Official publication of the
AIHE Update 2009 Conference PP 319986/101
Emirates Wolgan Valley Acheiving the impossible Volume 14 No. 2
The Hotel Engineer is published by Adbourne Publishing in association with The Australian Institute of Hotel Engineering.
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8 2009 Update Conference 10 Hotel Engineering and the
Winds of Change
Hotels and Engineers Caught Between Tenants and Councils
The Case for IPTV
Electronic Locks… Why are they a key component of Accommodation?
Hotel Room Air-Conditioning Cleanliness
Energy Eye vs. Standard Key based System: Occupancy Based Energy Management
CPTED – A Value-Add to the CCTV Design Process
Photo-luminescent tread edge products: are they safe enough?
Innovation with Integration in the Hotel Industry
The Benefits of Evaporative Cooling
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Savings in the City results
Poolwerx exposes duty of care for hotel engineers
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Leave it to Emirates for the impossible to be achieved
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Front Cover: Emirates Wolgan Valley NSW
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s with many of the major newspapers, journals and popular magazines around the world, your Hotel Engineer from this issue goes ‘online’, along with the other members of the Adbourne Publishing stable for the benefits of all professional people in the hotel, trade and industry areas. As one of Australia’s major specialist publishers, Adbourne has taken the step of introducing your publication to a much greater readership, with this particular journal targeting the needs of engineers and maintenance people around Australia. Specific industry stories and advertising of products directly involving hotel engineering can now be read on the web by all. One simply needs to go to our website: www.adbourne.com and click on the appropriate journal you need to read.
Neil Weenink, the founder of the AIHE, in this issue provides an informative reminder of the history of Hotel Engineering. From knowing about where we came from will so often help to show where we are going. There are our regular contributions from Derek Hendry and Alan Lewis, an in-depth feature on the magnificent work Emirates is doing in the Wolgan Valley of New South Wales with a resort and spa the likes of which we have never seen before. In fact, it is the first of its type to be built outside of Dubai. There are numerous other stories that we hope will inform and help make the life of the Hotel Engineer and his staff a little easier, along with adverts about products and those who service your very industry. Good reading, and don’t forget that website: www.adbourne.com n
Meanwhile, this issue is our Conference Edition, with the AIHE Update 2009 Conference to be held at the Gold Coast Convention and Exhibition Centre on Thursday August 27, and Friday August 28. Everything you wish to know about this important event you can find inside.
view this issue online: www.adbourne.com click on ‘The Hotel Engineer’
Details page 8
State News Queensland
April’s meeting was on Operable Walls and presented by Hufcor at the Gold Coast Convention Centre. Peter Jokin, National Sales Manager flew up from Melbourne for the presentation. Members present were given an overview of the Hufcor Company and technology involved to manufacture wall panels of such varying sizes and materials. The need for regular maintenance and availability of parts was discussed at length. The Convention Centre itself provided no better opportunity to examine some of the more larger Wall Panels to be found.
Greetings from WA,
June saw members meet at the Gold Coast Courtyard Marriott for an update / review on the legislation detailing the phasing out of incandescent globes. Peter Portelli, Director of Strategic Development from OSRAM flew up from Sydney to present along with the assistance from several local colleagues. Peter provided a detailed overview of the development of the various types of lamps and how much development funding is being contributed into LED lighting. After a lengthy question & answer time the large group enjoyed drinks and finger food kindly supplied by OSRAM. July’s meeting is to be a Christmas in July dinner on Saturday the 25th, up at Mt Tambourine, in the beautiful mountains ranges at the back of the Gold Coast. Most attending couples are taking the opportunity to stay the night after the dinner at the wonderful Eagle Heights Mountain Resort. All is well underway with the organisation of the forthcoming Update Conference. Those who have not registered yet get your names in as it looks like being a one of our best. Remember attendance is free for all AIHE members. Look forward to seeing you there! Regards, Ian Crookston President AIHE QLD Chapter
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It’s great be voted back as President of the WA Chapter and I wish to thank Doug Stemp and the committee for a wonderful job that they have performed over the past years. I also would like to announce the new committee: Tony Fioraso
We all look forward to providing all members with five star service and exciting new innovative monthly presentations , site visits and new technologies that will benefit there properties. In April the institute had a Karaoke night which was well supported and provided a venue for wives and members to socialise and enjoy each others company. It also gave an opportunity to show the singing talents of members such as Bob Bovenizer, Martin Doyle and Roy Batts. In May we had had a combined golf day at the Vines Resort with the Hospital Engineers and the Facility Management Association. This event attracted over 100 persons and is now one of the largest calendar events for the Vines. Many thanks to Ian Knox-HFM Assets, Ian Bonner-SEME Electrical, Ian Riley-Riley Shelley, Doug Stemp, Lionel Delamotte and Philip Gale for there commitment to this event. In June we had a site visit to the Water Corporation. We were welcomed by Ashley Vincent. General Manager, Customer Services Division.
Lyn Cavanagh spoke on Backflow prevention, followed by Ben Jarvis updating us on the WEMP (Water Efficiency Management Plan) process and water efficiency measures. Peter McAllister conducted a tour of the Operations Centre and provided an informative talk on scheme water management and operational practices undertaken by the corporation.
Anita Tancevski informed us of initiatives by the Water Corporation to highlight to the public, good water usage practices by way of advertising and show us a range guest cards for hotel rooms.
Many thanks to Ashleigh Gale and Max Viskovich for organizing a very informative meeting. In closing we look forward to the biannual conference on the Gold Coast in August and I urge all Western Australian members to attend. Regards, Tony Fioraso President AIHE WA Chapter
Victoria Half way through the year and what a start we have had with great speakers and fantastic venues. Victoria was overcome by the devastation of the bushfires that destroyed property and livelihoods as well as taking the lives of over 150 people. Our emergency services were stretched beyond belief as they attempted to fire a fire that was unfightable. During the week leading up to that Saturday (Black Saturday) we were told that it would be a very bad day and to get out early, but was that something that we had heard before. Living in Eltham I woke to a hot start and as the day went on, the air had a hint >
CFA Firefighters at March VIC meeting < of smoke and the haze over the area was getting thicker. We all know the rest. At our March meeting it was our great pleasure to have two CFA Firefighters, Captain David McGayh and Pat Corr from the Authors Creek and Strathewen CFA that saw first hand what was happening and how it unfolded. David gave a 45 minute talk and you could hear a pin drop as every one present sat motionless,
taking in the graphics as described by David while Pat handed around photos taken on the day. The Authors Creek and Strathewen CFA were deeply affected as the town of Strathewen was totally wiped out.
The committee have organised some exciting guest speakers and a site visit to an interesting property. So I look forward to seeing you at our meetings which are held on the third Wednesday of the month.
At the end of the talk the Victorian Chapter presented David McGayh with a cheque for $6,000.00 as a token of our appreciation to the members of the Authors Creek and Strathewen CFA.
I would like to take opportunity to thank Neil Muir from Adbourne Publishing for the great assistance that he has given the Australian Institute of Hotel Engineers of the many years.
On a lighter note a great night was had by all when Stowe Australia gave a very interesting over view into Energy Management and how we can benefit. Thanks to Des Morilly for allowing us to have the meeting at the Marriott Hotel.
I look forward to working with you in the future.
The June meeting was with Sharp Direct who are leaders in their industry and we were shown the latest in audio Visual and LED technology. Thanks to Steve Field who hosted the night.
Regards, Chris Martin President AIHE Vic Chapter
2009 Update Conference Details page 8
Hotel Engineering and the Winds of Change By NEIL WEENINK
Oil! First there were logs to fuel the early space heaters, then the black diamond coal, and then oil, the liquid gold of our times. King coal remains secure if sometimes a mite shaky, but oil dominates our lives – at least for now, and by reducing the flow in 1973, the oil cartel OPEC effectively made that point very clear. Hydrocarbon Man was not infallible and we in the hotel industry were not immune. I for one will never forget the events of that year. Overnight the posted price of oil went up 70%. I was just leaving for the Inter-Continental in Dacca and the old Chief wishing me luck said ‘Well son you’ve sure dropped into the deep end.’ How true those words as GM’s cast around to find ways of minimising room rates. Meaning of course cutting costs, and that meant putting Engineering under the scanner.
n the beginning! In the beginning there was the landlord attending to the needs of his guests - ‘needs’ here being all-embracing. Local urchins kept up the fires and fans: works of art not to be damaged for fear of the unthinkable. [The fans Mavis, not the urchins.] The air was alive with the stink of waste and the coach arrivals were moments of great expectation and everybody knew their place in the pecking order. But now! But now there are a few changes. The landlord has a grander title and is no longer his own boss. The fires and fans have given way to the conundrum of HVAC empiricals, and the urchins? Still out there, a great tribe of useful labour that you use at your peril. Pity. And then came the end of the beginning. Watt vastly improved Newcomen’s steam engine performance allowing forever mechanised driving force, and in the 1850’s a grandiose vision by an investor group in the US for the future of a substance known as ‘rock oil’. They found the dark smelly substance used by Indian folk for medicine was marketable for oil lamps with the made-name Kerosene. Then around 1885 Daimler and Carl Benz got the new-fangled internal combustion engine to work on Gasoline, John D Rockefeller formed the Standard oil company and the rest is history.
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And so it came to be. All the issues we know about only too well today began right then. Words which are commonplace today emerged at that time, energy and asset management dictums, efficiency and effectiveness, time management and above all cost. At the 1974 Inter-Continental Chief Engineers’ meeting in Singapore we were handed out huge reference tombs on maintenance issues including the philosophy of Preventive Maintenance which surfaced in the closing months of WW2. Oh my! Every single item from the huge chillers to valve actuators, every single gizmo was to be itemised and a Plan developed for Preventive Maintainence. Which meant of course that we had to, for example, change bearing systems after set running periods. Parts costing thousands of dollars discarded when still in as-new condition. Through time heads cleared and plans were modified, but the big one of oil cost was a mighty challenge. About then I was transferred to a new resort still under construction in Montego Bay Jamaica. A real beauty. Five hundred rooms and with totally self-contained energy and service plant. The six 500 HP GM Gen sets were a great sight [and sound!] It was not the capturing of waste-heat layout of today but it was close. So with ample staff and new plant I had time to ponder and to begin the jottings, which eventually became the Never Again Notes or The List of Repeatable Blunders [LORBS]. Akin to Murphy’s Laws in some respects they follow the subjective trail neatly ignored by Architects. Not quite the ‘if its too big to move, paint it’ reputedly in the GI’s handbook; more like ‘why put it there in the first place if you can’t get it out?’ So forth. Over
time and in numerous properties this work has expanded, and with acceptable language has travelled far and wide with those who are keen to combine both objective and subjective design issues. May this work prosper, I would fervently wish. Somewhere in the 1970’s came the computer into our scan, in the form of computer based Building Management Systems. This was a wiz, with Honeywell doing their darndest and we on the other side hit at several levels. As we were not at that time brought into discussions at the top in matters of capital expenditure go/no go, or fiscal details associated, it was generally the Bean Counter who had the ear of the GM. So the device appeared in the office with the attendant smiling [and well dressed] Honeywell rep to install same. And this really got me going; a short fuse at the best of times. These fellows were talking in a language totally foreign to us. How dare they! I said ‘What the hell are you talking about, these guys like me come from mechanical backgrounds not from outer space!’ Eventually we got it sorted out and in fact I re-wrote the Honeywell BMS Handbook in hotel engineering lingo. I wonder where it may be now? But it was not easy at that time to be faced with a key board, any key of which wrongly punched would pitch the hotel into darkness or worse, would start up a chiller at peak load… And this was another thing we had to learn and accept. Electrical tariffs and the dreaded Maximum Demand. Unbelievably and
sadly for the Chief of the Guam Hilton at that time, the Demand Plan set by the Govt Bean Counters effectively nailed him for 12 months from the Peak KW loading on any preceding month. This was akin to the Inquisition and gave equal grief to him and his Department although fortunately the dreaded Rack was not brought into play. Jump forward now to office computers if, that is, you were fortunate to have an office, a secretary, a computer; these exquisite items coming along later in the saga of new hotels in the West, so to say. In Asia the engineering department has always – certainly from the 1920’s - had a bureaucratic function and layout. My goodness I have seen 3 secretaries in the Chief’s area, at least one keeping the tea and Tiffin up to him at all hours. So it was that the secretary gained knowledge and command of the office computer which part use gradually absorbed the awesome Work Order System – and so gave reason for the secretarial role? All the above represents change, and, as we all know, nature abhors change. Especially when it happens through as little as 10 years. Truly. And as if all this was not enough to send the Department off its rocker, along came ‘sustainability’ and ‘recycling’ and the work place edicts of Duty of Care [try explaining this one overseas] and all the other occupational health and safety regulations snowing the Head of Engineering under with paper work. In the 1980’s with the onset of these matters, and armed with the Lorb List and the belief that it >
Hotel Engineering and the Winds of Change (continued) < was time for Hotel Engineering to show itself as a worthy member of the hotel management team, I held a meeting with kindred souls at the GC International Hotel on Queensland’s Gold Coast. Whence the Australian Institute of Hotel Engineering Inc was born and has, despite significant hurdles, moved steadily forward. The initial challenge was of course from hotel Managers who saw a serious threat to their own long historical Establishment. Hotel Engineering was not entirely understood and those working ‘below decks’ particularly were seen as linked with the ‘dark satanic forces’ of the steam age, and with powerful Unions in support. I must say it was a bit of a challenge for me personally to dissuade Managers of this view! But that’s all behind us, and we move forward with a greatly enhanced recognition from within our respective properties, and from the Industry at large. Since inception of the Institute, much
work has been undertaken on water and energy management issues, and importantly the results have been shared. This is critical to the founding ideals, and of even greater importance with the ‘winds of change’ again in the offing as the old saber rattlers on the planet refuse to let it be. We have opportunity, indeed responsibility to make a major contribution in the great equation of energy balance. Hydrocarbon Man is unlikely to reverse his way of life, but we can be more responsible. The Institute has the potential to do this; it has the platform, the voice, and the skills. Recently the Queensland Chapter learned from Osram of the new cutting edge in lighting technology. With minimal energy and extraordinary system life, we can now provide lighting of a quality unheard of just a few years ago. With some 20% of electrical energy being used in hotel lighting, I suggest we should be looking very seriously at LED and other low energy systems. And of course the list is lengthy, with modern HVAC plant at efficiency levels that are quite astonishing. It is essential that we join with all decision makers in our Industry whose involvement through design or operation, investment or management, influence the way energy and our precious recourses are used. Take care my friends; the Winds of Change are blowing just that bit stronger… n
Hotels and Engineers Caught Between Tenants and Councils By DEREK HENDRY
otel Managers and engineers run a high risk strategy if a tenant’s lease does not adequately protect the property owner or hotel manager when the tenant performs “alterations” to their building.
Costly Tenants Hotel Managers who allow tenants to perform minor building works in their buildings are bewildered when a council notice materialises forcing the building to undergo a fire safety upgrade of the life safety systems installed in the building. Most problems arise due to the lack of expertise offered by “consultants” commissioned to look after a stakeholders interests. Hotel Managers should also be aware that most consultants when commissioned by a tenant will look after the tenant’s interests first and foremost, and will only work to a brief provided by them. Legislation Australia’s eight state and territories have differing legislation controlling the construction of and alterations to buildings. Legislation contained in Acts and Regulations are home spun, while the technical provisions are mostly uniform through the adoption of the Building Code of Australia (BCA) and Australian Standards. General terms are used in this article to describe specific terminology under the various Acts and Regulations. Most jurisdictions have similar provisions governing building work and building usage in their legislation. The following examples can be used to garnish an understanding of Victoria’s terminology Alterations to Buildings Tenants of buildings want to change their tenancies by either altering the building or their partitioning layout. Depending on house rules (lease requirements pertinent to building/ planning
control) tenants must obtain the owner’s/ manager’s permission before applying for permits or commencing work. This is where the owner/ manager’s troubles might begin. Some managers and their representatives do not pay sufficient attention to the house rules, even when they exist. A lack of a quality control system basically means the occupier has a free hand to communicate with consultants, controlling authorities and contractors as they see fit. A tenant has the potential to cause significant financial grief for the manager by not appreciating the statutory requirements applicable to a building when initiating an application for a building permit, or they commence building works or change the use of a building. Sometimes a tenant gains an advantage by ignoring these requirements. One area of major concern contained in the building regulations for the manager is when proposed alterations exceed more >
Hotel Engineer | Vol 14 No. 2 | 17
Hotels and Engineers Caught Between Tenants and Councils (continued)
< than 50 per cent by volume of the building or where the building has fire safety deficiencies, such issues can trigger a requirement for the whole building to comply with all the current regulations (the whole BCA). The Victorian regulations stipulate a three year period for the 50 per cent calculation, other states have no time limits applicable. Some building surveyors include simple partition changes in the volume calculations, while others only calculate the volume associated with a refurbishment which includes significant modification to the building services.
Change of Use Dangerous times are ahead for a hotel manager who is not adequately versed with a tenants intention of changing the use of part of the building. A tenant may have signed a lease with the owners/ managers agent for the same “occupational” use as the immediate past tenant. The problem for the hotel manager and current tenant is that the previous tenant illegally changed the use of the building. A change of use in a building causes the controlling authority (building surveyor) to determine whether the whole building is to comply with today’s regulations. This can cause a significant economic impact for most buildings, especially when the building has multiple tenants. Approvals must be obtained for a change of use and in most cases a new town planning permit is also required to be obtained before a building permit can be issued. The new use under the planning scheme may be prohibited, further carparking required or other conditions may be required to be complied with. These further provisions may not be able to be accommodated by the building or the site. As well as the circumstances mentioned above, the following activities can also action the upgrade of a building due to a change of use:
If a tenant is authorised to apply for a construction approval and the “combined” alterations (other tenant’s alterations are aggregated) exceed 50 per cent by volume (in the last three years), then the building surveyor may require the whole building to comply with today’s regulations.
Hotel managers/ tenants consultants making application for minor building approvals.
Councils building/ town planning departments becoming aware of a change of use.
Tenant advises the council (wants to opt out of the lease).
Upgrading an existing building which has inadequate fire life safety measures can be very costly, especially when lease restraints and other tenants are involved. The proposed works may even have to be abandoned.
Fire Brigade inspects the building and advises council.
Insurance company advises owner of illegal use after inspection.
A subdivision of the building is occurring.
This generally leads to two significant problems for the manager. Firstly the tenant is obviously very unhappy (may be a new tenant trying to renovate to move in) and secondly the municipal building surveyor is made aware of the situation if the application for a building permit is withdrawn. If the original application was made directly to the council then the municipal building surveyor will already be aware that the building lacks significant life safety measures, but if the application is made to a private building surveyor (certifier) then legislation requires the certifier to refer “dangerous buildings” to the council for their adjudication or at least require the certifier to determine the adequacy of the buildings fire safety measures in assessing the application.
