Hotel Engineer Volume 21 Number 3

THE

HOTEL ENGINEER OFFICIAL PUBLICATION OF THE AUSTRALIAN INSTITUTE OF HOTEL ENGINEERING

PP 319986/101

Volume 21 Number 3 October 2016

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PUBLISHERS

The Hotel Engineer The Official Publication of the Australian Institute of Hotel Engineering

LETTER

W

elcome to the final edition of Hotel Engineer for this year. When I think of 2016, some of the memorable moments that come to mind include Brexit, the Rio Olympics, and the under-‘Dogs’ winning the most unlikely of AFL crowns. As we look ahead to next year, the team here at Hotel Engineer hope to keep you up to date with the latest happenings and knowledge as the industry evolves. Thank you for letting us inform you and entertain you throughout these pages.

In this edition, we bring you stories and pictures from the very successful AIHE bi-annual conference held on the Gold Coast.

We cover the key trade talks presented to audiences, as well as an insight into the future direction of the industry. Included within are Jenny Campbell from Encycle Consulting and Mark Sheppard from Pest Education Services and Training. We will feature more presentations in the coming issues.

We then turn our focus to younger travellers – ‘Millennials’ or ‘Generation Y’ who are reaching the age for frequent, corporate travel. As this market expands, it pays for hotels to understand what this group expects. As the first generation born into a digital world, the demand for reliable, affordable and accessible technology is increasing. Likewise, some preferences of earlier generations are no longer consistent with younger guests.

Our writer Brendon Granger from Technology 4 Hotels discusses ways to capitalise on this growing market.

Finally, I’d like to thank our regular contributors who take the time to write for us. In particular, Shannon Roger of Airepure whom provides us excellent articles on air quality and filtration, while Derek Hendry is our building codes and regulations expert. All of our contributors have an abundance of knowledge, and we are privileged to have them share it.

We welcome the return of Scott Harris from WorkforceResilience. Scott has had more than 25 years of experience in law enforcement and has spoken at previous AIHE Chapter meetings. Scott tells us about ways of reducing the cost of incidents that risk disrupting your business. While it’s not possible to eliminate all elements of risk, Scott looks at ways to manage their impact and reduce the likelihood of something going wrong.

Looking forward to bringing you more in 2017!

ADBOURNE PUBLISHING 18/69 Acacia Road Ferntree Gully, VIC 3156 PO Box 735, Belgrave, VIC 3160 www.adbourne.com

PRODUCTION Emily Wallis T: (03) 9758 1436 E: production@adbourne.com

SUBSCRIPTIONS Enquiries: (03) 9758 1431 Fax: (03) 9758 1432 Email: admin@adbourne.com

ADVERTISING Melbourne: Neil Muir T: (03) 9758 1433 F: (03) 9758 1432 E: neil@adbourne.com Adelaide: Robert Spowart T: 0488 390 039 E: robert@adbourne.com

Regards Neil Muir

ADMINISTRATION Tarnia Hiosan T: (03) 9758 1431 E: admin@adbourne.com

AIHE STATE PRESIDENTS Paul Truman, QLD (Interim) E: pault@watermarkhotelgc.com.au Anura Yapa, NSW E: Anura.Yapa@shangri-la.com David Zammit,VIC E: david.zammit@hyatt.com Tony Fioraso, WA E: tony.fioraso@burswood.com.au

Adbourne Publishing cannot ensure that the advertisers appearing in The Hotel Engineer comply absolutely with the Trades Practices Act and other consumer legislation.

The responsibility is therefore on the person, company or advertising agency submitting the advertisement(s) for publication.

Adbourne Publishing reserves the right to refuse any advertisement without stating the reason. No responsibility is accepted for incorrect information contained in advertisements or editorial.The editor reserves the right to edit, abridge or otherwise alter articles for publication.

All original material produced in this magazine remains the property of the publisher and cannot be reproduced without authority. The views of the contributors and all submitted editorial are the author’s views and are not necessarily those of the publisher.

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CONTENTS 26

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AIHE State news

11 How are Millennials impacting hotel technology?

14 Food, too good to waste 17 The next generation guest is here 22 Active shooter incidents 26 Pest management in the hospitality industry 29 Wish you were here 32 Fan system replacements in Fan Coil Units (FCU) to improve energy 35 Planning for facility management during a build 38 Odour control for back of house areas in hotels

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42 AIHE Conference 2016 46 Thinking about your energy costs and supply future?

Does BIM have a role in the Internet of Things?

49 51 Trigger points for forced hotel building upgrades 54 AHA National Award for Excellence 56 Network tariff changes & power factor correction Safety in design 58 63 LED buyers guide 72 So you think you can recycle... At work?

75 Living and working in clean air as nature intended 76 SBack of house October 2016 82 News

THE

HOTEL ENGINEER

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Front cover shows: Pullman Sydney Airport Hotel

OFFICIAL PUBLICATION OF THE AUSTRALIAN INSTITUTE OF HOTEL ENGINEERING

PP 319986/101

Volume 21 Number 3 October 2016

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AIHE STATE

NEWS VICTORIA With spring in the air and the start of day light savings in Victoria, what better time to be in our fabulous city. As the exciting 2016 AFL season has drawn to a close, we congratulate the Bulldogs on their amazing win, what a game and victory for both the fans of the club and Melbourne. So we move from football to horse racing, as we welcome in the spring racing carnival, hosting another event that will stop our nation in the coming weeks.

On the chapter front, we did not host a meeting in the month of August, as our intention was to have representation on the Gold Coast at our Update Conference. I must say that I was very pleased with the support and participation from our Melbourne hotels. With Sofitel, Crown, Stamford Plaza, Amora Hotel Suites, The Downtowner, RACV Club Healesville Park & Grand Hyatt Melbourne all attending.

Thank you to our corporate sponsors for their attendance and support, being Woodlands Commercial, NCE, My smart CTI & Workplace access and safety.

There was no doubt that this conference was one of the best hosted, providing an informative line up of guest presenters, a variety of vendors hosting booths and a great mix of hotel engineers and corporates. QT Hotel has always been a happening venue for our conferences, and did not disappoint on this occasion. We should all take pride in our industry

and representation of the institute. The creation of our chapters over the many years has allowed us to network across the country forging closer ties between engineers and our suppliers, not to mention our credibility within our communities. Well done Mr Neil Weenink, a great vision to have all those years ago.

September had us gather at the Sofitel Melbourne hosted

by Chief engineer Anton Van den brink. The exclusive use of Sofitel’s level 35 board room was the talk of the night, complemented by the amazing F&B spread that Sofitel do so well. Our annual round table meeting took place on that occasion, providing a forum for our members to exchange ideas, discuss matters of interest and concern, talk about future meeting plans and provide an excellent environment to network over a drink, whilst taking in the view. I am always grateful to be able to host this meeting, as it is a true reflection of what our chapter represents, not only professionally, but the many forged friendships that make up our business community.

Communication will be forthcoming in regards to our October and November meetings, but please update your diaries and save the date, December 6th for our AGM and Christmas cocktails. The committee will look forward to welcoming our members and their partners to this annual event, this year to be held at Sofitel Melbourne.

Regards David Zammit President AIHE Victoria Chapter

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WESTERN AUSTRALIA Greetings from the WA Chapter.

All positions within the WA Chapter were declared open as we held our AGM at the Mecure Hotel in July.

All nominations had to be sent to the secretary for confidentiality and forms had been circulating to all the members for over a month. After final acceptances the committee was voted in as follows: President Treasurer Secretary Meetings Coordinator Social Coordinators

– Tony Fioraso – Viran Yapa – Lee Binstead – John Rodden – Doug Stemp – Barry Haydinger

Congratulations to all the committee members and I look forward to working with you to continue making the WA Chapter successful.

In August over 20 members from Western Australia attended our Bi-Annual conference in Queensland. For me it was our most successful conference ever, why because over 50 Hotel Engineers attended which is a testament to all the Chapters.

As Presidents of our Chapters we all agreed to set a target of at least 50 Hotel Engineers and we agreed that we would sponsor as

many as we could to ensure those that could not gain approvals from there properties would not be disadvantaged. We achieved this with over 20 Engineers sponsored through each state to attend, this itself is what the institute is about. Many thanks again to Bev Allen and Paul Truman and the whole of the QLD team that put this event together.

Also a huge thank you to all of our sponsors and guest speakers because without your support these events don't happen.

WA would like to personally thank Jenny Campbell and Mark Sheppard for there contribution/presentations on behalf of the Western Australian Chapter.

Our next site visit is in October where we go to the Maritime Museum in Fremantle which looks to be a very interesting visit before we swing into Christmas mode. Unfortunately for WA but a positive for NSW our treasurer Viran Yapa was successful in securing a role in IHG in Sydney. From all of us here in WA we wish Viran the very best in his new venture and he will be sorely missed.

On a positive Mark McCarthy has accepted the role of treasurerMark is the Maintenance Manager at the Perth Convention Centre. We thank you Mark for stepping in on such short notice.

On closing I hope everyone enjoyed the conference as much as we did and we look forward to working towards 2018 for the next one.

Many thanks Tony Fioraso President – AIHE Western Australia

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NEW SOUTH WALES Warm Greetings from the NSW Chapter.

Spring is in the air and it has livened up the streets of Sydney. Though we are in mid spring we are experiencing wildly fluctuating weather, is this due to the climate change we all talk about? Something is changing, something we all need to think about for the future…

This update being the last one for the year 2016, it is safe to say that our engineers are looking forward to a well-deserved break with Christmas and New Year near approaching.

After the 2014 Update Conference I professed that the 25th Annual Update Conference was the best I have ever attended but I must say that 26th Update Conference was beyond expectation. I am pleased to see that we are growing day by day.

Thank you for the help of our Queensland duo, Paul Truman and Bev Allen along with our other state presidents Tony Fioraso and David Zammit for making this a truly successful event.

Your dedication to the institute and its work is undeniable.

From the NSW chapter, eight of our dedicated hotel engineers were sponsored to attend the full two day event in the Gold Coast with expenses paid fully or partially. This opportunity was offered to encourage our members’ attendance and their involvement with the institute. Benjamin Pozhuvelil, the senior financial controller of Accor Hotels and Leigh Robertson the General Manager (Commercial) of Healthy Buildings International Pty Ltd, presented on budgets and financial management for hotels and air quality management respectively.

Personally, I would also like to thank our two guest speakers, who represented NSW chapter, for their presentations and their support at the event. Overall it was great to see such a strong presence for NSW. A few comments from our members: “I enjoyed the vendors area and the technology on display. It is nice to have the latest innovations presented to us so we may choose what is appropriate for our properties. I also feel there was good value in the seminars. The selection covered a large number of topics and I was happy to see the results of the interactions on one of my younger staff. He was surprised at the different fields of knowledge hotel engineers have to master. I reflected on this myself and realised it was one of the reasons I was so happy in this job. I enjoy the variety of situations we encounter daily.

Out of the different presenters I particularly enjoyed the talk on pest control. Not that the presentation was better than the others (they were all good) but it is a subject I don't think of regularly. The points rased were valid and useful. It definitely made me think about my own operation and how to optimise this service to deliver better results. Overall I feel that my time was well spent at the conference and I recommend attending.”

Cyril Uboldi

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"Having now attended 3 x bi-annual update conferences I thought that the 2016 event was the best one ever. The quality of the presentations was excellent. The food was amazing and the dinners (Mexican and Formal Dinner) were both fantastic. The Queensland chapter do an amazing job and really need to be congratulated on an amazing event."

Brendon Granger It was an honour for me to present a special gift during the gala dinner to Mr. Neil Weenink the founder of the Institute for his services to the industry.

For the month of June, the Intercontinental Hotel Sydney sponsored our monthly meeting. Andy Goonesekera welcomed the gathering with a brief discussion on hotel engineering. Then our members were addressed by Wade Russell (ACT/QLD State Manager at Prensa Pty Ltd) on risk management within the hotel industry. Wade’s knowledge and experience regarding the issue was a great topic for our engineers.

Our most recent meeting was held at the Four Seasons Hotel Sydney. It was a delightful evening with many familiar faces.

The presentation was by Lyn Wicks the commercial development executive of Poolwerx, discussing swimming pool & spa water treatments with the latest technology.

A committee meeting was held at the ‘Blue Bar on 36’ in Shangri-la. The next meeting has been planned to be a ‘mini trade show’ at Radisson Blue hotel. The NSW chapter annual general meeting and also the next State President’s meeting will be in November at the Shangri-la hotel in Sydney. The chapter Christmas party will be a harbour cruise and it is in the process of being organised by the committee.

During our last meeting at Four Seasons hotel we presented membership certificates to newly joined members. Tun Tun Lwin of Shangri-la hotel, Bill Liu from the Office of Environmental and Heritage NSW and Mark Cheadle from Disc Electrical received the membership certificates.

Members were encouraged to bring forward ideas, systems and results based on their knowledge and experience. I would like to thank Cyril Uboldi the director of engineering and Mr. Rudolf Van Dijk the general manager of Four Seasons for their hospitality. We were spoilt with a delicious range of canapés and refreshments and the night was thoroughly enjoyed by all.

I am very pleased with the NSW Chapter’s current position and am excited for a strong finish for the year. In closing, I would like to thank the hotel general managers who have recognised and understand the value of hotel engineers within the industry.

Your endless support through sponsorship has contributed to the success of our chapter. Finally, thank you is in order for the NSW committee members, corporate members and all hotel engineers for your continuing support.

Best Regards Anura Yapa JP President – AIHE NSW chapter

QUEENSLAND Greeting from Queensland, As I write this from my desk here at the Palazzo Versace on the Gold Coast, I would like to take this opportunity to thank the Institute for asking me to take over the reins as the QLD President for the AIHE. I accept the position honourably and look forward to working with the Institute through to next year.

I also take this opportunity to send a huge thank you to Paul Truman who has departed as the QLD President and the Chief Engineer of the Watermark Hotel on the Gold Coast to head to New Zealand to open up a B&B with his wife.

We thank Paul for his dedication to not just the Institute but also hotel engineering. He is a truly valued member of the industry. I have big shoes to fill!!

The AIHE conference which was held in August at the QT hotel was, once again, a very successful one. On behalf of all who attended, I would like to thank all of the Institute organisers, speakers and businesses who dedicated a lot of their time to bring this conference together.

