in our oceans, 1.69% is stored underground and another 1.74% is frozen in ice-caps and glaciers.
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pproximately 3% of the earth’s water is classified as fresh and less about 0.01% is available in rivers, lakes and streams for access as water for human consumption (see Figure 1). Moreover, this precious resource is not dispersed equally around the world based on population distribution, for e.g., the Asian continent, which supports more than half the population has only 36 percent of the world’s water resources. This situation is exacerbated by the fact that many water resources are shared by multiple countries. Currently there are 263 river basins that are shared by two or more nations and that are home for roughly 40 percent of the global population (United Nations, 2004). Being and island continent, fortunately Australian water resources are ours alone. However, given our geographical location and the effects of drought, utilising our water resources is imperative whether at home or the workplace. The recent drought and the continued impacts of global warming have
Figure 1: Distribution of the Earth’s water (US Geological Survey, 2010)
brought the issue of water conservation and management to the forefront of environmental and economical research and debate. The quality of water and its components within the greater water cycle impacts on the use of water and water consumption. Aquatic biodiversity, stream and riverine ecology and human uses for water supply, recreation and agriculture are all affected by the physical, chemical and biological parameters of water. Indicators of water quality are classified as Physical (colour, turbidity, suspended solids, conductivity, and temperature), Chemical (dissolved oxygen, nutrients, heavy metals, and trace organic compounds) and Biological (microorganisms including bacteria, parasites, and viruses).
In general, there are three sources of water in any domestic, commercial or industrial process that can be monitored. These include water to sewerage, stormwater and wastewater. Sewage water is any waste discharged into underground pipes and main trunk lines originating from bathroom, kitchen, laundry etc which flow away from communities to sewerage treatment plants. Here, sewage water is treated (usually tertiary treatment) prior to being discharged to the ocean or rivers. Stormwater is runoff that flows across a premise as a result of rain water, surface water or ground water. Stormwater systems (also called stormwater drainage) consist of gutter drains, open channels >
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< and underground pipes to channel this increased quantity of runoff away from urban areas and into water bodies in order to avoid flooding problems. As stormwater flows over roads, streets, parking lots it picks up pollutants such as litter (cigarette butts, paper, and plastic bags), animal droppings, sediment, nutrients, oil and grease and other contaminants which end up in our rivers, streams and oceans. Wastewater is water that has been used within a household, commercial or industrial process/activity. This includes cleaning or manufacturing which as a result, contain waste products. Water from commercial and industrial premises is discharged into the sewerage system, usually after it has been treated to an acceptable standard stipulated by a trade wastewater agreement or licence with the water authority of concern. “Trade Wastewater� is trade waste and any liquid, which may be produced from an industrial or commercial activity. Industrial wastewater treatment systems technology will vary based on the type and concentration of pollutants in the water and can be physical, chemical or biological treatment or a combination of all three techniques. Sewage is considered a subset of wastewater. There is, however, heightened awareness that our increasing use of water and its disposal as a vehicle for carrying our wastes back into the environment is not a sustainable practice. Engineers, scientists, politicians and society in general is now demanding and working towards new ways of water management which can protect our scarce fresh water resources and our environment as well as providing a quality of life which is acceptable to society. With respect to our water reserves, an integrated approach is needed for shortterm and long-term planning to meet future requirements for all uses including basic human needs, environmental sustainability, agriculture, recreation and economic uses. The Department of Energy, Utility and Sustainability NSW (now NSW Office of Water within the DECCW) describe integrated water cycle management as a way of managing water in which all components of the water system are integrated so that water is used optimally. This optimal use should result in minimal impact on the water resource and on
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Figure 2: Comparison of systems with no integration (1A) to full integration (1B) (DEUS, 2004 now NSW Office of Water)
other resources and users. For a local water utility this means that the three main urban services, water supply, sewerage and stormwater should be planned and managed in an integrated manner to ensure that the maximum value is obtained from the resource and that an appropriate return to the environment is maximised. A comparison of traditional and integrated approaches to water management has been presented in Figure 2. Using the concept of an integrated management plan as the basis of a site specific Water Management Plan (WMP) within a greater Environmental
| Volume 1 – 2011 | The Australian Building Services Journal
Management System (EMS) for commercial and industrial operations and processes is beneficial. Such a WMP should be designed to utilise rainwater tanks as a means of storing stormwater. This enables stormwater to become a part of the non-potable water supply whilst reducing potable water consumption, reducing the impacts from stormwater runoff, and reducing the infrastructure requirements for stormwater amongst other factors. In storing stormwater, choosing appropriate sized storage tanks, pipes, pumps and treatment systems is crucial to optimising water storage and use. Implementing housekeeping procedures and protocols
to incorporate correct rubbish disposal (including cigarette butt disposal), gutter and footpath cleaning and correct plumbing will aid in the quality of the stormwater and guarantee that stormwater is utilised and not lost to sewer. Wastewater (including sewage) treatment can also be incorporated into the WMP. Although the cost of such a system may be expensive in the short term, the long term savings generally add up depending on how much waste is being treated and how well the system is being utilised. Site specific wastewater treatment systems can ensure high quality effluent treatment which meets some existing non potable water supply demands whilst decreasing the local impacts on waterways and potable water consumption. Site specific wastewater treatment systems can include the use of water efficient toilets (dual flush), wash basins (push button) and showers (timed). In many office buildings, waterless urinals are now being used in an attempt to reduce water use. Increasingly, domestic, commercial and industrial wastewater is being treated (reclaimed), recycled and reused for irrigation purposes or recycled within industrial processes. Individual households can easily reuse their grey water (water from showers, baths, spas, hand basins, laundry tubs, washing machines, dishwashers and kitchen sinks) in the garden either directly or after treatment using domestic grey water treatment systems. This is aided with local and state government schemes such as water rebates and water saving initiatives.
Water: our most valuable commodity Water Management Plans not only reduce the consumption of water, they in turn reduce the energy use. As such, WMPs should aim at improving wherever possible the energy and water efficiency. This can be monitored with the aid of flow regulators, restrictors and meters. Internal audits as part of the greater EMS can indicate areas of improvement and areas which require attention on a yearly basis. Although water conservation and management plans are important to any business attempting to reduce their water consumption and improve their overall environmental impact, one underlying factor is more significant; water quality. The quality of water should never be jeopardised as this can have severe human health impacts. n
References: DEUS, NSW Government (now NSW Office of Water). (2004). Integrated Water Cycle Management for Local Utilities – Best Practice Management accessed via http://www.water.nsw.gov.au/Urban-water/CountryTowns-Program. United Nations. (2004) WWDR - Water for People - Water for Life-The United Nations World Water Development Report accessed via http:// www.unesco.org/water/wwap/wwdr/index. United States Geological Survey (2010). The Water Cycle Summary (US Department of the Interior) accessed via http://ga.water.usgs.gov/edu/ watercyclesummary.html.
Chiller Project Success Plan 12 essential items for Chiller Project Success The Chiller Project Success Plan is a series of questions that allows Customers to begin to manage all areas of the chiller installation including high risk areas. This is part of the Summit Matsu Chillers standardised process for successful chiller projects which covers scoping, documentation, testing, commissioning, service and extended warranty.
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hiller Project Success Plan should also be read with The Chiller Evaluation Checklist which is a 15 point plan for evaluating the chiller supplier and chiller machinery. Summit Matsu Chillers is an Australian manufacturing company with a staff of specialist chiller engineers. We are not an importer of finished products, we are not a “box mover”. We are interested in total project success for our Customers because we know that buying a chiller is just one part of the project. In fact our entire Quality Assurance process is built around one major factor: Project Success. Our experience has shown us this approach reduces risk, increases chance of total chiller project success, and leads to a lower total long term cost of ownership.
1. Know your figures Spend time to ask the right questions about all areas of the chiller installation. Ask your chiller supplier for a standardised process for collecting this information. Determining the heat load is the most important thing. In all cases the information required to specify a cooling system is water temperature required FROM the
chiller, water return TO the chiller, water flow required at the heat source, pressure drop through the heat source and through the pipework. For machinery cooling the suppliers of the machinery should be able to advise cooling requirements otherwise your chiller supplier should be able to advise. Other factors to consider are water quality, interaction between mixed metals in the system and the possibility of corrosion, extreme high or low ambient or process temperatures and power stability. The biggest issue here is chiller water temperature. Why? Running your chiller with a warmer water outlet temperature WILL SAVE POWER – you could save as much as 40% on running costs.
2. Determine if a chiller is the right equipment There are many ways to cool processes and machinery. A chiller may not be the most effective method.
3. Know your climate You need to be aware of maximum summer temperatures and minimum winter temperatures. It is important that chillers are designed to operate at these conditions. Also look at the average temperatures
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because this will determine the chiller performance and expected electrical power consumption over the year. Also look at the install location. Adequate air flow is critical. Look at heat sources such as waste heat from generators or air compressors or radiant heat from building walls as these will all raise the operating air temperature where the chiller is located and will impact chiller performance. Ideally chiller air intakes should be away from heat sources. Check the install location with your supplier. For best results a shade cloth or enclosure can be used to shield the chiller from excessive solar heat, however this must be installed in such a way as to not reduce air flow.