It must be noted that a change of use is not just a “change of occupancy” (change of classification), such as changing a floor area from an office to a factory or a warehouse to a factory. A change of use may also include increasing the hazard within the building but not changing the occupancy. For example, a dress shop may have been the immediate past tenant (shop is classified as a class 6 under the BCA), whereas the new tenant who has just completed their fit out as a restaurant (a restaurant is also classified as class 6 under the BCA). The change of use within the classification – class 6 is a material increase in the hazard of the same classification eg. a much higher standard of fire protection is required in the kitchen area when a sprinkler system is already installed in the building.
When a certifier is assessing a building permit application and believes the building is unsafe or hazardous for the occupiers, regardless of the extent of the alterations, then the certifier has a responsibility to advise the council in writing if the application does not include the whole building to be brought into compliance with today’s regulations. The building in question probably complied when it was built, but lacks a number of the essential BCA life safety provisions that make a building safe to occupy under today’s standards.
Experienced building surveying consultants can advise property owners of the ramifications they can expect under the Building Act and regulations relative to the existing conditions of a building. The use and intended use, proposed and previous alterations to a building must all be assessed before advising a client to proceed with even a minor building permit application. If the decision is not to proceed then the owner must ensure the work is not performed illegally as this will only compound the owners/ managers and tenants problems when caught out. >
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< Fire Orders A municipal building surveyor (the council) when made aware that a building is unsafe to occupy can place a fire order (notice) on the property owner to show cause why a building should not be brought up to the standard as stipulated in the fire order. Now that legal niceties have begun, the reality is the owner/ hotel manager is well and truly caught in the web. We all hope that owners/ hotel managers upgrade the fire safety installations in their buildings to meet today’s regulations, but for all sorts of reasons this may not have been done. Councils become aware of buildings being inadequately fire protected through various means, which results in fire orders being issued on the property. Council’s awareness is raised by complaints from tenants; disgruntled employees, unhappy guests, neighbours and potential purchasers. Owner’s, hotel engineers, tenant’s and design consultants’ often have insufficient knowledge of the regulations when confronted with these situations. Workcover investigations, minor fire incidents, illegal building works investigations and an essential safety measures inspection performed by either the council or the Fire Brigade can also trigger authority actions. Tenants need firm guidelines relative to altering a hotel building and the hotel manager should have a very good quality control system to protect everybody’s interests. n
Hotels and Engineers Caught Between Tenants and Councils (continued)
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The Case for IPTV By CHARLES REED
onsider this – just ten years ago, television networks were distinct from the Internet – video was limited to TV and people mostly went to the cinema to watch a movie. Today, consumers can make phone calls from and to anywhere in the world via the Internet. Movies and other video content can be viewed on mobile phones while clips from the Internet can be broadcasted to a TV set. We are truly living in the age of convergence! The ever-changing needs and demands of consumers today continue to drive change in the hotel industry. We are in an era where consumers have more freedom to decide how they consume multimedia content, socialise, communicate and connect with their network of colleagues, family and friends. Network and content devices such as televisions and phones, have been shaped by developments in the larger fixed and wireless communications environment.
Television Over Internet Protocol Enter Internet Protocol Television (IPTV), a system where digital television is delivered using Internet Protocol over a broadband connection. IPTV is a technology platform that delivers television content via technologies used for computer networks instead of being delivered through traditional broadcast and cable formats. An IPTV service is not to be mistaken for Internet TV. A telco IPTV service is usually delivered over a complex and investmentheavy walled garden network, which is carefully engineered to ensure bandwidth efficient delivery of vast amounts of multicast video traffic. The higher network quality also enables easy delivery of quality Standard or High Definition TV content to subscribers’ homes. This makes IPTV by default the preferred delivery platform for premium content. By contrast “Internet TV” generally refers to transport streams sent over IP networks (normally the Internet) from outside the network that connects to the users’ premises. An Internet TV provider has no control over the final delivery. Elementary streams over IP networks and proprietary variants as used by websites such as YouTube are now rarely considered to be IPTV services.
Why Hotels Should Care While there is an increasing number of hotels that recognise the existence of IPTV, only a few realise the scope of opportunities
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that it can offer to hotels and guests in a generation where both business and leisure travellers demand high-quality, secure and reliable technology solutions at their fingertips. Quality, connectivity and personalisation are the top three things hotel guests of today are likely to care about. We need to be constantly connected to the rest of the world via laptops, mobile phones and televisions, and have little tolerance for the lack of speed or network downtimes. We also want entertainment that fits around our schedules and not the other way around. It is hardly surprising then, the rate at which IPTV is being embraced in the region. According to Gartner, Revenues from IPTV services in the APAC region will reach US$3.5 billion in 2012. Leading the market is Korea. According to the Korea Communications Commission (KCC), there were 1.345 million IPTV service subscribers as of February 2008. RNCOS predicts the number will hit 3 million by 2012. China and India are expected to follow suit. Beyond Asia, IPTV has seen widespread acceptance in European countries like France, United Kingdom, Spain and Italy. These trends reflect the growth of both consumer savviness and expectations. For hotels, the interactivity element of IPTV makes the technology more valuable, as hotels fight to offer guest the best “home away from home” experience. For example, a hotel may include an interactive program guide that allows guests to
search for content by title or actor’s name, or a picture-in-picture functionality that allows them to “channel surf” without leaving the program they’re watching. How about guests being able to look up a player’s stats while watching a sports game, or access photos or music from their PC on the television? With IPTV, the possibilities are endless.
The return-of-investment of IPTV A key concern for hotels would be the costs required to implement IPTV for their hotel guests. While this might seem like a hefty investment, it is one worth considering for a myriad of factors - the most obvious being able to enhance the guests’ in-room experience. There are other perks to consider. IPTV potentially offers hotels a new stream of revenue, where hotels can offer to their guests some features and functionalities at no cost, and charge others
Grand Hyatt Melbourne installs IPTV
rand Hyatt Melbourne recently installed InterTouch, as part of the $45 million redevelopment of the hotel.
at a suitable rate. Hoteliers may be surprised to know that today’s savvy consumer is willing to consider paying for certain services they deem premium, or even necessary, to make their stay a more comfortable one. Lastly, there is the issue of branding. Just as how hotels that continually upgrade their façade and renovate their facilities are viewed positively, the same could be said of hotels that continually embrace new technologies, especially technologies that directly impact the guest experience. For hotels to truly capitalise on the opportunities that IPTV brings, they need to find ways to best leverage the technology to their full advantage, from providing their guests with the best in-room experience to generating new revenue streams from implemented cost structures. At the end of the day, coping with economic challenges and remaining competitive no longer just involves cost cutting measures. Integrated broadband services like IPTV also brings hoteliers closer to convergence – the inevitable step that they have to take in order to move ahead in the game. n Charles Reed is the CEO of DOCOMO interTouch, an NTT DOCOMO subsidiary that provides innovative and reliable technology solutions – from broadband Internet to multimedia services – to more than 1,400 hotels globally.
The new system uses cutting edge technology to deliver a variety of services to guests, including in-house television and movie system, onscreen compendium and wireless internet access. The installation of InterTouch allows Grand Hyatt Melbourne to deliver more reliable, wider variety and better quality information technology and entertainment systems, that is easy for guests to navigate. The InterTouch system utilises Internet Protocol (IP) to deliver a digital television service. Television content is now delivered via technologies used for computer networks, rather than traditional broadcast and cable formats. This rapidly growing technology delivers a better guest experience in a simple, personalised and technologically advanced way. Coupled with the installation of new Sharp LCD flatscreens, Grand Hyatt Melbourne can now provide guests with an unrivalled in room entertainment experience. The “Concerto” movie system provides consistent quality for each showing of the movie and ensuring unlimited simultaneous viewing of the movies by guests. The Trick Play and Movie book-marking functionality allows guests the flexibility to view movies or television shows at their leisure, anytime they want. The Parental Control function allows guests to have full control to block movie services as desired. From a hotel management perspective, Grand Hyatt Melbourne staff will be able to provide accurate billing and timely assistance through the web based Front Desk Management Portal. Guests now experience a personalised onscreen compendium, with extensive, interactive hotel information, an option to review hotel charges, and an express check out service for guests convenience. The InterTouch system also provides the hotel with 100% wireless Internet coverage in both guestrooms, conferencing and meeting facilities and the public areas. Allowing up to 2,000 users at a time, guests and clients alike can enjoy reliable and high speed wireless Internet access, anywhere in the hotel.
Thanks you for your support in 2008. Wishing all our clients a happy and successful 2009! PO Box 1674 Potts Point NSW 1335 Ph: 02 9314 0222 Fax: 02 9314 0000 Mobile: 0409 700 101 Email: Michael@hospitalityshoppe.com.au Hospitality Distributors for: PHILIPS Hospitality LCD TVs & BOSE Professional Audio
Leave it to Emirates for the impossible to be achieved
By MAX AGNEW
he world is moving so fast these days that the man who says it cannot be done is often interrupted by someone doing it, such as Emirates Hotels & Resorts & Spas first hospitality development outside Dubai being constructed in the heart of the Blue Mountains World Heritage area in New South Wales.
Work on all 40 luxurious individual villas has just about been completed. Each of these is surrounded by private decks, with each having its own indoor/outdoor swimming pool, separate living and sleeping areas, luxurious en-suite bathroom, double-sided fireplace, along with having their very own personal assistant/guide for their stay at Wolgan.
More than A$125 million has already been spent on this project, built on the same principles as Emirates’ acclaimed Al Maha Desert Resort & Spa, including being fully integrated into its environment, and supporting wide-ranging conservation practices focusing on endangered species protection.
All guests will have access to horses for riding in the valley; for their field-guide to take them through the natural bush; or if inclined, they also have trail motor bikes available for their own personal use.
It is scheduled to have a ‘soft’ opening in October to be followed by several smaller openings in the following weeks.
Luxurious it might be, but its architecture is reminiscent of traditional rural Australian homesteads. This was carried out by Turner & Associates.
The Wolgan Valley Resort & Spa is geared to have a permanent staff of 125. This meant Emirates having to build a new village in the area to enable its staff to have good accommodation and a place on site to relax between shifts. Senior executives were recruited worldwide with only the bestcredentialed secured. Tony Williams, Senior Vice President Resorts & Projects for Emirates Hotels & Resorts, says that there is nothing like this level of resort in Australia. “The Wolgan Valley’s combination of iconic location, understated luxury, privacy and outstanding conservation values, simply cannot be paralleled in this country.”
Many of the first bookings made for this new resort have come from overseas countries. These and all guests will get to see what Australia looked like when the first settlers who came to this country included a few pioneers who moved inland to clear and settle within these mountains. For today’s guests, this wonderland is all within a three-hour drive from Sydney, or a much quicker journey by helicopter. Though none of the guests will be asked to rough it like the first settlers did, they will see a picturesque valley nestling among mountain peaks as the scenery looks untouched these many generations on.
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Emirates Wolgan Valley The reasons why some might have said that such an enormous project could never be achieved in this magnificent mountainous part of Australia might be gleaned from the following challenges that first stood in the way of this incredible achievement:
No less than a 4,000-acre conservancy reserve had to be purchased – formerly part of two cattle properties – surrounded by two National Parks.
There was no mains power into the area, so $3.2 million was spent bringing high voltage to the valley through Integral Energy, with solar power also installed for water heating.
Road access had been only a mere track. Emirates had to work through three tiers of Governments to have roads constructed, with each party contributing $3.6 million towards this cost.
There had been no potable water to the area. The project constructed a 100 percent closed loop of water, with potable water supplied via rainwater secured from all roofing areas, coupled with on-site treatment facilities.
An on-site sewerage treatment facility and a 55 million-litre dam for back-up supplies have now been built.
There had been no phone lines in the area, so $1.5 million went to Telstra to lay in fibre optic to cover this important need in the valley.
Having purchased 4,000 acres, Emirates set out to develop less than 80 of this for its luxury resort, with the other 3,920 acres purposely being left for nature to allow it to return to its full bush glory and Emirates staff to carry our conservation measures to enhance the quality of the property.
Emirates had to enter into an Indigenous Land Use Agreement with local custodians. It now is employing local Indigenous people to be guides through the area for staff and guests when opened.
Since its launch in 1985, Emirates Airlines has received more than 300 international awards in recognition of its efforts to provide the best possible customer service. It is today the world’s third most profitable airline. Based in Dubai, it remains one of the few cities to pursue an openskies policy, competing with more than 110 other airlines. Emirates global network now features services to more than 100 cities in 61 countries around the world, and currently operates more than 50 flights per week from Australia to Dubai, either via Singapore, or direct using the state of the art Airbus A340-500. Emirates Hotels & Resorts is Emirates Airline’s premier hospitality management division comprising a growing portfolio of award-winning luxury conservation-based resorts and five-star hotels. As with the famous Emirates Al Maha Desert Resort and Spa, the new Wolgan Valley Resort is incorporating their own Timeless Spa branded facility there, along with wideranging conservation practices focusing on endangered species protection on the 4,000 acres it purchased for this ambitious project.
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As with the impressive Al Maha Resort near Dubai, Wolgan Valley is incorporating Emirates own Timeless Spa branded facility into this project. With its double treatment rooms, sleek design environment and district range of products and treatments developed entirely in-house through the co-operation with several internationally acclaimed research and spa-product manufacturers, Tony Williams says it will provide every want of the most fastidious guest. Wolgan Valley Resort & Spa will provide an unprecedented level of service to corporate bodies, combining the utmost privacy with high-end conference facilities in luxurious comfort. These facilities include a fully equipped business centre, complimentary wireless and hardware Internet access through fast fibre-optic network, a private boardroom/dining room for up to 10 guests, intimate conference rooms and seminar facilities for up to 90 guests theatre-style. Several work spaces are also available in the suites. A major focus of the guest experience is the quality of Australia’s finest produce, enhanced by the Resort’s regional, seasonal and organic food philosophy. The Resort has arranged to be well catered for by the best local producers (within 100 km) and the burgeoning ‘new
Senior executive in its backyard When Emirates Hotel and Resorts went searching worldwide for the right person to be appointed Facilities Manager for its ambitious project at Wolgan Valley, it never expected to find him living in this very area. When appointing Philip Cram to this position, those carrying out the interviews were surprised to find this long-time member of the NSW Chapter of Hotel Engineers was then living at Lithgow, at the edge of the western side of the Blue Mountains. Philip will be well known to many Chapter members of the New South Wales Hotel Engineers for his time spent in the industry heading up the engineering departments at several well known hotels. He will not be operating the engineering role at Wolgan Valley, but will be the executive over this position, with several different department heads reporting to him, including the resort’s chief engineer.
world’ vintners of Australia, culinary experiences set to delight guests with the best this country has to offer. >
World-wide search for top executives It was important for Emirates to appoint the right people to fill its senior executive roles. This led to a world-wide search, culminating firstly in the appointment of the much travelled and experienced Joost Heymeijer to be the General Manager of the project. A one-time big name with Hilton Hotels, he took over his role several years ago to play a key role in the planning stage, steering the project through to the first sod being turned over, and the establishing of this world-class resort to the fully completed stage. While the search went on for other executives, Heymeijer explains how 60 percent of the materials and 55 percent of the on-site workers were people who came from the district area. “During design and procurement of materials, if you are concerned with the eco-footprint, it started with procuring. For example, we used district cabinetmakers, blacksmiths and potteries,” he said. When it came to the restoration of the original homestead to provide guests with the opportunity to inspect an authentic large homestead with this one having been the first built in the valley in 1832, Emirates recruited Ian Kiernan to take charge of this. Kiernan is best known nationwide as the man behind the National ‘Clean-up Australia’ campaign. But for years his company has specialised in the restoration and protection of endangered historic buildings. He is also a qualified boat builder. “This is the single most outstanding example of colonial architecture I have seen in the 40 years since I began restoring historic buildings,” he said. In seeking the best man to be the Executive Chef and Food & Beverage Manager, Emirates appointed Dwayne Goodman, then the Executive Chef at the Banyan Tree Resort in Bintang, Indonesia. He had earlier been a chef with the noted Berkeley Hotel in London.
In the early years of Sydney, numerous attempts to find a way through the Blue Mountains had all failed. Each of these attempts had been by trying to find a way through the valleys, with each ending suddenly when confronted by a tall mountain impossible to cross with horses. Three wealthy landowners – Gregory Blaxland, William Lawson and William Wentworth – on May 11, 1813, set out to try something different. They followed the tall ridge between two main river valleys. Marking the trees as they went to clearly show them the way home, the going was extremely tough over the first weeks. On finally reaching a tall mountain near what would be the end of their journey, they could see many miles of wonderful grazing land ahead. The journey back to Blaxland’s farm by way of those marked trees took them only five days. Today the railway line and the Great Western Highway follow their exact route through these magnificent mountains. The road into the mountains through to Wolgan Valley today is not so difficult to drive, with Emirates having contributed $3.6 million towards its construction. But the views still remain breathtaking. That first homestead constructed in 1832 for a Mr Walker and now restored by Kiernan and his team, is a must see for all. Ian Keirnan explains how it clearly demonstrated to him the challenge presented to our pioneers as they struggled to establish themselves in a strange and harsh land. “This building was a wonderful interlocked structure – its own Rubix cube, as we came to carefully understand it as we hopefully have now delivered a further couple of centuries of life to this homestead. “There were mortises and tenons, and some of the techniques I found came from marine construction, as there were shipwright scars. >
You will find numerous big names recruited from across the world for key positions, as Emirates wanted nothing but the best and most experienced for these important positions. Judith North is the resort’s Business Development Manager, and also second in charge to Joost Heymeijers. Philip Cram, a well known name among New South Wales Hotel Engineers, is the Facilities Manager.
The first Homestead “This is the best example I have ever seen of the simple but positively brilliant engineering of colonial building methods and bush carpentry,” explained Ian Keirnan after completing the restoration of the first homestead in the valley, built in 1832 – several years before the discovery of Melbourne.