The next QLD quarterly meeting will be held at the Watermark Hotel on Tuesday 11th October at 5:30pm.

A very fitting venue at this time as this was Paul Truman’s last hotel he managed here in Oz. It should be a very worthwhile event with our guest speakers being NCH who will be discussing “Process Water and Drain Systems Management” with refreshments and nibbles afterwards.

Another one for the diary is the annual Christmas dinner function which at this point is pencilled in for the 3rd December at Vie Restaurant & Bar at the Palazzo Versace on Main Beach, Gold Coast with beautiful views of the Broadwater. Vie has some amazing chefs and I am sure they will tantalise our taste buds with some amazing food.

It should be a wonderful night and I encourage all to attend.

Stay tuned for more details of the evening.

The Presidents meeting will be held in December in Sydney, a wonderful chance for me to meet my opposite numbers from other states.

Have a wonderful Spring and all the best.

Kind regards, Geoff Hill Chief Engineer

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HOW ARE MILLENNIALS IMPACTING HOTEL TECHNOLOGY?

M

illennials – also known as Generation Y – are the generation of travellers born between 1980 and 1995. Millennials were the first generation to be born into the digital world; they’ve grown up in an age where technology is an everyday part of life and regular travel is very accessible. This has created a wave of so-called savvy travellers, who look for unique value in their travel destinations at an affordable price.

MILLENNIALS ARE YOUR FUTURE GUESTS, NOW! It’s no secret that millennials are your future guests. As Gen X and Baby Boomers age, it is inevitable that many of your guests in the future will belong to the millennial generation.

According to research from Cornell Center for Hospitality Research, 50% of all travellers to the USA will be millennials by 2025. However this doesn’t mean that you should be waiting 10 years to implement new and relevant hotel technology. In fact, as of 2013, millennials outnumbered baby boomers 79M to 76M, and as the boomers continue to age, that gap will continue to widen.

International brands have already jumped onto the hotel technology bandwagon, with Starwood’s W brand embracing the millennial guest by incorporating technology and millennial-friendly design into their hotels early on.

BRENDON GRANGER DIRECTOR, TECHNOLOGY4HOTELS

And while it may seem like a big investment in technology just to cater to these seemingly fickle travellers, millennials guests also come with some serious benefits.

A main benefit being their desire, and ability, to share their experiences with friends and family before, during and after their visit. You might say Word of mouth has become word of mouse.

WHAT MILLENNIALS WANT As a general rule, millennial travellers aren’t looking for the same ‘cookie-cutter’ experiences from their hotel stay. In fact the biggest reason millennials cite for travel is wanting to gain new and unique experiences.

Many hotel brands have already developed a millennial-friendly image by responding to this trend and actively shying away from the standardised image. A prime example is the trendy boutique hotel group, Citizen M, which have properties in Amsterdam, Glasgow, London, New York, Paris and Rotterdam. Their brand denounces nowdefunct amenities such as trouser presses, bellboys and, in their words, “stupid pillow chocolates”. Even as a chain, Citizen M works to give millennial travellers what they’re really looking for – a unique local experience.

A CONSTANT DEMAND FOR HOTEL TECHNOLOGY In lieu of luxurious four-poster beds or decorative pillows and throws, millennials are demanding more and better technology in order for their hotel stay to be a good one. In fact, according to

data from Statista, complimentary WiFi still tops the list of requirements from both business and leisure travellers.

The millennial traveller is keen to use technology to make their lives easier and their travel experience more seamless. This includes checking in at hotels, paying their restaurant and bar bills as well as looking up places to eat, shop and visit. Millennial guests are both self-sufficient and tech-savvy travellers who are comfortable using apps and mobile websites; making it all the more important for hotels to embrace these platforms in order to build better relationships with their millennial guests.

Without a doubt the main type of hotel technology that is being influenced by millennial travellers is mobile technology.

Smartphones and tablets have long surpassed the superfluous status that they once held and are an integral part of most people’s lives – especially a millennial’s.

MOBILE DEVICES ARE THE KEY Since becoming inextricably linked to their mobile devices, millennials depend on them in order to handle almost every aspect of their lives – everything from office work to dating – including travel.

Mobile devices play a significant role during each stage of the travel experience as millennial travellers use their smartphones and tablets to research hotels and book rooms online, navigate and explore new areas and post reviews and share their experiences online.

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EXTENDED CUSTOMER SERVICE For a millennial personalised service doesn’t actually have to involve a person.

The access new hotel technology gives to millennials means that customer services begins long before your guests set foot in your hotel, and extends to long after they’ve checked out. This could be in the form of a mobile app that lets guest choose exactly what type of room they want to book, and allows them the option to check-in online and use their smartphones as their room key. It could also mean being able to answer questions about bookings in advance via email, Skype, Twitter or Facebook, or providing video tours of your hotel or resort on YouTube.

Since technology provides you with so many ways to connect with millennial guests before they even book a room, it has become vital to stay active on all the social media platforms 24 x 7 as in-house millennials may now communicate their immediate needs to the hotel they are staying at via such channels. By the same rights, guests will post photos, videos and reviews of their stay and – given the right incentive – use technology as a means of gaining extra value through loyalty programmes.

LOYALTY Whilst millennial guests have a reputation as being picky and frugal, their loyalty can easily be gained as long as you offer

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the right incentives. Millennial guests on the whole are less interested in accruing loyalty points over time, but instead are much more interested in loyalty benefits they can reap straightaway.

Technology such as online check-in and smartphone room keys are only available to those guests who sign up to the respective hotel loyalty programmes, thereby giving the millennial guest real value straightaway and the hotel receives valuable customer marketing information in return.

PERSONALISED EXPERIENCES Millennials tend to have had a fair amount of experience with travel, and as such are looking for something unique in every trip they take. The ability to personalise trips is something that is very appealing to this ever-growing market, and hotel technology is one of the many ways to provide this.

It could be in the form of a 24-hour concierge like Hyatt’s E-Concierge, or a 24-hour Twitter presence that responds to inquiries at any time of the day in any time-zone. Hotel technology such as being able to personalise your room settings, in-room entertainment and even your hotel rewards schemes is likely to appeal to a millennial traveller.

Hotels need to create an experience that’s personal enough to make the guest feel special without appearing to try too hard.

Striking that delicate balance between being personalised and attentive without

restricting a millennial’s freedom is a sure-fire way to attract millennial guests.

WHAT ABOUT GENERATION Z? After the hospitality industry is done adapting to millennials, you can be sure that trends will change again when the next generation of traveller comes of age. Generation Z will be even more technologically savvy – earning the nickname of digital natives – learning how to swipe open a smartphone before they can even walk. So getting a hotel prepared with technology would seem to be a sensible long-term investment towards the generations to come.

AUTHOR/BIO With a great passion for all things hotels, but in particular technology and a desire to help others his role as director at Technology4Hotels allows him to do both.

Brendon has worked with hundreds of hotels to help them with their in-room technology. In the last few years he has helped them to increase guest satisfaction, strengthen guest loyalty and encourage repeat bookings as well as win awards such as the best business hotel, best city hotel, best upscale hotel and best luxury hotel in Australasia.

Always going the extra mile, Brendon began his hospitality career over twenty five years ago working in 5 star hotels whilst completing his Bachelor of Business in Hotel Management. He has held various management positions within 5 star hotels, worked as a consultant in both hotel feasibility and technology and has an extensive background in hotel technology.

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FOOD, TOO GOOD TO WASTE DR ANNE-MARIE BREMNER I DIRECTOR – ENCYCLE CONSULTING

Food waste is the single largest portion of the waste thrown away from the hospitality sector.

Recent studies have shown that the Accommodation and Food Services industries generate over a million tonnes of food each year but recover less than 8% of it.

ENVIRONMENTAL IMPACTS

• Water (used in food preparation)

ood in landfill is far from benign.

As food decomposes in the absence of air it produces liquid leachate and methane gas, which both significantly impact the natural environment, contributing to climate change and freshwater pollution.

• Labour (kitchen staff, loading dock staff, stewards, cleaners)

F

COSTS AND OPERATIONAL IMPACTS The costs to hotels and restaurants of food waste disposal is only a fraction of the total costs to the business.

A study by WRAP in the UK found that on average, food waste costs restaurants the equivalent of about $2 for every meal they serve. The costs are related to the purchase and management of food that is bought, stored, possibly prepared and then not eaten, including: • Food purchase • Energy (for preparation and storage)

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• Transport (delivery of food supplies) • Administration (invoicing, stock taking etc.)

• Waste management (disposal costs, bin bags etc.) Disposal is only about 10% of the total costs of food waste Other benefits to businesses of managing food waste separately to general waste include reducing vermin/pests and minimising the number of bins containing heavy, odorous material that is difficult and smelly to move round the building and to store.

THE HIERARCHY OF PREFERRED OPTIONS There are a range of ways we can tackle food waste in our businesses, the Food Waste Hierarchy presents the preferred options in terms of environmental benefit.

The opportunities for food service businesses can follow the food waste hierarchy with huge benefits to their business and wider society from first reducing waste, then feeding people.

THE RIGHT APPROACH TO TACKLING FOOD WASTE More and more businesses are starting to tackle segregation of food waste for treating either off site (at a commercial composter) or on site using machines to dehydrate, macerate or compost food which saves on disposal costs and can

impact on their operations by ‘cleaning up’ the general waste stream.

When deciding the right approach for your business, the main factors to consider are: • Quantity of food waste • Cost-benefit (payback period and other benefits/disadvantages) • Space requirements • Services: power, gas, water, sewer • Solution for the end product (landscaping uses or removal from site) There are a range of technologies and services available to suit nearly every different scenario. When implementing a food waste management approach, a factor to consider is the human element.

The new systems for food waste will only work if your staff know why the change is happening and are clear about what they need to do. Encycle’s experience of working with staff in kitchens and back of house areas is that there is generally an intuitive understanding of the sense in not wasting good food. Having supportive staff is a good starting point, but they need to understand the background and how they need to play their part. The communication process is about engaging with staff and making sure that the new processes operate effectively for everyone.

to improve overall recycling and demonstrate leadership in sustainability.

Given that as with most food service businesses, food is roughly half the waste stream (by weight) it makes sense to take it seriously.

The Hyatt and Encycle worked with the staff to ensure that everyone understood why they were separating food waste and where it was going. The response from the staff was remarkable. The banqueting staff discussed how much they hated throwing away food at the end of an event and were pleased that it wasn’t just going to landfill any more. Encycle worked with the service provider to get the background information right for the training sessions. When the food bins were implemented, the service provider collecting the material was pleasantly surprised at how ‘clean’ the waste stream was. Plastic packaging or other non-food materials in food bins can be a major headache for a lot of food treatment facilities. Plastic and other contaminants are hard to remove and impact on the quality of the compost product.

The reduction in general waste to landfill from the Hyatt was substantial enough

to justify removing the waste compactor from the loading dock and transitioning to smaller bins which were cheaper and easier to manage.

OTHER BENEFITS Hotels and restaurants can implement their own food waste management strategies, which could include one or a combination of reduction, sending it to a food share organisation or segregation to divert from landfill. There are often other surprising side-effects from managing food waste better. Some common observations include: fewer odour issues in the bin store and loading dock area, reduced pest management requirements, better staff engagement generally (people are more likely to be proud to work for responsible organisations), marketing opportunities and a better general staff awareness of waste, recycling and behaving less ‘wastefully’.

When some fundamental elements of the hospitality sector are the value of good food, staff time, cost effectiveness and running a clean, efficient operation, can you afford not to tackle food waste?

CASE STUDY: HYATT REGENCY PERTH At the Hyatt Regency Perth, Encycle provided a short study of their in-house waste systems confirming that tackling food waste was a good opportunity

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phone 08 9444 7668

www.encycle.com.au

info@encycle.com.au

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HOW CAN SMART TECHNOLOGY HELP HOTEL OWNERS MEET RISING EXPECTATIONS WHILE REDUCING COSTS? JOE ESSEX I BUSINESS TECHNOLOGY ADVISOR – HOTELS & ENTERTAINMENT

Australia’s hotel industry has enjoyed significant growth over the last five years, driven by a rise in overseas visitors from Asia-Pacific countries such as China, coupled by increased domestic business travel. The good news is this upward trend is set to continue, according to the 2016 hotel market report from Deloitte, with room nights sold projected to add 3.0 per cent p.a. to industry revenue over the next three years and outpace supply growth.

D

espite a positive outlook, hotel managers around the country will be hesitant to crack open the mini bar just yet. In fact, they face mounting pressures on all fronts.

The next generation guest has arrived. And their expectations are high.

The proliferation of smart devices now offers speedy access to the worlds’ information from our fingers tips. While hotels

have been slow off the mark to respond to this technology revolution, guests travelling for either business or pleasure are demanding this sort of connectivity as standard.

Online review sites now a central part in any next generation guest’s booking process. Hotel managers are under pressure to deliver a consistently ‘above and beyond’ service for every customer, else lose out to the competition. And the competition is no longer limited to other hotels. With the rising popularity

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of self-service apartments and sharing economy alternatives, hotel owners need to increasingly differentiate their offer – providing home from home comforts, while also offering competitive pricing.

Changes at a global level have thrown up new challenges for hotel managers in recent years. Energy costs are rising and sustainability is now firmly on the agenda. As well as meeting stringent emissions targets, hotels have to demonstrate ecofriendly credentials to attract prospective guests. And the focus on security has escalated. Hotels need to be prepared for a security breach in whatever form it may take.

With increasing costs & environmental responsibilities, heightened security risks and evolving technology, hotels owners are faced with a seemingly catch-22 situation: deliver more, with less.

Fortunately, the applications of smart technology, such as the phone in your hand, extend beyond personal use. From enhancing the guest room experience while minimising energy wastage, to optimising a property’s performance on every level, smart technology will go a long way to meeting the needs of the next generation guest.

THE PERFECT GUESTROOM What makes the perfect guestroom? It’s an environment that makes your guests feel at home, whether they’re local travellers or visiting from afar. It’s an environment where you can personalise their experience with a welcome message displayed in their room, in their native language. It’s a room where your guests are greeted with a comfortable temperature and can enjoy simple room control to create exactly the ambience they want. It’s a room with no complexities, just pure delight and gratification.