4. Decide if AIR COOLED or WATER COOLED chillers are more suitable Both air cooled and water cooled chillers use a refrigeration system and have a cold side heat exchanger (evaporator) where the refrigerant gas collects heat from the water stream and a hot side heat exchanger (condenser) where the refrigerant gas discharges heat from the system. The difference between two is the type of condenser. Air cooled condensers are a typically made of copper tubes and aluminium fins similar to a large radiator. The refrigerant gas is inside the copper tubes and as ambient temperature air is sucked across the fins by the condenser fans the heat energy is transferred from the refrigerant gas into the air flow – where it is exhausted as waste hot air. Water cooled condensers are typically a shell and tube heat exchanger where refrigerant gas is in the copper tubes, and cooling tower water is circulated around the tubes in the shell. The heat energy is transferred from the refrigerant gas to the water, which then flows to the cooling tower where it is removed by way of evaporation. In terms of capital cost air cooled chillers can have a lower up front capital cost when compared to the full scope of equipment required for a new water cooled system. Air cooled chillers have the benefit of less infrastructure requirement and ease of installation.
Water cooled chillers require a cooling tower to operate and require infrastructure such as water piping and pumps to the condenser. Additional pumps or pump upgrades may be required as part of a new chiller installation. The cooling tower capacity should be checked to make sure there is adequate capacity for the new chiller heat load. Cooling towers also can breed legionella bacteria so require regular chemical dosing and licensing with a local Government authority and are also subject to regular Council inspections. Cooling towers work better in drier, rather than humid conditions. Cooling towers use large quantities of water.
5. Ensure adequate air flow For air-cooled chillers there needs to be adequate air flow both ONTO the chiller condensers and OUT OF the chiller fans. If ducting is required the chiller condenser fan motors will need to be larger because of the higher static air pressure that the fans need to work against. Ducting diameter should be larger than the chiller air discharge spigots and the cross sectional area should be in proportion to the air volume and duct length.
7. Know your control requirement – don’t pay for what you don’t need Chillers can be configured to operate in many ways. Following are some options ranging from lowest to highest cost:
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Local operation (switch the chiller on or off at the machine)
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Remote start stop / remote general fault (start and stop from a switch room)
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High Level Interface (control the chiller through Plant PLC or Building Management System)
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Remote service monitoring (control the chiller remotely via the Internet or via GSM sim card)
6. Check your power Site power should be checked to ensure there is adequate power to run chillers and water pumps. The price to install new transformers, sub mains, sub boards and any other electrical contracting to the chiller should be taken into account in your project budget before deciding to proceed with the project. The Australian Building Services Journal | Volume 1 – 2011 |
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Chiller Project Success Plan (continued)
8. Check your water The available water supply should be checked for suitability as a process water fluid. Allowance should be made for dosing water with corrosion inhibitors. Water piping should be sized adequately for chilled water flows and for future expansion.
9. Allow for expansion Can you put in chiller infrastructure now that takes into account future growth? A small amount spent today can have big savings in the future. Water piping for additional processes or chillers can often be installed at the same time as installing the chiller – even if full piping is not installed, tees with shut off valves installed at the time of the initial chiller project can allow for future piping connections to proceed without the need to stop production. Can electrical supply be allocated for expansion?. Make cable trays wider for additional cable. Make isolation cabinets big enough for additional chillers or equipment.
10. Plan for redundancy Is there a need for multiple refrigeration circuits within the chiller that would allow for continued chiller operation even if there was a failure in one of the chiller compressors? This would be advised where there is a SINGLE chiller on site. Where MULTIPLE chillers can be used is there total redundancy across all aspects of the system: pumps, chillers, controllers?
11.Know your load variation Process heat load variation can cause chiller controls to hunt and for chiller systems to run at partial capacities. Because chillers are subject to the weather they will already do this, however many chillers are not designed to run at partial loads for extended periods of time. This should be communicated with your chiller manufacturer. For all process chilled water systems a buffer water tank is recommended in the system to stabilise the water temperatures and to reduce hunting on controls.
12.Make sure you have a good freight company Make sure you have a freight company that can move chillers. Make sure you have transport insurance in place. n
Summit Matsu Chillers manufactures and distributes water chillers Australia wide for industrial processes, food processing, petrochemical applications, scientific uses, process cooling and air conditioning for all types of applications. Summit Matsu Chillers also commission and service from 2kW to 1200kW water chillers Australia wide and throughout the Middle East. Further details can be found at: www.matsu.com.au Tel: 1300 CHILLERS (1300 244 553) Tel: +61 2 9698 4666 Fax: +61 2 9698 4688 Related Video: http://www.youtube.com/ watch?feature=player_embedded&v=FqyaNdihuq0
ADVERTORIAL
Active Air Rentals feels the need for speed Active Air is a company that is used to working in unusual or challenging situations. However, rarely does it get the chance to keep a $55 million all-weather fighter-bomber from overheating.
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he Boeing F/A-18 Hornet is a twin-engine carrier-based multirole fighter aircraft and is Australia’s frontline fighter for at least another decade. Recently at the Australian International Airshow & Aerospace & Defence Exposition at Avalon in Victoria, Active Air was asked to install a number of large portable air conditioning units to keep the aircraft (F/A18 & Se5 WW1 fighter), displays and the visitors to the RAAF Museum part of the air show cool and comfortable. According to Active Air Business Development Manager, Phil James, the equipment that Active Air supplied for the F/A-18 included 1 x York 350kw Fluid Chiller; 3 x 110kw Air Handling Units and a fluid pump. “The air conditioning units were used to keep both the public and the RAAF fighters cool during the 7-day air show and even though it was not a heat wave situation, you do need to be aware that it does get hot out in the open at Avalon and both humans and hi-tech military equipment can become susceptible to heat over prolonged periods of time”.
degrees Celsius all throughout the 7-day event, making it even more popular with the public.”
even think of. And as a company, we have become very accustomed to taking on the hard or fiddly jobs, if you like”.
“All the units we supplied worked a treat and we had no problems with the temperature”, said Mr. James.
According to Active Air Director, Brad Sweeny, this kind of exotic request for its portable air conditioners is not that unusual for the company.
“Although I must say, keeping an F/A-18 cool is certainly a request we don’t get all that often”, he said. n
“In fact”, he said, “The F/A-18 and its hangar were kept at a constant 22-23
“We often get asked to provide air con or chiller units in places most people would not
www.activeair.com.au
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Cooling Tower Water Treatment Don’t Shoot The Messenger By RICHARD MUMBERSON | Managing Director, Independent Monitoring Consultants
Don’t blame the person who brings bad news. (This idea was expressed by Sophocles as far back as 442 B.C. and much later by Shakespeare in ‘Henry IV, Part II’ (1598) and in ‘Antony and Cleopatra’ (1606-07).
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o one wants bad news or to believe that they have done something wrong. In today’s world of responsibility and accountability everyone wants to believe that they are doing the right things to ensure that their products and services are providing a high level of performance and to be told that this hasn’t been achieved bring about a whole host of responses and not the least of these is that the other person must be wrong! In regard to chemical treatment of cooling towers the two areas that draw the most response of this kind is in the areas of microbiological monitoring(Legionella and Total Bacteria Counts) and corrosion levels. The ASHRAE Journal, July, 2007 by Bill Gaines, Martin R. Orban, David R. Welch said “the primary responsibility of a water treatment supplier is to manage the water”. What then is meant by this statement? The three potential problems associated with cooling water are:
• Corrosion • Scale/deposits • Microbiological activity Controlling these three factors is critical in order to maintain clean, efficient and safe systems for all types of cooling; from comfort cooling to critical industrial process cooling. Corrosion will shorten the life of the equipment, Scale/deposits will decrease heat transfer and increase energy usage and unchecked microbiological activity will cause system blockages and potential health hazards. Further, a poorly maintained cooling water system will contribute to the growth of Legionella. Having said all this though doesn’t really impact on those responsible unless they understand the true costs of poor water management.
Corrosion can be defined as the destruction of a metal by chemical or electrochemical reaction with its environment. In cooling systems, corrosion causes two basic problems. The first and most obvious is the failure of equipment with the resultant cost of replacement and plant downtime. The second is decreased plant efficiency due to loss of heat transfer-the result of heat exchanger fouling caused by the accumulation of corrosion products. – GE Handbook of Industrial Water Treatment chapter 24 Scale deposits are formed by precipitation and crystal growth at a surface in contact with water. Precipitation occurs when solubilities are exceeded either in the bulk water or at the surface. The most common
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VIC (03) 9706 6313
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QLD (07) 3382 6560
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NSW (02) 8968 9347
|
WA (08) 9250 1059
scale-forming salts that deposit on heat transfer surfaces are those that exhibit retrograde solubility with temperature. Although they may be completely soluble in the lower-temperature bulk water, these compounds (e.g., calcium carbonate, calcium phosphate, and magnesium silicate) supersaturate in the highertemperature water adjacent to the heat transfer surface and precipitate on the surface. - GE Handbook of Industrial Water Treatment chapter 25 Microbiological fouling in cooling systems is the result of abundant growth of algae, fungi, and bacteria on surfaces. Oncethrough and open or closed recirculating water systems may support microbial growth, but fouling problems usually develop more quickly and are more extensive in open recirculating systems. Cooling water systems, particularly open recirculating systems, provide a favourable environment for the growth of microorganisms. Microbial growth on wetted surfaces leads to the formation of biofilms. If uncontrolled, such films cause fouling, which can adversely affect equipment performance, promote metal corrosion, and accelerate wood deterioration. These problems can be controlled through proper biomonitoring and application of appropriate cooling water antimicrobials. - GE Handbook of Industrial Water Treatment chapter 26 The microorganisms that form slime deposits in cooling water systems are common soil, aquatic, and airborne microbes. These microbes may enter the system with makeup water, either in low numbers from fresh water sources or in high numbers when the makeup is wastewater. Significant amounts may also be scrubbed from the air as it is drawn through the cooling tower. Process leaks may contribute microorganisms as well. Bacteria. A wide variety of bacteria can colonize cooling systems. Spherical, rodshaped, spiral, and filamentous forms are common. Some produce spores to survive adverse environmental conditions such as dry periods or high temperatures. Both aerobic bacteria (which thrive in oxygenated waters) and anaerobic bacteria (which are inhibited or killed by oxygen) can be found in cooling systems.