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‘Intellectually provoking’ interiors Creating the interiors for Wolgan Valley has been a professionally satisfying project for leading designer firm, Chhada Siembieda Australia. Months of research, undertaken before a single line was drawn, took the design team into the bowels of the Mitchell Library and research collections belonging to The Historic Houses Trust. Chhada’s team, headed by expert master planner Michael Watson and Creative Director, Juliet Ashworth set about fulfilling Emirates’ exacting brief to recreate a quintessential homestead overlaid with the highest standards of luxury commensurate with the most beautiful boutique hotels of the world. Senior Designer, Kristi Wayman worked closely with local artisans in the Lithgow and Blue Mountains area to design everything from custom made woven fabrics to cast iron door handles. Local sustainable timbers, stones and hand crafted ceramics were also incorporated into the design. Every design detail from the floors and walls right down to the bed linen and accessories were detailed and specified to create an authentic and carefully executed interior concept. “It’s an intellectually provoking design,” explains Ashworth. “It’s imbued with many elements inspired by the valley’s rich history; its indigenous roots, industrial and agricultural past and importantly the remarkable flora and fauna which includes the Wollemi Pine. We have put countless hours into conceiving and commissioning artwork which tells the story of Wolgan with many of the works and objets literally re-cycling architectural and natural artifacts salvaged from the site of the original homestead and farm.” “Our greatest challenge was to honour the ‘Australiana’ aspect of Emirate’s brief whilst avoiding that reproduced heritage style that I have never yet seen done well. The architecture is contemporary homestead and whilst the furnishings are largely classical and elegant there is enough eclecticism and uniqueness about the interior design to give it a sense of evolution and an expression of its own story and place in the landscape, which is what the sophisticated traveler expects; the uniquely Australian experience delivered with unfaltering style.”
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“The homestead was made mostly out of yellowbox and ironbark, with the original shingles still there under the tin roof. When replacing the timber, we used trees on the property which were ringbarked more than 50 years old. “The building I believed has recovered its dignity, as we put our heart and soul into the work,” he said. Then added: “We want visitors to come here and be connected with the uniqueness that is Australia and our heritage from the colonial past.” Keirnan explained how his crew used time-honoured techniques, using materials and tools for this kind of work. “The old skills of restoring such buildings are extremely important. I see their loss as like losing language, just like losing a number of Aboriginal dialects. “We were delighted to include among our tradesmen, several apprentices so what they have learned this project can provide them with some of the knowledge and methods passed down to us over the years by the old veterans in this special trade. “I see a distinct danger that our building trade is fast becoming a ‘bolt-up’ industry, so I have tried to invest in my specific trade by encouraging apprentices to take an interest in maintaining our heritage to follow on,” he added. Keirnan pointed out how the methods used in constructing this large original homestead was both totally fascinating and breathtaking to understand. “It clearly demonstrated the challenge presented to those early pioneers building such a fine homestead so far from a major city, right in these mountains. “I love the building trade, and if we can incorporate the past into some of our future, we will have a better trade,” he said. This renovated homestead will be a major focus for this incredible resort. Nearby has been restored the vegetable garden and a herb garden, along with the fruit orchard. Nearby is also the resort’s gymnasium, sauna and steam room.
The homestead is now far more than a display of what it was like all those years ago. It includes alfresco dining, a kitchen, and a private dining room to seat 12. There is also a walk-in wine cellar. The centrally located Valley Bar and Terrace opens onto a wide outdoor verandah that offers commanding panoramic views of the spectacular Wolgan Valley below. The whole concept of this resort and spa; from the villas, the restoration of the 177-year-old homestead, and all the modern cons with a historic Australian flavour, and the ongoing efforts of conservation; is a wonderful milestone for major resorts in Australia.
Safaris and the environment Activities at Wolgan Valley Resort & Spa will take in guided walks to discover wildlife in its natural habitat, four-wheeled drive safaris, trial bikes and horse-riding adventures through spectacular landscapes, plus star-gazing and Aboriginal interpretative tours of the area. Probably the first step taken in the varied long-term conservation program was the planting of the first thousand native trees last year.
Joost Heymeijer describes the $125 million already spent on the project as a “wildlife and conservation reserve with resort and spa facilities included. “It is a property which sits lightly in the environment while blending right into the environment. We want guests to be able to immerse themselves in nature,” he added. Apart from the guided walks to discover wildlife and the fourwheel drive safaris, mountain bike and horse riding; heritage and Aboriginal interpretative tours designed to help guests take their own photographs are provided, along with visits of the Wollemi Pine Grove, a rare Pine thought to have been extinct until it was discovered in this region. Working with the University of Western Sydney on a two-year biodiversity research study, on-site investigations into the area’s habitat is assessing the vegetation and wildlife species to ensure the on-going existence of the many species found in the Valley. With some 3,200 acres being operated now as its wildlife reserve, the Wolgan conservancy project re-establishes and secures a future for many of the region’s indigenous and endangered species, which had been under critical pressures from introduced flora and feral predators – the major causes of species extinction in Australia. >
Emirates Wolgan Valley
It’s worth noting that Chhada Siembieda celebrated its 25th anniversary last year. In this time it has been commissioned by such groups as Hyatt, Starwood, Intercontinental and Marriot. While based in Sydney, this boutique firm of 25 permanent staff knows how to punch well above its weight both here and overseas. Juliet Ashworth, Partner and Creative Designer, explains how Chhada took great pleasure in over-seeing interiors that were solely manufactured in Australia, and the quality of the millwork, fabrics and lighting created for the project.
< Part of the program is the further planting of thousands of more native trees indigenous to this area, including one of the world’s rarest trees, the Wollemi Pine. It belongs to a 200 millionyear-old plant family and has been labelled by some as ‘the find of the century’ when discovered by chance in this region in 1994 when thought to have been extinct. The suggestion of star gazing at night being rather special from the Wolgan Valley is not to be put down lightly. For guests used to living in cities and even towns, they will find the heavens to be something again when viewed from the darkened area of the Blue Mountains. Nature certainly painted an amazing picture when conjuring up this rare part of the world.
Well known subcontractors used Specialist contractors were quick to seek involvement in the construction of the Wolgan Valley Resort & Spa, as Emirates has long been considered a prized client with any of its projects worldwide. A list of the subcontractors reads like a list of some of the best known companies in New South Wales, along with several from interstate. Turner and Associates was responsible for the architecture; Taylor Thompson Whiting did the structural and civil work led by Barry Young; Quick Plumbing was contracted for the plumbing, water-saving shower heads and hot water; while Carpet Master Carpets was responsible for all carpeting. One of Australia’s best known hotel interior design firms Chhada Siembieda was contracted to work with the master planning of the resort and to do the laying out of all the 40 villas. Chhada began its task by appointing a design team that consisted of two architects, a project designer, along with two interior designers. It then selected and worked with a group of artisans and artists, some of these from the region. These combined efforts led to them coming up with custom designed furniture, lighting, carpets and even an art collection to an exacting standard. It was an important part of their brief that the fit-out would endure and be sustainable through harsh seasonal and climate changes as well as changes in interior styles. This means that any refurbishment in years to come would require minimal changes to the base structure and joinery.
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“I can honestly see how the solid timber chairs and tables crafted out of spotted gum and oak, and blackheart sassafras, will become tomorrow’s antiques, as they are likely to endure forever. What a difference they are from the thinly-veneered furniture we so often see coming out of Asian factories. “Chhada has also come up with a number of designs for objects and furniture pieces for the Wolgan Valley Collection that will be sold as retail items to resort guests and shipped to any destination around the world as a special and quintessential Australian souvenir.” Juliet added that Wolgan Valley was a most important project for those involved. “Because it is such a unique site, it will also add a new dimension to luxury resort design in this country and will surely be an amazing flag-bearer for high-end tourism overseas.” Heyday Electrical won the contract for the lighting control systems and dimmers, along with the internet services and the switchboard requirements. Bassett Pty Ltd handled the mechanical work and the acoustics. The two elevators were installed by Kone Lifts, the noted global team of experts who specialise in hotels, airports, high rise buildings and hospitals. Established in Finland in 1910, today it has a staff of 33,000 in major countries around the world, including an office in Sydney led by Martin Mason and Shane Hobbs. Kone has been expanding around the world at the rate of acquiring some 25 elevator companies per year. Emirates’ own communications department carried out the telephone communications; Wright Pools did the swimming pools and pumping controls. Ribar provided all the food & beverage equipment which included custom stainless steel framework and benchtops, custom wine refrigerator & refrigerated display counters and the supply and installation of exhaust hoods, coolroooms & refrigeration, including all commercial cooking and dishwashing equipment The 150 or so LG television sets were left to Customer Focused Solutions to arrange, while this same operation was also used to obtain the best of bedding, keeping Chris Fredericon and his team busy. Other subcontractors included Heggies Pty Ltd for environmental services; bathroom supplies from Tradelink Pty Ltd; Wood & Grieve the electrical work; Context Pty Ltd for landscaping; and the fire system by DA Design Pty Ltd. n
Why are they a key component of Accommodation? By GIDON SATTINGER, Vintech Systems
of RFID (Radio Frequency Identification) contactless Proximity locks and cards in the last few years. The benefits of this advanced technology far surpass those of traditional magnetic stripe. RFID proximity cards are capable of retaining the audit trail within the cards themselves, not only within the lock as was the case in the past, thus allowing accommodation Management to effectively track the movements of the card user, and not only the activity of a single lock. For property owners and engineers the cost effective benefit of RFID is that there is no mechanical movement that and interaction between the card and the lock reader other than the mere presentation (and not physical insertion) of card to reader. Because of this, the manufacturers of SAFLOK & ILCO can completely seal the reader heads, thus ensuring complete integrity and protection from harsh elements such as excessive dirt & dust, salt water environments, and moisture which would otherwise build up between airconditioned rooms and high humidity environments outside.
lectronic Locks began as an invention in the 1950’s, with the concept of eradicating mechanical keys. Following this theme, and looking for a more secure method of providing electronic locks, the magnetic stripe version was patented and manufactured by Saflok for accommodation facilities in the 1970’s. For years, Electronic Locks were considered to be a luxury item for prestigious properties, and when the first set of Electronic Locks arrived in Australia in the mid 1980’s and was considered quite a phenomenon. Now, approximately 80% of all major accommodation facilities throughout Australia and New Zealand have magnetic stripe locks installed. These hotels, motels and resorts appreciate the ease of operation, audit trails and sophisticated security that electronic locks offer.
RFID revolutionises the world of electronic locks with Proximity Keycards Electronic Locks have traditionally relied on information that is encoded on magnetic stripe. The introduction of contact smart chips allowing retention of data within the card gave hotel staff greater ease and flexibility of information management when introduced in the early 1990’s. A further step towards technological sophistication has been taken with the introduction
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Yet the biggest advantage of the MiFare RFID Proximity Card is that it is designed to carry information that can be used on multiple applications. An example of this is its use at Qualia Resort, Hamilton Island, a project we installed the SAFLOK Quantum RFID Locks into in 2007. Here, resort staff are able to issue a card to a guest which is designed to operate on a number of platforms and systems. When fully operational, Hamilton Island will be able to offer their guests the ability to use the MiFare RFID technology to not only use their card as they key to their door, but also to pay bills at the restaurant, hire a car, play a round of golf and charge all of these items to their account by using this one card, fob or wristband – becoming a complete Electronic Purse. For ease of use the proximity card smartchip can be inserted into a FOB or wristband as well as a standard keycard.
Wonderful world of wireless Where as stand alone battery operated locks such as those described above were revolutionary in the 1970’s, and have stood the test of time since then, technology and building development have allowed progression - a reinvention of the way in which locks operate. In 2007 SAFLOK was the first to release a stand-alone electronic locking system operating on a wireless on-line platform known as the Messenger™ System. The Messenger system is an extremely powerful tool that has
the capability to communicate directly with each and every door lock delivering real time and date information back to a central server through a network of wireless communication using radio frequency. Few companies in Australia are licensed to deliver this innovative up to the minute technology
Messenger™ - it’s already in Australia We have had the privilege and opportunity to install this real time system into the largest ‘Flashpacker’ Hostel in the southern hemisphere - YHA Sydney Central. This property offers beds for over 580 backpackers, and operates with an average occupancy of 90% all year round. In January we installed SAFLOK MT Locks with Messenger System on the doors to all dorms, private rooms, back of house doors, elevators and entry doors. As the Messenger System communicates and reports in real time between all locks and a central location, management will be alerted to the following: •
Low Battery Alerts – Reports to the server when battery levels are getting low.
Door Ajar Alerts – Indicates if a door has been ajar for more than 30seconds.
Egress monitoring – Highlights in its audit trails whether the lock has been accessed from within the room or from outside the room
Remote Key Audits – Audit’s of staff keys can be performed from asking all locks to report their function
Remote Lock Audits – Allows a lock interrogation to take place within minutes from a central PC
Room Changes – If a room move is required, you can use Messenger to tell the existing guests card to only work on a new room
Staff Key Replacements / Instant Cancel ID – Allows lost of cancelled staff cards to be removed from the system within minutes.
Custom Messages, such as “Housekeeping Room Clean” – We can use the locks to communicate any number of custom messages to the central PC or its users. For example we can communicate the a room has been cleaned, a floor check has been performed, a minibars has been replenished. Basically whatever a property wishes to communicate can be achieved through this system
Smart Rooms – Integration with Energy Management & Smart Room Devices – As Messenger can communicate on Radio Frequency or Zigbee this system is capable of communicating with in room technologies.
Complete Remote Lock Access – Allow our technical support to dial directly into the lock, thus saving on onsite visits by support staff.
What does the future hold? As electronic locks are considered to be an essential item for modern hotels and facilities, the next foreseeable step is Near Field Communication (NFC). This is a short range high frequency wireless communication technology. NFC is primarily aimed
at usage in mobile phones, thus allowing hoteliers to send an enable the guests NFC capable mobile phone, so that guests will be able to gain access to their guest room door lock, by merely presenting their phone to the reader. It is thought that it will be a few more years before mobile phone manufacturers will release capable models to the Australian Market. However, with the forward planning that it is renowned for, Kaba Electronic Locks are already designed to be NFC capable. For the hotelier this means that with Kaba locks there will be no need for replacement locks should NFC be the system of choice in the future.
In conclusion Our experienced staff and team are constantly working with over 600 accommodation facilities throughout Australia, New Zealand and Oceania, and continually have your interests in mind coupled with the back supported by the international experience and support of one of the world largest locking companies, Kaba. With the changing face of electronic locks, to keep abreast of improvements and technological advancements Kaba & Saflok have always remained one step ahead of the market. At Vintech our experienced staff are constantly working to ensure that we approach the market with dedication to offer you the most applicable product now and for the years ahead. Our exceedingly strong and well established position in the marketplace shows that we currently have the benefits of packaging a vast range of cost effective solutions by being able to offer more product solutions than ever before and are proud to offer you the most comprehensive range of electronic locks within this region. Our strong ethos and commitment to customer service extends to all our products. We will never compromise quality for price; and throughout - reliability is still the key! n
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Hotel Room Air-Conditioning Cleanliness By JEREMY STAMKOS
fter almost twenty years of cleaning air-conditioning systems in commercial buildings, ships, shopping centres, industrial sites and other facilities, I have also cleaned my fair share of hotel guest room fan coil units. Due to the tremendously tight budgets of Hotels, we generally only get called out to clean hotel guest room air-conditioning units (fan coil units or FCU’s) when they have reached a highly contaminated state. Some of the issues resultant from these highly contaminated FCU’s include gross operational deficiencies, particulate fallout from the supply vents and microbial contamination. Due the average hotel having hundreds of these sometimes difficult to access fan coil units, the in house maintenance staff have their hands full simply trying to keep up with the general maintenance requirements of cleaning filters, changing out bearings, motors etc. This leaves little time for cleaning the fans and coils which means these sort of maintenance activities generally only get done when the fans or bearings are being replaced or the situation has become so dire that the maintenance staff need to address the contamination so the room can be occupied by guests. In this article, I’m going to address the before mentioned issues in a little more detail and provide detailed information on how the various components of hotel guest room FCU’s come to be so dirty. It is my intention to provide a better understanding to those responsible for the maintenance of hotel guest room airconditioning as to how they can either avoid or deal with the cleanliness challenges with these systems. Quite simply, the buildup of contamination within the various components of the hotel guest room FCU will eventually lead to the FCU becoming inefficient increasing energy costs, guest complaints and microbial contamination issues within the FCU and the actual hotel rooms.
Return Air Voids and Filters Many hotel guest room FCU’s have un-ducted return air plenums that utilize the void above the entrance to the room. Some designs will have a filter door type arrangement fitted to the ceiling relief air grille whilst other designs allow the unfiltered air to enter the ceiling void with the filters being mounted directly on the FCU. Whilst cheap to install, neither design is brilliant as they both allow a significant amount of contamination through to the FCU. When the filter is fitted to the ceiling relief grille, it may stop the majority of the airborne dust etc from the room entering the ceiling void but any dust within the ceiling void may be drawn into the unprotected FCU. When the relief into the ceiling void is unfiltered and the filter/s are directly fitted onto the FCU, significant levels of dust buildup within the ceiling void which can lead to a range of issues. >
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I can never understand those hotels that still have so called “washable” filters when every time they attempt to clean the filters, the media becomes more deteriorated which allows more dust through into the FCU. One of the best and most cost efficient ways to protect FCU’s from high levels of dust infiltration is to ensure they properly fit and maintain good quality filters. This includes making sure that the filters are correctly fitted with minimum filter bypass.
Fans Going past the FCU filtration, the typical hotel guest room FCU will then have the fans. Generally the FCU will have either twin or triple fans. Regardless of how many fans the FCU has, the biggest concern in regards to cleanliness and efficiency is the amount of dust and other build-up within the curve of the fan blades. Over time, the concave curve of the fan blades will build-up with compacted dust making the fan extremely ineffective of moving air. The lack of airflow through the unit means that the desired temperature within the room will be more difficult to meet. As such, the guest within the room will accordingly adjust the thermostat (where fitted) to either increase or decrease the temperature so that what little air is coming from the FCU makes more of difference to the overall temperature within the room. This can obviously have a tremendous effect on the energy usage of the FCU and lead to microbial contamination issues. < With both of these designs, the ceiling void is under negative pressure, and therefore dust and other contamination can be drawn into the ceiling void from adjacent areas through any unsealed penetrations or gaps
Fans are generally one of the easiest components to remove and clean. Whilst some fans and shrouds can be completely removed without the need to undo the electrical wiring, others will require either unwiring or to be cleaned in situ.
As retro fitting a ducted return air from the ceiling relief grille to the FCU is generally not a feasible option, the next best thing to have is filters fitted to both the ceiling relief grille and the FCU.
Some considerations prior to doing this may include: •
Ongoing maintenance costs of maintaining two sets of filters (secondary filter maintenance would be quite infrequent when filters are fitted to ceiling relief grilles)
Any additional static pressure that the secondary filtration may cause on the units (very unlikely to be significant if even measurable depending on the efficiency of filters installed)
Filter Efficiency Now, not being a filter expert, I think that the area of hotel guest room FCU filtration efficiency has to be amongst the worst that I have seen. Of course this varies greatly from hotel to hotel with some clients having high quality, well fitted disposable filters, some having simple “fly screen mesh” type screens and others having poorly fitting filters that allow tremendous air bypass,
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Sometimes the fans and shrouds will be affected by mould and corrosion. (corrosion is often due to the presence of the mould) If mould or corrosion are present on the fans or scrolls, sometimes the remediation or restoration of the components is more that the cost to replace. If there is mould growth without corrosion, the mould can be removed (by specialist suitably qualified and insured contactors) and the fan and shroud treated with residual antimicrobial products. Whilst mild surface rust and corrosion on the fan shroud may be readily removed and the area treated with an anti rust type product, the same for metal (usual galvanized steel) fan blades is generally not a feasible or successful exercise.