From lighting and temperature control through to the multimedia entertainment system, smart technology solutions now enable guests to manage these features from an easy-to-use touch screen interface in their room. The touch screen interface provides a wide range of choices, including a multilingual interface so guests can select the language of choice. Simple, intuitive and elegant, interfaces can blend effortlessly into the interior design of a guestroom.

On average, guests spend less than eight hours per day in their rooms. When unoccupied, the guestroom is often left with the heating, ventilation, and air conditioning (HVAC) and lights on.

That’s wasted energy and money. Smart guestroom management solutions can help you reduce those costs. Using a combination of presence detectors and door contacts to automatically detect whenever a room is unoccupied, adjusting room conditions while guests are away and quickly restoring those settings as soon as they return. In parts of the country where air conditioning is used extensively, this solution can have an even greater impact on energy bills.

Data on guestroom occupancy can have further benefits.

By connecting the guestroom with other systems, it can act in an even smarter way. For instance, check-in and check-out

information coming from the property management system (PMS) will be taken into account to manage the sequence of operations for better comfort and efficiency.

For example, Hilton Copenhagen Airport, trusted Schneider Electric to install sophisticated monitoring and control tools to keep its automation subsystems running smoothly. The integrated HVAC solution triggers the hotel’s booking system to adjust temperatures appropriately when guests check in a

nd out. The solution provides Hilton with an efficient way to continually control energy costs for unoccupied rooms.

Guestroom management improves staff productivity on behalf of your guests. Staff can easily see when rooms are unoccupied.

The front desk can prepare room settings while guests are checking in and understand the room environment when they receive a call from the guest.

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SMART BENEFITS BEYOND THE BEDROOM Throughout the hotel communal areas, there is ample opportunity to optimise facility performance, without compromising on guest comfort or delight.

Building management solutions can monitor and regulate temperature in typically hard-to-manage, fluctuating common spaces like hallways, spas, meeting rooms and pool areas. Guests will appreciate the subtle difference fresh air quality and temperature control makes in the hotel. Eco-friendly lighting solutions, developed and designed in partnership with leading hotel designers, are not only stunning, but will also create a memorable mood and relaxing ambience for guests that’s also energy smart.

Connecting up all your systems to one central intelligent building management system will give you full visibility of your energy use and enable you to improve operations and reduce costs while increasing guest control and comfort. Simple yet powerful guestroom management solutions can remotely monitor and control HVAC, lighting, and metering systems to ensure your hotel

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is always operating at peak performance.

A BMS also enables automated fault detection, diagnostics, monitoring, and reporting. For example, quick and easy identification of issues on the power distribution system can avoid outages.

You could also leverage the intelligent features of smart solutions to increase sales as well as your brand recognition.

For example, display an invitation on the room controller in each guestroom for happy hour in the lounge. Or proudly display your logo as the standby image to promote your hotel’s brand.

SECURITY MATTERS Terror threats no longer encompass hard targets, like airports and transportation hubs, but can cause issue for softer targets like hotels. As global events have prompted strengthened security measures, attacks on hotels have risen significantly. In today’s world, hotels must be ready for the wide range of security threats from abandoned luggage to theft and vandalism. Risks must be reduced and liabilities mitigated while complying with ever-evolving international security regulations and standards.

Putting in place discreet and convenient security solutions to safeguard your hotel, such as emergency lighting, alarms,

access control, intrusion detection, fire detection, and video surveillance, can give guests added peace of mind.

Smart security solutions integrate with your building management system to create a single dashboard with real-time monitoring and instant breach notification and escalation. Advanced analytics give a hotel-wide view that includes people, property, data, assets, power, heating, cooling, and your network environment.

These tools allow for a more expedient and effective response to security threats and a better ability to maintain business continuity.

ADOPTING A SMARTER APPROACH Navigating the many conflicting pressures placed on hotel owners today can appear complex and confusing. But one thing is clear. Smart technology should be central to any hotel manager or engineer’s strategy – whether retrofitting, remodelling or building a new hotel.

In fact, hotel managers could see up to 30 percent knocked off their next energy bill by taking a smarter approach.

With the right technology, systems and processes in place, hotel managers can sleep a little easier at night knowing their guests are happy and their operating costs are lower.

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ACTIVE SHOOTER INCIDENTS WHAT CAN YOUR ORGANISATION DO TO REDUCE THE HIGH COST OF CRITICAL INCIDENT RELATED BUSINESS DISRUPTION SCOTT HARRIS I DIRECTOR, WORKFORCE RESILIENCE

When was the last time you rationalised the costs of disruption to your business likely to result from being directly impacted by a naturally occurring disaster event?

W

ould a storm, flood, cyclone, bushfire or earthquake have a major impact on your ability to maintain operations and successfully deliver services to your clients and stakeholders? How much would it impact your business, both financially and reputation, if you were unable to operate for a day, a week or perhaps longer?

You may recall the closure for 12 months of the iconic Brisbane hotel, the ‘Regatta’, following damage incurred during the 2011 floods. Consider the impact on that businesses workforce and the financial loss on profits resulting from this disruption.

What about the impact of a legionella outbreak on your hotel or resort? The estimated cost of an outbreak at a major health facility recently was estimated to be well in excess of 10 million dollars even without factoring in the ongoing costs and reputational damage.

It is highly likely that you have spent significant time and money considering these potential naturally occurring risks, developing business continuity plans around them and putting processes and procedures in place to ensure that you can prevent, prepare, respond and recover in an effort to minimise disruption.

In May this year, an 18 year old Australian man prevented from travelling to Syria to fight for ISIS was arrested in Sydney whilst trying to purchase an automatic weapon. His motivation was fuelled by the ideology of global jihadism and his intention was to target precincts and organisations and kill and injure as many people as possible.

Shortly after in June, a 29 year old gunman killed 49 people and injured 53 others inside a nightclub in Orlando, Florida in what has become the deadliest mass shooting by a single gunman in the United States. It is a sad reflection on modern times that

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previously when you googled Orlando, Florida you received hits on Disney World and Universal Studios, whilst now the top hits relate to the Orlando shooting.

Couldn’t happen in Australia? The above example is only one of many recent examples of disrupted plots. We are quick to forget Australia’s deadliest active shooter tragedy in April 1996 (Port Arthur) where 35 people lost their lives and 23 were wounded. The motivation at that time for the apparently mentally ill offender was the then recent Dunblane school massacre which occurred just one month prior.

An Active Shooter is an individual who is engaged in killing or attempting to kill people in a confined and populated area, typically through the use of firearms.

Whilst a great deal of media attention is focused on the growing threat of terrorism, active shooters are equally just as likely to occur as a result of many day to day incidents including disgruntled employees, dissatisfied clients, domestic violence, mental illness and criminal activities.

Now, ask yourself the question: What would be the financial cost of disruption to your business as a result of a human engineered critical incident (active shooter or explosion).

There has been a substantial amount of research undertaken recently which indicates that the financial cost to your business from a human engineered critical incident like an active shooter resulting in mass casualties is likely to be significantly more than the costs associated with the consequences of a natural disaster.

How would your business respond and would it be able to bounce back following an incident similar to what occurred recently in Orlando or Belgium?

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In my previous article ‘Alert but not alarmed’ I questioned whether or not your leadership team would be in a position to respond to questions from authorities, insurance, media and families of people who may be at risk in a critical incident.

In short, could you demonstrate to authorities in the ensuing inquiries, royal commissions and associated media scrutiny that your organisation had taken clear steps to develop awareness around the risks posed by active shooters in your workplace or precinct and had you gone a step further to develop procedures and facilitate training around this critical security initiative.

How much is your business currently investing in developing processes and procedures around prevention, preparedness, response and recovery relative to the threat of active shooters?

Would the benefits of developing contemporary plans, procedures and training for your workforce in how to identify threats and respond appropriately around this growing threat to your community and business far outweigh the high cost of disruption to your business should it be impacted?

What can your organisation do to reduce the high cost associated with critical incident related business disruption?

Commencing with a comprehensive security gap analysis to identify your physical building and precinct security threats and vulnerabilities, your organisation will quickly identify where it can implement strategies and put in place activities to treat the identified risks. Follow up this initial process up with the development of relevant procedural guidelines, in this case, active shooter procedures which are enhanced by the recommendations delivered through the security gap analysis.

The next step is to socialise the new procedures to your workforce through training and information sessions to ensure that they have a greater chance of going home at the end of a critical incident.

I recently partnered in an exciting resilience project with behavioural expert and ex federal police officer, John Matus who owns bTAQ consulting. The outcome of this partnership has been the development of a comprehensive niche training session titled ‘Active Shooter – Human Behaviour Detection and Critical Incident Management’ which can be delivered over either 4 hours or 8 hours to your forward facing workforce.

The course content includes topics such as: • Understanding suspicious behaviour • Situational awareness and baselining, • Terrorism and criminal activity planning – how behavioural detection can spot activity; • Planning for and responding to a critical incident; • Active shooter and armed person awareness training, • Characteristics of an offender and • How to avoid becoming a victim.

We recently successfully delivered this course to all staff, including General Manager Claire Huang at Hotel Jen in Brisbane. The benefits acquired from this course for hotel staff were immediately recognised and appreciated, with consistent feedback advising that “this should be mandatory for all businesses”.

You are welcome to contact me on 0433 269 388 or scott@workforceresilience.com.au to discuss how we can partner with your organisation to increase resilience, contribute to the ongoing safety of your workforce and make sure that the high cost of critical incident business disruption is reduced.

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PEST MANAGEMENT

IN THE HOSPITALITY INDUSTRY MARK SHEPPARD I DIRECTOR, PEST EDUCATION SERVICES & TRAINING (PEST)

I recently asked those attending the Australian Institute of Hotel Engineering national conference the question: “Do you understand pest management?”

Most heads looked downwards and very few raised their hand.

F

ollowing the above, and after showing seven photographs; an ant, a burnt out spa caused by rodents, cockroaches under a sink, a collapsed house as a result of termites, build up a pigeon faeces in an air-conditioning intake tower, bed bug bites on a human, and a mosquito, I asked who understands what caused these events? What are the health and safety issues associated with these photographs? What is the life cycle of these pests? How much property damage do they cause annually?

No one could answer me.

There are many things to know about pests and there are two very important things to remember when dealing with your pest manager: 1. We humans consider ourselves to be very intelligent.

We have some fantastic chemicals to assist us with pest management. Nevertheless, some pests have been on this planet for more than 250-300 million years. Bearing this in mind, why do we still have pests?

2. Pest managers get many services calls for many different reasons. What is most important for Hotel Engineers to remember is what we teach our candidates and clients is the 4 x No’s: No food No drink/moisture No harbourage No pest These 4 x No’s are all about hygiene which is a significant part of Hotel Management.

The question I always like to ask is, “How did you choose your pest manager? Was it price or service capabilities?

Twenty five percent of Hotel Engineers raised their hand to selecting their pest manager on price. If you do not know pest management, how valued is this decision in the best interests

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of both your Hotel and clientele? Is it true or not that we all know price is what you pay and value is what you receive.

Some possible service capability questions you may wish to consider: • Ask about the pests to be managed – the biology, life cycle, behaviour and identification.

• What non chemical techniques are used?

• Explain integrated pest management strategies.

• Do they understand the importance of hierarchy of control?

• What do they understand about your business?

• Who is handling your quotations? Are you dealing with the salesperson, business owner or a pest manager?

Some possible checklist items for you to consider: • Insurances • Licences (each State and Territory in Australia is different)

• Accreditations • Qualifications • Experience in your industry • Who will perform the services? Is it the same pest manager each and every time? What contingencies are in place for holidays, illness or dismissal?

• Warranty or guarantee • Continual professional development

- Pests - Products - Strategies

Possible services offerings: • Does their reporting cover the 4 x W’s. What it is, where it is, why is it a problem and what to do about it?

• Do they offer photographic reports in support of their reporting?

• Do they conduct trend analysis?

• Can the pest manager offer a 24 hour a day, 7 day a week service with a can do now attitude?

• What training and education do they offer your Team?

• Keep an eye on your investment. If your pest manager is spending less time on site and using less products, are they prepared to reduce your investment in their services?

• Does your pest manager have work procedures and documented management practices?

• Do they complete site plans for your services?

Some of my thoughts to help you are; 1. It is not realistic to expect zero pests always. So what is your tolerance, and how do you manage this with your pest manager?

2. I believe people like doing business with people they like and trust, subject to performance. What does this mean? How do you achieve this? How do you measure your pest manager’s performance? Is your pest manager a “talker or a doer” when it comes to responding to your needs?

3. We own a pest management Registered Training Organisation, consulting, auditing Company, and an Urban Pest Management Company, including fumigation. After seventeen years of study, and working within Australia and overseas on pest management, I am still on a massive learning curve when it comes to understanding pests.

I genuinely hope this article gives you some ideas to: 1) Quality improve your pest management decision making, 2) Maximise the performance of your pest manager, and 3) Get a return on your investment.

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WISH YOU WERE HERE

PAUL ANGUS I HYDRAULIC INDUSTRY LEADER

Hotel facilities are notorious for incorporating complex and unique drainage systems. These intricate sanitation pipework networks will have almost certainly evolved during the lifetime of the facility, following multiple refurbishments and extensions. The Hotel Engineer is faced with a complex challenge to ensure the drainage network remains free from blockage around the clock. If not maintained, not only can be it be catastrophic for the well-being of the guests, it could inadvertently contribute towards major infection outbreaks. Paul Angus, Hydraulic Industry Leader, explores the implications of how an insignificant, minor blockage within a poorly maintained drainage system can potentially quickly escalate to be the source of air-borne pathogen infection related outbreaks.

T

he key drivers to any sewer drainage system is keeping it simple. This ensures the system is reliable for optimum performance for the lifetime of the facility. Add a sprinkle of planning for preventative maintenance regimes to maintain the intricate network of pipework and we can all forget about what we can’t see. Easier said than done, especially when the facility you are now responsible is well over 25 years old, appears to have also undergone significant refurbishment or been extended with no accurate drawing records of the pipework routes being kept. In most cases, drainage blockages will occur within lengthy horizontal lengths of pipework or potentially where pipework changes direction abruptly. The blockage will often occur where inspection openings have been located impractically, due to logistical issues involved in having to relocate guests and lost revenue to the business for maintenance work.