Fungi. Two forms of fungi commonly encountered are moulds (filamentous forms) and yeasts (unicellular forms). Moulds can be quite troublesome, causing white rot or brown rot of the cooling tower wood, depending on whether they are cellulolytic (attack cellulose) or lignin degrading. Yeasts are also cellulolytic. They can produce slime in abundant amounts and preferentially colonize wood surfaces. Algae. Algae are photosynthetic organisms. Green and blue-green algae are very common in cooling systems (blue-green algae are now classified with the bacteria and are called cyanobacteria). Various types of algae can be responsible for green growths which block screens and distribution decks. Severe algae fouling can ultimately lead to unbalanced water flow and reduced cooling tower efficiency. Diatoms (algae enclosed by a silicaceous cell wall) may also be present but generally do not play a significant role in cooling system problems. Usually, cooling waters are not nutrient-rich, so microbes must expend a great deal of energy transporting and concentrating nutrients inside the cell. This process may spend energy resources already in short supply, but it is necessary to allow the biochemical machinery to run at top speed. Because there is strong competition for the available nutrients, those species most efficient at concentrating their essential nutrients will have the opportunity to grow most rapidly. The rate of growth will ultimately be limited by the nutrient which first falls below an optimal concentration, but this will not necessarily be the nutrient in the lowest concentration. Chemicals applied to cooling systems may, at times, provide added sources of the limiting nutrient and thus contribute to microbial growth in the systems. Alterations of pH may shift a stable population balance to an unbalanced, troublesome state. Although bacteria may be under control at neutral pH, a shift to an acid pH may result in domination by moulds or yeast. Because many algae grow most abundantly at an alkaline pH, an attempt to reduce corrosion by raising the pH can lead to an algal bloom. Seasonal changes also affect growth patterns in cooling water systems. Natural
Cooling Tower Water Treatment Don’t Shoot The Messenger algal communities in a fresh water supply are quite dynamic, and the dominant species can change rapidly with changing temperatures, nutrients, and amounts of sunlight. Cyanobacteria can often be primary colonizers in a cooling system. Seasonal changes which increase their numbers in the makeup water can lead to an algal bloom in the system. In autumn, as falling leaves increase the nutrient level and depress the pH, the bacterial population can increase at the expense of the algal population. - GE Handbook of Industrial Water Treatment chapter 26 Your open recirculating systems are prime environments for microorganisms. If uncontrolled, the resulting bio-films can result in microbiologically influenced corrosion and other system efficiency issues that can cause equipment failure, unscheduled downtime, reduced heat transfer, lost production, and increased risk of Legionella. – GE Water & Process Technologies The importance of monitoring microbiological levels in your cooling waters can’t be stressed enough. The risks attached to your business should an outbreak of Legionellosis occur can be catastrophic. Everyone is aware of the many outbreaks that have occurred around the world and the events surrounding death to those that were unfortunate enough to contract this disease. Hospitals, Hotels and Shopping Centres are especially vulnerable due to their exposure to peoples meeting the high risk categories. Legionnaires’ disease was first identified in the United States in the mid 1970s after a large outbreak of pneumonia among war veterans in Philadelphia. Since then outbreaks have been identified worldwide. Outbreaks in Australia have been mainly
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Cooling Tower Water Treatment Don’t Shoot The Messenger
testing in addition enables them the ability to assess performance criteria’s and safety levels on a non conflict of interest basis. Selection of who tests the cooling water and on what frequency should be a simple process. Thoughts of using the water treatment service company should be dismissed immediately due to the conflict of interest (a situation in which decisions are influenced by personal interests). Experienced businesses specialising and practised in proper sample collections independent of any involvement with the system treatment or Service Company should be chosen. Such companies have strict procedures in place to collect and transport samples to the testing laboratory under controlled temperature conditions using sterile sampling containers spiked with a small amount of chemical compound designed to remove any concentrations of chlorine to ensure that the sample isn’t compromised.
caused by contaminated aerosols generated by cooling water systems (CWSs) (the aquatic environment within the cooling towers that are part of air conditioning systems on large buildings are conducive to the proliferation of L.pneumophila) and other sources of misted water such as shower heads and spa pools. Although exposure to Legionella is fairly ubiquitous, some people are at high risk for overt disease, including people with pre-existing lung disease or immune suppression, smokers and people with a history of substantial alcohol use. An ageing population and increased use of immunosuppressive therapy may increase the number of vulnerable people within the community over time. – Australian National guideline for public health units 2009. With all of the information known about Legionella and the need to maintain a sound water management programme in cooling water systems especially one that establishes strong KPIs (Key Performance Indicators), Managers must know that simply accepting whatever the chemical treatment service provider offers can result in greatly reduced life of the cooling systems, and potentially high risk to everyone at, in or around their properties. The need for independent monitoring and
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The testing laboratory must be accredited and competent to perform all testings and have in place a fixed schedule of Proficiency testing practises that they can produce to prove their competency. (This testing is similar to schools requiring students to sit for regular tests and exams to prove that they are capable and knowledgeable on the subject matter). And, lastly how often should the sampling and testing be performed? Legionella is a ubiquitous aquatic organism, widespread in the environment, found in lakes, rivers and other bodies of water as well as soils and thrives in temperatures between 25 and 45 °C (77 and 113 °F), with an optimum around 35 °C (95 °F) it can be found in cooling towers. These conditions allow the bacteria to multiply in large numbers. Most OHS Legislations require proper investigation and remedial actions to protect persons from exposure to biological contaminants. Properties at higher risk are Hospitals, Hotels and Shopping Centres because of the high numbers of people over 50 years of age(predominantly males), heavy smokers, heavy drinkers, diabetics, people with chronic lung disease and people with impaired immune systems. Based on experience and current practices many of these properties perform monthly monitoring to evaluate and manage the risk.
| Volume 1 – 2011 | The Australian Building Services Journal
Independent Monitoring Consultants is a professional sampling and accredited testing consultancy business with more than 17 years experience in sampling, testing and consulting to major Hotels, Property Management, Shopping Centres and Hospitals throughout Australia and Asia. IMC provides independent sampling of cooling tower water systems, swimming pools, spas, potable waters, indoor air quality and foods. At the opening of this paper we made the statement that, no one wants bad news or to believe that they have done something wrong. We also ask that you don’t blame the messenger when a report comes to you with detection for high Legionella or Total Bacteria Count. Responsibility and accountability for what happens in the cooling water system belongs to the treatment supplier. Detections in cooling systems do occur but if you have the correct procedures and action plan to respond when there is detection the risk is minimised. Major concerns for most authorities is when sampling and testing is performed by the chemical treatment supplier, and when testing reports consistently come back with no detections. Testing facilities are accredited to International laboratory quality system ISO17025 by their respective country organisations. Like all quality systems they are only as good as the people implementing them. Proper evaluation and assessment should always be undertaken by the client to ensure that the service provider is competent and able to provide the services offered. Understanding the standards and procedures applicable to any testing is a must. Don’t take the risk or become complacent that everything with your cooling system is good just because the supplier produces a good report. Set proper KPIs, independently measure corrosion rates to insure that corrosion is under control and employ independent microbiological sampling and testing to ensure that the system is protected all the time. The costs in replacing a heat exchanger/ chiller or repairing broken pipework can be substantial. The death of an employee, guest or customer from an outbreak of Legionella can devastate your business. n
ADVERTORIAL
Who to Choose to Look After Your Lifts, Escalators & Moving Walks Vertical transport is often referred to as the “heart” of your building. This metaphor is often met with raised eyebrows and a smirk, but it’s not a far stretch when you consider what your lift does. Just as your heart pumps blood through your veins your lift pumps people throughout your building, when it stops so does the access to your building.
J
ust like your heart requires a healthy eating plan and exercise to keep it working properly, your lift requires proper maintenance to keep pulsing people though your building. This being said, many Building Managers are given the often difficult task of choosing a lift maintenance provider (Heart Specialist) with potentially limited knowledge to assist with decision making. Should price be the only factor? Would you choose your Heart Specialist based on the cheapest price?