Electric Duct Heaters (EDH) Where fitted, electric duct heaters within FCU’s can raise a number of maintenance and compliance issues. >
< The places that some EDH’S are installed within FCU’s make conducting the minimum periodic test and inspections extremely difficult. When EDH’S are fitted to FCU’s, they are either located between the fan and the coils or after the coils. Both installations have their pros and cons. EDH Fitted Before Cooling Coils •
Less prone to microbial contamination and rust issues
More prone to being exposed and covered with dust and debris which can “smolder” when heater is in use causing that burnt dust smell (can actually lead to burning)
More difficult to access, inspect, test and clean
Makes cleaning the coil/s more difficult.
EDH Fitted After Cooling Coil •
More prone to microbial contamination and corrosion due to being directly exposed to moisture from the cooling coils
Easier to access, inspect, test and clean
Rusted or heavily corroded EDH’s can lead to rust particles being blown out into the room the service or being embedded into the cooling coil (where fitted between the fans and the coil). Where fitted after a cooling coil, it is recommend that when they have reached such a state of disrepair that the need replacing that they are replaced with stainless steel elements. The cost of stainless steel elements can be outweighed by the added benefits of increased plant longevity and reduced risk of contamination etc.
Cooling Coils Cooling coils within hotel guest room FCU’s are generally very challenging to clean properly unless a disproportionate amount of time is spent on cleaning. As most hotel guest room FCU’s have average to poor filtration, the cooling coils will end up “catching” a great deal of the dust and debris that passes though the filters and fans. When the presence of accumulated dust on the cooling coil meets condensate from an operating cooling coil, the mixture of dust and moisture will generally lead to mould growth. As well as mould growth, after multiple seasons of fluctuating condensation levels etc, the dust on the coils can become highly impacted making it very difficult to remove. Whilst a typical cooling coil within an average hotel guest room FCU might take approximately 1hour to get it within 70-80% of its original design specifications, the remaining 20-30% may take another 1-3 hours. As the cooling coils within the FCU’s are not very deep, if there was better access to the coil, it would be quite easy to get the performance of the coils back to original design specification. However, due to the restricted access to clean the cooling coils, the cost of cleaning the coils back to the original design
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specification is sometimes not feasible and clients will generally be satisfied with an 80% result or sometimes consider replacing the units if the results are not satisfactory.
Condensate – Pans & Drainage Due to a slight lack of quality control during installation and commissioning, we often find that hotel guest room FCU’s are not installed properly and don’t provide adequate condensate drainage. This results in prolonged periods of time where condensation sits in the pans leading to corrosion and microbial contamination issues. Sometimes this can be a design issue with positioning of the condensate drain sitting too high on the side of a drain pan to allow proper drainage. Sometimes it can be a maintenance issue with the drain holes being blocked with dust, debris or bio-film. A constant amount of condensate within the drain pan can elevate moisture/humidity levels within the FCU and will often lead to microbial contamination. This microbial contamination can become so prolific that it grows all the way out through the vents and onto the adjacent walls and ceilings. If left untreated, the contamination can become very odorous and lead to entire rooms, furniture and contents being affected by mould growth. Although this is more common for our hotel clients located within sub tropical and tropical regions, we have seen prolific microbial contamination of FCU’s & rooms within Sydney and Melbourne. To help minimize the negative effects of excessive condensate within FCU’s, condensate drains should be kept clean and the FCU checked for proper drainage. Sometimes the mounts of the FCU can be adjusted to provide better “fall” to drain the condensate away. In some cases, slow release antimicrobial condensate drain products may need to be used to help reduce drain blockage by bio-film. >
Hotel Room Air-Conditioning Cleanliness (continued)
Supply Air Ducts & Vents
When particulate fallout occurs within an occupied hotel guest room, it can lead to guest complaints and a range of other subsequent issues.
Whilst the supply air ducts from the FCU to the supply air vent in hotel guest rooms are generally quite short, there can be a number of contamination issues within this section of the system. Things to keep an eye out for are microbial contamination and deterioration of any internal insulation.
Contamination within a hotel guest room air-conditioning system can lead to particles being distributed into the occupied guest room. The particulate fallout, as it is commonly referred to, will generally be rust particles, dust, mould or deteriorated internal insulation.
Regular inspections of hotel guest room air-conditioning systems and conducting cleaning and/or repairs as required is highly recommended to help prevent or minimize the chances of significant contamination issues. n
Where there is internal insulation, it can easily be affected by excessive moisture leading to significant mould growth.
About the Author
If there is evidence of visible mould growth within the rigid supply air ducts, they can be cleaned and treated with long term antimicrobial products to prevent mould growth reoccurrence.
Jeremy Stamkos is the Managing Director of Enviroair Pty Ltd which is one of Australiaâ€™s largest and most experienced HVAC Hygiene service companies with offices in Perth, Sydney, Melbourne, Gold Coast, Darwin & Brisbane.
Any deteriorated internal insulation should either be repaired or replaced. If flexible air ducts have been fitted and there is visible mould growth, they should be replaced.
Jeremy is also the NADCA (National Air Duct Cleaners Association USA) Regional Coordinator for Oceania and the President of the AIRAH* HVAC Hygiene Special Technical Group. (*Australian Institute of Refrigeration, Air-conditioning & Heating) Jeremy is also the founding member of the Victorian chapter of the Australian Institute of Hotel Engineering.
Rising Electricity costs? Cut your Bills by 25-40% In Energy Savings!
Did you know you can install wireless occupancy based sensors and wireless door micro switches to convert your hotel room into a smart energy efficient room ?
Contact Smart Hotel Solutions
on 1300 796 471 www.smartsol.com.au
Energy Eye vs. Standard Key based System Occupancy Based Energy Management By DORON DANON, Smart Hotel Solutions
t is a well known fact that energy expenditures are the second highest operating cost for a typical hotel or motel property. With this in mind, it has been practice for several decades to develop means of controlling or reducing this expense. Previously it was a cumbersome process often involving compromise and quite regularly, discomfort to the guest. Not something favored in the “hospitality” industry. Throughout Asia, Europe and Oceana it is common practice to use “Keycard” type energy controls allowing the guest to turn off all guestroom electrical appliances by inserting or removing their room key (or “keycard”). Until the advent of advanced sensor technology there was no other option available. While this has been widely accepted, it is now a thing of the past. New technology was developed and is now widely deployed throughout North America called “Occupancy Based Guestroom Energy Management Systems (EMS).” This technology uses sensors to accurately detect the presence of the guest in the room in order to ACTIVELY track their behavior and control guestroom electricity waste and the resulting expenditures without their participation. Additionally, EMS control of the Heating or Air Conditioning System actually IMPROVES the guest experience by maintaining room temperatures at a comfortable, albeit energy saving level while rooms are reported as being unoccupied. With the cost of electronic components decreasing, this is no longer something only for the highest rate rooms. The Energy Eye System has taken this one step further by developing their system into a wireless platform that allows it to be easily installed as a RETROFIT into virtually any existing application. Wireless installation brings total costs down and creates the recipe for a RAPID ROI (return on investment). By actively controlling the room temperatures without asking the guest to participate significant savings have been achieved OVER and ABOVE those seen by simple mechanical “keycard” type systems. Coupled with Government subsidies for energy conservation measures, subsequent carbon emissions reductions, positive marketing image, improved guest comfort
experiences and the current “Green” movement this is truly a winning case for the hospitality industry.
Reasons to Consider the Energy Eye System •
Key based systems require the guest to participate. They can be easily circumvented by inserting another object or simply by asking the front desk for a 2nd key.
Using “setback” based temperature controls improves guest comfort levels by making sure room temperatures do not get too hot or cold while they are out of their rooms.
The Energy Eye System has shown up to a 50% reduction in AC energy usage OVER traditional key based systems.
The Energy Eye System can reduce mold and water damage to Furniture, Fixtures and Equipment (FF&E) in high humidity environments.
Wireless sensors allow easy retrofit installation that can be conducted during housekeeping or routine room servicing so that operations and revenues will not be interrupted.
“Deep Setback” technology allows tiered energy saving temperature levels to ensure that savings are maximized in unsold rooms or room blocks.
Comparison test conducted by worldwide hotel chain results in 52% average KWh savings1. n Test conducted May, 2007 in 8 rooms at all-inclusive island resort. KWh measured at fan motor for 32 days. Key based system operating with BMS to 22°C unoccupied temperature. Existing key system left in place in Energy Eye controlled rooms. 1
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CPTED – A Value-Add to the CCTV Design Process By DANIEL SALAMONE
he modernisation, miniaturisation, digitalisation and mass production of commodity CCTV hardware has reduced the cost of CCTV systems considerably over the past decade. However, outdoor CCTV can be a relatively expensive proposition. By using CPTED, or Crime Prevention through Environmental Design, the number of cameras and related infrastructure required to operate a system that delivers the same value may be reduced, minimising cost. CPTED may provide many useful inputs to the design process of CCTV. CPTED is known by several names across Australia, including Designing out Crime, Secure Design or Safer Design. CPTED considers the design of the physical environment to influence the behaviour of persons that are in it. When a space is designed and constructed, CCTV may not have been considered as a part of the design. Choices may have been made that may not accommodate conditions that allow for optimum coverage of a CCTV system. If a space has CCTV installed in it some time after it has been designed and constructed, CCTV may not be inherently compatible with the space.
CPTED and CCTV – Common Goals For a CCTV camera to be effective, it must have a line of sight from the camera to the object that is being recorded or viewed. However, if the built environment around the camera has many obstructions, more cameras may be required for a given area. CPTED practitioners often consider sight lines when analysing a space. Sight lines facilitate a concept called natural surveillance. Natural surveillance is the
idea that persons within an area can see others around them clearly, as well as others around the area being able to see them. Persons may be less likely to commit an offence while being watched. Improved sight lines mean persons are more likely to understand the space around them and where they are in it - a lost person is a vulnerable person. Clear sight lines support both CPTED and CCTV, contributing value to both. Good lighting is important for quality CCTV colour rendition. While low light cameras may be utilised, they are often black and white, making identification of a person potentially more difficult than with colour footage. Lighting also performs several functions within prescribed CPTED concepts - better quality lighting can decrease contrasts between bright and dark areas, allowing better coverage of an area by cameras at night. Lighting may
be used to reinforce natural surveillance (allowing persons to see and be seen) at night. It may also allow the designer of a space to guide persons – a main pathway may be more brightly lit than surrounding pathways. This can influence a person to follow the main, safer pathway. By being able to more reliably predict where persons will be moving, we can reprioritise CCTV coverage, biasing it toward more heavily trafficked areas. This can increase the probability of recognition and identification of a person within footage. In closed area CCTV, the movements of persons may be constrained by the built environment. When designing a CCTV system for an open space, this constraint may not be present. Natural Access Control is a concept that considers delineating or changing the way that people access a space. Much like the path lighting example above, it is about >
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A Value-Add to the CCTV Design Process < encouraging users of the space to move through it in a certain way. Barriers such as low walls might be used, or solutions as low-tech as a change of paved surface texture to indicate the preferred path. Again, this can allow for the scope of camera coverage to be narrowed.
End Note Investigation of CPTED issues before the design stage of a CCTV system can minimise costs by reducing the number of cameras, or the complexity and hence cost of hardware required to fulfil a desired function. Many issued are common to CPTED and CCTVlighting, sight lines and natural access control can all contribute positively within both fields. While investigating CPTED may initially appear to be a capital cost, an investigation potentially may pay for itself many times over by reducing the complexity of a CCTV design. However, security, including CCTV should be developed through a formal risk-based approach and input from licensed, qualified security professionals. n
About the Author
CCTV is often perceived by the public as a panacea for crime – that a person is watching from the other side of the camera, and that a response will be provisioned if anything were to happen to them. However, this is often not the case. CCTV is useful as an investigation tool, and may reduce probable incidence of certain types of crime. It often creates an increase perception of safety. However, even if this is not true, it may create a ‘positive feedback loop’ – more people in the area means more natural surveillance, which means persons who might not otherwise visit the area because they felt unsafe may begin to.
Daniel is a Security Professional with global engineering consultancy GHD. Daniel has a Bachelor of Science Degree in Security Science from Edith Cowan University. Daniel has provided security solutions for many clients with major assets in Western Australia, including Water Corporation and the Department of Defence. Daniel is involved in all aspects of Security, Security Technologies, promoting Security and Security Awareness. Any views or opinions expressed in this article are those of the individual author, except where the writer specifically states them to be the views or opinions of GHD. Before undertaking any activity related to this article, it is recommended you consult a licensed Security Professional. Daniel Salamone BSc (Security Science), GHD Pty Ltd T 61 8 6222 8317, E firstname.lastname@example.org
Photo-luminescent tread edge products: are they safe enough? By ROD A. HUNTER
hoto-luminescent, “glow in the dark” products are promoted as enhancements for way-finding and safety in unlit spaces. One application is for the leading edge of steps and stair treads and their top landings, with a common focus being on their role in emergency egress, at times of power failure, and when viewing distance is minimal such as in smoke. The benefit appears obvious but, do such products sufficiently facilitate or, even compromise safe negotiation of steps and stairs? Photo-luminescent products incorporate inorganic phosphor compounds that are able to accumulate and maintain ultraviolet energy from light and then, in darkness, gradually release it as luminescence. Photo-luminescent products for treads are available in the form of paints, tapes, sheets, cast or moulded plastic sections, and extrusions of metal such as aluminium. For some products, the photo-luminescence material is also slipresistant; for other products, the slip resistance is achieved by material adjacent to the photo-luminescence material. Slipresistant materials are available in many colours, with pale green being the most common colour of photo-luminescent material because of its greater luminescence. In Australia there is no standard that deals with the configuration of photo-luminescent strips at steps and stairs, nor is there a building or other code that requires the provision of such strips. However, Australian Standard AS1428.1-2001 ‘Design for Access and Mobility Part 1: General requirements for access – New building work’ stipulates the required configuration and luminance contrast of strips on stair treads. The objective of AS1428.1 is to enable access for people with disabilities, but this does not preclude its use as a code of good design, regardless of disability, as the title by itself suggests. Furthermore, AS1428.1 is called up by the Building Code of Australia (BCA) which requires the application of AS1428.1 to its stairways. The proposed Disability (Access to Premises — Buildings) Standards 2009 (DAPBS) will do the same. In other words, provision for people with disabilities is and will serve as a minimum criterion for the design of stairways for users generally.
To facilitate visibility of tread edges and hence safer ascent and descent of stairs, AS1428 stipulates that there be a strip of width 50 mm to 75 mm at the leading edge of each tread and that it have a luminance contrast of at least 30% with its background. AS1428 was possibly intended only for lit conditions, but it seems logical that in principle these conditions also apply to unlit conditions. For products having subsidiary strips of photo-luminescent material, or photo-luminescent material and non-photoluminescent material, compliance with AS1428 is not as easy to establish as for products comprised of a single strip of the one material. Nevertheless, it seems reasonable to suggest that the subsidiary strips intended for luminance contrast during lit conditions (regardless of whether they are photo-luminescent) should have the following properties: (a) Their combined width is 50 mm to 75 mm. (b) Each subsidiary strip has at least 30% luminance contrast with the tread. For multiple strips of different materials (photoluminescent and non-photo-luminescent), it can be deduced that there should be less than 30% luminance contrast between them and between them and any exposed parts of the metal extrusion. Far preferably, there should be little or no luminance contrast between the subsidiary elements; in other words, the strip as a whole should preferably be homogeneous in terms of light reflectivity. Additionally, and irrespective of whether products are comprised of single or multiple strips, for the dual purpose of luminance contrast in lit conditions and luminescence in unlit conditions, the strip or strips should start at the leading edge of the tread. Many installed instances of products, and many products having subsidiary strips of photo-luminescent and non-photoluminescent material do not satisfy these conditions.
Contrast and polarity In many cases, products that are easily visible in lit conditions are not easily visible in unlit conditions, and vice versa. This is
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the treads, but it does this inaccurately because it is set back from the edge, as Fig. 3 shows (the photo-luminescent strip appears as a grey strip in Fig. 3). Whilst the luminescence may be sufficient for the set-back to be noticeable by people without vision impairment, it may be insufficient for people with vision impairment. In lit conditions, the excessive width of the overall strip and its luminance contrast with the tread could confuse people with vision impairment about the extent of the going dimension of the treads. Confusion predisposes towards mis-steps and retardation of evacuation traffic. A solution is for the tread strip to be narrower or else part of its width provided in a material similar in appearance to that of the tread. Stair ascent
Legend to Figure 1 A Single: dark non-photo-luminescent strip B Dual: dark non-photo-luminescent strip with photo-luminescent strip C Dual: photo-luminescent strip with dark non-photo-luminescent strip D Dual: photo-luminescent strip with pale non-photo-luminescent strip E Single: photo-luminescent strip (granulated for slip-resistivity) F Single: photo-luminescent strip (not granulated for slip-resistivity) G Single: pale non-photo-luminescent strip
Discernment of the leading edge of treads fitted with this product (shown here as samples of the product shown in Figs. 2 and 3) would tend to be hindered in lit conditions (Fig 4) and especially in unlit conditions (Fig 5).
illustrated by the following sample swatch of tread segments (the going dimension of each tread is indicated by the arrows). The samples marked with an asterisk are effective because they have: a) simplicity - they are a single strip or, if a dual strip, there is little contrast between the subsidiary strips; b) contrast with the tread of at least 30%. The sample that is effective in all conditions is “E”. The tread that is most versatile in lit conditions is “2” (mid-tone).
In this example, the photo-luminescent strip more accurately indicates the leading edge of the tread in the unlit condition than does that of the previously illustrated
The following examples from on-line promotional material further illustrate the variation in effectiveness in lit and unlit conditions. Stair descent In unlit conditions, the photo-luminescent strip highlights the leading edge of
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product because it is closer to the leading edge. However, in the lit condition, the strip that best satisfies the luminance contrast requirement - the black strip - is too far from the leading edge of the tread for accurate discernment of the edge and hence, especially for people with vision impairment, may compromise safe descent of the stairway. Stair ascent and descent
Increased visibility of leading edges of treads and top landings decreases the chances of mis-steps. Mis-steps, which have been reported as contributing most to injurious falls on steps and stairs, commonly occur in the form of tripping during ascent or slipping off the leading edge of treads or top landings during descent. Human factors predisposing to mis-steps are vision impairment, lapses in concentration, and difficulties of balance, whether occupational in nature or inherent to the individual. Tread and landing edges that are more visible facilitate:- a) discernment of edges with peripheral vision, b) discernment of edges by people with vision impairment and, c) attention to edges and thus greater concentration on negotiation of steps and stairs. Emergency egress A significant ramification of insufficiently visible tread and landing edges is the retardation of emergency egress; the fall of even one person on a stairway can disrupt the egress flow and thus increase the hazard of evacuation.