This presents a complex set of challenges for the Hotel Engineer, who is effectively responsible for keeping drainage networks free from blockages.

When sewer drainage pipework systems are installed correctly in accordance with AS 3500-2: 2003, the pipework gradient and pipe diameter designed for the anticipated flow rate, should, in an ideal world, be self-cleansing, keeping blockages at bay. Unfortunately, hotel guests, as end users of the facility, present the most significant challenges to the maintenance staff by discarding uncontrolled items down the drain, most notably the worst culprits being wet wipes, sanitary pads and condoms, effectively causing overflowing toilets and showers within close proximity to key areas. When these events occur, they can contribute to pathogens becoming air-borne, leading to infections that can be quickly transferred via the ventilation system throughout the level or within the entire facility. However, in general these infections most likely go undetected to a poor plumbing installation.

Badly maintained plumbing systems have previously reportedly been the source of several sanitation related infection outbreaks. It is no surprise that pathogens are evident within

wastewater pipework. It is critical that any issues with drainage systems are dealt with immediately to prevent lifethreatening viruses and diseases evolving from the drainage system, ultimately causing a potential outbreak. Where contaminated wastewater enters the air within a building or level within a hotel facility in the form of an aerosol, it can have catastrophic consequences. This is exactly what occurred at the infamous severe acute respiratory syndrome (SARS) outbreak in 2003 at the high rise residential building in Amoy Garden, Hong Kong.

The World Health Organization (WHO) established that the outbreak was mainly due to a combination of incorrect design, installation and maintenance of the drainage system, which resulted in the floor wastes trap seals to become depleted. This consequently allowed virus laden droplets from the drainage system to become airborne via aerosols, entering the ventilation system, which then spread to interconnected rooms and neighbouring apartments throughout the building, causing the major public health

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infection outbreak. It’s hard to believe that poorly designed and maintained drainage system could become the source of such a devastating and fatal outbreak, which reportedly lead to a reported 321 cases of infection and virus, leading to 42 fatalities.

Just pause for a moment. Consider the consequences of such an event occurring within a hotel facility that you, yes you, are responsible for. The outbreak at Amoy Gardens, which had such a significant impact on relatively healthy occupants would be absolutely devastating in a hotel facility, especially where the residents, including the most vulnerable of guests being the young and old who can be significantly susceptible to virus and infection.

By undertaking a risk assessment, in particular on fixtures and fittings that are unused for a significant period of time can be easily overcome by incorporating a simple maintenance regime. Plantrooms are notorious for floor waste trap seals becoming depleted due to heat generated from various plant. This causes foul odours to be evident locally, which can easily be transferred to nearby hotel rooms or wings in the hotel facility via the mechanical ventilation system.

The number of inspections undertaken recently where fixtures and fittings that were frequently used and no longer used is frightening. On a recent survey undertaken, I discovered a room with four disused toilets and basins connected to a floor waste that were not disconnected from the plumbing system. When I brought this to the attention of the contractor and Client, I explained that in a very short period of time the traps in each fixture will become depleted, causing foul odours and intensifying the risk of airborne infection, as well as a breeding area from legionella. In any circumstances that this can occur, it is always recommended to review the usage of all facilities, as well as the pipework configuration to avoid any issues with airborne pathogens or foul odours becoming evident within the facility and potentially causing an infection outbreak.

Hotel Establishments will almost certainly contain laundry and Kitchens areas, which require staff to be educated on

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the disposal of chemicals and materials that may be inadvertently discharged uncontrollably down the drain. In areas, where refurbished work has occurred can often lead to inappropriate liquids being disposed of down the drain, which may have detrimental effects to the drainage system. The most effective way to overcome this is to install point-ofuse or acid-neutralising dilution systems, prior to discharging to the utility sewer drainage. All specialist equipment, in particular wastewater due to the potentially high risk and ability to spread chemicals and disease, requires to be rigorously monitored. This can be either manually, which in itself is time consuming and liable to human error or alternatively connected to the building management system (BMS) to notify the facilities management team immediately should any issues arise. When was the last time you carried out a risk assessment on how the laboratory waste in your facility is being disposed of? It might be time to review that policy.

Liquids and chemicals that are designed to be discharged down the drain within Laundries and Kitchens may result in foaming and high temperature liquid discharge. Anti-foaming flow wastes or sealed floor waste can assist in counteracting this from occurring and becoming an issue. To neutralise the chemicals that can potentially be discharged down the drain, special anti-foaming waste dilution tanks will be necessary, as well as be regularly maintained. Consideration to connect to the BMS should be provided to notify the Hotel Engineer facility team whenever a failure occurs to ensure the dilution pit or tank can be remedied quick and efficiently, without any downtime occurring.

Often drainage issues can also can be avoidable. In most instances, drainage issues are either end user related, a product of poor workmanship on installation or occur at the actual design stage, where an uncoordinated design between engineering disciplines can have disastrous and possibly fatal consequences. For example, often large hotel facilities incorporate central laundry and Kitchen facilities.

These systems provide high water

temperatures and demand to operate at optimum requirements to wash linen and equipment. What goes in, must come out! In the case of central sterile, extremely high temperature hot water conveys down the drain. The pipework material and diameters requires to be carefully selected for these extreme conditions.

Whilst compiling a recent independent expert witness report, it was established that due to the mechanical and hydraulic design being undertaken by two separate consultancy practises, resulting in an uncoordinated design. Extremely high temperature hot water in excess of 85°C was being discharged from mechanical services plant located at roof level directly to the rainwater outlets.

The rainwater pipework diameter and pipe work material had been designed correctly for the roof area and rainfall intensity, just not to withstand such high temperature discharge! It further transpired the horizontal pipework transferring to the main core riser was also located immediately above an area where residents could be exposed to water temperatures that would significant scold and permanently disfigure. Upon discovery, I advised immediately to shut down the level located below to avoid any risk or fatalities to the residents located immediately below the affected pipework, as well as provide a solution to rectify the issue.

In today’s ever-changing world of hotel facilities, flexible, reliable and easy-tomaintain drainage networks provide the solution to safeguard for the potential logistical issues to relocate patients and loss of revenue for any period of time a shut-down is required to a hotel wing or floor.

Paul Angus is a Hydraulic Industry Leader, based in Sydney. He is also the New South Wales Chair for the Chartered Institute of Building Services Engineers, (CIBSE). Paul has extensive experience in the hydraulic design, pre-acquisition and condition surveys, including all forms of specialist client advisory work. He also has extensive experience in expert witness reporting, taking part in adjudications, mediations, negotiations and arbitrations. Paul can be reached at: https://au.linkedin.com/in/paangus

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ASSA ABLOY Hospitality Mobile Access, a highly advanced keyless entry solution developed specifically for the global hotel market, has now been successfully implemented on more than 100.000 guestroom door locks worldwide. An important milestone that demonstrates the rapidly growing demand for digital key functionality, this dramatic increase in the number of installations also confirms ASSA ABLOY Hospitality as the leading provider of mobile access solutions.

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The global leader in 31 door opening solutions

FAN SYSTEM REPLACEMENTS IN FAN COIL UNITS (FCU)

TO IMPROVE ENERGY

THOMAS HEINE, DIPL.-ING. (BA), BSC (HONS) I MARKET MANAGER EC UPGRADES, EBM-PAPST A&NZ

52% of all energy consumed in Australian hotels1 is consumed by heating, ventilation and air conditioning (HVAC) equipment. Despite this, the potential savings by upgrading to high efficiency fan technology are often overlooked. In addition, modern fan technology provides solutions that are quieter and easier to control, resulting in a healthier and more comfortable environment.

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onsider this: fans are the major contributor of energy used in air conditioning and ventilation systems.2 The specification of high efficiency fans and fan upgrade projects can therefore provide the single biggest opportunity to significantly reduce energy. Important to know is that the initial cost of a fan is insignificant compared to its total life cycle cost, particularly considering that many fans run 24/7.

Figure 1 Hotel electrical end use shares 1999 to 20123

fans which are even 5% above the levels suggested by the FMAANZ.4 Now it is possible to ensure the use of high efficiency fans in HVAC applications by simply specifying that “fans have to be compliant with minimum efficiency requirements under the ERF�.

The Australian standard for fan efficiency, ISO 12759:2010, defines what a fan is and how efficiencies are measured.

Further legislation and best practice like the ERF requirements were developed on its bases.

EC FAN RETROFITS A range of EC direct drive replacement fans is available to replace existing fan systems without mechanical alterations to the equipment. The aim is to simply replace failed equipment with high-efficiency versions compliant with ERF levels, instead of like-for-like, replacements that utilise old, inefficient technology. The old fan can simply be removed and replaced with a high-efficiency version.

This article explains how hotel facility managers can ensure that high efficiency fans are used in new equipment. It also demonstrates the potential savings to be achieved by upgrading fan coils to EC fans.

WHAT IS AN EFFICIENT FAN? The voluntary Performance Code of Practice was introduced by the Fan Manufacturers Association of Australia and New Zealand (FMA-ANZ) in 2013. It enables the identification of efficient fan systems without going into details about type of fan, size, technology and application. Most recently the carbon credits methodology determination as part of the Emissions Reduction Fund (ERF) introduced minimum efficiency levels for

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Case studies have shown that up to 75% reduction in input power can be achieved by replacing fan decks in fan coil units (FCUs) with high efficiency EC fans.5 These reductions can also justify a business case to replace all the fan units in one hotel in a planned rollout. The time necessary to replace a deck in a typical ceiling unit is so short that a number of rooms can be upgraded between normal check-out and check-in times. Room occupation would hence not be affected.

Take for example a fan coil upgrade recently undertaken at the ebm-papst A&NZ head office in Melbourne. The new EC fan used an identical front plate to the original fan and was fitted with the same electrical connectors. Replacing the AC fan deck was a

matter of minutes and was done by the air conditioning service contractor during a routine service call out.

by up to 75% and save thousands of dollars over the life cycle of the product.

Figure 2: EC fan decks for an upgrade in London

Finance models like EUAs provide cash flow positive investment options.

BOTTOM LINE – MINI BUSINESS CASE

To ensure that high efficiency fans are used in all new HVAC equipment, compliance with either the ERF minimum efficiency requirements for fans should be specified by the building owner or consultant.

But what does this mean for the bottom line of a hotel business? A conservative saving of 60% on a standard 9x9 inch double fan deck with 750W motor amounts to an astonishing $647 per year if run on low speed for 24/7 and paying only 10ct/kWh. Do the maths by adjusting these figures to your circumstances.

Consider the simplified life cycle cost of your fan over a 10 year life. This case study allows an extra cost of $1000 per fan deck for EC over AC and a replacement fan is factored in after only 5 years. Even factoring in the higher purchase cost of an EC product, the EC fan owner is still $4,470 better off. And how many rooms do you have?

Figure 3: Life cycle costs of EC vs. AC fan replacements

REFERENCES 1. Department of Climate Change and Energy Efficiency, ‘Council of Australian Governments (COAG) National strategy on energy efficiency, baseline energy consumption and greenhouse gas emissions in commercial buildings in Australia’, Part 1, Nov 2012, p 20.

2. Simon Bradwell, ‘AS/NZS ISO 12759:2013 – Implications and effects on fans and fan efficiencies in existing buildings’, Fan Manufacturers Association of Australia and New Zealand, 2013, www.fmaanz.com.au.

3. Ibid.

4. Federal Register of Legislative Instruments F2015L01712, ‘Carbon Credits (Carbon Farming Initiative—Refrigeration and Ventilation Fans) Methodology Determination 2015’, 27/10/2015.

5. E.g. ebm-papst A&NZ: Fan Coil Upgrade at ebm-papst A&NZ, http://www. ecupgrades.com.au/case-study---ebm-papst-training-room.html, 25/08/2016.

$4470

TempReport™ Data logging is now so much easier!

Your installer will be able to estimate the installation cost and expected savings for your application prior to project commencement. This is because fan performance can be tested, with EC fan performance being easily adjustable to match the original fan performance. This allows for reliable predictions of savings potential and return of investment.

The T-TEC RF data loggers stay in fridges, freezers, coolrooms, refrigerated trucks and send automatically to your PC screen. Actual temperatures available anytime.

WHAT FINANCING OPTIONS OR REBATES ARE AVAILABLE? Some states and councils in Australia offer incentives to improve energy efficiency of fans, for example energy savings certificates (ESCs) in NSW. A great option for Victorian hotel owners or managers are Energy Upgrade Agreements (EUAs). These are a type of loan through the council which turn any upgrade into a cash-flow positive investment. Abatements for fan retrofits are also available nationally under the Emissions Reduction Fund (ERF).

SUMMARY

Temperature Technology

Fans are a major contributor to energy consumption in hotels.

Replacing existing low efficiency fan decks with new high efficiency EC products can reduce the fan power consumption

263 Gilbert Street Adelaide SA 5000 www.t-tec.com.au

tt Ph: 08 8231 1266 Fax: 08 8231 1212 sales@t-tec.com.au

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High Efficiency Oil-Free Chillers Water Cooled Chillers 200-8150 kWR Largest Oil-Free Range Stainless Steel Condenser Options: • Tubesheets • Waterboxes

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CHILLER GROUP

PLANNING FOR FACILITY MANAGEMENT DURING A BUILD IT CAN (AND SHOULD) BE DONE

DAVID BISHOP I DIRECTOR AND CHAIRMAN OF OANDMS PTY. LTD.

As-built documentation, practical completion, defects liability period, completion documentation, certification, CAFM, O&Ms, handover, PC… all these words are used to describe the final process from architects, engineers and construction companies (AEC) in delivering the “keys” to your new building.

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re today’s processes serving our facility managers in a manner that enables them to do their jobs efficiently and effectively? Are the “keys” to our buildings unlocking the doors they want opened?

In addition to these various shortcomings, consultants no longer want to be held accountable for the content or integrity, preferring to “review” rather “approve” the as-built documentation contracted for delivery.

We are talking about the delivery of construction operation and maintenance manuals (O&Ms). As boring as they are, they are necessary.

What happens if an asset owner is faced with a design or construction issue in their new building 18 months after practical completion?

What are they? What does the industry need? Is the format of your O&Ms correct?