Lifts are not all created equal: Vertical Transport continues to see increasing technological advances, software and programming. Does the company you have asked to tender have trained technicians in the software make and model of your lift equipment? Each make and model of Lift, Escalator and Moving Walk have spare parts that are specific. Does the company you have asked to tender have a stock of spare parts readily available, which are suitable for the lift / escalator installed at your premises?
Apples for Apples or Will You get a Lemon? Service Agreements can be complicated documents to comprehend. You should ensure that you are comparing like for like terms and conditions. Among the many things to consider are: Guaranteed numbers of service visits, Are after hours calls included? Are all replacement parts included? Look closely at the exclusion clauses, having “access” to a service doesn’t necessarily mean it’s free of charge.
Ask for Assistance: If you are unsure of anything in relation to offers provided, seek clarification from tendering companies, ask questions, do your research.
Independent Advice: If you are still not sure, you may like to seek some independent expert advice so, use the services of a Lift Consultant.
True Value for Money: Don’t just look at the dollar figure on the offer. Remember that lifts and escalators are an expensive and technologically advanced item of plant, to ensure that your lifts/escalators safely reach their full life expectancy they need to be service correctly by trained and qualified technicians. Needless to say that lifts and escalators move precious cargo, mums, dads, children, you and me, and need to be serviced correctly for SAFETY. n Joanne Fell SERVICE CONTRACTS MANAGER LIFTRONIC PTY LIMITED
For more information on Liftronic products and services contact the Liftronic offices on 1800 663 922 “Elevate your expectations for reliable lift service”
ADVERTORIAL
19 year old commercial property transformed B Grade building now the most energy efficient building in Sydney CBD Local Government Super (LGS) has announced one of its recently upgraded commercial properties is now the leading energy efficient building in Sydney’s CBD.
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he 10 storey building at 120 Sussex St, which undertook an upgrade in 2010, recently obtained a National Australian Built Environment Rating System (NABERS) Base Building Energy Certificate of 5 stars, the highest available. 120 Sussex St is one of only seven buildings in Sydney CBD to achieve a 5 Star NABERS rating. This certificate revealed the building, which was constructed in 1992, now has the lowest energy intensity of any commercial office in Sydney’s CBD at 274 Mega Joules per square metre per annum. With rising energy costs Peter Lambert, CEO of Local Government Super believes investing in building upgrades is a smart strategy. “We are modernising our portfolio and delivering benefits for all stakeholders, including improving returns for our most important stakeholders, our members. The very encouraging part of our portfolio upgrade is that we have found that Australian technologies are the leading sustainable technologies in cost, quality and environmental delivery,” said Mr Lambert. The upgrade works to 120 Sussex St were delivered for $160psm which is well under property industry expectations of
approximately $765 psm. The works were assisted by an AusIndustry Green Building Fund grant making the final cost to LGS only $80psm. “Importantly, the works were undertaken with the building fully occupied and without disturbance to the tenants. The added bonus of continuity of cashflow was integral to our payback analysis,” said Brian Churchill, Property Portfolio Manager for LGS. The upgrade utilised the Shaw Method of Air Conditioning and Envirolite E1 Lighting as the main delivery technologies to bring this building to be the leading model of energy efficiency in Sydney CBD. Energy performance is currently tracking at 51% reduction in energy use. Roger Walker, director of Walker EcoStrategies and sustainability advisor to LGS, stated; “The building HVAC control enables management of humidity and temperature, bringing the building into a new generation of leading Indoor Environment Quality buildings. This system not only reduces energy use but provides
new metrics for delivering occupant comfort.” LGS obtains 100% of its base building power from renewable sources for its whole portfolio, however this was not taken into account in achieving this 5 Star rating. More information on LGS’ sustainable practices and investments can be found on the Fund’s recently relaunched website (see www.lgsuper.com.au/investments/ sustainability/sustainability.asp). n
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The Sustainable FM program By Meg Michell, Director Program Management, UNE Partnerships
S
ustainability is an issue of increasing and long-term importance to society. In the facilities management sector it is a growing issue but building users generally take an immediate view of operations, and still tend to view facilities as a cost. Whilst resources exist to assist with managing sustainability, awareness among individual practitioners is low and no training program exists to suit the operational level. With Introduction of national greenhouse reporting, an impending emissions trading system and the incoming Mandatory Disclosure requirements, sustainability in facilities management is a skill that must be embraced as core knowledge.
Guided by the FM Action Agenda #9, UNE Partnerships and the University of Sydney paired with Brookfield, a provider of FM services, to scope, develop and deliver an innovative training program for facilities managers and facilities supervisors in sustainable facilities management. Brookfield is passionate about sustainability and about exploring and implementing new ways in which it can grow and prosper into the future. In recognition of this and to make a contribution to the industry, environment and their business, Brookfield agreed to fund the development of a short course focused on sustainable facilities management. The Sustainable FM program aims to develop participant’s ability to apply process rather than product and refers to industry recognised resources for managing sustainability to ensure the desired impact at operational level. It incorporates various tools, standards and guidelines already in existence, bringing them together to raise awareness and encourage a consistent approach to managing sustainability. The objectives are to: •
introduce the concept of sustainability and position its importance to the facilities management sector
•
provide participants with the tools and skills to identify relevant operations and facilitate their measurement
•
provide participants with the skills to analyse and report on key factors affecting sustainability and identify areas for improvement with regard to the facilities under their management
•
encourage implementation of sustainable measures to improve performance.
The program is designed to enable participants to operate buildings in the most sustainable way through improvements in operational performance across the key areas in which facilities managers can make a difference: energy, water, waste, indoor environment quality and procurement. In addition to the development of skills and knowledge of participants, the training program provides the employing organisation with the capacity and ability to set performance targets and implement management strategies.
For more information regarding Sustainable FM corporate workshops, please contact Meg Michell at UNE Partnerships on 1800 066 128. n
Sealing Those Leaks By Dr DAVIDE ROSS and Dr SILVIA ESTRADA-FLORES
In the previous edition of The Building Services Journal, Pangolin Associates highlighted the use of Thermography as a novel technique and solution to identify and target problem areas to improve energy efficiency. In this current edition, we wish to expand a little more on Thermography and provide a specific example of the significant potential cost savings that can be made from the most humble of areas - faulty coldroom refrigeration seals. As it will be shown, this is a potentially very costly oversight that is so easily remedied with thermography.
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hermography is a technique that enables engineers to determine specific reasons for failure of some insulated bodies in providing the required insulation effectiveness and air tightness standards. Defects such as thermal bridges and airflow through gaps can all be visualised through thermography. The following list is an example of the heat leakage sources in insulated equipment that can be detected through thermography:
• • •
Thermal bridges protruding through the insulation (e.g. hinges, corners and brackets) Uneven destruction of the insulation (e.g. forklift damage) Defective insulation ‘curing’
• • • •
Defective door seals and gaskets Water seepage and moisture migration within the insulated wall Deterioration of insulation due to uneven ageing Defects in joining methods.
Energy conservation in cold storage Performance of a refrigeration cycle is usually described by a coefficient of performance (COP), defined as the benefit of the cycle (i.e. amount of heat removed) divided by the required energy input to operate the cycle [1]. This concept is highly relevant to understand energy use in refrigeration plants, given that the electricity used by the compressors is the major energy input in a refrigerated facility. Although pumps, condensers and other ancillary equipment also consume electricity, the cumulative use of all ancillaries is only 10 to 15% of the compressor energy use [2]. Energy use in a cold storage facility is affected by the amount of heat the refrigeration equipment must remove and the efficiency of the equipment. The main sources of heat in a facility for long-term storage are transmission through walls, evaporator coil fans, lights, air leakage, and (in the case of fresh fruits and vegetables) respiration of the stored commodity [3]. Currently, only refrigerated display cabinets manufactured in or imported into Australia must comply with Minimum Energy Performance (MEPS) requirements, which are set out in AS 1731.14-2003. There are no MEPS requirements for coldrooms, although there is a push from the Australian Government Department of Sustainability, Environment, Water, Population and Communities to introduce a standard. The introduction of a standard is somewhat harder for coldrooms than for commercial units because the construction is highly specific, the efficiency
of insulation varies from unit to unit etc. Despite the strong evidence of substantial cost effective opportunities to improve the energy performance of coldrooms, the customer focus on minimising capital costs and entrenched industry practices have impeded the uptake of new efficiency opportunities [4]. However, the cold storage industry is now moving to at least have a benchmark of energy use.