It is common experience that people tend to slow down when they cannot clearly see where they are going; confusion or doubt about the location of tread edges could have a similar effect, as has been borne out by recent research in relation to ascent of steps by people with blurred vision. The possible slowing of evacuation traffic is particularly significant for tall buildings with many stair flights. The risk
The excessive width of this photoluminescent tread strip could be confusing, especially for people with vision impairment during ascent and descent of the stairway during lit and especially during unlit conditions. The open risers (which do not comply with AS1428) and the blackness of the tread finish (neither of which features are due to the product) would contribute to the confusion.
Establishing the cause of accidents can be extremely difficult in relation to the sort of environmental detail discussed here. The literature search undertaken for this article revealed no research on the contribution of tread edge visibility to safe step and stair navigation. A Canadian study was conducted in 1999 to assess the performance during an evacuation drill of a photo-luminescent way-finding system in stairwells, including photo-luminescent strips at tread edges. The study involved a single occasion with approximately 500 occupants of a three-
Photo-luminescent tread edge products: are they safe enough?
storey office building. Approximately 5% of the occupants had a disability, including vision impairment (this figure compares with approximately 20% of the population in Australia who have a disability). The effectiveness of the system overall was concluded as being successful. What is interesting is that the photo-luminescent strips, placed between existing slip-resistant strips on each tread and landing, were set considerably further back from the tread and landing edge than the maximum since stipulated by RS6-1 (See Figure 10). Also interesting is that no difference in speed of descent was recorded between the fully-lit, dimly-lit and unlit conditions. Notwithstanding the apparent lack of firm evidence about the contribution of tread and landing edge visibility to safety on steps and stairs, prudence warrants that products be designed, chosen and installed on the basis of their maximum contribution to the visibility of tread and landing edges in both lit and unlit conditions. Many products and the application of many products can be assessed as falling short of this. n
Rod Hunter, principal of Hunarch Consulting, has 35 years experience in research, design and compliance appraisals for building and product usability, safety, accessibility, egress, and people with disabilities. Rod is a registered architect, an ACAA-accredited access consultant, and member of Standards Australia drafting committees.
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BEFORE AND AFTER
Watermark Hotel & Spa completes major refurbishment W atermark Hotel & Spa launches the Gold Coast’s newest 5 star accommodation experience with the completion of a multi-million dollar refurbishment programme, completed by Carmody Group.
The Hotel looked to reposition itself to a wider market spread including the higher yielding executive leisure market. To do this, the Hotel looked to a refurbishment solution that allowed for design differentiation between the Four Room Types; Club, Deluxe, Superior and Standard. An industry specialist design firm, Carmody Group, were selected to provide a fixed price, end-to-end solution. The initial brief included retaining the existing carpet which still had a reasonable life expectance, then stripping and replacing the rest of the room. However from a value engineering perspective, Carmody Group elected to retain and stain the existing timber bed bases and the head boards, then coordinate these with an eclectic assortment of finishes: •
Marble veneered table tops
Reconstituted Stone LCD bench and mini-bar tops
Glass bedside table top
Rattan, leather and timber dinning chairs
Chrome and leather desk chairs
Across the Hotel market there’s a real demand by guests to match the quality of their renovated homes. Guests’ expectations are certainly getting higher and the Hotel needed to match or exceed that. The use of stone, high quality mahogany wood, European fabrics and new LCDS went a long way in doing that. “Giving every horizontal surface either stone or glass, delivered a robust and durable fit-out” said Peter Carmody. Carmody Group have also completed Watermark’s Brisbane Hotel and Watermark’s head Don Cox says “we recommend Carmody Group for a quality refurbishment”. n
About CARMODY GROUP Carmody Group is a Hotel Interior Refurbishment specialist. It offers a total turnkey fixed lump sum Head Contract for both soft and hard Interior Fit-outs. The Company specialises in taking the out the risk in product quality and fulfilment and has a perfect record to date in delivering each Project contract. The Carmody family has a continued history of fine fabric furnishings for over 50 years and has over 25 years experience in furnishing Hotels. The Carmody Group today is a multi disciplined company with strong offerings in; Interior Design, 3D Animations, Furniture Manufacturing, Procurement, Project Management and Aftercare. The Carmody Group is currently operating in Australia, New Zealand, Japan and Singapore, servicing many of the major Hotel chains. www.carmodygroup.com.au
Innovation with Integration in the Hotel Industry By KRIS GREENWOOD
nnovation leading to increased productivity is the fundamental source of increasing wealth in an economy. In today’s economic environment, innovation has never been more important and acceptance of it, more critical. Economists tend to focus on the process itself, from the origination of an idea to its transformation into something useful and finally to its implementation. Since innovation is considered a major driver of the economy, especially when it leads to increasing productivity, the factors that lead to innovation are also considered to be critical to decision makers. The term “innovation” means a new way of doing something. It may refer to incremental, radical, and revolutionary changes in thinking, products, processes, or organizations and is often synonymous with the output of the process. A distinction is typically made between invention - an idea made manifest, and innovation - ideas applied successfully. In many fields, something new must be substantially different to be innovative, not an insignificant change. In economics the change must increase value, customer value, or producer value. The goal of innovation is positive change, to make someone or something better. System integration is the process by which smaller pieces of software are brought together to form a larger piece of software designed to solve a problem. In Facilities Management, ‘innovation’ & ‘integration’ are two words that should be at the forefront of our thinking. We need to change the way we think if we are to successfully ride out any possible recession and in order to do that we need to put innnovative ideas into action and plan a financially sustainable approach to FM system implementation. Most hotels will already have a number of legacy systems in place and most of these systems will affect the management of the facility in some way. There may be a Finance system which is depreciating the assets and managing the supplier accounts; there may be a BIM system offering real-time outputs on key assets; there may be a Room Booking system – and so the list goes on. All of this information is critical, but how many
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hotels can gather this information together and run meaningful reports on the holistic impact of their facilities management? A Facilities Manager may not have access to some of the information, particularly that in a Financial system, and so how do they gather all the pieces of the FM puzzle together? Innnovation is the first step. Assess what systems are currently in place and which ones are working successfully for the hotel. These legacy systems should not be replaced if they give the required outputs. Rather, analyse what the missing pieces are. For example, a Financial system will depreciate your assets – helpful, but not altogether useful to a Facilities Manager who needs to manage the maintenance of these assets. In a Financial system, once the asset is depreciated, it is no longer of use and therefore deleted from the system, again not useful to the FM team who need to keep data history. Therefore, an operational Asset management system may be a missing part of the FM puzzle. Once the needs analysis has been conducted, Integration is the next step. When sourcing the new FM software options for your hotel, be sure that a key capability of your new system is the ability to integrate simply with your legacy systems. This is the only way the FM Team can draw relevant information from existing systems into their own to give them a holistic view of the facilities, assets and their management. Also ensure that your new system is flexible and adaptable and the supplier is innovative in their approach. Seamlessly modular systems are the way forward, additional modules that you can grow into as your needs grow, and always follow up supplier references to ensure they have a solid track record and are a true partner to your FM Team. n
For more information on FM systems and their fit for your business please contact: Kristiana Greenwood Director, FM Innovations Pty Ltd email@example.com Website: www.fminnovations.com.au
The Benefits of Evaporative Cooling Less water usage Still many processes, particularly in industrial applications, use the cooling water in a so called once-through systems. Thermal polution and waste of this precious resource are not favouring the environment, hence other cooling systems should be considered. Evaporative cooling reuses over 95% of the cooling water, which is a major advantage.
Less power generation required Still many processes, particularly in air conditioning applications, use air cooled equipment to reject the process heat. This results in a very high electrical energy consumption and first cost. Evaporative cooling requires considerably less energy and first cost investments in the cooling process. Since we all aim to reduce the global warming effect and the exhaust of ozone depleting gasses, reducing the generation of electrical power leads to a healthier environment.
Less sound dissipation Evaporative cooling equipment as such has, compared to other cooling systems, a lower sound level. The low cooling water temperature generated by evaporative cooling allow the chillers in the process to be smaller as well, and hence generate less sound. We all experience an increase of the noise level in our daily life, hence all measures should be taken to limit the sound dissipation from cooling equipment in general, and chose that equipment that results in the lowest overall sound level.
Less occupied space Because of its compactness, evaporative cooling equipment requires less footprint than any other heat rejection system. As a consequence less floor space is required. Evaporative cooling equipment can be installed inside the building, often a requirement by the architect. Evaporative cooling equipment, contrary to air cooled equipment, does not necessarily makes our living environment uglier.
Use true closed loop cooling Evaporative cooling equipment with a true closed loop implies that the water cooling the closed loop is not in contact outside the evaporative cooler with other devices like for instance heat exchangers. By keeping the water which is in touch with the atmosphere within the evaporative cooler, it cannot get
contaminated by bacteria located in hidden areas in the piping or other equipment. Moreover, closed cooling systems have usually lower spray water temperatures than the cooling water in open systems. The lower the temperature, the lower the growth rate of bacteria.
Use true hybrid cooling systems Hybrid cooling systems incorporate the best of two worlds: evaporative cooling in the summer, to benefit from the low water temperatures and less system energy consumption, and dry cooling in the colder season, saving water during a major part of the year. Operating these type of systems in a controlled way result in a reduced risk for bacteriological contamination. Installing a finned coil on top of the evaporative cooling equipment is one step in that direction, however it is not walking the whole mile. True hybrid systems operate 80% of the time in dry mode, and provide all the benefits related to energy consumption and risk control.
Use state-of-the-art water treatment Unfortunately many evaporative cooling systems are not equipped with a proper water treatment package; this may lead to scaling of the heat transfer section, resulting in decreasing efficiencies, to corrosion of the equipment, which results in a much shorter equipment life, or to uncontrolled bacteriological growth, which may lead to legionnaireâ€™s disease outbreaks. Proper water treatment is designed to take into account the material characteristics of the evaporative cooling equipment and the sometimes varrying characteristics of the make-up water. The right decision at the beginning can avoid trouble in the future.
Use a single supplier A single supplier takes full responsibility on the evaporative cooling installation. If something would go wrong during operation, a situation that occurs frequently in case of different suppliers of cooling equipment, water treatment and services, he has nobody to point at. Moreover a single supplier will design and implement every equipment and service such that it focuses at maximising operational efficiency and reducing operational risk throughout the equipment life. n Information supplied by Baltimore Aircoil (Aust) Pty Ltd. www.baltimoreaircoil.com
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fan’s a fan.” That’s what some contractors say when choosing an air mover for their water damage job. If only it were that simple. As with any piece of equipment it is important to consider your application to find out what works best for you. There are three types of air movers that are being used in the water damage restoration industry: traditional snail shaped carpet dryers, low amp axial fans and high volume axial fans.
Additionally, the placement of your air movers is important in getting the most from your unit. We’ve done testing and have found that the best results using our fans were produced when they were angled 30 degrees towards the wall. As you well know this gets covered more extensively in the Water Restoration and Applied Structural Drying Courses. High Volume axial fans push a high volume of free air and are used for crawl spaces, ducted drying, directing air into hard to reach areas and positive or negative air set up.
Traditional carpet dryers or centrifugal fans are often used to float carpet or move air across carpet or floors, and often placed at a 45 degree angle to walls and used to dry walls. These air movers put out about 30-35 cubic metres per minute (CMM) and draw from 2 amps to as high as 7 with most being in the 2.0 to 4 amp range. Centrifugal fans were created to float carpets, which require a lot of static pressure to lift the wet carpet. Then in the late 90s new drying equipment began to emerge— Low amp drying using large axial fans. Axial air movers put out twice as much CMM as traditional carpet dryers and pull half the amps. This makes them more efficient and makes your job easier. Because this is a simple set up, you get more air flow. More air flow enhances evaporation, and you’re putting out less heat which is important when you don’t need the heat. The heat that they radiate is at a minimum.
Whether you’re using a traditional carpet dryer, low amp axial fan or high volume axial fan remember to think about your application, choose the equipment that is the right fit and you will get optimal results. n
Dry Air Technology is a leading manufacturer who designs and engineers air movers, ventilators and dehumidifiers. Each of our units, like the new FORCE 9 is carefully engineered and built tough for demanding jobs. Dry Air Technology strives to provide the best in high quality products and superior customer service. Dry Air Technology air movers, portable ventilators and accessories will be available mid July 2008 from AIRMOVERS on 02 6650 9691. AIRMOVERS is a division of The Moisture Meter Company Pty Ltd.
Keeping Hard Floors Clean for the Holidays By BRIAN ALEXSON
s travel increases for the holiday season, the appearance of high-traffic areas in hotels, restaurants, and other facilities becomes important as we try to make good impressions on our guests. Many facilities have begun examining their methods of cleaning to ensure the best impressions are made. This is especially important when it comes to cleaning lobbies and foyers, as these areas will help form a guestâ€™s first impression of the property. When cleaning these areas, careful attention needs to be paid to the types of cleaning materials used, especially in the case of hard floors. Hard floor cleaning in high-traffic areas can be one of the most important things a cleaning professional can do to impress guests. The cleanliness of floors not only can enhance a
buildingâ€™s overall appearance, but it also affects the health of employees and occupants. Dirty floors in lobbies of hotels can cause patrons to second guess their decision to stay at your property, while dirty floors in restaurants and bars can lead to the spread of bacteria, germs, and negative reviews. To prevent these scenarios, floors should be cleaned twice daily, using the proper cleaning tools and chemicals. This is especially the case for high-traffic areas, which must be cleaned more often than other areas.
Soft or Hard Floors? A very common problem with the cleaning of hard floors is varying floor conditions. While many hard floors are easy to clean when surfaces are in a good condition, restoration becomes more difficult when the floors are damaged. >
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Damp mops can be used on a wide variety of hard surfaces, but have shown exceptional results when used on stone surfaces such as marble, granite, or slate.
Keeping Hard Floors Clean for the Holidays < However, depending on the actual surface, most hard floors are much more traffic resistant than soft floors, which makes them easier and faster to clean. Distributors are now seeing a greater push toward use of hard floors in high-traffic areas such as lobbies and foyers because of the ease of maintenance. Cleaning is similar for most hard floor types; however, the variety of methods and chemicals used for each floor must be then selected based on the mechanical and chemical resistance of the particular surface.
Microiibre Leads the Way The most common tool for cleaning hard floors in hotels, restaurants, and other facilities are mops. While traditional mops can be used, many cleaning professionals have started using microfibre mops and discovered their many benefits. Microfibre mops are designed to make cleaning easier and safer. The microfibre strands are so thin that they can reach into nooks and crevices of floor surfaces to remove dirt better than traditional mops and have been proven to remove bacteria by up to 96 percent. The fibres also trap dirt and dust to keep it from spreading to other areas. In addition, microfibre mops are more absorbent than traditional mops, holding up to seven times their weight in water. However, they are lighter than regular mops, which can mean less strain and worker fatigue, increasing productivity. Many microfibre mops are colour-coded to assist in the prevention of cross contamination. Colour-coded mops help prevent professional cleaners from cross contaminating different areas. For instance, a mop used in a restroom should not be used to clean hard floors in a lobby. Distributors offer a number of different microfibre mops for cleaning hard floor surfaces, including microfibre dust mops, microfibre string mops, and microfibre damp mops. Microfibre dust mops are used for easily picking up loose dust and dirt and are able to be used on all floor types, from concrete to marble. Microfibre string mops are a popular replacement for traditional string mops because they pick up liquid and dirt from hard floors while removing 96 percent of bacteria. They work well on concrete and wood floors,allowing them to dry quickly, andare streak-free. Microfibre damp mops are ideal for single-use applications, providing all the benefits of other microfibre mops, while requiring less water and chemical than traditional mops.
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All microfibre mops should be used in combination with a dual compartment bucket to separate dirty and clean water. Dual bucket mops help reduce chance of harmful cross contamination, especially in areas where people are at most risk, like nursing home facilities and hospitals. Many ofthese areas are exposed to high-traffic volumes at different times, which means they require careful and regular cleaning throughout the day.
The Economics of Ergonomics Even when cleaning staff have received the best training possible, the use oftraditional cleaning tools can still cause painful injuries, which decreases efficiency and increases costs. An organization is constantly challenged to keep staff safe while at the same time keeping workers’ compensation and insurance costs at a minimum. If left uncontrolled, these potential costs can prevent organizations from becoming industry leaders. To help reduce worker injury while maintaining the best looking hard floor surfaces, cleaning professionals should switch their cleaning tools to ergonomically designed cleaning tools. Ergonomic tools have been proven to reduce workers’ compensation claims and lower insurance costs. They are designed using lightweight materials and generally fit comfortably in workers’ hands, lowering the potential for painful lifting, straining or cramping. Cleaning organizations should introduce a few ergonomic tools at a time and work with cleaning staff to ensure they understand how to use the tools, as well as explaining the benefits of use.
Clean Frequently Proper floor maintenance will increase the life of the floor finish and decrease the frequency of stripping and refinishing. Train cleaning workers to clean hard floor surfaces daily to reduce the amount of floor care products used over the long term. In addition, stripping and finishing should be scheduled according to wear patterns, such as following spikes in floor traffic during the holiday season and not according to a standard calendar schedule.
Getting to the Bottom of Hard Floor Care By maintaining hard floors on a regular basis, cleaning professionals can prolong the life of the floor and provide a safe and pleasing environment to guests during the holidays. In addition to providing a good first impression, a hard floor program that includes microfibre mops, dual compartment buckets, and ergonomically-designed tools can also help keep cleaning staff and guests safe. By taking the time to review wear patterns and implement a comprehensive hard floor care program, cleaning professionals can help preserve the floor’s condition and reduce opportunities for wear damage to keep floors looking great through future holiday seasons. n Brian Alexson is Vice President of Sales for Unger Enterprises.
Savings in the City results and findings
n the last issue of The Hotel Engineer, we highlighted the City of Melbourne’s Savings in the City program, which finished on 31 December 2008.