These building issues should not have to be fixed from a facility managers’ maintenance budget. If an FM can demonstrate the issue is design or construction based it relieves them of the financial responsibility of having to rectify it.

THE CURRENT, SAD STATE OF AFFAIRS For the last 25 years the industry has been delivering O&Ms in the traditional project operation and maintenance manuals form of four ring binders and paper manuals.

If and when they are delivered, they are a mixture of technical data, drawings, reports and manufacturers’ literature in hard copy – or via a medium that is not easily accessible – and they are usually lacking in integrity.

The industry has not been teaching tradespeople, graduate engineers and architects about the operation and maintenance manuals specified in contract documents – or even why they are needed.

Commissioning and tuning is another area where important data can be lost forever, resulting in FMs playing catch up to understand and get a handle on their new building.

Why do asset lists disappear so quickly from a facility? A comprehensive list of every asset seems to be a bridge to far post practical completion.

Why is it so hard to get and maintain this basic information?

IF OUR CURRENT O&MS PRACTICES ARE NOT ACCEPTABLE, WHAT DO WE NEED TO DO? It’s about time we made some changes to our so-called best practices.

Documentation completion is only the starting point to the better risk management of a building.

When you buy a new car it comes with a manual that sets out the service requirements for the life of the vehicle… a service plan that specifies its first service is to be at 1,500 kilometres (the initial DLP), the next at 10,000 kilometres and so on. Each of these services are planned with specific predetermined tasks to ensure the safety of the owner and passengers.

Our new buildings today should have the same – a facility management service plan (an FMSP) for the life of the building.

THE NEED TO INTRODUCE A NEW PRACTICE Compliance and regulation is creating a need to gather more and more data about buildings and the way they affect the occupants and general. The risk of noncompliance comes in the form of massive

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fines and possibly even jail time for the building’s owner and its directors.

DELIVERY OF DOCUMENTATION

With the growth of technology, WH&S compliance requirements and legislation changes over time it is envisaged that a commercial and economical building life cycle is approximately 20 years before a total refit or demolition is required.

The timely delivery of completion documentation is critical to the delivery of a facility management service plan at practical completion. In almost all instances each of the documents can be delivered upon completion of the related task.

The facility management service plan will only be as good as the documentation from which it is built.

Some documents are simply a record of the construction history – they are not a critical completion document requirement. While review and approval must be undertaken, there is flexibility in the delivery timing.

At OandMs we have developed systems that simplify both the collection of operations and maintenance manuals and their utilisation in creating an efficient, effective FMSP.

The delivery of all completion documentation should be a requirement for practical completion being granted to the builder or managing contractor by the superintendent.

We have developed checklists in our OM module that ensure the timely delivery of documentation and highlights the trades that are lagging behind in their delivery of documentation. Progress indicators give an instant appraisal of the state of O&Ms collection, with the click of a button.

For this reason, we must determine the document types, structure, format and detail required to create an effective, functional FMSP.

STEPS TOWARD EFFECTIVE, EFFICIENT FACILITY MANAGEMENT The first step in developing an FMSP is to identify the FM asset data required using BIM. This should ideally occur between the final design stage and completion of the design documentation. This will allow us to build the FMSP during the construction phase of a project.

Utilising BIM, we can define the documentation required to build the FMSP. The FMSP requires as-built or completion documentation of the highest available quality, so it can contribute effectively to the day-to-day management of the facility throughout its commercial life.

For the facility management service plan to be created and delivered at practical completion the documentation must be defined and specified during the design documentation phase, consolidated and confirmed at tender and collated during the construction phase.

KEY DOCUMENTATION REQUIRED This list identifies the completion documentation the facility management team require at practical completion. It is these documents that will be used to create an FMSP for the life of the facility.

• System descriptions • Schematic drawings • The COBie register • System operating procedures • Manufacturers’ literature • Maintenance instructions • Certificates of compliance, certification and approvals • Testing, commissioning reports and tuning data • Warranties for all equipment, components and systems • As-built drawings and specifications The structure of these completion documents have been developed to

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create an FMSP that provides the facility management team with the documents required for managing day-to-day operation and any emergency situations effectively.

Completion documents should be approved and delivered to construct an FMSP prior to practical completion being granted.

MAKING FM SIMPLER

Then, once PC has been granted, our FM module utilises that data to automatically generate regular maintenance schedules that not only ensure the facility and its assets are maintained to a high standard but allows service contractors to instantly see the scope of works for quick, accurate costing.

The net result is that what was once seen as a boring, mundane task becomes much easier – for everyone involved.

To find out more about the design and implementation of an OM/FM system for your facility visit our website – oandms.com.au May all your temperatures meet your tenant’s expectations

DAVID BISHOP David has over 25 years’ experience in the construction industry and 15 years’ experience in facility management.

He has a unique perspective when it comes to building information and meeting the needs of facility managers.

He is passionate about raising the bar and setting a new standard for operation and maintenance manuals.

+

= compliance Designed by tradesmen, built by project managers and proven by facilities managers our OM system provides an effective, usable building information management process that is simple to use. The system allows builders to painlessly collect and collate a set of fully-compliant O&Ms documents.

Using the data collected with our OM system, our FM system ensures the smooth and efficient running from practical completion for the life of a facility.

• Monthly checklists ensure no documentation is forgotten

• Easily establishes maintenance schedules for effective negotiation of maintenance contracts

• Progress indicators quickly show which trades are lagging behind

• Simple, fast retrieval of maintenance records for insurance and compliance audits

• Saved in the cloud, all documents are quickly and easily accessed by those with the authority to do so

• Creates a full set of service manuals, allowing service contractors to quote every task for every asset in the facility, to Australian standards

• Transparency for all parties during the build

• Provides a financial management tool for capital allowance and tax depreciation

• Provides a comprehensive record of all the assets in a facility and their current condition

Email richard@oandms.com.au to book a 15 minute, one-on-one demonstration at the 2016 IHEA Healthcare Facilities Management Conference.

oandms.com.au

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ODOUR CONTROL

FOR BACK OF HOUSE AREAS IN HOTELS JONATHAN BUNGE (M.ENG CHEMICAL), SHANNON ROGER (B.ED) AND DR ALLAN HECKENBERG (PhD) I AIREPURE AUSTRALIA 2016

Back of house areas may be a common source of offensive odours and odour complaints for your hotel. These areas may include garbage/refuge rooms, loading docks, commercial kitchens, designated outdoor smoking areas or sewer vents.

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his article seeks to discuss possible odour control considerations for these back of house areas.

THE SCIENCE OF ODOURS Generally, an odour is perceived when chemicals in gaseous form stimulate the receptors in your nose. These odours can be organic or inorganic based. Examples of different, hazardous or unpleasant odours include diesel exhaust, decaying plant matter, sewer gases and mould or yeast spoors due to dampness. Given that the human nose has hundreds of receptors that are uniquely coded by DNA to each individual, reactions to odours can be quite subjective and dependent on individual sensitivities. An odour that may be pleasant to one – may be unpleasant to another. Similarly the strength of odour perceived from one person to another varies widely, making it difficult at times to achieve an objective assessment.

According to the EPA (the statutory authority responsible for administering the Environmental Protection Act), “an offensive odour is one that affects the general life, health and wellbeing of an individual as a result of the intensity, character, frequency and duration of the odour.” Odorous gases most commonly become an issue because of their nuisance value and – generating complaints by surrounding neighbours.

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The EPA usually investigates odour complaints for industrial and large commercial premises, whilst local councils investigate odour complaints for domestic and smaller commercial premises (such as restaurants).

COMMON BACK OF HOUSE AREA ODOURS Hotel back of house areas such as garbage/ refuge rooms, loading docks, commercial kitchens, designated outdoor smoking areas or sewer vents, bio-treatment units and septic systems may be a common source of odour complaints.

ODOUR CONTROL METHODS FOR GASEOUS CONTAMINANTS Basically to clean air from gaseous contaminants there are three (3) main mechanisms:

• Remove the source of the odour.

• Dilute and ventilate the air (clean while ventilating if ventilating to sensitive location) and replace with clean fresh air.

• Treat by providing an air cleaner which circulates air through itself to remove chemicals inside a closed space.

GARBAGE/REFUGE ROOMS Several approaches exist to reduce odour in garbage rooms (using the abovementioned principals): • Make sure bins containing odour can remain closed as much as possible.

• Install a self-contained recirculating ioniser, whereby electrostatically charged ions are released into the area where it reacts with and destroy odour molecules and airborne infection present in ambient air.

• Install a self-contained recirculating ozone generator, which typically injects

Table 1: Common emission types and odorous gases

Area

Emission Type

Odorous Gases

Garbage/refuge room

Organic waste, landfill rubbish

Decomposing organics, sulphides, VOC’s

Loading docks

Diesel exhaust

Nitrogen oxides, sulphur oxides, hydrocarbons, aldehydes, organic acids

Kitchen

Cooking exhaust, grease trap waste

VOC’s, amines

Designated outdoor smoking areas

Cigarette smoke

Nitrosamines, amines, benzene, aldehydes, hydrocarbons

Sewer vents, biotreatment units, septic systems

Anaerobic microbial processes

VOC’s, Volatile sulphur compounds (VSC’s), Hydrogen sulphide, Nitrogenous compounds, aldehydes

ozone into controlled space where it reacts with and oxidises odour particles in a chemical reaction which results in the production of carbon dioxide, water vapour and oxygen. Note: ozone generators must be controlled so there is sufficient residence time, and that no excessive ozone is present in occupied rooms for safety reasons.

• Install a self-contained recirculating gas-phase chemical media unit (such as a side access unit or corrosive air unit).

Gas phase chemical media is used to target and adsorb contaminant gases.

• Increase room “Air Changes” by exhausting certain calculated volumes of air.The contaminated air should be cleaned, or diluted during extraction so the odour is not transferred to other areas.This can be achieved with gas-phase chemical media or with ozone generators.

Self-contained recirculating ioniser

LOADING DOCKS The main way to reduce odour coming inside from loading docks: • Change the location/system design with air intakes located away from the loading docks. If this is not possible, the air will need to be treated using a variety of odour and chemical based adsorption media. If carbon monoxide or dioxide levels are excessive, this will need to be dealt with via ventilation rather than treatment. Note: No CO2/CO treatment method that assures safety will be cost effective.

• Clean the supply air, so that fumes are treated at this supply stage and not transferred inside.This can be done with gas-phase chemical media filtration or with ozone generators. Note: ozone generators must be controlled so there is sufficient residence time, and that no excessive ozone is exhausted for safety reasons.

• Design to code to assure kitchen exhaust is of the right volumes and temperature.

• Allow adequate and suitable make up air into the kitchen to avoid stalling the kitchen exhaust system or creating “fugitive” odours from the kitchen.

• Locate air exhaust points away from sensitive areas and fresh air intakes and with good expectation of dilution by prevailing winds.

• Treat odours, smoke and particulates with a staged and standards compliant approach. This may include UL rated high efficiency hood filters, adequate duct cleaning processes, treatment methods such as filters, odour absorbing activated carbon media or filters, ESPs and roof-top dilution fan exhaust systems.

Roof-top dilution fan exhaust system

• Increase local air-changes and use positive pressurisation or air curtains at building entry points to ensure fumes are not transferred inside.

Chemical adsorption filtration media

Self-contained recirculating ozone generator

Self-contained recirculating media unit with gas-phase chemical media

OUTDOOR SMOKING AREAS KITCHENS Kitchens are initially a source of generally pleasant odours, however, when exhausted into communal or residential areas, they may be found offensive due to odour, smoke, heat or other reasons.

In general the approaches to this are:

Exterior and less frequently, interior smoking rooms form a significant legal and OH&S challenge, however, the technical solution for the odour issues is well understood and established.

This includes: • Enhanced room or area air changes and ventilation to remove smoke and odour.

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• Targeted extraction from “high-risk” areas, such as gaming tables in casinos.

• Treatment and recycle systems involving electronic air cleaning systems like ESPs, air ionisation systems or particle filters and odour absorbing media.

• In general, these systems will require custom design and large scale air volume movements, involving significant room for plant and equipment, so retro-fits are generally problematic.

• It should be noted that any of these system will not avoid the inevitable health effects of primary smoke inhalation, and only reduce, but not eliminate, secondary inhalation effects.

Large scale self-washing ESP system configuration

and materials.

The build up of odours in these systems is inevitable, and only hazardous in unusual, enclosed circumstances (e.g. Carbon Monoxide or Hydrogen Sulphide). In locations where hazardous levels have been identified, adequate sensing and alarm systems, such as carbon monoxide detectors, need to be allowed for in the design of systems.

Typical drum scrubber

In general, the ways that most of the “non-hazardous” odours are dealt with is by capture, treatment and then exhaust of the air: • Controlled and targeted exhaust systems or hoods are used to collect fumes from the source, with adequate supplies of fresh air to replace, and the contaminated air removed.

SEWER VENTS, BIO-TREATMENT UNITS AND SEPTIC SYSTEMS Many “green-buildings” are taking opportunities to enhance their status with various local recycling systems for waste water

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• Treatment systems such as drum scrubbers, containing carbon, odour treatment media or bio filtration systems are all routinely used solutions with a variety of cost effectiveness profiles depending on the volume, nature and concentration of the odours.

• Exhaust of the odours to areas that will allow effective dispersion of the remaining odours from the treatment systems.

Guidance is given to the location and nature of these exhaust points in various AS/NZS standards including 1668.2.

FINAL THOUGHTS Odours are seldom hazardous, but should be taken seriously as they can often be an indicator of more significant problems located within the Hotel. This may include black mould from leaks or excessive carbon monoxide or VOC’s from diesel operation in inadequately ventilated areas.

Airepure Australia offers a range of products, services and consulting expertise that can assist you with odour control and your compliance to AS/NZS 1668.1 and 1668.2. Airepure is a leading national air filtration company providing unique, powerful and integrated air filtration solutions, ranging from basic HVAC filtration and odour control right through to high end HEPA/ULPA filtration and airborne containment technologies. Airepure recommends ELTA and Fantech Fans.

For more information, visit www.airepure.com.au or call 1300 886 353.

A unique modern design concept pull-out compressor drawer miniBar for convenient access from above with all contents in view.

In the 50 litre class, the DM50C is another award winning and patented solution introduced by Dometic.