Leaking seals The effect of leaky door seals is often seen as a factor decreasing the insulation effectiveness of a refrigerated space or as an insignificant air infiltration flow when compared to door openings. However, air leakage through defective seals will occur at all times during the equipment’s operation and thus it is a constant drain of energy. In particular, the cost of the increased defrosts due to permanent air leakages is significant. An example of thermal leakage from a faulty seal is shown in Figure 1. The extra energy required to balance the mixture of leaked warm, moist air and the air inside the refrigerated space is significant. Moisture will eventually move towards the evaporator, producing frost,which will eventually need defrosting. The latent heat needed to defrost the excess humidity due to air leakage represents about 50% of the total air infiltration heat load due to faulty seals, thus increasing the total energy costs. Results of calculations on the energy costs resulting from varying degrees of door sealing efficiency for a large cold store (58,500 m3), assuming the existence of five sliding doors (2.3 m x 2.7 m) and two staff access doors (0.8 m x 2 m) is shown in Figure 2 [5]. These estimates indicate that even with a few gaps representing only 10% of the total door seal area per door, the annual energy costs due to air leakage are substantial (i.e. about $5,000 per year). This is based on a average electricity cost
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Figure 1 Thermographic view of leakage from a faulty seal in the pictured unit
of AUD$ 0.14/kWh, which is an estimate of 2008 electricity charges in Victoria when network and energy charges, line loss, metering and renewable energy levies are included for a plant operating 24/7 and using peak and off peak energy on roughly equal proportion. When one considers that the cost of replacing seven door seals is about $1,200.00 (seals priced at $10.00 per meter and 7 hrs of labour at $50/hr.), it makes sense to take corrective actions (e.g. fix/ replace the door seals) as soon as door seals present any signs of leakage. Single thermographic surveys can commence within a range of $1,200 to $1,400. Table 1 illustrates the estimated cost/benefit ratio weighing expenses and energy saving benefits of preventive and corrective maintenance for a single cold store only.
Table 1 The cost/benefit ratio for cold stores Single thermographic survey
$1,200.00
Repair costs
$1,200.00
Energy cost savings
$4,868.00
Total benefit
$2,468.00
Cost/benefit ratio
$2.03
GHG emission savings (tCO2-e)
$45.55
which ranges from warehouses as small as 2,800 m3 to large distribution facilities at over 200,000 m3. Equally, one can easily extrapolate these findings to stand-alone walk-in coolrooms (WICs) (which typically are less than 280 m2) and refrigerated transport (including containers), which will yield proportionately similar potential energy savings.
The potential savings from an annual inspection and programmed maintenance schedule to simply review door seals would For every dollar invested the return would certainly add up nationally. One only needs be over two dollars per year. Factor in the to account of the existing stock of WICs significant electricity prices rises over the in Australia, estimated to be in the order of last couple of years, and these benefits are 64,000 units, consuming an estimated 914 amplified even further. GWh of electricity per annum, (equivalent to The analysis presented was based on a approximately 7% of total electricity used in large warehousing cold storage facility, Australia for commercial refrigeration) to realise the magnitudes involved. Given that the majority of WICs (around 60% of stock by quantity) are used in food service environments to provide bulk storage for commercial kitchens involved in catering and hospitality, maintenance engineers are well advised to review the integrity of their coolrooms [4]. Figure 2 Energy cost savings from various door sealing options [5]
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Thermography is an attractive preventive maintenance solution for cold stores. Clearly, the financial case for the use of annual thermographic surveys to detect simple aspects such as air leakages through door seals in cold stores is very strong. Thermography can also be utilised as a tool to provide significantly detailed reports which also review ambient temperature distributions of warehouses and cold rooms, uneven degradation of insulated panels, motor, compressor, evaporator and heat exchanger performances and refrigerant leak detection. Excellent savings are made when companies like Thermoview, Food Chain Intelligence and Pangolin Associates combine to provide holistic energy efficiency solutions for your business. If you would like any further information, please contact Pangolin Associates, Food Chain Intelligence or Thermoview. n
References 1.
ASHRAE Handbook. 2005. Fundamentals. Chapter 1: Thermodynamics and refrigeration cycles. pp.1-3.
2.
A.C. Cleland and D.J. Cleland. 1994. Costeffective refrigeration. Massey University, P.N. New Zealand. pp. 2.2 .
3.
J Thompson. 2001. Energy Conservation in Cold Storage and Cooling Operations, Perishables Handling Quarterly Issue No. 105, pp 7-9.
4.
Mark Ellis & Associates Pty Ltd With: P. Brodribb, R. King, T. Fairclough, K. Finn, In from the cold, Vol. 2, 2009.
5.
S Estrada-Flores, Chain of Thought, Vol 1, No. 3, 2008, Food Chain Intelligence.
Silvia Estrada-Flores is Principal Consultant and founder of Food Chain Intelligence, a Sydney-based, niche consultancy firm that specialises in the application and evaluation of innovative technology in food supply chains. Silvia is a member of the International Institute of Refrigeration (IIR), the Logistics Association of Australia (LAA) and the Council of Supply Chain Management Professionals (CSCMP, USA). She is Vice-President of the IIR working party on energy labelling in the cold chain. Silvia can be contacted at silvia@food-chain.com.au. Davide Ross is a chemical engineer by profession with more the 15 years experience in the area of energy efficiency and greenhouse gas audit services. Davide is a director of Pangolin Associates and can be contacted at davide.ross@pangolinassociates.com.
ADVERTORIAL
Burswood Resort Reduces Costs through Reverse Osmosis When Burswood Entertainment Complex’s General Manager Property Services, Tony Fioraso, wanted to reduce the maintenance costs of his kitchen equipment in 2007 he engaged MAK Industrial Water Solutions to build a Reverse Osmosis (RO) Plant. The RO plant purifies the tap water to provide high quality, demineralized, water to the hotel’s kitchen.
O
smosis is a natural process that occurs in all living cells. Water permeates through a membrane that excludes suspended solids, dissolved salts and larger organic molecules. The water going into the Burswood kitchens was normal tap water, but this contains enough impurities to allow scale to build up in the steamers and dishwashers. Reverse osmosis removes these impurities, preventing scale and extended the life of the combi steamers, glass washers and other kitchen equipment. Prior to installing the RO plant, the Burswood combi steamers required element replacements every 6 to 12 months. Thanks to the MAK RO plants, Burswood has increased the life expectancy of the elements and life cycle of the steamers. With a payback period of less than 2 years, Burswood has subsequently installed MAK Water RO plants in its two other kitchens. MAK Water is an RO specialist. It designs and builds RO plants commonly used to produce:
• Drinking water from sea water • Drinking water from bore water • High purity de-mineralised water from tap water
• Purify waste water for re-use in irrigation and industrial applications Most people are aware of the major desalination plants servicing a number of the capital cities in Australia; however, there are also many remote locations with limited water supplies that rely on RO plants to produce drinking water. These remote
sites vary in size from small “eco resorts” servicing a few dozen people, to facilities catering for several thousand people, such as remote mining camps, island and inland resorts such as Ayers Rock. In addition to RO plants, MAK Water supplies Membrane Bioreactor (MBR) sewage treatment plants, and ultra filtration plants for water recycling. MAK water designs and builds RO plant’s specifically suited to Australian outback conditions: many plants are housed in sea containers for quick installation, easy commissioning and protection from the elements in remote locations. MAK has a team of trained technicians that travel throughout the country servicing and maintaining these installations to ensure reliable water supply. MAK’s CEO Andy Byk states “MAK water works hard to achieve its clients’ goals. Burswood has now been a customer for 4 years, with MAK providing operating and maintenance support, and Burswood has purchased new plants as it can see the long term benefits of the existing plants. MAK is proud to assist its customers reduce operating costs and make better utilization of one of Australia’s precious resources.” n
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Glass impact hazard warnings By ROD HUNTER
Transparency of walls by glass Figure 1 The warning markings in these doors and side panels do not comply for vertical position with AS 1288, nor with AS1428.1 (with which this space must comply) because the markings are not in the form of a solid band that extends the full width of the glass, it is not deep enough, and it is located too high.
contributes to building amenity, facilitating natural illumination, perceptions of visual escape and indoor spaciousness. Amenity is even greater if the glass is
See also Figure 2.
sufficiently manifest as to avoid its being walked or run into.
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anifestation of glass is mandated by the Building Code of Australia (BCA) which requires that glass in doors and other applications capable of being mistaken for doorways or openings have a hazard warning band on the glass. The intention is to minimise risk of injury from impact with the glass including from resulting glass breakage, and from rebound falls or falls through the glass. A casual survey of buildings suggests that the need for glass manifestation is not widely appreciated or possibly that the need for them is regarded as unaesthetic.
Figure 2 Looking out One of the contributors to conspicuity of warning markings is their luminance contrast with their background (of at least 30%). This is often difficult to achieve because the background varies with the vantage point, especially when looking out compared with looking in to a building. The markings on these doors and side panels are only just discernible when viewed from outside (see Figure 1) but are virtually invisible when viewed from inside. Glare effects can exacerbate this.
As of May this year, the BCA will, in effect, stipulate two types of glass hazard warning: one for “accessways” that complies with AS 1428.11, and one for other-than accessways that complies with AS 12882. The BCA defines ‘accessway’ as a ‘continuous path of travel’, the definition of which it defers to AS1428.1 — which defines it as ‘an uninterrupted path of travel to, into or within a building providing access to all accessible facilities’; “accessible facilities” are those that have
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Figure 3 The form of these warning markings complies with AS 1288 but not with AS 1428.1. The middle rail of the doors in the background constitutes compliance with AS 1288 and AS1428.1 for glass hazard warning.
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Figure 4 These warning markings satisfy AS1428.1 (with which it must comply for the spaces shown here) and AS 1288. Posters on glass and furniture against it can very effectively prevent misperception of the glass as a doorway or opening; however, because they are impermanent they should not be relied-upon.