Some 30 hotels have taken part in this pilot program aimed at reducing water use, emissions, and waste going off for landfill. The first year City Council tackled water, then in 2007 it was the waste issue, and throughout 2008, it was saving energy. Since the completion of the pilot program, the City of Melbourne has hosted a meeting with major stakeholders (hotel owners, engineers, managers) to consult with them as to the next steps for Savings in the City. Those stakeholders involved in the program confirmed the need for a hotels-based initiative in the CBD because of the great opportunities available in hotels with regard to reducing their environmental (energy, water, waste) impacts, and because of the previous successes of Savings in the City. This is good news going forward and the City of Melbourne are fully committed to assisting hotels improve their sustainability performance.
BEMIS: comfort & innovation. The Bemis Manufacturing Company was founded in 1901. Headquarters are located in Sheboygan Falls, Wisconsin (USA) with two manufacturing and distribution plants situated in Italy and in the UK. The firm is the world’s leading producer and distributor of toilet seats and operates in key markets around the globe. The strength of the Bemis Group lies in the quality and innovative products available in a wide range of materials and shapes designed to meet the requirements of the highest European standards. Bemis represents superior quality materials, advanced technology, rigorous controls and product testing. Ongoing research and development is undertaken to promote environmentally friendly products and to design new products which comply with important certifications such as: • NF (French norm: meets the standard NF240 requirements) • FAR 25.853 e ABD0031 requirements (resistant to burns and flames) • BSI Type 2 requirements • SmartWoodCM Rediscovered (100% recycled wood). In developing new products we are focused on the benefits for the end consumer: the seats are designed so all the components are easy to clean and the use of ‘naturally antibacterial’ materials completes the product’s hygienic features (Hygienic-Plus Duraguard® ).
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Part of the City of Melbourne’s ongoing commitment to achieving zero net emissions by 2020 will see the hotels sector included in the 1200 Buildings program - a program aiming to retrofit 1200 buildings in the municipality over the next decade. They are currently working with industry to shape the finer details of the program and look forward to playing a major role in facilitating the upgrade of many buildings, including hotels around Melbourne. Waste savings made by the hotels through the program? • 16 out of 20 hotels made reductions in waste to landfill. • On average, hotels are saving 4.8 litres per guest/per night. Water savings made by the hotels through the program? • 12 out of 19 hotels made water savings. • On average, hotels have decreased their water use by 15.3 litres per guest/per night. Energy savings made by the hotels through the program? • 14 out of 20 hotels have made energy savings. • On average, 38.5 megajoules saved per guest/per night. Note that figures have only been finalised for the first two years of the program – third year figures are still to be evaluated and finalised. n
A distinguishing feature of our products are the hinges and bumpers. Bemis conducts ongoing research to improve the quality, aesthetics and functionality of these finer details ensuring a high-quality toilet seat. They are scratch resistant, burn resistant (meets the FAR 25.853 for fire resistance - and ABD0031 - for toxic gas emission under flaming conditions -requirements). Similar to ceramic. Ease of cleaning. Keeps colour even over long period of time. Manufactured in accordance with the highest production guidelines. The perfect seats for all industrial applications. For the most affordable, attractive and built strong for the Hospitality industry, choose Bemis or Haron Brand toilet seats. Sizes range to suit most model toilet pans on the market and many models include the option to either top or bottom fix the seat to the bowl (often known as concealed fixing). For more information, please phone HARON INTERNATIONAL PTY LTD on 03 9870 9966 n
Five Star Minibars from 30 to 70 litres
30 Litres Height- 500 mm Width- 400 mm Depth- 420 mm
40 Litres Height- 550 mm Width- 400 mm Depth- 440 mm
60 Litres Height- 670 mm Width- 400 mm Depth- 455 mm
70 Litres Height- 580 mm Width- 460 mm Depth- 480 mm
• No noise • No moving parts • Long life • No ice trays to compromise hygiene • Auto defrost • Lock standard • Interior Light • Low energy consumption • Tamper proof thermostat • Hinges convertible left to right • Solid and glass doors • 5 Year Warranty
For more information contact Cire Electronics
Phone: 0414 891 716 Email: firstname.lastname@example.org Web: www.minibarsystems.ch
Telephone Systems and VoIP By JOHN FRANKLIN
oice over Internet Protocol (VoIP) is a general term for a family of transmission technologies for delivery of voice communications over IP networks such as the Internet or other packet-switched networks. Other terms frequently encountered and synonymous with VoIP are IP telephony, Internet telephony, voice over broadband (VoBB), broadband telephony, and broadband phone. Voice over IP has been implemented in various ways using both proprietary and open protocols and standards. VoIP systems usually interface with the traditional public switched telephone network (PSTN) to allow for transparent phone communications worldwide. VoIP systems employ session control protocols to control the set-up and teardown of calls as well as audio codecs which encode speech allowing transmission over an IP network as digital audio via an audio stream. Codec use is varied between different implementations of VoIP (and often a range of codecs are used); some implementations rely on narrowband and compressed speech, while others support high fidelity stereo codecs. Examples of available VoIP implementations include: • • •
SIP/RTP IMS H.323
provide a means to make telephone calls via a broadband connection, these calls are normally at minimal cost because they piggy back on to the existing broadband network. 2. IP Telephone systems that use the local computer network (LAN) to connect the telephones to the main switching system within the premises or use the internet or other data connection methods to connect remote site telephones back to the main switching system.
VoIP Telephone lines
VoIP in relation to Telephone Systems in the basic form is separated into two forms:
There are two most common methods of connecting Telephone systems to VoIP service providers:
1. VoIP Telephone lines that are provided by Internet Service Providers (ISP’s) to
An Analog Telephone Adapter (ATA) may be connected between the
broadband connection and an existing telephone system’s analog telephone line position in order to provide service that enables calls to be made. This type of service, which is fixed to one location, is generally offered by ISP’s as a cheaper flat-rate traditional phone service. On older phone systems this VoIP line needs to be manually selected before the call is made while on modern phone systems these can be setup to automatically select this line or lines as the first choice or by a selection relating to the number dialed. This method is the most efficient as the cost of calls can vary depending on the location called and therefore it can be cost effective not to use VoIP for all calls. >
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An example of the VoIP ISP call plans engin Business Pack
The engin Business Pack provide Businesses with the flexibility of multiple services on one account. This enables businesses of various sizes to take advantage of the benefits of connecting to engin. engin Business Pack is specifically tailored to SOHO and small to medium business. It is designed to function with multiple products in a broad range of customer environments and hardware configurations. For further information and assistance please call the engin Business Team on 1300 305 004.
Dedicated VoIP hardware within the Telephone system that will allow connection from the broadband connection direct to the telephone system. This method uses Session Initiated Protocol (SIP) and provides telephone lines that enable VoIP calls without the need for ATAâ€™s. This method is only available on recent telephone systems and also will provide automatic selection for calls as above.
IP Telephone systems IP Telephony is taking a firm hold in the world telecommunication market for a wide range of applications. The world of telecommunications and IP Telephony grows daily at an overwhelming rapidity. The major difference between modern IP telephone systems and the old generation digital or analogue systems is that the telephones are connected via the computer or data network which can be either via physical cabling or wireless connections. Because they are connected to the computer network the technology allows easy integration to computer applications to allow desktop integration
The LG-Nortel IPECS telephone system distributed architecture places the appropriate system components and intelligence where the communication is happening. Extension are not tied down to fixed locations. Business travellers can register their WiFi handset or SoftPhone anywhere they have broadband access or a WiFi hot spot.
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Do you want your bathrooms to look fantastic without costing the earth? Then read on… SO WHAT’S THE PRODUCT?
SO WHAT’S THE PRODUCT?
It’s a Global Bath Insert; it’s your new bath inside the old, measured to size and custom fitted. By using Global Bath Insert, we promise you: 4 4 4 4 4
Increased value of your establishment Less than a couple of hours room down time No disturbance to your plumbing No disturbance to your tiling Your guests probably won’t even notice us there!
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Valid until December 2009*, Global Bath Insert are offering to train one of your maintenance staff to install the baths for you allowing you greater flexibility, normally $5995, free to you if you order before December 2009. So you’ve saved yourself $5995, there’s more: you now get the DIY kit price saving you another $350 per bath, yes per bath! So for 100 baths, that’s a saving of $35,000! Call now on 1800 817 115 to arrange your special with Global Bath Insert.
WHY A GLOBAL BATH INSERT?
WHY A GLOBAL BATH INSERT?
Not only will you save on removing the old bath, retiling, plumbing costs, you also don’t have that massive room down time (and surrounding rooms to allow for noise pollution), Global Bath Insert are fast, efficient and effective. Like you, we’re environmentally conscious, so our ecologically friendly bath decreases land fill and saves you money with less need for hot water top ups as your new Global Bath Insert are insulated!
So you think it’s all about saving the managers money? We haven’t forgotten about the staff; known for our appreciation of what it takes to run an establishment like yours, it’s the staff that really make things tick, so Global Bath Insert will also provide you with a $300 drinks voucher for your staff Christmas party this year! Our commitment to you, to the environment and to the community are second to none, call us today on 1800 817 115 for your free quote and find out how you can save thousands of dollars.
www.globalbathinsert.com email@example.com National Office +61 8 8382 2882
AN INSERT IS JUST AN INSERT, ISN’T IT?
AN INSERT IS JUST AN INSERT, ISN’T IT?
Wrong! Global Bath Insert are the only company in Australia to use quality products with their bath inserts. We won’t compromise quality for price; you can rely on Global Bath Insert to have high standards in all aspects of our products right down to the mildew repellent silicone we use. Every aspect of your new Global Bath Insert has been tested to surpass Australian Standards WaterMark20036. Even the new drain and waste outlet with your Global Bath Insert is high quality
*minimum orders apply
Hotel Engineer | Vol 14 No. 2 | 73
Telephone Systems and VoIP (continued) An example of a VoIP handset
and greater call management flexibility with unified messaging such as voice mail to email conversion, desktop dialing etc. The major benefit to the accommodation industry is the ability to seamlessly link multiple sites or remote rooms telecommunications together via the LAN, WAN or broadband infrastructure. Thus enabling these remote sites to be managed from a central site for billing and call management as well as integration of most front of house checkin/checkout applications. Savings can be made by remote sites not actually having any telephone lines connected to the remote system, the only line required is a line to connect the broadband which will utilize the telephone lines at the main site via VoIP for incoming and outgoing calls, this dramatically reduces the number of lines required across the sites as well as enables a method to allow the customer at a remote site or rooms to ring the front desk and that call goes to the central site seamlessly and free of charge. n
Back of House T
he Buffalo Statler Hotel opened January 1908. Statler incorporated all the modern ideas of the time into this hotel. Many services that are taken for granted nowadays were first introduced at the Statler. The Statler set standards for cleanliness, guest comfort and affordability. For many years to come, hotels were built to specifications matching the standards of the Statler. There were keyholes above the doorknob, light-switches next to the door, private baths, ice water, as well as a morning newspaper for each guest! There was also heating and ventilation, and what in later years would be called air-conditioning, which term actually was coined by a Stuart Cramer using the phrase in a 1906 patent application for a device that added water vapour to the air in textile plants, the air being used to condition the yarns. For those seeking detailed clarification, Air Conditioning refers to the cooling and dehumidification of indoor air for thermal comfort. In a broader sense, the term can refer to any form of cooling, heating, ventilation or disinfection that modifies the condition of air. An air conditioner (often referred to as AC or air con.) is an appliance, system, or mechanism designed to stabilise the air temperature and humidity within an area (used for cooling as well as heating depending on the air properties at a given time), typically using a refrigeration cycle but sometimes using evaporation, most commonly for comfort cooling in buildings [and et el.] Buffalo is not all that far south of Niagara Falls and today we would link up condenser cooling with the great river system, but not then and the why is another story. In the Statler hotel and remember this is 1908, ammonia was used as the refrigerant in the air-cooling system, and the great steam driven
Haslam compressor was the centrepiece. I can relate intimately with this scenario as my very first experience with refrigeration was in a vast meat packing plant using a Haslam to hold very low temperatures prior to shipping out product for the UK markets before the dreaded Euro Common Market came into being. Ho hum. This awesome machine had an 8-metre flywheel – can you imagine this? – And great double acting pistons using steam to compress Ammonia. And there I was, shortly to be propelled into the heady altitudes of second engineer due to the demise of an unfortunate fellow who over tightened the piston rod gland associated with the ammonia box of dice. The resultant explosion was horrendous and blew out half the engine room. Which, come to think of it, also happened to Rudolf Diesel in his first trials of a “ Rational thermal engine to replace the steam engine of today.” He blew apart the cylinder head and yelled ‘Eureka, it works!’ The Buffalo Statler was a notable forerunner in hotel engineering to be sure; you might say due Haslam in the early days and Carrier from the 1900’s. Willis Carrier was hired by the Buffalo Forge Company in 1901 from Cornell University [another hotel connection, ask your GM was he or she put through Cornell?] and within a year was placed in charge of the experimental engineering group, which group became the core of the Carrier Engineering Company. The rest as they say is history. The large centrifugal chiller replaced the reciprocating machine, and psychromics replaced rule of thumb. And I particularly like this bit following the patenting of the centrifugal chiller in 1921. There was an unveiling with 300 engineers in Carrier’s New Jersey shop. To enhance the experience [and to ensure attendance] a boxing match was scheduled. In the build up to the unveiling Carrier was speaking to the audience. The chiller was set up in
an adjacent room when suddenly a loud noise came through the wall that sounded much like a rotating piece of machinery grinding to an unplanned and unpleasant stop. Said Carrier: “It was terrible when I heard that long, loud rumbling slowly diminishing b-r-r-r. I visualized the rotor of the compressor tearing itself to pieces. Beads of perspiration came out on my forehead, and my hands were soaking wet. But I kept right on talking, trying to act as if nothing had happened. Irvine [Lyle, from the Buffalo Forge days] sitting near the back casually left with an air of calmness I know he did not feel. Directly he came back and signaled me that all was okay. Later he told me the cause of the noise. In arranging the space for the boxing matches, one of our men pulled a large dining table across a rough concrete floor. No sound effect could have any better imitated the disintegration of a rotatative machine….” And so it goes. The great mechanics and engineers of bygone days have passed on, and passed to we hotel engineers their gifts to our generation and our times. Lord love ‘em.
Rest well, Neil Hotel Engineer | Vol 14 No. 2 | 75
Is Your Cellar Safe? (CO2/O2 Monitoring for OH&S Compliance as per AS 5034) By ALAK JHA
How safe is your cellar? How safedispense is your cellar? Is your system leaking gas? IsIsyour system leaking gas? yourdispense cellar compliant to OH&S Regulation (AS 5034-2005)? Is your cellar compliant to OH&S Regulation (AS 5034-2005)? Background AS 5034-2005 (excerpts): Accidents have occurred in the dispensing of beverages due to lack of understanding of the potential damage high pressure inert gases can cause. High pressure cylinders in the supply systems for beverage dispensing can supply pressures up to 24000 kPa. Due to all gas systems being under pressure, it is possible that the system and equipment connection may develop leak, causing a build up of inert gases in cellars and low level areas with real possibility of asphyxiation (oxygen deficiency) leading to collapse and death of personnel working in these areas. As per AS 5034, all installations using inert gases for beverage dispensing should be assessed for risk, and control measures should be implemented. Leaving aside “duty of care” and compliance to safety issues, they should be implemented as follows: • Non-naturally ventilated areas: by the end of 2007 • Gas operated pumps requiring exhausting to outside areas: by end of 2007 • All other areas requiring compliance improvement: by end of 2011
Carbon dioxide and Oxygen depletion hazards:
Environment), the TWA (Time Weighted Average) of CO2 is 5000 ppm (0.5% Vol, 8 hours weekly shift)) and the STEL (Short-term Exposure Limit) is 30,000 ppm (15 minutes). CO2 is 1.52 times heavier than air, which can thus create an oxygen deficient atmosphere.
Oxygen Depletion: The normal Oxygen in the air is around 21% Vol (20.9 % Vol to be precise) and the balance is inert gases like Nitrogen, CO2, Argon, Krypton etc. Oxygen concentration of less than 21 % Vol is a threat to life by asphyxiation. At Oxygen concentration < 14% Vol, the pulse rate of a human being will be higher with faster breathing, at < 10% Vol O2 logical thinking skills are diminished and at < 6 % Vol O2 death may occur.
Compliance to OH&S as per AS 5034 (excerpts only, for details refer to AS 5034): • Mandatory CO2 and Oxygen (if N2, Argon used), generating adequate warning/alarm if limits exceed. • Mandatory safe system of entry and work including use of appropriate personal protective equipment and self contained breathing apparatus, wherever required. • Manual activation of mechanical ventilation systems or automatic activation from gas monitoring and alarm (recommendation only). • Monitoring of CO2 and generating adequate warning/ alarm at TWA (0.5% Vol) and STEL (3 % Vol) levels. • Maintenance of Oxygen levels above 19 % Vol (where inert gases like N2, Argon are used) and the generation of an alarm if level falls < 19% Vol O2. • Installation of CO2 sensors at 0.3 – 0.6 M above floor levels (slope of floor, partitions and air flow must be considered).
Toxicity Hazard of CO2:
• Visible and audible alarms to be provided both inside the risk area as well as outside (near the entry door).
Carbon dioxide is toxic as well as it creates an oxygen deficient atmosphere, though it is already available in the air in safe trace levels of around 300 – 450 ppm. CO2 concentration of 3% - 5 % Vol in air can cause respiration problems and headaches. Higher concentrations can cause rapid circulatory deficiency leading to coma and death. As per NOHSC 1003 (National Exposure Standards for Atmospheric Contaminants in the Occupational
• Regular servicing and maintenance of the systems must be undertaken, including 6 monthly testing and calibration of the Gas Monitoring Systems with records of maintenance (as per manufacturer’s guidelines).
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• Fixed systems must be hard wired to prevent un-authorised person from switching-off the system (battery backup may be considered).