P: 07 5507 6073 E: lodging@dometic.com.au

www.dometic.com.au

REFERENCES EPA Victoria: http://www.epa.vic.gov.au/your-environment/odour AS/NZS 1668.1:The use of ventilation and air conditioning in buildings.

Part 1: Fire and smoke control in buildings: SAI Global 2015 AS/NZS 1668.2:The use of ventilation and air conditioning in buildings.

Part 2: Mechanical ventilation in buildings: SAI Global 2012 Hvitved-Jacobsen T.,Vollertsen J.,Yongsiri C., Nielsen A.H., Abdul-Talib S: Sewer microbial processes, emissions and impacts, Aalborg University – Department of Environmental Engineering DENMARK, April 2002

40 DM50C-quarterpage-ad.indd 1

21/06/2016 2:20 pm

QUALITY ODOUR CONTROL FOR YOUR FACILITY NEEDS

Plasmaclean Air Purifiers • air ionisers & ozone generators • neutralise & destroy odours • air purification & disinfection

Purafil Self-Contained Systems • self-contained air scrubbing systems • gas-phase chemical media • effective odour control

PowerClean Self-Washing ESP

Activated Carbon Filters

• large scale auto-wash ESP systems • electronic air cleaning • reliable, cost effective operation

• effective odour & ozone removal • combined particle & gas filtration • high performance & efficiency

Purafil Chemical Media • target & neutralise odourous gases • high efficiency & working capacity • powerful air cleaning media

ph:1300 886 353 www.airepure.com.au

Strobic Air Tri-Stack Systems • roof-top dilution fan exhaust • prevents odour re-entrainment • low energy consumption

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AIHE CONFERENCE 2016

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4-5 August, QT Hotel Surfers Paradise, Gold Coast, Queensland

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2016 CONFE SPON

44

AIHE RENCE SORS

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THINKING ABOUT YOUR ENERGY COSTS AND SUPPLY FUTURE? LOOK AT THE BIGGER PICTURE

MICHAEL TUCKWELL I OPERATIONS MANAGER, CAT PROJECTS

The Field of Light is a Bruce Munro artwork currently installed at Voyagers Ayers Rock Resort, Yulara. In keeping with the desert’s vast scale this is Munro’s largest work to date: more than 50,000 slender stems crowned with radiant frosted-glass spheres cover an area the size of four football fields. It is also the artist’s first work to be illuminated through solar power. CAT Projects designed and managed the construction of the solar power systems that power the Field of Light, for Voyagers, while working with them on the development of 1.8MW of on-site distributed solar PV. (Field of Light, Uluru, Bruce Munro 2016. Photo by: Mark Pickthall)

H

otels consume a lot of energy. This makes them big clients for energy retailers but also big targets for solar and other renewable technology companies looking to sell systems to help reduce consumption costs. If you’re a hotel manager thinking about your energy costs and supply future, these issues will be self-evident. What might not be so clear is which one should you be looking at: negotiating a better supply contract, or offsetting consumption through lower cost on-site generation? Or should you focus on efficiency measures? There’s plenty of hotels out there who have managed to achieve remarkable savings through relatively simple retrofits and upgrades to existing systems and with paybacks of only a couple of years! Then again, what about battery storage? That seems to be coming on strong – you might have heard some of the costs being bandied about; maybe you

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should look at the economics of that alongside a solar system?

You’ve probably heard plenty of optimistic proposals about how much money you could save with this or that piece of technology or change to your supply agreement but how do you reasonably compare the costs and benefits of each alternative. Because you know they’re not all apples and you know they’re not all oranges. Only most of the information coming at you is from technology providers wanting to sell you something and while their basic value proposition may be clear, what’s not is how one or another is going to let you run a more efficient business, better.

How can you verify the modelling you’re being shown even fits your business model?

One of the major barriers to hotels improving the quality and economics

of their energy supply and consumption is the starting assumption that they need a technology; that what they have is inefficient and outdated and needs renewal through investment in something new. This may ultimately resolve itself to be true but what that technology may be and the level of priority it takes in a hotel’s overall facilities management plan needs careful consideration.

Your starting point instead needs to be your business in the context of its broader environment: what services you provide and the quality of those services; how you source and finance your facilities; what your risk appetite is; and, what your image is – how you want to present yourself to clients. This is the context in which you need to consider your hotel’s energy future, because it will always be about a lot more than just choosing the right solar panels, new HVAC system, or lighting retrofit.

DIA airside – CAT Projects developed this 4MW solar PV project with NT Airports from inception, including developing the initial financial models and preparing the documentation required for the internal FID process. Subsequently, CAT Projects undertook all of the engineering design work, preparation of tender documentation, tender and contract management, and project managements services for the installation and commissioning. This has included designing for both cyclonic winds and high levels of lightning as well preparation of glare assessments for airport safety compliance requirements and securing all other approvals for the system from the various national regulatory and airport compliance agencies.

does something better even look like?

How efficient are your major power consuming loads and how is this impacting on your service delivery outcomes? What are the options for improving efficiency, or offsetting consumption and how do these options stack-up over the lifecycle of each piece of equipment – separately and bundled together within your overall business.

It’s about how and where your business sits in the local and regional network.

It’s about what suppliers are available and the regulations framing the kind of supply contracts you’re able to negotiate.

And it’s about understanding the opportunities and challenges of where you’re going and having the information to make informed choices about how to best get there.

It’s around these questions and issues that the hard thinking needs to be done.

Is your retail electricity supply contract the best for your business? Does it provide you with the services you need at the most cost-effective rate available?

How is it likely to change over the coming 10 years or more in terms of both costs (fixed and consumption related) and conditions? What are the regulatory constraints and opportunities available to negotiate something better? What

Once you can answer these questions, you’ll have the foundation for a sound strategy moving forward. One that clearly articulates what your investment priorities need to be in the short, medium and long term, what kind of financing you’re going to need to realise them and the economic benefits of doing so.

Importantly, a well-developed strategy should also give you the information you need to engage proactively with suppliers, with clear specifications around the service outcomes you need them to deliver. After all, service outcomes are what you’re looking for. So whether you’ve identified these as being reduced levels of imported electricity or a highly visible PV array, knowing what they are will allow you to clearly articulate them to potential providers. This then forces them to frame their proposals around metrics relevant to you, which is what you’ve been looking for all along in order to – finally – be able to compare and assess them, one against the other.

The Crowne Plaza Alice Springs solar array was the largest building mounted solar generation system in the southern hemisphere when commissioned in 2009. Installing the 305kW system as a retrofit involved the development of an innovative dispersed system configuration across 13 different roof locations, supported by a single integrated data and communications system that informs various applications and processes around the hotel complex including an in-room information (TV) channel and an information kiosk in the hotel foyer.

CAT Projects is a private engineering and technical advisory firm based in Central Australia that has been working through this process with a wide variety of clients since its inception almost ten years ago, including a number of hotels and resorts, airports and other large public service facilities. We have the skills to critically assess, design and engineer, and project manage new infrastructure build-outs and upgrades, but also the perspective to appreciate the broader picture in which such investments need to be considered. We don’t sell technology, we sell independent advice, informed and proactive support and innovative solutions framed around the needs of our clients, to help them run their businesses more efficiently and better.

Contact us to discuss how we can help you.

Phone: 08 8959 6240.

Mail: enquiries@catprojects.com.au Web: www.catprojects.com.au

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THINKING ABOUT YOUR ENERGY COSTS?

WONDERING HOW SOLAR MIGHT HELP, OR IF YOU SHOULD INVEST IN EFFICIENCY INSTEAD? These are good questions but your hotel’s energy future is about lot more than just choosing the right solar panels, new HVAC system or lighting retrofit.

It’s about how and where your business sits in the local and regional network. It’s about what suppliers are available and the regulations framing the kind of supply contracts you’re able to negotiate. And it’s about understanding the opportunities and challenges of where you’re going and having the information to make informed choices about how to best get there. Information CAT Projects can deliver.

Like we did for Voyages Ayers Rock Resort – where we worked to understand the constrained supply context in which the resort operates, then developed innovative, cost-effective and practical solutions to the rising energy costs they were experiencing, including designing and managing the installation of 1.8MW of on-site distributed PV.

Like we did for Darwin International Airport where 4MW of airside PV is now offsetting over 80% of the facility’s total daytime load, including that of Rydges Darwin Airport Resort. (It also deferred the need to invest in a costly network connection upgrade.)

And like we’ve done for many other clients.

THINKING ABOUT YOUR ENERGY FUTURE? TALK TO CAT PROJECTS.

T: 08 8959 6240 I www.catprojects.com.au

48

DOES BIM HAVE A ROLE IN THE INTERNET OF THINGS?

DON HITCHCOCK I DIRECTOR, ADVANCED SPATIAL TECHNOLOGIES

WHAT IS THE INTERNET OF THINGS? (IOT)

T

here is now increasing interest and hype around the ‘Internet of Things’ (IoT) which is gaining momentum across the AEC/ FM industry. According to Wikipedia a British entrepreneur first used the phrase, “Internet of Things” in 1999 to reference a global network of RFID connected devices. The definition of IoT has expanded since then, to include WiFi enabled devices, which can be located in many places including vehicles, buildings and the wider environment. It now also includes different data transmission protocols and methods and almost anything with a built in sensor that communicates data externally in a network of devices. The usefulness of these internet connected devices is tremendous and ranges from enhancing life safety and security to Building Automation Systems (BAS) control, and reporting. A direct result of all these disconnected IoT devices is the huge amount of data they can transmit, and which typically needs to be collected and analysed to truly realise their usefulness.

BIM AND IOT POSSIBILITIES So the question remains that since hotel buildings are where many of these devices are being installed, how does BIM play a role in the IoT? On the surface it’s quite easy to say yes, BIM does play a role, but perhaps it deserves a bit more attention as we learn to better understand exactly how it does or can fit.

One issue that needs to be considered is; how do we define BIM? I’ve heard it defined in many ways including, BIM is simply a model created in a 3D modelling tool such as Revit all the way to, BIM as a collaborative process for designing, engineering, constructing and operating facilities. In reality the 3D geometry itself is less important to IoT than the data that comes from the model, such as ‘Spatial’ and ‘Asset’ data, which is important to the building lifecycle.

Both of these data types provide a framework for the organisation and analysis of IoT data in a way that is meaningful to building operations and therefore provides a basis for considering BIM as a potential component of IoT and how it relates to buildings.

Figure 1 shows the concept of these ideas, and how the IoT could apply to a range of buildings operations. It also demonstrates the breadth of the devices and the data that can be transmitted and used to better understand and manage buildings.

Without some type of organising element from a data analytics and a workflow standpoint, the information coming from these

Environmental Control

Figure 1

Building Equipment Cameras

Ligh�ng

Water and Wash Environmental Protec�on

Mobile Tools

Smart Grid Access

Access Control Space and Occupancy Monitoring Building Control / Monitoring System

Power

Wireless Assets

disparate systems can be at best silos of information which don’t provide value for the overall operational picture.

COLLABORATIVE SYSTEMS AS AN IOT ORGANISER A collaborative data system approach to a building centric IoT is really the key to success for building owners and operators who want to be able to get meaningful information out of their building systems data in a way that can be analysed and actionable.

There are cloud based applications with dashboards, developed for integrating sensor based data for building automation and control, and in particular, energy and sustainability management.

These approaches are good but I believe they are missing an opportunity to take on the bigger picture?

I believe the best solution is to take a comprehensive BIM based ‘building lifecycle’ approach using IoT in the building industry, by connecting building models to a Cloud-based Integrated Workplace Management System (IWMS) to help manage Space, plan Maintenance and more.

True building lifecycle integration maintains a live integration between the building models, the sensors and systems throughout the lifecycle, not only for individual buildings, but for the whole hospital building portfolios. This approach can begin with construction when sensors and equipment are installed, moves into operations, and ultimately ends in building decommissioning when a facility has come to the end of its useful life.

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“Being a manager of a Holiday building I see every day the unnecessary electricity usage from the air conditioners, Some guests set the temperature as low as possible on the control and leave it on 24/7 thinking nothing if they leave it on all day if they are out, or at Night time they put blankets on the bed as the rooms are so cold.The Ultima remote allows me to take some control over this, by setting the minimum Temperature at the recommended 24deg.This allows the air conditioner to quickly cool the apartment to be at a comfortable temp, Once there the compressor shuts down.Temperature settings lower than this create the compressor to work 24/7 to get the apartment at a lower temperature that it struggles to get to, or can never achieve. Some modern Inverter machines have features in them that shut down when they sense no movement in the rooms, (energy saving features) I can program the machine with the manufactures remote, then replace it with the Ultima remote, this gives me the control over the features so they can’t be de-programmed.Yes I am sold on the Ultima Remote as a great energy saving device”

Jack – Santa Anna by the Sea (Gold Coast)

TRIGGER POINTS FOR FORCED HOTEL BUILDING UPGRADES

DEREK HENDRY I THE HENDRY GROUP

AUST – Each year various aspects of the Building Code of Australia (BCA) and Australian Standards are amended according to industry and community consultation and feedback, and also according to the agenda and direction identified and adopted by the Council of Australian Governments (COAG).

E

xamples of these are the enhancements to Bush Fire protection requirements, the adoption of the Disability Access provisions within the BCA and the inclusion of energy efficiency provisions for commercial and residential buildings. Since premises are designed and constructed to comply with the BCA applicable at the time, it stands to reason that as each new edition of the BCA is published, there will be a growing list of building elements in hotels that will, in compliance terms, become outdated.

As these buildings become increasingly non-compliant with the current BCA, factors such as whether the building still serves the original design intent, and whether the building elements in question are still ‘fit for purpose’ and still provide for the health, amenity and safety of the building occupants sufficiently enough, come into question.

These questions are generally considered when a particular trigger initiates the review process of a hotels compliance, culminating in the need for either, or all of, a building upgrade to the building itself, a change of building classification or an update to the procedures practiced within the building.

These are some of the most common triggers and outcomes for building updates that hotel managers and/or occupiers face:

if not complied with, will ultimately incur penalties, or even closure of the hotel building.