AS 1428.1 is predicated upon amenity for “people with a disability”. However, “people with a disability” should not be construed too narrowly features enabling ‘use by people with a disability’. Generally, this therefore means most spaces in buildings including those used by building personnel must comply with AS 1428.1. Exceptions are identified in the BCA and are characterised by plant rooms and the like. The AS 1428.1 and AS 1288 warning markings vary with respect to the depth, vertical location, breadth, opacity, textural density and conspicuity of the warning marking. Markings complying with AS 1482.1 will also comply with AS 1288, but markings complying with AS 1288 will not necessarily comply with AS 1428.1. Concomitantly, AS 1428.1 type markings are more effective than markings that are less conspicuous but allowable by AS 1288. AS 1428.1 is predicated upon amenity for “people with a disability”. However, “people with a disability” should not be construed too narrowly: for glass manifestation in buildings, the term can and arguably should be construed as denoting any building users who at the time of their proximity with glass are unaware of it when it matters. There are many possible and legitimate reasons for this that are not necessarily restricted to the “person with a disability” stereotype. AS1288 has the virtue of specifying what constitutes capability of ‘being mistaken for a doorway or opening’ including with respect to chair rails or transoms. In contrast neither AS1428.1 nor, for buildings, the BCA3 provide such specification. Subjective judgement is therefore allowable, with potential diminution of effectiveness of the AS1428.1. For buildings, interpreting AS1428.1 in a broader context, applying AS 1428.1 warning bands in spaces not required necessarily to comply with AS1428.1, and augmenting the AS 1428.1 specification with those of AS 1288 for chair rails and transoms would simplify the provision of glass hazard warning markings and reduce the risk of action under common law for injuries from glass impact. n References 1. AS 1428.1- 2009 ‘Design for access and mobility Part 1: General requirements for access – New building work’ 2. AS 1288-2006 ‘Glass in building – Selection and installation’ 3. Part 2 of the BCA, for private residential buildings, has similar specification of what constitutes “being mistaken for a doorway or opening” to that in AS 1288.
Rod Hunter is the principal of Hunarch Consulting, specialists in accessibility and safety, and developers of aXspertTM compliance auditing and automated reporting software.
CCTV By Simon Hensworth BSc (Security Science), (ICCP-Advanced) | GHD Pty Ltd
Research into the effectiveness of CCTV as a crime prevention tool has shown mixed results, with some case studies suggesting CCTV has reduced crime levels and others suggesting that no improvement in crime figures resulted. Some applications of CCTV have even experienced increases in crime levels after CCTV is introduced.
C
CTV as a crime prevention tool can be expensive to implement, manage and maintain, and may be completely ineffective if installed for the wrong purpose and if support measures are not put in place. There are also privacy and legal issues that need to be considered. The choice to implement CCTV should not be taken lightly and there are many considerations that should be carefully assessed to make informed decisions prior to implementing CCTV.
CCTV’s Role in Security Security comes in many forms; examples include: locks, fences, barriers, guards, patrols, CCTV, access control, intruder detection, security management and security policies and procedures. With so many potential security measures available it can sometimes be a challenge to determine what specific action should be used to manage risk for a particular application or situation. Selection of security measures should be based on clear objectives, minimising loss, cost/benefit, and a formal documented security risk management process. It is also beneficial for the individual/s determining security requirements to have experience in managing security risk, a good knowledge of what security can and cannot do, technical knowledge of security, when required, and criminology theory. Ideally, security solutions should: Deter would-be offenders, Detect offenders/ incidents, Delay offenders for a period long enough to Communicate an alarm, and Respond to an incident to prevent it occurring or at least minimise loss in the event it has occurred. All of these
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roles should be accomplished swiftly and efficiently to provide effective security. The order in which these roles occur is also vital. Consider which of the above roles of security CCTV can achieve. CCTV may deter some types of offenders, but not others. If CCTV is actively watched (or “monitored”) CCTV may assist in detecting incidents. CCTV generally does not assist in delaying offenders or responding to incidents, unless its coverage is sufficient to allow monitoring staff to follow or track a perpetrator until a response force can detain them, which can be expensive in personnel, hardware and intelligent software. Therefore to achieve effective security, CCTV requires other supporting strategies to facilitate all roles of security. This may include strategies such as: monitoring facilities, monitoring personnel, access control, barriers, lighting, and a timely response capability.
Strengths and Limitations of CCTV CCTV can have a range of strengths and limitations. In order to use CCTV effectively it is important to understand what CCTV is capable of. The following sections outline some examples of CCTV’s strengths and weaknesses.
CCTV’s Strengths Recorded CCTV may assist in after-theincident investigation. If CCTV is located adequately to record quality images of an incident or crime, images may assist Police by providing general information that could assist a subsequent investigation. For example, the colour of clothing an offender was wearing, vehicle make/model, registration plate details etc.
CCTV can deter some types of crimes/ offenders. If offenders are aware of the presence of CCTV, and the offender perceives that CCTV may increase the likelihood that they will be captured on footage and caught as a result, then CCTV may deter them from offending in the area. Monitored CCTV may be able to assist in identifying incidents. If CCTV is actively watched (or “monitored”) monitoring staff may be able to identify incidents and initiate a response to prevent incidents or, more likely, reduce the consequences of the incident occurring. Similarly, some CCTV systems may be able to make use of video analytics (computer based processing) to detect some forms of unwanted behaviours. CCTV may assist safety perception. Using cameras in areas may help normal users of the space feel safer and therefore more likely to use the area. More people using the area may increase potential witnesses to potential crimes or unwanted behaviours (potentially deterring would-be offenders), so increased perceived safety may actually lead to increased actual safety.
CCTV’s Limitations Cameras can become the target of theft or vandalism. CCTV cameras can be expensive and may be desirable targets of theft. Offenders may intentionally try to damage cameras in an effort to avoid being captured on footage, or opportunistic vandals may throw missiles at cameras simply for amusement. Consideration should be given to the location of cameras to facilitate security of the camera, but also allow the camera to be easily maintained. Offenders may avoid the immediate areas in view of CCTV or take measures to hide their identity (eg. by wearing particular clothing). To provide the most value for evidential purposes CCTV should provide clear images of an offender’s face. Offenders know this and may take precautions to obscure camera views of their face by wearing hats or hoods. Crime or unwanted behaviours may be displaced by CCTV (eg. to a different location, time, or crime-type). For example, a known trouble spot may be identified and subsequently fitted with CCTV, but the offenders/incidents may simply be moved (displaced) to another location where there are no cameras.
Offenders may learn or test response times (if CCTV systems are monitored) to avoid apprehension. If CCTV is not monitored (actively watched by monitoring staff) then CCTV is not likely to assist in initiating a response to prevent or manage an incident. If CCTV is monitored incidents may be noticed as they occur and a response to an incident may be initiated. There is a delay between the time an incident is identified and the arrival of a response capability (eg. guard or Police). This is often referred to as the response time. Ideally a response time needs to be swift enough to prevent or manage an incident. If it is not offenders will be able to commit offences and leave the scene before they can be apprehended. Offenders may test how long a response time is before committing offences so they can time their activities to avoid being apprehended. If CCTV is not monitored (actively watched by monitoring staff) then CCTV is not likely to assist in initiating a response to prevent or manage an incident. If there is no immediate response to incidents the deterrent-value of CCTV may be reduced as offenders may realise that they can still offend without being caught, especially if they take measures to disable cameras or hide their identity. CCTV may create a false sense of security. People may feel safer if they know the area they are in is fitted with CCTV. However, if CCTV is not monitored a response to an incident is not likely to occur. Therefore, an area may actually be no safer if it is equipped with CCTV and individuals (potentially with a false sense of security) may place themselves at risk unknowingly.
to implementation so that a cost/benefit analysis can be undertaken. In this respect it is critical that the intended purpose be clear, that the risk be assessed in terms of the known or anticipated threats, and that CCTV be considered in the context of holistic security measures tailored to address the identified threat and risk. Many States in Australia have Security Licensing requirements for individuals who provide advice or design of Security. It is therefore recommended that licensed security providers be consulted in the security risk management process. n
About the author Simon is a Senior Security Professional with global engineering consultancy GHD. Simon has a Bachelor of Science Degree in Security Science from Edith Cowan University and is an ICA (International CPTED Association) certified CPTED practitioner (Crime Prevention Through Environmental Design). Simon has provided security solutions for many clients with major assets in Western Australia and is involved in all aspects of security, security technologies, promoting security and security awareness. Before undertaking any activity related to this article, it is recommended you consult a licensed Security Professional. Simon Hensworth BSc (Security Science) (ICCP – Advanced), GHD Pty Ltd T 61 8 6222 8640 E simon.hensworth@ghd.com
CCTV in housings, and CCTV lenses outside housings, can be defeated by paint or other substances so that the cameras lose vision or the vision is seriously impaired. If the cameras are not being monitored constantly, critical footage may be missed.