Sizing / Selection of CO2 (O2) Cellar Alarm for dispensing systems in pubs, cellars, cool rooms, cylinder storage rooms and transportation vehicles: There are number of systems, of various makes and models, available on the market for monitoring of CO2 (optional O2). Before making a decision, one must fully understand one’s requirements. Some important questions must be addressed, such as: • How many cool rooms and cylinder storage rooms are there? How big are they? This information will determine how many sensors are required. • How many entry doors are there? This information will determine how many A-V alarms are necessary. • Is only CO2 monitoring required? Or Oxygen also, if inert gases like N2 or Argon used? • Does the system need to automatically switch on the ventilation fan? • Cost of ownership in getting the sensors serviced and calibrated every 6 months. Perhaps a self-calibrating CO2 system is appropriate, where the system itself self-calibrates based on background CO2 levels. Though the capital cost is higher, the cost of ownership significantly gets reduced. • Is an integrated unit needed, where the sensors and gas controller are all built into one unit and installed inside the risk room (300-600 cm above floor)? What will happen if there is an alarm and no one is allowed to enter the room? How can one see the concentration of CO2 or O2? How can one make a decision without knowing the concentration? At 30-60 cm above floor level, one will have difficulty in seeing the readings or re-setting the system. • Or, does one go for a Gas Controller with remote sensors, where the gas controller sits outside the risk room and only the CO2 or O2 sensors are installed inside the risk rooms? In case of alarm one can see the concentration of gases, make informed decisions and switch on fans prior to entry. • Does the CO2 sensor work on Dual Beam Infra-Red Sensing Technology, gold plated with a life expectancy of 10+ years? CO2 sensors working on a fuel cell, or on a single beam infra-red, will have less life, less accuracy and will need more frequent calibration, service and may last only up to 5 years. Although the capital cost is less, the cost of ownership of this kind of sensor is significantly higher. • Are the sensors short circuit- or reverse polarity- protected? • Does the system work on 24 V DC (less of an electrical hazard) with the option of 240 VAC operation? • Does the Gas Controller have concentration display, keypad for set up, auto-diagnostics , watchdog with fault LED and specific error codes for the type of fault? • Does the Gas Controller have LED Alarm with alarm codes signifying which sensor has been set off and at what level? • Does the system have FAIL Safe features? This can be achieved if relays can be programmed as latching, nonlatching, energised, de-energised etc.
• Does the gas controller have TEST Function which can test all the Relays, alarms, Alarm LEDs and alarm buzzers?
Specification of a typical cellar alarm system (refer to Fig-1 and Fig-2) A typical CO2 system shall consist of 1x Gas Controller, installed outside the risk room, near the entry door and connected up to 1or 2 remote CO2 or O2 sensors. For larger premises the system shall be a multi-channel system that is modular and expandable from 4-16 remote sensors for CO2 and O2, and even refrigerants such as R134a and R410a. The system will continuously monitor the area for any excessive build-up of CO2, or an oxygen deficient atmosphere, and generate adequate warning via the connected audio-visual alarms. In addition, the system will have outputs for connecting to the Building Management System, PLC, SCADA or triggering ventilation fan. Additional features of the system shall be: • A gas controller with 1-2 channel system with display and keypad housed in an IP 65 (or minimum IP 54) enclosure. • A gas controller display showing the concentration of CO2/ O2, as well as a Level-1 LED alarm, Level-2 LED alarm (with a built in buzzer for Level-2 Alarm.) • The gas controller installed near the entry door, outside the risk area room. • A gas controller with 2 x Alarm Relays. Relays need to be fully configurable to latching, non-latching, energised or de-energised making it a FAIL SAFE system • Auto-diagnostics/watchdog system with FAULT LED. The system shall generate specific error codes signifying the type of system problem. • 2 x LEDS for Alarms (Level-1, Level-2 Alarms).: Alarm codes to inform which sensor is being set off and the alarm levels (L1 or L2) • 4 x levels of Alarm Settings • Plug-in type remote sensor/transmitters for easy service and replacement. In case of any fault only the plug-in PCB or sensor must be replaced, not the whole transmitter • Ability for the system to be connected to 2 x CO2 remote sensors, or 1 x CO2/1 x O2 or 2 Oxygen remote sensors. • Installation of the CO2 system 0.3 – 0.6 M above the floor level (as CO2 is heavier than air and flows like water) • A utilisation of dual beam Infra-Red sensing technology, which is gold plated with expected life of 10 + years (not a fuel cell, or a single beam Infra-Red which has shorter life and needs more frequent service and calibration) • Self-calibrating and maintenance free CO2 sensors which will self calibrate based on the background CO2 levels • Installation of O2 sensor 1.6 M from floor area at human nose level to protect people from breathing difficulties due to potential N2 or Argon leaks. • The Sensor/Transmitter shall be reverse polarity and short circuit protected
Hotel Engineer | Vol 14 No. 2 | 77
Is Your Cellar Safe? (continued)
• Installation of the gas controller outside, which will contain: - Power-ON LED (signifying the system is powered and is working)
• For more than 1 x entry door, additional warning system (audio-visual alarm) to warn people not to enter in case of excessive gas leaks. • Adequate warning systems (audio-visual alarm) for each risk area room to enable workers to come out safely in case of excessive gas leaks • The CO2 sensor range of 0 - 5% Vol CO2 with alarm levels set at: - Level-1: 15,000 ppm CO2 (1.5 % Vol)
- Display concentration of CO2 or O2 (if sensor connected)
- Level-2: 30,000 ppm CO2 (3 % Vol)
- Level-1, Level-2 Alarm LED to flash depending on the concentration of CO2 (or O2)
- At Level-2 Alarm LED-2 to flash or external flasher/ sounder to activate as FINAL ALARM
- Flashing fault LED, in the case of a system fault - Alarms can be re-set or muted by pressing the key pad or via an external remote re-set (Digital Input to be available for connecting external RE-SET switch - Relays to be available for Ventilation fan (if required) - Error codes to signify the type of system fault (is the sensor working etc) - Alarm codes to inform which sensor is alarming and at what level (L-1, L-2) - Alarm system test function to test the functioning of the system as part of the routine testing/service - Further error Codes/alarm codes as part of 6 monthly service/maintenance
- At Level-1 Alarm LED-1 to flash as pre-warning
• The Oxygen sensor range of 0-25 % Vol O2 with alarm levels set at: - Level-1 & 2: 19 % Vol (AS 5034, only one level O2 Alarm) Please refer to AS 5034 for additional guidelines including signage, training, personal and respiratory protection programmes to be undertaken. n
Fig. 2: A typical Cellar Alarm Kit with Gas Controller for installation outside, CO2 Sensor, self-calibrating/ maintenance free, for installation inside, and audio-visual alarm (no repeater required as the gas controller sits outside)
• Installation of the gas controller outside which can provide information about the correct functioning of the system • The elimination of the need for a repeater as the gas controller will be installed outside the risk area room, and information will always be available about the correct functioning of the system
Fig. 1: Typical installation schematics for maximum upto 2 x
remote sensors (2 x CO2 or 1 x CO2/1x O2) inside, Gas Controller outside, ventilation fan control
Alak Jha is a qualified electronics / telecom / instrumentation engineer (BE, ME) with almost 25 years in the gas detection technology applied in mining, oil/gas, petro-chemical, utilities and building engineering industries. Over the years he has worked in US, UK, Germany, and Italy as well as Australasia. Presently he is working for Gas Alarm Systems (an associate of MSR Germany)
Vol 14 No. 2 |
Inside the Plant Room
New ideas for indoor heated pools Part II of a series devoted to the reduction of Chloramines in public indoor heated swimming pools. By ALAN LEWIS
ver the last few decades water scientists and pool plant designers have begun to worry about problems emanating from the configuration of installations for indoor heated pools. While many major Aquatic centres with indoor heated pools have enriched the lives and the health of patrons in towns and cities around Australia they have not been without their problems. Foremost amongst these are the Disinfectant By-Products (DBPs) which develop as a result of inadequate attention to the actual configuration of the disinfection system. In part one of this series (“If you can’t drink it, why swim in it?”); I focussed on the way in which these DBPs produce precursors to the development of potentially harmful chemicals in swimming pools. These are the chloramines which form whenever Chlorine and bathers come in contact with one another in the pool. While the bather load is a function of the economic viability of the facility, and is difficult to restrict, it is the development of chloramines which can and should be minimised by more sophisticated and intelligent design of the chemical processes of disinfection. Three main critical factors combine to contribute to the efficiency of these processes: •
The efficiency and immediacy of the controlling and the dosing system of the pool.
The basic turnover time or speed of the filtration and the maintenance quality of the filter.
The efficiency and minimisation of the actual injection of disinfectant into the pool, without compromising the required standards of protection for swimmers from cross infection. This demands a thorough understanding of the science of the disinfection process and the ongoing chemical paths that the DBPs might follow in that process.
THE AUTOMATED CONTROLLING AND RECORDING SYSTEM Dulcomarin controller (as installed at the Spastic Centre Hydrotherapy Pool, NSW)
1. Flow sensor; 2. ORP sensor; 3. pH sensor; While today we 4. Free Chlorine sensor; 5. Combined Chlorine have a wide range sensor; 6. Total Dissolved Solids sensor of automated controlling systems available to us worldwide, it is the choice and maintenance of these controllers that present a real challenge to the pool operator. The choice and type of sensors and the sophistication of the controller’s sensing and recording, must relate and focus directly upon, the factors which are critical to the comprehensive disinfection system. The operator must employ a controller which is able to provide records from which it is possible to analyse as accurately as possible what exactly is going on in the pool and how any adverse chemical developments in the pool might be better controlled – or minimised. >
Hotel Engineer | Vol 14 No. 2 | 81
< It is important to realise that beyond the daily need for this analytical tool, the continual accurate measurement and recording of the chemical residuals in the pool is the operator’s front line of defence against any public liability claims that might arise. When the controller is continually well maintained and calibrated these records will provide all the proof necessary that bathers are fully protected and that the pool is compliant with the local regulations. Since most recorders show the time of the actual reading – any claim by a bather against the facility can be checked against the residuals that have been recorded at the date and time in question. This also stands the pool in good light when there are incidents such as Cryptosporidium or Legionella outbreaks. Often the public jump to inappropriate conclusions regarding their Aquatic facility in times of such outbreaks. Publishing the recorded chemical residuals enables the facility to prove to their bathing public - the quality of the health safety of the pool, and pre-empt unjustified incriminations.
From this, we would need to inject more than three times the amount of chlorine, in water at pH 8.0 than that at pH 7.0 - in order to maintain the same ORP. Common sense leads us to the conclusion that it will be more efficient to maintain a low pH and thereby reduce the amount of chlorine used in the maintenance of the disinfection since this would reduce the chloramine residual, which in turn leads to less DBPs in total. EVEN AUTOMATED PHOTOMETRIC TESTING IS NOW AVILABLE Blue I Controller
ORP (REDOX) TECHNOLOGY The least understood of the sensing mechanisms which are available to the operator is the Oxidation Reduction Potential probe. Even though the vast majority of controllers available today actually rely on ORP sensors – few authorities (apart from the NSW Dept of Environmental Health) recognise that ORP sensing is actually of more value to the operator that sensors which record Free Chlorine. There is considerable confusion when it comes to establishing which guideline takes precedence – the ORP value or the Free Chlorine residual value. ORP technology has developed and improved over the last 50-60 years and still many operators have failed to come to grips with it. At this point suffice it to say that the best measure of the “kill power” (disinfection) of swimming pool water is by far the ORP value, rather than a free chlorine residual. This however does not mean that we need ignore the free chlorine residual. In truth it is advisable to have both, remembering that it is the reaction between the free chlorine and the body amines of the bathers in the pool, that will together indicate the extent to which we can expect to find chloramines being formed in the pool. Most controllers today rely upon sensors which are basically measuring small electrical currents in the water which do the damage to the pathogens. These currents are created by the constellation of electrons in the chemical species of the disinfectants (oxidants) which scavenge electrons from other species and are in that process are themselves reduced. From this comes the term Oxidation Reduction Potential. The higher the potential (registered in millivolts) – the greater the kill power of the water. It is possible to have an apparent satisfactory residual of free chlorine in the water yet a very low ORP, since ORP is pH (and temperature) dependent. Let us look at the injection of a given amount of chlorine (eg Sodium Hypochlorite) in water at 30ºC : At pH 7.0 the Hypochlorous acid (the free chlorine) formed will be 75.90% At pH 8.0 the Hypochlorous acid will be only 23.95%
Vol 14 No. 2 |
Since ORP sensors do not provide us with a definite free chlorine figure, most regulators require, that the facility conduct and record Photometric tests manually several times a day – against the automated records. Although it is still relatively new – some controllers actually provide “in line” automated Photometric tests along side of the ORP readings. These too can be regulated to read as often as every five minutes if necessary. Such a controller removes a huge burden on the facility to arrange and record manually the residuals measured with the aid of a photometer.
THE SPEED OF THE TURNOVER IN THE POOL This critical factor must relate to the volume of the pool; the type of the pool - in our case indoor heated pools – for Hydrotherapy; Learn to swim; aquarobics; and similar objectives. These will dictate the selection of the pump(s) and type of filter(s). At this point we depart from looking at pool chemistry and move to hydraulics. The speed of the turn over must meet the guidelines of the local authority and for good reason. It is the speed of the turn over (and filtration) which will govern the speed of the chemical injection response to a given situation in the pool. For example: a sudden influx of swimmers will immediately create a sudden increase in chloramines which will in turn raise the pH and hence lower the ORP. There will be a sudden demand for more free chlorine in the pool. The speed with which small amounts of additional chlorine takes effect in the pool can minimise overdosing. Overdosing is common in pools with slow turnovers, because of the lag time between the injection of the chlorine and the sensing of that change by the sensors of the
Inside the Plant Room (continued) < controller. Only once the controller has sensed that the ORP has returned to its set point will the dosing cease. That lag time is dependent on the speed of the dispersion of the newly injected chemical in the pool. The factors which control this flow are: 1. The Diameter and number of the pipes carrying the water from and to the pool. 2. The total area and depth of the filter bed(s) and the allowable rate of flow through the filter media without compromising the efficiency of the filtration. 3. The character (or grade) of the filter media 4. The capacity of the pump(s) to drive the circulation at the optimum pressure and flow rate to achieve both good filtration and satisfactory turn over time. It is now clear that today’s standards require a much faster and more efficient turnover than was the case three or four decades ago. Clearly all pools built to standards of the 60’s or 70’s now need upgrading if they are to comply with current guidelines. n
Plant room before and after at Spastic Centre Hydrotherapy Pool
Part III of this series will deal with ways to keep the pH low and increase the efficiency of the disinfectant dosing. Readers are invited to address their questions or comments to: Alan Lewis: firstname.lastname@example.org
Training and accreditation
— the key to clean safe and inviting pool water By DAVID CLOSE National Swimming Pool Institute
beautiful sparkling clean pool. Nothing is more evocative of a relaxing and invigorating holiday destination than a gorgeous pool, and there aren’t many guests who don’t dream about diving into the refreshing waters of a motel pool. But it can all go horribly wrong so very quickly if your staff or contractor isn’t appropriately trained, accredited or licensed. Dull lifeless water is an unpleasant sight to greet any guest; it suggests that perhaps the premises aren’t well cleaned and maintained, that perhaps there is an attitude of carelessness when it comes to the guests’ wellbeing. And if the water or equipment is not well maintained, it isn’t just a cosmetic problem. Poorly maintained water and equipment can hide pathogens; bacteria, algae, parasites, fungus and viruses that may make swimmers sick, and in the extreme they may even kill. Poorly maintained pool water and equipment are not only life threatening, they can be livelihood threatening too. Disgruntled guests are only a click away from damaging your motel’s reputation on internet sites or by contacting the media, potentially causing loss of income. One complaint to the state health department or local government body can bring about fines, immediate closure of your pool facilities, court cases, and in the worst case scenario even jail time. But how do you know your pool water and equipment are being maintained to the standard required by your local council, state health department and Australian >
Hotel Engineer | Vol 14 No. 2 | 85
Training and accreditation — the key to clean safe and inviting pool water
< Standards? Do you know what regulatory requirements apply to public pools in your area? Does your state or territory health department require your pool maintenance staff to be trained or accredited? Does the state government require any contractors maintaining pools to be licensed? For example, the Victorian, New South Wales and Queensland state health departments regulating public health all strongly recommend that staff in charge of maintaining pool water and equipment be adequately trained in pool water and equipment maintenance. They have all produced guidelines for public pool operation that include information regarding kinds and frequency of water tests required, water chemistry parameters, and the kinds and frequency of routine equipment maintenance. These guidelines can be used as evidence in a court of law if a case is brought against your motel. In Queensland, the Queensland Council of Mayors and Local Government Association of Queensland has instituted the Toolbox Council Knowledge Network for South East Queensland local governments. In the information for pool operators, under qualifications, the information says “The operator and a sufficient number of staff have suitable qualifications for the operation of the pool facility and water quality. It is recommended that a nationally recognised training and assessment program be undertaken (ie National Swimming Pool Institute Accredited Specialist Training Program in Domestic/Commercial Pool Water Service).” http://www.lgtoolbox.qld.gov.au. The National Swimming Pool Institute’s (NSPI) Accredited Specialist training is delivered by correspondence, so your staff can carry out their training in their own time at their own pace. If they have approximately two years experience or more, then they can apply of Recognition of Prior Learning, which recognises their skills and knowledge so they don’t have to undertake course work to gain their accreditation. If your staff are relatively new to the maintenance of pool water and equipment, then NSPI provides trainee guides and assessments that are written specifically for the pool industry in consultation with experienced industry practitioners, trade associations and regulators. NSPI Accredited Specialists’ skills and knowledge are assessed by an impartial body to have the knowledge and skills required to maintain pool water and equipment. They are also assessed against Australian Standards, industry guidelines and regulatory guidelines to ensure that they are compliant with all the requirements to keep water healthy and safe for swimmers. The Accredited Specialist in Domestic/Commercial Pool
Water Quality is ideal for staff carrying out routine pool water maintenance and conducting routine maintenance of pool equipment. NSPI Accredited Specialists also have to renew the accreditation every four years to show that they remain current with industry practice and continue their professional development. NSPI also provides a Certificate III in Swimming Pool and Spa Water Maintenance Technology. This is a Nationally Recognised Training course under the Australian Qualifications Framework. It is a more comprehensive course that currently is above and beyond most health department or local government guidelines. NSPI’s Certificate III courses also require an onsite assessment to validate the correspondence training and assessment process. If you are using independent contractors to maintain your pool water and equipment, do you know if they have to be licensed under your state licensing requirements? In Queensland any maintenance technician carrying out works that includes “non-structural maintenance and general repair of swimming pools and spas; install[ing] pool accessories, including, for example, pool heating systems; or landscaping works associated with the maintenance and general repair of swimming pools and spas, including pool fencing and paving...” over the value of $1,100 must be licensed. If you knowingly employed an unlicensed contractor where a licence is required, it can be more trouble than it’s worth. For more information about licensing for pool maintenance contractors: in Queensland you can contact the Queensland Building Services Authority on 1300 272 272, in New South Wales contact the Office of Fair Trading on 133 220, in the ACT contact the ACT Planning and Land Authority 02 6207 1923, in Victoria contact the Building Commission on 1300 360 380, in Tasmania contact Workplace Standards Tasmania on 1300 366 322, in South Australia Office of Consumer and Business Affairs 08 8204 9686, in Western Australia contact the Builders’ Registration Board 08 9476 1200 and in the Northern Territory contact the Building Practitioners Board 08 8999 8964. Maintaining pool water and equipment to the appropriate standards is as essential as safe food handling and hygiene in guests’ bathrooms; it only takes one incident to cause real health problems for your guests. But a pool maintained by appropriately trained, accredited or licensed people can only enhance your motel’s reputation, and bring continued benefits to your bottom line. n
AD V E R T OR I A L
duty of care
for hotel engineers
PoolWerx CEO John O’Brien said a minimum of two log books should be maintained by pool managers. “Pool managers should use one to detail the pool equipment in use, its age, specifications that support its capacity to do the job required, maintenance and part replacements, back washings and pool signage,” he said. “The second log book should detail every water test, the chemicals applied and any incidents. These could be someone slipping and hurting themselves, a complaint regarding swimmer behavior, glass containers found or used within the pool areas or even a pool party where the number of people (bather load) exceeds standard useage.” Alternatively, pool managers can opt to maintain their records via dedicated logging software. As part of PoolWerx’s service to commercial clients they are able to provide a specially designed software program to track and record all aspects of maintenance carried out on the pool area which simplifies producing legally-required reports.