BUILDING NOTICES AND BUILDING ORDERS

EXTENSIVE ALTERATIONS

Building notices or building orders can cover the broad aspect of public health and safety such as dangerous buildings, fire report matters, and closure of unsafe public assembly buildings, and only a local authority (because of the restrictions in legislation) can serve building notices or building orders in relation to public safety measures provided in an existing building.

Building notices provide the means by which the municipal building surveyor can require the building owner to show cause as to why an existing building should not be subject to building work in order to provide a level of public safety which meets with community expectations under the building regulations. An existing building does not have to be upgraded to the same standard as is required for new buildings under building orders or building notices.

If the managers do not respond satisfactorily to building orders or building notices by undertaking the required works, then the municipal building surveyor/ council can proceed to issue building orders or take court action which,

While most building control legislation is not retrospective for existing buildings, legislation of some states do contain provisions that can trigger an upgrade of an existing hotel building.

Where alterations to a building exceed more than 50 percent by volume (within a three year time-frame in the case of Victoria), the event can trigger a requirement for the whole building to comply with all the current regulations (BCA).

Other states have no time limits applicable, and calculations may vary in the interpretation of the volume. Some building surveyors include simple partition changes in the volume calculations, while others only calculate the volume associated with a refurbishment which includes significant modifications to services.

An upgrade to fire safety and/or structural capacity may also be determined because the modifications to services may compromise the essential safety measures contained in the building, and may be determined to be inadequate to protect

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• Accessibility of upper floors to new work

persons using the building. Upgrades may be determined to facilitate egress from the building in the event of a fire, and/or to restrict the spread of fire from the building to other buildings nearby.

• Providing lift access features such as Braille or tactile buttons

DISABILITY ACCESS

• Upgrading handrails on a ramp

Recent moves to improve the commonality of the disability access provisions for buildings in the BCA and the Disability (Access to Premises – Buildings) Standards 2010 have substantially harmonised the BCA with the Disability Discrimination Act. As a result, the integration of the disability access code with the BCA carries significant implications for building owners, tenants, and property managers and hotel engineers.

• Minimum width requirements of doorways or passageways, including passing/turning spaces.

The Premises Standards contain detailed disability access information specifying the circumstances and types of building where the Standards apply: to a new building, a new part of an existing building, and the affected part of an existing building.

ENERGY EFFICIENCY COMPLIANCE

For disability access, the affected part of a building means: • The principal pedestrian entrance of an existing building that contains a new part • Any part of an existing building that contains a new part, that is necessary to provide a continuous accessible path of travel from the entrance to the new part.

Generally, the affected part of a building must comply with the new access requirements where alterations and/ or additions are proposed to an existing building, and the proposed work is subject to a building permit/complying development certificate or a construction certificate/building permit.

The affected part of the building, relative to disability access, does not apply to: • Existing parts of buildings outside the area of the new work and the affected part upgrade • An access way from the allotment boundary, from any accessible car parking space on the allotment or between other buildings on the allotment.

Upgrading works for an affected part may include the following disability access works:

• Signage • Removing a step at a building entrance

As a consequence of the disability access provisions, the BCA now more extensively covers features such as lifts, stairs, ramps, toilets and corridors in buildings such as hotels, motels, office blocks, shops, hospitals and common areas of new apartment buildings.

Energy efficiency requirements, as detailed in Section J of Volume One of the BCA (and applicable to all building Classes 2-9, unless otherwise stated), apply to the construction of all new buildings, as well as the refurbishment, alteration or extension of any existing building.

The energy efficiency requirements allow commercial and public buildings to achieve minimum levels of energy efficiency compliance through the performancebased provisions of the BCA. In essence, these measures are designed to reduce the use of artificial heating and cooling, improve the energy efficiency of lighting, air conditioning and ventilation and reduce energy efficiency loss through air leakage.

Assessments generally cover building elements such as the building fabric, external glazing, building sealing, air movement, air conditioning and ventilation systems, artificial lighting and power, and access for maintenance.

Energy efficiency compliance with the BCA can be achieved by complying with the deemed to satisfy requirements of the BCA or by developing an energy efficiency alternative solution that demonstrates that the proposal meets the relevant BCA performance requirements.

Where energy efficiency alternative solutions are sought or additional information is needed, software-based energy efficiency analysis can also be

deployed to assess the energy contribution of various building components such as building fabric, air filtration and natural ventilation, internal heat sources, air conditioning systems and vertical transport systems.

EMERGENCY PLANNING Emergency plan development, emergency response procedures, evacuation diagrams, emergency procedures training, and emergency response exercise program implementation are just some of the requirements of the emergency planning obligations under AS 3745-2010 ‘Planning for emergencies in facilities’.

When a building undergoes alterations, some or all of these requirements can be impacted by the changes in the building, and hotel engineers need to give due consideration to ensuring their emergency planning remains effective, up to date and AS 3745-2010 compliant, in order to provide a safe work environment for staff, building occupants and visitors alike.

While the basic intent of the BCA is to ensure the provision of safe buildings for occupancy that provide a level of amenity commensurate with public expectations, the application of the BCA can be open to interpretation. Building Surveyors are quite often called upon to provide expert advice or witness, and to provide sound planning advice in maximising your building asset.

ABOUT THE HENDRY GROUP Derek Hendry is the Founder of the Hendry Group, a property compliance solutions consultancy whose services include building surveying, disability access, essential safety measures, emergency planning and work health and safety. Hendry pioneered the private certification system of building approvals in Australia and operates nationally in all facets of building control. Hendry is aware of the importance of sharing knowledge, and regularly distributes industry news and updates through publications such as ‘Essential Matters’ Hendry’s e-newsletter, blog sites and website. For more information please visit www.hendry.com.au

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AHA NATIONAL AWARD FOR EXCELLENCE ANURA YAPA JP –

JOINT WINNER OF EMPLOYEE EXCELLENCE IN SERVICE, ACCOMMODATION DIVISION

T

he Director of Engineering at Shangri-La Hotel Sydney has added another title to his resume. Sri Lankan-born Anura Yapa JP was named joint winner of Employee Excellence in Service – Accommodation Division at the AHA National Award for Excellence.

This latest award adds to a long list of accomplishments. He has won the TAA Engineer of the Year title two years in a row, along with the HM award in 2015.

Regarded as a pioneer in the industry, Anura says his aim is to train and guide young engineers to achieve at the top level.

Motivated by guest satisfaction and a thirst for a challenge, Anura has built up his skills from humble beginnings.

After moving to Australia 18 years ago, Anura joined Hilton on the Park Melbourne before moving west to become Chief Engineer at Novotel Langley Hotel in Perth.

He took a position at the Menzies Hotel in Sydney before finding himself at Shangri-La Sydney.

Anura was one of the founding members of the Victorian chapter of AIHE. He was Treasurer at the Western Australian chapter, Vice President of the New South Wales chapter, and has been President of the AIHE NSW chapter since 2009.

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ADVERTORIAL

A WATER LEAK IS COSTING MORE THAN YOU THINK Waterproofing is generally only 1-2% of a total construction project cost, but is the cause of approximately 80% of building complaints.

“The building industry has only seen the beginning of the amount of waterproofing issues affecting properties due to the lack of regulation in the waterproofing industry.” (Daniel Caruana – Director of Danrae Waterproofing)

M

ost hotel managers would see a moisture problem and assume that a plumber should be called to provide a solution.Yet nine out of ten times the issue is most likely to be related to waterproofing. New technologies employed by Danrae Waterproofing now offer cutting edge ways to monitor and investigate issues to provide solutions.

One of these technologies is the use of drones to photograph and film the building

envelope, providing a high resolution report and recommendations to repair the leaks.

Waterproofing is often not maintained like mechanical items such as airconditioning – however the issue with waterproofing is that if it is not maintained it can cause major damage costing far more than the cost of the original installation.

More than 80% of building damage is caused by waterproofing problems

The question we ask hotel managers is “what is the cost of rooms that are not booked?” when they are experiencing leaks into their hotel rooms. One hotel Danrae Waterproofing assisted could not book their whole top level due to a major roof top leak. Once repaired they had a 100% room booking rate. Consider getting Danrae Waterproofing to take a look at your building for an assessment.

It’s the damage you can’t see from water that often causes major building issues.

Delaying repair of what seems to be a minor leak can end up becoming a major problem that costs you time and money. Danrae Waterproofing can help by conducting tests, inspections, repair and help prevent further water damage. We can help you by providing marked up drawings and reports so you can prioritise budgets for repairs and make decisions that are more informed.

Our goal here at Danrae Waterproofing is to ensure that any water leak causes the least downtime to your facility. We have expert in-house building knowledge to ensure the leaks are solved fast. We have repaired leaks and refurbished roofs for major commercial, residential and government facilities such as RPA, Concord and Campbelltown Hospitals, Channel 10, ANSTO, Fox Sports, NRL Head Quarters, Goodman and Frasers Property facilities.

If there’s any building repair needed from water damage, Danrae Waterproofing can help.

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NETWORK TARIFF CHANGES & POWER FACTOR CORRECTION

SIMON JOKIC* I A.G. COOMBS ADVISORY

New electrical network tariff charges will encourage many businesses to review energy usage and ways they can reduce their operational costs.

E

lectricity supply companies are moving customers onto tariff structures that more accurately reflect the electrical demand placed on the supply network. Customers in Victoria have now joined compatriots in NSW, A.C.T. and Queensland where tariff changes have already taken place.

Previously electrical usage demand charges were based on the connected electrical load measured in kilowatts. Demand charges were usually based on the highest demand measured within a 12 ‘rolling’ month period.

The new tariff approach uses a kilovolt-amp (kVA) maximum demand tariff charge which is reliant on power factor.

Reactive power (kVA) x power factor = Real power (kW)

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WHAT IS POWER FACTOR? In simple terms, power factor is the measure of how efficiently incoming power is used. Inefficient use is caused by inductive loads within the electrical installation, such as transformers, induction motors, and fluorescent lighting, which require real power [kW] as well as reactive power [kVAr] to maintain electromagnetic fields that are required for their operation.

The higher the reactive power used, the larger the inefficiency caused within the distribution network. The electricity supply companies seek to encourage customers to improve the efficiency, or power factor, of their facility by penalising inefficient usage with higher charges. A power factor of 1.0 means 100% of the supply is being used efficiently, a power factor of 0.5 means the use of the power is very inefficient.

POWER FACTOR CORRECTION Customers can install power factor correction equipment to help improve their power factor and thereby lower their electricity costs. The installation of appropriate power factor correction equipment can result in typical payback periods of between two and three years, with an expected equipment lifecycle in the order of 15 to 20 years. The below chart shows how power factor correction can provide significant savings in energy consumption and the current drawn from the distribution network.

There are a number of issues that require consideration including the design, condition and age of the electrical infrastructure and in particular the switchboard(s), the availability and suitability of space for the new equipment and its connections, and the potential to create or exacerbate harmonics in the electrical supply in the facility which can have serious effects on the operation and life of electrical equipment.

ADDITIONAL INITIATIVES There are a number of other ways by which facilities can further reduce their power factor on be made more energy efficient including:

Other benefits of power factor correction include the ability to increase the electrical capacity within a facility, and improvements to the voltage supply to equipment, which will increase plant life.

• Lighting upgrades; from fluorescent or discharge lamps to LED technology.

Power factor correction equipment is essentially a capacitor bank that stores and provides reactive power when required.

This equipment can be installed on particular pieces of equipment or at the facility’s main switchboard(s).

• Upgrading induction type motors to more efficient motors.

• Minimising the operation of idling or lightly-loaded motors.

• Introducing electronic control systems to operate rotating equipment such as pumps and fans at optimum speeds and performance. *Simon is a Project Engineer within the A. G Coombs Advisory Electrical Team.

For a 1000kW connected load improving the power factor from 0.75 to 0.90 will reduce the reactive load from 882kVAr to 329kVAr, a reduction of 63%, with commensurate savings in demand charges.

Simon Jokic, Engineer (Electrical) A.G. Coombs Advisory, +61 3 9248 2700, sjokic@agcoombs.com.au

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57

SAFETY IN DESIGN

COMPLIANCE THAT SAVES TIME, MONEY AND LIVES CARL SACHS I PRINCIPAL CONSULTANT, WORKPLACE ACCESS & SAFETY

Making changes with a pencil rather than a builder saves a lot of time and money. It can also save lives.

T

he duty of designers to eliminate hazards – whether they are introduced in the construction phase, or in the decades of maintenance that follow – makes facility managers and tenants the big winners from Australia’s Safe Design of Structures Code of Practice.

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Why? Because buildings designed to be safer are also inherently easier to manage over their lifetimes. There is less paperwork, simpler equipment and fewer problems finding people to get the job done. Fall prevention for safety is particularly complex and clients love facility managers and fall prevention/ access designers who can cut down the compliance burden.

Almost anyone with a pencil is a “designer” who can win savings for facilities managers.

Under work health and safety legislation, anyone making decisions that influence the design outcome is obliged to consider safety in design, including architects, designers, engineers and builders operating under design and construct

Gutters can be repositioned so that they can be safely serviced away from exposed edges that would require rope access systems and highly skilled, expensive labour.

The working at height hazards to be addressed at the design stage will vary with each building but facility managers and design consultants should begin by considering the routine maintenance of common building elements and plant, such as: • external windows and façade • cooling towers • air-conditioning/HVAC • gutters • fire extraction and fire services • solar systems

(D&C) contracts. Even a contractor carrying out design work as part of their brief, such as a fire engineer, has duties and obligations.

The obligation concerns structures including buildings and towers or any component of a structure.

FALL PREVENTION SIMPLIFIED WITH SMART DESIGN Many serious height safety hazards are particularly easy to eliminate at the design stage. For example, footpaths can be widened and strengthened to accommodate elevated work platforms (EWPs) and scissor lifts, eliminating the need for costly and high risk abseil access.

The following sections are extracts from the recently amended Work Health and Safety (Safe Design of Structures) Code of Practice (2015) (COP).

CONSIDER THE LIFECYCLE AND FREQUENCY OF ACCESS (SECTION 22) Aside from the features of the building, designers need to be aware of how the asset will be maintained throughout its life and apply lifetime costing accounting while observing the hierarchy of controls.

This means understanding the likely competency and capability of the people actually performing the work.

For instance, planning to deploy highly skilled rope access workers with rescue procedures backed up by medical crews may be realistic for oil rigs and mine sites.