End Note In order to maximise the potential benefits of CCTV, it is recommended that careful consideration be given on a case-bycase basis, so that specific objectives for CCTV can be clearly determined for each case, and consideration given to the likely success of CCTV to manage risk prior The Australian Building Services Journal | Volume 1 – 2011 |
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Heat Recovery HVAC Shane Carmichael | Air Change NSW & ACT State Manager Website: www.airchange.com.au Email: sales@airchange.com.au
Heat and energy recovery HVAC is a fast growing technology used in the commercial building sector to reduce energy consumption and green house gas emissions. The key drivers of this growth are the dramatically increasing costs of energy, coupled with the need for improved indoor air quality. Currently, heating, ventilation and air conditioning (HVAC) is responsible for around 70% of Australian commercial buildings energy usage, and 63% of greenhouse gas emissions.1
A
lthough forms of heat and energy recovery applications had been developed during the 1980s/90s, they were never widely adopted in Australia because indoor air quality wasn’t mandated or highly valued, and secondly, the low cost of Australian energy made heat recovery a poor investment with long payback periods. For example, energy costs for industrial users in the 1970s were only around 4 cents per kilowatt hour rising to 10-12 cents during the 1980s/90s and by 2010, an average of around 20 cents per kilowatt hour. With the impending Federal Government’s proposed emissions trading scheme (ETS) or carbon tax scheme, energy distributors (NSW) warn of an alarming 64% increase in electricity costs over the next three years.2 In the Heating (Winter) example below, cold outdoor air enters the heat exchanger at 6°C and picks up 75% of the energy from the already heated air leaving the building as exhaust. The cold outside air is then effectively preheated to 17°C through the passive heat exchanger, simply capturing otherwise wasted energy. The 15°C
How energy and heat recovery works: Air to air plate heat exchanger
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temperature difference between indoor and outdoor air has now been reduced to only 8°C. This capacity saving generally provides a reduction in equipment plant size of around 40%, as well as ongoing reductions in running costs for the life of the equipment. One of the main benefits of heat recovery technology is the energy saving aspect of pre conditioning outdoor air, thus reducing peak energy loads. A general rule of thumb is, an air conditioning system that utilises energy recovery technology will save approximately 40% of energy requirements (reducing operating costs) compared to a conventional air conditioning system. Air to air heat recovery devices consist of Crossflow or Counterflow plate Heat Exchangers and Heat Wheels, with the ability to transfer sensible or latent energy. The use of heat recovery has been boosted by Government and industry policies supporting sustainable measures and indoor air quality for commercial buildings as a necessary component for a carbon and energy constrained world. These policies include;
• Australian standards for ventilation commenced in 1991 with AS1668 part 2, requiring outside air ventilation for buildings. • Section J of the Building Code of Australia (BCA). • Green Building Council of Australia have employed a Green Star rating tool for commercial buildings based on building requirements for ESD principles and indoor air quality. • NABERS energy rating scheme.
Fans & Controls Fan power in HVAC systems are one of the major energy consuming components. Fan power consumption can be reduced by installing Variable Speed Drives (VSDs) on air conditioning fans. The speed of the fan motors can then be controlled to match the amount of fresh air needed throughout the building and therefore reduce the energy use and operation costs by varying the amount of fresh air on demand. Generally VSDs can save 30-40% on the HVAC investment annually.6
Backward curve fan design is more energy efficient in most cases than a forward curve fan. Direct coupled fan and motors controlled by VSDs are a more energy efficient method then fans driven by belts and pulleys. New EC plug fans are also proving to be an efficient option for use in HVAC systems. Indoor air quality monitoring CO2 sensors measure the carbon dioxide levels of indoor air and communicate with the HVAC system to adjust the amount of
• Building Energy Efficiency Certificate (BEEC) for property owners of areas above 2000m2 to disclose energy consumption before leasing or selling. • Climate Change & Global Warming has increased social and political awareness of the man-made activities effecting nature and the climate. • Global treaties driving energy efficiency (Kyoto protocol, IPCC, Copenhagen) The Kyoto Agreement signed in 1990 requires Australia to restrict greenhouse emissions to 108% of 1990 levels by 20123. (Buildings consume some 30% of the world’s resources, 10% of water and around 40% of the world’s energy)4
VSDs featured top right
Copenhagen – 5% unconditional reductions on energy by 2020 • Corporate governance requiring Australian listed companies to report on energy usage • Non-renewable resources are depleting (80% of Australia’s electricity source is coal)
Backward curve fan
• Research and statistics have proven the positive effects of optimal indoor air quality on occupants health and well being (optimal indoor air quality = improved morale and productivity) (People spend on average 90% of their time indoors, therefore ideally 10-12 litres per second of fresh air per person is vital for their wellbeing)5 • Greater social acceptance to embrace a ‘green image’ including accountability for carbon emissions. Apart from the core heat exchange technology discussed above, other essential energy efficient components of a heat recovery system would include:
EC plug fan
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outdoor air introduced into the building. Detection is based on the measurement of CO2 concentration in the air via infra red violent rays. This method allows for a balance between air quality and energy consumption. Economy Cycle When outside temperature conditions are mild (generally between 18-27 degrees),
Outdoor air sensors automatically detect this and allow the outside air to pass through the open dampers and into the building. Dehumidification & Free Cooling In humid climates the use of an enthalpy heat exchanger for dehumidification can allow for the use of smaller HVAC equipment. Dehumidification of outside
air through a heat exchanger significantly reduces energy consumption. Retrofitting Aging or obsolete air conditioning plants can be replaced by a modern heat recovery system. Alternatively, an easy way to enhance the efficiency of a functioning air conditioning system is to simply add the heat recovery component. n
Left: Economy cycle – dampers open Right: Economy cycle – dampers closed
Example of a heat recovery Air Handling Unit with plate heat exchanger
Are you paying too much for Electricity? Energy Audit | Gabba Central, 803 Stanley Street Woolloongabba QLD 410 By MICHAEL NEWTON | Watt Utilities
12 month period from July 2009 to June 2010 was 2,134,199 kWh or 7,677 GJ of electricity at a cost of $295,196 including GST. It is equivalent to 2,155 tonnes of greenhouse gas CO2-e or 501 cars on the road. This gave an annual energy performance index of 177.91 MJ/ m2 of gross building floor area. However some of the air handling plant was out of service for five months of this period. After allowing for this the cost for a full year was estimated at $359,000, representing an energy performance index of 244 MJ/ m2.
Gabba Central has saved an estimated $30,000 in two months since implementing changes identified from an energy audit, with a reduction in electricity usage of around 43% overall. The energy performance index has improved substantially to approximately 12.3 MJ/m2 per month, equivalent to 147.7 MJ/m2 for a full year.
T
his is a building that had many complexities about it, combining residential living with commercial shops with shared common areas and separate legal entities for the residential towers and the retail lot. The audit was requested to resolve numerous business issues with the ultimate outcome to reduce costs and the maximum demand and electricity usage of the building, thus reducing its carbon footprint. Site Description: Gabba Central’s base building energy consumption over the
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| Volume 1 – 2011 | The Australian Building Services Journal
Gabba Central has a gross building floor area of 43,154 m2 with seven levels of residential apartments across four towers and three levels of underground car parking. The car parking is designed such that there are seven split levels over three general car park areas, each being assigned to one of three basements. The tower tenancies comprise 186 apartments and several commercial tenancies of varying size covering 4250 m2 of the ground level. One of the Business Issues: Cost allocation of common power - What energy consumption is being used in the common area? Are the costs allocated between residential bodies corporate and the retail lot fair and reasonable? To add further complexity to this question the common areas are not individually sub-metered, so there are no current measurement tools in place. Watt Utilities was asked by the body corporate to perform a Level 2 audit, and Cypher was retained by Watt Utilities
to undertake the site investigation and report. We had to identify and analyse what uses power within the building using measurement tools and then provide a series of recommendations to reduce energy usage and costs and an analysis of the energy used by the residential and the retail lots to assist in cost allocation. The breakdown of the common area is listed in the graph above. It was apparent the car park exhaust fans were the major cost contributor to common area power at 41% of use.