LOG it or lose it. It is that simple. Any commercial pool manager who fails to keep a pool maintenance log book is taking a significant and unnecessary risk. Within the pool industry a degree of confusion regarding logging requirements remains because, although it is compulsory across Australia to maintain an accurate log book, few pool managers do this. Similarly, regulations can vary by state and local council and tend to change frequently. What is certain is that for all commercial pool managers their ‘duty of care’ is a legally- binding responsibility and an essential element of any duty of care defense is maintaining log books which record pool treatments, equipment maintenance and incidents. In the event of any incident log books are one of the first items investigating authorities will seek from the pool
manager. In most circumstances courts will regard the failure to maintain log books as evidence illustrating a lack of care. Despite good intentions most operators unwittingly risk fines, orders, shut downs and litigation by users injured or made ill if adequate and ‘best practice’ standards of care are not maintained and recorded. PoolWerx, Australasia’s largest pool and spa maintenance network with over 300 territories operation across Australia and New Zealand, has over 10 years experience working with hospitality clients and understands the challenges faced by hoteliers and commercial pool managers. PoolWerx technicians are recognised specialists who provide hotel and commercial property managers with a host of benefits including confidence, labour saving, cost-efficiency and powerful evidence of your commitment to your Duty of Care.
Mr O’Brien said there was an increasing trend for pool managers to create and update their own log books but to also have an authoritative third party test, inspect and review the premises on a weekly, fortnightly or monthly basis. “Despite the trend of having a third party act as an internal audit of the pool management quality, by far the best and most efficient solution is to have a qualified and expert third party manage the pool and provide the evidence of care. “Employing a third party to manage the pool takes a great deal of responsibility and worry off the commercial or strata manager.” O’Brien, however, said should this be the route taken by hotel engineers and considerations should include the following: •
the third party has its own powerful insurance including professional indemnity;
the operator providing assistance has state-of-the-art photometric water testing equipment. This is required under several state guidelines;
Hotel Engineer | Vol 14 No. 2 | 89
duty of care
for hotel engineers •
the operator providing assistance is up-to-date with national regulations;
and the operator providing assistance has certified qualifications from a Registered Training Organisation (RTO).
PoolWerx is supporting hotel engineers by offering complimentary pool inspection reports to ensure their managed properties’ pools are compliant with their state and industry regulations. PoolWerx is about more than just servicing pools, spas and conducting inspections. The company’s full range of offerings, coupled with a reputation as a leader in pool health and safety, means your properties benefit from the depth of PoolWerx’s experience, the expanse of an ever-growing franchise network and credibility associated with the brand. In addition to managing your log requirements your PoolWerx technician will work with you to formulate a pool management and crisis management plan, provide adequate formal training, install appropriate signage and ensure equipment is deemed suitable to circumstances and bather load. Call 1800 009 000 to speak to your PoolWerx representative today and book your pool inspection report session. n
Australian Institute of Hotel Engineering Inc.
Incorporated in Queensland 1989
code of ethics 1 The responsibility of Hotel Engineers for the welfare, health and safety of the community shall, at all times, come before their responsibility to sectional or private industry interests. 2 Hotel Engineers shall apply their skills and knowledge in the interest of their employers for whom they shall act, professionally, as faithful agents and trustees. 3 Hotel Engineers shall act so as to uphold and enhance the values of the Institute to the Hotel Industry and Consulting Engineers, Architects, Builders and Contractors engaged by the Industry. 4 Hotel Engineers shall give evidence, advice, express opinions or make statements in an objective and truthful manner and on the basis of adequate knowledge. 5 Hotel Engineers shall obtain other Professional Engineering advice, on behalf of their employers, when advice is required in areas beyond their competence. 6 Hotel Engineers shall continue their professional development throughout their careers and shall actively assist and encourage those under their direction to advance their knowledge and experience. 7 Hotel Engineers shall not directly or indirectly seek or receive any personal inducements on consideration for placement of orders for work or awarding of contracts on behalf of their employer. 8 Hotel Engineers shall set, review and evaluate performance against technical standards compatible with the objectives of their employer and to the overall benefit of the Hotel Industry.
Membership classification 1 Fellow – FAIHE A member of at least ten years standing who has made an outstanding contribution to the advancement of Hotel Engineering or this Institute may be advanced by Council to the grade of Fellow. 2 Honorary Fellow – Hon. FAIHE Any person who has rendered conspicuous service to the Industry, or any person prominently connected with, but not necessarily in the Industry, who may be approved by Council, shall be eligible as an Honorary Fellow. 3 Member – MAIHE A person of 23 or more years of age shall be eligible as a Member if the applicant holds a certificate, degree or diploma or other such qualification in Engineering approved by Council, and has at least 12 months experience in a responsible engineering position and shall be directly engaged in Hotel Engineering (as defined by Council). 4 Associate Member – Assoc. AIHE A person of 21 or more years of age shall be eligible as an Associate Member if the applicant holds a qualification in Engineering approved by Council and is directly engaged in Hotel Engineering and whose qualifications and/or experience do not in the opinion of Council entitle them to admission as a Member. 5 Student Member – Stud. AIHE A Student Member shall be a person of 17 or more years of age, who is attending an appropriate course of instruction at an Institution approved by Council. Upon obtaining the necessary academic qualification and subsequent work experience, the Student Member may make application to Council for reclassification as a Member. 6 Affiliate Member An Affiliate Member shall be a person of 21 or more years of age who is associated with the Hotel Industry and whose occupation, qualifications or experience do not in the opinion of Council entitle him/her to admission as a Member or Associate Member. 7 Corporate Member This grade of membership will entitle applicants endorsed by Council to be eligible for Corporate Membership, which will carry those rights and entitlements of Affiliate Members, with a maximum of five (5) members of the Corporation being eligible to attend monthly meetings. In addition, this membership will entitle the Corporation to receive all specialised material sourced and published by the Institute for the overall benefit of the Hotel Industry. All applicants’ Membership classification shall be determined by Council in accordance with the above guidelines.
Australian Institute of Hotel Engineering Inc.
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FEES Membership / Associate Membership
New Member AUD$120.00
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Aspen Pumps Launch New Condensate Pumps Economy Retail Refrigeration Pump Standing at a height of only 75mm, the new, ‘Low Profile’ ERRP from Aspen Pumps is a simple but very effective solution for the removal of condensate water from directly underneath refrigeration units. Ideal for individual refrigeration units with minimal space available underneath. Condensate water drains directly from the refrigerator during the auto defrost cycle into the 3.5Lt tank, which is then pumped away quickly via two filters to catch any debris. The design shares many ‘service engineer friendly’ features with the larger, established ERRP, including lightweight and easy-toclean plastic tank and covers, plus a push-in electrical plug and recessed handles at either end to enable easy installation and servicing. The unit can pump away up to 190 Lt/hr, with a maximum operating head of 21 metres. It uses a thermally protected 230V motor and features a high-level safety switch. This user-friendly pump will be hard to beat!
Mini Blanc – Air Conditioning Condensate Pump Aspen also announces latest addition to its global leading range of condensate removal pumps, the Mini Blanc. Designed to be fitted below the indoor unit, the Mini Blanc offers an extremely easy to install mini pump for all Hi Wall split air conditioners. More importantly it is very easy to maintain! Suitable for both commercial and domestic installations, the quick fit pump is simply screwed to the wall and connected using a push in electrical plug. Manufactured in the UK the Mini Blanc has a flow rate of 12 Lt/hr and a maximum operating head of 10m, it is suitable for indoors units up to 10kw. For more information on these new condensate pumps, contact Aspens Australian distributor:
Vol 14 No. 2 |
Pro Pipe Supplies Pty Ltd Phone 08 8268 8633 email@example.com or go to www.aspenpumps.com
Dynalite: Many hotels make ‘light’ work Leading lighting control and automation group, Dynalite, has drawn on its extensive expertise in the residential and hospitality sectors to secure contracts with four prestigious hotel projects in England. The installations--at the Rockliffe Hotel in County Durham, the Hilton Hotel in Liverpool, the Bridges Wharf Hotel in London, and the Berners Hotel in London--are expected to be completed by year-end 2009. Dynalite’s involvement in these hotel installations will span from the design phase through to commissioning. In each case, the company will supply an automated lighting solution comprising a range of Dynalite controllers, wall panels, touch-screens, interfaces, sensors, and software. At the heart of the Dynalite systems are the modular DIN rail-mountable DDMC802 multipurpose controllers. These support large quantities of small loads in hotel and highdensity residential applications. By providing the ability to use load-specific modules-whether for luminaire dimming or automation of blinds, curtains or fans--there’s a huge reduction in the waste caused by unused channels in conventional control approaches. This makes them ideally suited to meet the growing trend for advanced levels of lighting and automation control in hotel guest rooms. The new lighting control systems at each of the four hotels will provide lighting for all major hotel areas, and will encompass energysaving technologies. For the Rockliffe and Berners hotels, the projects will further include landscaping and exterior illumination. Hotel guest comfort will be assured by the inclusion of individual room controls and user-friendly integration with third-party systems, such as audio-visual systems. According to Managing Director Dynalite Europe, Paul Wilmshurst, these projects consolidate Dynalite’s position as a leading manufacturer and supplier of sophisticated lighting solutions to the hotel industry. “Dynalite’s involvement in the design stage of
such projects has Bridges Wharf Hotel will been extremely feature a sophisticated rewarding. It lighting control solution allows the hotels from Dynalite. to take full advantage of the functionality of our lighting solutions,” he said. “Ultimately, these benefits will be enjoyed by the hotel guests. Even small design improvements incorporated early in the design process will have enormous impacts on occupant comfort and enjoyment for years to come.” These installations will set the standards for hotel lighting control and automation systems. In some instances, control systems for physically separate buildings will be integrated into a single managed network. These integrated systems will also incorporate third-party systems, and will demonstrate how innovative design, coupled with versatile equipment can deliver sophisticated lighting solutions. The Dynalite lighting control solution will allow further integration with other systems, while the modularity of the system components will permit changes and upgrades as they are required in the future. “Hotel operators and guests alike will enjoy the easy-to-use functionality of the Dynalite lighting control systems,” said Wilmshurst. “Dynalite aims to ensure that lighting design is not limited by the system or component capabilities--only by the imagination.”
Onity™ Secures Asia Pacific’s First Pullman by Accor at Sydney Olympic Park With the opening of the 212-room Pullman at Sydney Olympic Park, Sydney’s only new 5-star hotel to open this decade and western Sydney’s first 5-star hotel, Onity has completed the electronic locking solution for the Accor properties at Sydney Olympic Park. The Pullman selected the ADVANCE by Onity electronic locking system with custom handles to complement its contemporary design
security technology continues to advance, upgrades and retrofits are both simple and affordable. At Sydney Olympic Park, Onity was also selected to provide the locking solution for the Formula 1, which chose the Onity HT24 Magnetic Stripe to secure both its guest room doors and car park access control system. In early 2008, Onity upgraded the electronic locks at the Novotel and IBIS Sydney Olympic Park to the traditional Onity HT24 Magnetic Stripe lock. For additional information, please contact Justin Chambers at +61 2 9316 0900, or visit www.onity.com.
Features: • Equipped with OSRAM QUICKTRONIC electronic ballast offering up to 25% energy saving. • Complete with OSRAM LUMILUX XXT T8 lamps with extra long life of 75,000 hours. • Robust IP65 housing and cover made from high grade polycarbonate. • 5 year warranty on fitting, lamp and components. • Installation friendly, stainless steel clips and mounting brackets for better endurance • Available in 1 x36W, 2 x36W, 1 x58W and 2 x58W versions. Applications:
New NEPTUNE FIT & FORGET electronic weatherproof T8 batten series and décor. Onity, one of the world’s leading providers of electronic locking solutions, is part of UTC Fire & Security, a unit of United Technologies Corp. (NYSE:UTX). ADVANCE by Onity is an electronic locking solution that offers a wide range of flexibility in both aesthetic design and operational features. The newly developed electronic lock features a unique, modular, two-piece design that minimizes hardware on the guestroom door. The ADVANCE solution offers dual and MIFARE® upgradeable technology, so as
The NEW NEPTUNE FIT & FORGET series by OSRAM meets the highest demands in weatherproof fluorescent lighting applications. With its sophisticated design and unique features the NEPTUNE FIT & FORGET battens guarantee to impress.
Ideal for most outdoor applications such as car parks, industrial applications, under eave lighting, building sites and walk ways. For more information on the NEPTUNE Fit and Forget electronic weatherproof T8 Batten series please visit www.osram.com.au OSRAM’s new NEPTUNE Fit and Forget electronic weatherproof T8 batten series.
With a lamp life of up to 75,000 hours, the OSRAM LUMILUX XXT lamp provides maximum reliability and reduces maintenance which complements the robust quality fitting. With 5 years warranty on the fitting, lamp and components you can literally fit and forget...
Limited laundry space? The new Washer Dryer from Electrolux is the answer Introducing the new washer/dryer from Electrolux Laundry Systems, one machine, three applications, saves time, money and space in the laundry. This revolutionary new machine is designed for maximum efficiency with an average load washed and dried in around 75 minutes. Whether being utilised for Valet, staff uniforms or guest laundry these units dramatically save on the space normally required to run two free-standing machines. If the machines are utilised for Guest Laundry they can be specified with coin and voice guidance for easy
operator instruction, and there is no need for guests to wait around for the wash to finish and load the dryer. Available in two sizes 13kg or 24kg the new washer/ dryer from Electrolux Laundry Systems can do a wash and dry, wash only or dry only, which saves time, space and money. For more information contact sales@ electroluxlaundry.com.au or call 1300 550 546 Australia wide.
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Smartfridge are Compressor Type models which are uniquely designed for hotels. They have a quick cool feature; they can be switched off at night for quietness, but they will automatically switch on again when the temp reaches 13ºC.
SPDD Nozzle Plate Filters Waterco is proud to release a new line of hydraulic efficient commercial filters. Micron SPDD filters are fitted with a plate and nozzle system, which ensures uniform flow for both filtering and backwashing, ensuring maximum performance through the media bed. The nozzle plate system also allows the introduction of pressurised air directly into the bottom of the filter media. Uniform introduction of air and water through the nozzle plate provides vigorous agitation and filter media bed expansion required for an effective air/water backwash leading to reduced backwashing times and reduced volumes of water. Save up to 25% of backwash water.
Hydro 5000 Cast Iron Pump Composite Lock Ring, Lid and Strainer Basket Waterco has replaced its Hydyr5000 Cast Iron Pump’s lid and strainer basket with a composite strainer basket, lock ring and lid. This advancement decreases the overall weight of the pump by approximately 10kg, but more importantly enables an instant view of the strainer basket, which was not possible via a cast iron lid. The new lock ring incorporates easy grip handles, requiring no tools for simple removal and replacement of the polycarbonate lid. Waterco’s next step is the total substitution of the strainer basket housing with composite material, which would result in significant weight reduction and improved corrosion resistance. Hydro5000 Cast Iron Pump is a high performance, self-priming cast iron pump, designed for aquatic facilities, water parks and large commercial swimming pools. Hydro5000 is available from 4kW to 11kW and is capable of flow rates up to 2250 litres per minute.
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units are dead quiet with no moving parts and are excellent for the hospitality industry.
For further information please call 0414 891716 or contact firstname.lastname@example.org or www.minbar.ch and select the Asia site. Minibar Systems has always been the innovator of the minibar industry. With more than 20 years of experience in automation, their engineers and designers had a vision to create the world’s most technologically advanced minibar. We are proud to present SMARTCUBE, the new cutting-edge automated minibar that combines state-of-the-art technology, powerful software, and high-end design to drive in-room retail and minibar profits for hotels. Launch of SMARTCUBE in Australia is scheduled shortly. Smartcube is a minibar that can be used in three ways. Firstly, as a traditional stand alone unit but with the option of an LED light to show the minibar has been opened. Secondly, as a semi automatic unit that can have its history downloaded onto a PDA in the room. And then, the fully automated unit connected to the hotel front office which immediately registers sales and stockholding. The attractive design and options make it a package second to none. Minibar Systems was founded in the early 1970’s and has become one of the world’s leading hospitality companies with offices in Europe, North America and Asia. Minibar Systems have installed well over 1,000,000 minibars worldwide in thousands of hotels. Customers include the industry’s most recognized hotel chains and ownership groups as well as many independent hotels, resorts and casinos. Besides the Smartcube, Minibar Systems has a wide range of minibars for hotels, motels and resorts. These include the Adsorption Type ranges, ‘Primo’ and ‘Den’ which offer sizes from 30 to 60 litres with glass door options as well. All have auto defrost, optional locks and lights, and reverse handing of doors. Adsorption Type
HOW TO SAVE A MARRIAGE Thermoscan® Inspection Services can save a marriage! Consider this scenario. It’s Friday afternoon and the Hotel Engineering Manager is due home at 5:30pm this evening for a romantic anniversary dinner at a swish restaurant. Unfortunately at 4:55pm, just before he leaves, the main switch on the Hotel Main Switchboard fails stopping the Hotel dead. That is really bad. Moreover, this Friday evening the Hotel is hosting a Gala award presentation for the local business community. Not to mention the occupancy is at 100% for the long weekend. Because of his position our Hotel Engineering Manager has to remain on site to organise and supervise the repairs and restoration of the hotel’s operations. Can you imagine the consternation at home when he phones home to say he will be delayed. There is a strong possibility that had a regular Thermoscan® inspection regime of his plant and facilities the potential failure may have been discovered and repaired, averting this catastrophic failure. Our Hotel Engineering Manager could then have attended his romantic anniversary dinner and happiness would have prevailed.
BRISBANE P 61 7 3878 1444 F 61 7 3378 0908 E email@example.com SYDNEY P 02 9824 5103 F 02 9824 5108 E firstname.lastname@example.org MELBOURNE P 1300 132 517 F 1300 132 518 E email@example.com