Areas looked at within the Audit: We looked at all areas that consumed power and gave recommendations based on those with payback periods less than 4 years and those items with greater than 4 year pay back periods. Below are listed those with under 4 year payback period. Savings Identified: The energy audit identified energy efficiency cost savings worth approximately $82,000 per annum. These savings represent reduction in electricity consumption of 684,624 kWh per annum or a reduction in greenhouse
gas emissions by 691 tonnes of CO2-e, equivalent to taking 160 cars off the road. It also identified cost reduction in the electricity account for the common area with a saving of approximately $62,000 per annum or 21% at the consumption levels expected prior to implementation of the audit recommendations. What was implemented: Market Contract: The new contract commenced 1 January 2011 and savings of 32 % per month have already been seen in January
Estimated Annual Savings Recommendation
$ pa incl GST
kWh pa
GJ pa
t CO2-e
% Total Energy
Project Cost $350
Payback (yrs)
Tender for a forward dated electricity market contract
$63,000
Downlight Lighting Option 1: Replace 50 watt Halogen with 20 Watt Halogen Downlights
0.0005
$19,408
161,345
580.38
162.96
8.74%
$26,800
1.38
Downlight Lighting Option 2: Replace 50 watt Halogen with 11 Watt compact fluorescent lamps
$25,231
209,749
754.49
211.85
11.36%
$82,544
3.27
$49,291
409,766
1473.98
413.86
22.19%
$158,000
3.21
Downlight Lighting Implementation Plan: Replace 50 watt Halogen lamps with LED lamps. Step 1. Undertake a trial with LED downlights in one lift and one corridor to evaluate light levels. Can be done by building maintenance manager, by simply replacing lamps. Step 2. If suitable, prepare a program for replacing all downlights. Install Carpark Emissions Monitoring System to Control Air Movement
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and February compared with the rates under the old market contract. Car park monitoring system: A system comprising carbon monoxide sensors and variable speed drives was implemented and it has not only reduced the electricity usage prior to the introduction of the new system, but it has also reduced the maximum demand. Another positive outcome is that it has reduced the noise in the car parking levels dramatically. See above; when the monitoring system was implemented the reduction was clear. Lighting: Gabba Central chose to implement the trial proposed in the implementation plan, replacing the current
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50 watt Halogen downlights with ALTLED Aurora MR16 series 7 watt lamps as they fail. Initial reaction is that there is no discernable difference in the light output. These lamps are claimed by the manufacturer to have a life of 30,000 hours. They are direct replacements for the 50 watt Halogen lamps. If the trials are successful, savings will be greater than the estimated savings under Options 1 or 2. Other: Audit recommendations with payback periods longer than 4 years will be considered as funds are available. The submetering recommended for the common areas is still under consideration. This will provide usage sub-meters for the common areas, so that the allocation of electricity
| Volume 1 – 2011 | The Australian Building Services Journal
costs among the residential and retail common areas can be based on metered usage rather than agreement on calculated usage as at present. This building not only has made significant savings as a result of the energy audit, but it has also reduced its carbon footprint. n
“The cheapest and cleanest energy is the energy you don’t use” www.wattutilities.com.au
Water Chiller Cost Considerations
W
ater chillers today are very sophisticated, generally very efficient and certainly are a major capital cost to any project.
The 2 major cost considerations are: 1) Capital cost – easy to see and quantify as a fixed and immediate cost. 2) Running cost – these are more difficult to quantify. The key elements of running costs are: (a) Power required to produce the required cooling effect at full load C.O.P. and at Part Load IPLV & NPLV. Since to introduction of the federal government Minimum energy Performance Standards in July 2009, all water chillers, air and water cooled, over 350 kW cooling capacity must meet stringent full and part load performance guidelines as new machines. Often Building owners pay more money for machines with a higher performance (ie: less input for more output). The extra money paid up front is often justified by reduced electricity costs providing payback periods of 1-2 or more years. This performance is all verifiable at the time the chiller is purchased.
Dealer support expands its Dimensions
P
hilips Dynalite, the leading lighting control and automation solutions provider, is expanding its Dimension Dealer accreditation programme to support increasing sales activity around the globe. With the recent addition of America and India, the company now exports to more than 50 countries. Lighting control and automation technologies are the best way to give new buildings, or renovations and refurbishments, that extra edge, but keeping up with rapidly changing technology is almost a full-time job in itself. Many building management and construction companies have more than enough to do providing their core services. A Philips Dynalite Dimension Dealer can take care of the design, integration and commissioning of any required automation aspect of a project. This allows a builder to concentrate on managing their usual workload, expand the range of services they can provide, and maximise client
(b) Maintenance and Breakdown. These costs are often not treated with the same priority as the cost of the power to run the chiller. Maintenance is however paramount to ensuring that costly breakdowns are avoided but more importantly that the performance you paid for is achieved over the life of the chiller. Once the chiller is operating in the real world heat exchanger surfaces on both air and water cooled machines become fouled with the dirt and grit of our busy cities. Corrosion on temperature sensors can give inaccurate feedback to chiller controllers causing erratic or inappropriate response to the real system requirements, resulting in poor chilled water temperature control and poor comfort control of the building. Simple preventative maintenance visits, logging chiller heat exchanger performances, sensor and transducer performances as well as refrigerant charges and water flows will ensure that your chiller continues to perform as it did on the test rig for the majority of its lifespan as well as ensuring that the performance costs savings that were expected continues to be realised. n Gary Davies National Sales Manager MTA Australasia Pty Ltd Ph: 1300 304 177 Email: sales@mta-au.com
satisfaction. A Dimension Dealer will deliver a flexible, modular, future-proof system on time and within budget. Any dealer that seeks Dimension accreditation has to have at least a systems designer, software programmer and installer on staff. These people must complete a range of courses and then pass online assessment. “We set high pass marks for the assessments and the dealers have to achieve high standards,” according to Philips Dynalite’s Phil Hardy, the Dimension Channel Manager. “It’s about the quality and professionalism of the dealer. They become the customer’s single point of contact who then guides them through the project phases; designing, installing and commissioning the system.” Dimension Dealer status provides assurance to the end-user—architect, developer, installer, systems integrator or home-owner—that the dealer has all the necessary skills to design, build and commission a fully integrated automation system—all within the one company. The standardised Dimension Dealer syllabus covers system design, product application and software commissioning. In addition, there is mandatory on-going skills competency testing for nominated sales/project design engineers, programmers and installers. This will ensure that Dimension Dealers stay up-to-date with the
latest lighting control and building automation technologies from Philips Dynalite. One of the many benefits of accreditation for a Dimension Dealer is that they receive project referrals and are offered extended warranties and have direct access to Philips Dynalite technicians. The company also actively promotes the dealer to architects, developers, builders and systems integrators using a variety of media. In addition to traditional methods such as trade magazines, exhibitions, targeted mailing lists and road shows, the company also provides access to online forums and public web sites including www.philipsdimension.com.au. In order to potentially reach a much broader audience, direct access to Dimension Dealers and Philips Dynalite is now available through social media services such as Twitter and Facebook. “Customers can feel confident that they’re working with dealers who are trained appropriately, and dealers will know they’re part of a programme that will give them the necessary promotion and support to build a solid business,” said Hardy. “Make the statement you wanted to with your next project by using a certified Philips Dynalite Dimension Dealer.” n www.dynalite.com.au
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SUPPLIER DELAYS? CHOOSE RENTAL
W
hile growth in the number of construction projects is good news to the industry, it may prove to be a double-edged sword. With so many companies winning tenders, suppliers are hard-pressed to supply the materials and equipment needed to their clients, which is can result in major delays for companies who then find themselves scrambling to meet their project deadlines. The financial consequences for construction companies who fall behind are staggering: not only are they increasingly being faced with contractual penalties, but the damage that can be made to the reputation of a company is incalculable. It is therefore no wonder that contractors are looking for ways to mitigate the risks of project delays, with many turning to rental solutions for their equipment supply. One company which is well-suited to supply fast-track rental to the construction industry is Aggreko, the specialist power and temperature control supplier. Aggreko can supply and install short, medium or long-term rental equipment at short notice. Its equipment and services can be delivered and integrated into a site often with minimal interruption, while providing the necessary infrastructure to keep your construction program on time. All of Aggreko’s equipment is designed to be durable while flexible in its operation. Whether it is a small air conditioner to keep a switch-room cool, a replacement chiller or cooling tower capacity, all this equipment comes fully serviced by qualified technicians, providing a turn-key service for customers. As more construction projects come on-line in the coming years and existing projects continue to require resources and equipment, it seems likely that the risk of project delays due to lack of equipment supply will only increase. It is in this context that the benefits provided by equipment rental companies such as Aggreko, including flexibility, lowered risks and turn-key service, become even more apparent. www.aggreko.com.au
The Safety Cooling Tower
cooling tower range, which includes the German designed Modupol range and the low noise and super low noise fibreglass forced draft towers. The MPCT tower is a modular tower, with an extremely strong and durable pulltruded fibreglass frame. The basin and fan cowling are made in traditional high quality marine grade fibreglass. The full size removable side panels are made from preformed plastic and are designed for easy removal and handling to allow entire access for cleaning and maintenance. The panels are very light and small enough for one person to handle without the risk of any injury. The tower is designed to fully comply with the Australian standards and has the best and most efficient drift eliminators and air intake louvers available on the market.
The locally designed and locally manufactured new Superchill cooling tower type MPCT (Modular pulltruded cooling tower) is the latest and safest addition to the high quality Superchill
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The air intake lovers are double the thickness compared with most currently offered local cooling towers. This reduces light ingress into the tower basin and helps prevent algae and bacteria
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growth. It also reduces water splashing outside the tower and reduces noise level. The best fill for this tower is the high quality 2H plastics cooling tower fill called Sanipacking. (see www.sanipacking.com for more information) This fill is arguably the safest cooling tower fill available. It is made from moulded polypropylene (PP) and treated to prevent bacteria growing on it’s surface. To distinguish this high quality fill from normal fill the colour of the fill is blue. The polypropylene fill is also extremely long lasting and can withstand temperatures up to 80 degrees. Superchill is working closely together with 2H plastics and we are the local distributor and manufacturer for the number one European fill producer GEA 2H Water Technologies (former 2H Kunststoff).
For further information please contact Superchill Australia or 2H plastics Australia www.superchill.com or www.2h.com.au or 1300667 018 and 03 9793 6166