Trying to rescue a suspended worker on a high-rise building in the CBD is not

as manageable, and different control measures would be appropriate.

TRANSFERRING INFORMATION TO THE CONSTRUCTION STAGE (SECTIONS 22 AND 295) Designers are required to transfer information to the builder and occupant relating to: • the purpose for which the structure was designed; • how it is to be maintained and result of any calculations, testing, analysis or examination. In particular, the COP deals with features that present access problems; for example, how to clean a façade with architectural features that impede abseil access.

In practice, this means providing a safety report that includes the designer’s risk assessment and actions the designer has considered to control risks.

If, for example, the designer controls risks with a static line system, the safety report would include test results of the anchorages, commissioning testing information and a layout/rigging plan for the user documenting the purpose of the system.

FOUR STAGES OF SAFE DESIGN The Safe Design of Structures Code of Practice recommends an approach that “integrates the risk management process in the design phases and encourages collaboration between a client, designer and constructor” and describes four stages:

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1. Predesign

o maintenance access to plant and equipment

Item

o safe access and egress

Windows

2

o traffic management (specifically drop zones below work areas)

Façade

1 every 5 years

Cooling towers

24

o installing lifts

Air-conditioning

6

1. Pre-design

o window heights and cleaning

Extraction

4

• Establishing the design context in terms of the structure, scope, complexity of access, level of hazard;

o anchorage points for building maintenance and cleaning

Fire exhausts

2

Gutters

1

• competency of users;

o surface characteristic such as fragility, slip resistance and pitch

2. Conceptual and schematic design phase 3. Design development phase 4. Review of control measures.

• roles and responsibilities of different people involved in the project; • consulting with stakeholders, identifying hazards (understanding safety requirements, access locations, maintenance points); and • researching control measures (BCA requirements, industry stats, hazard alerts, research and testing done on similar designs) 2. Conceptual and schematic design phase • Systematic hazard identification (examples from Table 1) relating to fall prevention are: o f loor surfaces to prevent slips and trips

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o scaffolding

o atriums o working alone o confined spaces o voids o facades

Frequency of access (times per annum)

3. Design development phase Here the structures are converted into detailed drawings and technical specifications.

Control measures are finalised and construction documentation prepared.

The completed design is given to the client.

o plant rooms

This involves:

o solar

3.1 Developing a set of options in accordance with the hierarchy of control.

o telecommunications Hazards should be systematically identified as early as possible in the development of the concept. Regulation 61 deals with musculoskeletal disorders arising from particular tasks (e.g: working on very steep inclines).

3.2 B alancing the costs with the benefits and risk mitigation.

3.3 Evaluating the design solution.

3.4 Finalising the design and preparing the safety report and other risk control

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documentation for the structure’s lifecycle.

Assess what would happen if someone was exposed to the hazard, and the likelihood of it happening. This provides guidance on the emphasis to be placed on risk mitigation measures. The more serious the degree of harm, the more time and effort should be diverted to eliminating or minimising the risks.

Controls are to be implemented from recognisable standards, such as the BCA, NCC and Australian Standards.

4. Review of control measures Review the measures and fine tune them during the construction process, looking for opportunities to refine the design and further reduce risk.

SAFE DESIGN FOR THE FIVE STAGES OF A BUILDING’S LIFE CYCLE The model Safe Design of Structures Code of Practice also describes five stages of a structures life cycle that must be managed safely: • Design for safe construction • Design to facilitate safe use • Design for safe maintenance • Modification

GET IT RIGHT FROM THE START Safe design in structures is now an obligation for designers. It’s also an opportunity to make a building demonstrably more functional throughout its entire life cycle. While the concept is simple and intuitive, the height safety details that make safe design a reality are not. Get the expert advice from specialists, document the results and pass on the information to the grateful client.

ABOUT

• Demolition and dismantling Although this article focuses on stage two – design to facilitate safe use – there is overlap between control measures used at this stage and at the tail-end of the construction stage, particularly during building detailing and defects liability periods.

Carl Sachs is principal consultant of market leading fall prevention consultancy Workplace Access & Safety.

The company was recently appointed to act as Fall Prevention Consultant on the ABC’s $176 million upgrade in South Melbourne, Monash University’s $140 million new Learning and Teaching Building and the City of Sydney’s heritage listed $400k St Peters Town Hall. Independently accredited by the National Association of Testing Authorities and SAI™ Global for design services,Workplace Access & Safety’s team of consultants compromise the most highly accredited providers of fall prevention design services in Australia.

Phone contacted on 1300 552 984, or go to www.workplaceaccess.com.au.

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62

Ph 02 9624 8842

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info@vendart.com.au

LED BUYERS GUIDE

SAVE ENERGY, TIME AND MONEY WITH THE RIGHT LED PURCHASE LIGHTING COUNCIL AUSTRALIA

Lighting Council Australia has prepared this guide to educate and assist consumers select safe, suitable, good quality LED lighting products.

L

ED lamps1 and fittings (LEDs) are quickly gaining popularity in household use and there are some excellent LED products available now in Australia. However, examination of LED products found in the Australian market indicates a wide variation in product safety, quality, effectiveness and compatibility. Low quality LEDs may be unsafe, not provide sufficient light, flicker when dimmed, change colour over time, fail prematurely, or not fit into an existing fitting.

LEDs produce similar light output to traditional incandescent and halogen lamps and use much less energy.

Incandescent and halogen lamps waste most of the energy they use as heat when they produce light.

LEDs are comparable to the most efficient technologies available and even though more expensive initially will save money and time over their lifetime as they have a long lifetime, use very little energy and do not require regular replacement like halogen lamps.

Some LEDs are able to be dimmed or offer convenient features such as daylight harvesting2 , motion sensing and wireless control. Coloured lighting effects are available with some LEDs. If you decide to update your existing lighting, you have the option of choosing:

New LED lamps

New LED downlight fitting3

BRIGHTNESS (THINK LUMENS, NOT WATTS) When buying new LEDs, you should check the lumen output of each LED lamp or fitting to make sure you obtain the brightness you need. Lumens, which are a measure of total light output, should be listed on the product packaging. Higher lumens mean brighter light. The following comparison charts will help you find a suitable replacement.

Traditional incandescent lamps (Watts)

Brightness in lumens (approximate)

100W

1350 lumens

75W

930 lumens

COMPLIANCE WITH REGULATIONS

60W

720 lumens

40W

420 lumens

The Regulatory Compliance Mark (RCM)4 is an important safety mark from Australia’s electrical safety and electro-magnetic compatibility regulators and should be visible on the product. In addition, the brand must be registered on the Australian Government National Equipment Registration System.

Unregistered brands and suppliers may be supplying equipment that does not meet Australian standards and regulations.

Downlight lamps – MR16 type (Watts)

Brightness in lumens (approximate)

50W##

700 lumens

35W

450 lumens

Downlight lamps – GU10 type (Watts)

Brightness in lumens (approximate)

50W

350 lumens

BEAM ANGLE The angle of the beam of light emitted from the lamp or fitting can be important

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for your application. Check to see if you require a wide or narrow beam angle. A wider beam angle gives a more even spread of light and a beam angle of 60º or more is recommended for general lighting from downlights. A narrow beam angle can result in bright spots and shadowing which is not usually desired; however, a narrow beam can be suitable for highlighting a picture, display piece or other feature.

LAMP EFFICIENCY Even though LEDs are a very efficient lighting technology, the efficiency of LEDs can vary considerably. Lumens per Watt (lm/W) is the measure of LED efficiency and the higher the number, the more efficient the product.

COLOUR TEMPERATURE AND COLOUR RENDERING Personal preference and use dictates choice of LED colour temperature.

• Warm white light is shown as 2700K to 3000K, is close to traditional incandescent and halogen lamp colour and is typically used in living rooms, bedrooms and hallways to create relaxed, warm ambience.

• Cool white light is shown as 4000K and is typically used in the kitchen, study, bathroom, cupboard, office (for alertness) and retail displays.

• Cool daylight white light is shown as 6500K and is typically used in commercial applications, hospitals, retail displays and art studios.

The Colour Rendering Index (CRI) of a lamp or fitting is a measure of a light source’s ability to show object colours realistically or naturally. A CRI of 80 or above should be sought.

COMPATIBILITY Check the fitting type, size, beam angle and dimming compatibility of your new LEDs. • Take an old lamp to compare with the new LED. Check the type and size of the base, beam angle, voltage, overall size and shape of the lamp. Some LED replacement lamps are larger than traditional lamps and may not be compatible with some fittings.

• When buying complete downlight replacement kits you will need to know the hole cut out size. Shop around until you find the right sized LED replacement fitting.

• LED lamps and downlights are now available to replace halogen lamps and 35W halogen downlights.

• Compatibility between existing wall switch dimmers and dimmable LED lamps, fittings or downlights cannot be guaranteed. Universal dimmers are available but even these are not guaranteed to operate all LEDs. Most installed dimmers were originally designed to dim low voltage halogen lamps and it is unlikely that these old dimmers will dim LED lamps in a similar way. Check with the LED supplier for a list of dimmers compatible with their LEDs.

LIGHTING TIPS Follow these tips to keep your lighting costs down.

• Switching to LEDs is one of the fastest and easiest ways to cut your energy bills. Switching to LEDs will reduce growth in Australia’s energy demand and avoid carbon emissions.

• Use task lighting to supplement general lighting when needed.

• Lightly coloured walls appear brighter and better lit than dark surfaces.

• Replace incandescent, halogen and fluorescent lamps with LEDs. • Turn off lights when rooms are not being used. Some lamps have enabled wireless control from a smart device and so may be switched on and off from the device.

• Control outdoor lights with timers, motion sensors or photocells so that lights are not on all night or during the day.

If outdoor lights are used for long periods each night, the use of LEDs in these fixtures can save significant energy. LED flood lights are available (check the beam angle you require). Wireless control of lamps is now also available.

• By replacing your five most used incandescent or halogen lamps with LEDS, you can save between $75 and $95 each year5.

• LEDs are available in sizes compatible with most fittings and they provide the greatest savings when used in fittings that are on for the longest periods each day.

• Dimmers save electricity when lower light levels are set. Not all dimmers and dimmable LEDs are compatible. Reputable LED suppliers provide compatibility charts listing dimmer brands and types.

COST COMPARISON TABLES6 Standard lamp type Average annual operating cost per household lamp* Traditional (old style) incandescent (60W)**

Halogen incandescent (42W)

Good quality CFL (10W)

Good quality LED (6W)

$21.90

$17.88

$5.35

$2.88

• Look for LEDs of around 450-500 lumens to achieve similar results to your 35W halogen downlights.

• Make sure that LED downlight replacement fittings come with a matching power supply (also known as a driver). Some will claim to operate on existing halogen transformers but such claims should be treated with caution especially where compatibility with existing dimmers is required.

• Dimmable LED lamps, fittings and downlights are now available.

“Dimmable” should be marked on the product packaging.

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* For 60W incandescent lamp and replacements, based on 4 hrs/day of usage, 25c per kWh and including the annualised cost of the lamp (initial cost divided by the lamp life in years) – shown in Australian dollars. ** Incandescent lamps (40W – 100W) are no longer available for purchase but may still be in use.

Are your guests diving into a nasty cocktail?

Guests should be able to enjoy a cocktail by the pool, not feel like they’re swimming in one. With hospitality clients across Australia and New Zealand, Poolwerx understands that a hotel pool needs to be as clean and inviting as the rooms themselves. We ensure that your pools and spas are healthy and comply with legislation.

Poolwerx promises specialist care by a fully certified pool technician. Our services include: •

24/7 emergency hotline as well as free professional problem solving and advice by phone or email

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Poolwerx can do as much or as little of the work you require. As a Registered Training Organisation, we can also provide training for work you wish to be performed in house. Starting with a complementary on-site visual inspection, Poolwerx will then tailor a solution, keeping your current resources and budget in mind.

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Downlight lamps Average annual operating cost per household downlight# 50W halogen

35W halogen lamp

Good quality 7W LED downlight lamp

magnetic compatibility requirements. Marking requirements are currently in transition and suppliers have until 1 March 2018 for products to be marked.

5. Based on replacing 60W incandescent or 42W halogen lamps with 6W LEDs with usage averaging 4hrs per day, 25c per kWh, shown in Australian dollars.

6. All information including average market pricing is relevant at the time of publishing. See appendix A for assumptions and calculations.

$18.25##

$16.79

$2.58

# For 35W and 50W halogen downlights and LED replacement, based on 4 hrs/day of usage, 25c per kWh and including the annualised cost of the lamps (initial cost divided by the lamp life in years) – shown in Australian dollars.

Halogen downlights use a great deal of energy including producing a great deal of heat. Low voltage does not mean low energy use. ## 50W downlight lamps are no longer available for purchase but may still be in use.

LIFETIME AND WARRANTY There are many factors that determine the lifetime of a LED lamp or fitting including light loss and possible failure of components. Reputable manufacturer claims are based on rigorous testing and are reliable.

A warranty is a voluntary promise of a manufacturer’s confidence that the product will achieve an expected life. Check the warranty conditions and note that any warranty offered with a product is in addition to other rights the consumer may have under the Australian Consumer Law. The Australian Competition and Consumer Commission (www.accc.gov.au) has information on consumer rights, guarantees and warranties.

USE ELECTRICAL CONTRACTORS TO INSTALL FITTINGS Apart from lamp replacement, a licensed electrical contractor is required to repair, service or install any light fitting, driver (power supply) or dimmer that is attached to the 240V mains power.

Electrical contractors are responsible for installation safety and must refuse to install non-compliant products. Sale and installation of non-compliant products or installation by unqualified persons can result in electric shock, fire, penalties and fines.

ABOUT LIGHTING COUNCIL AUSTRALIA Lighting Council Australia is the peak body for Australia’s lighting industry. Its members include manufacturers and suppliers of luminaires, lighting control devices, lamps, solid state (LED) lighting and associated technologies. Lighting Council’s goal is to encourage the use of environmentally appropriate, energy efficient, quality lighting systems.

See http://www.lightingcouncil.com.au/ for more information.

REFERENCES 1. Sometimes called ‘light globes’ or ‘light bulbs’, but more correctly referred to as ‘lamps’.

2. Daylight harvesting refers to LEDs that automatically adjust their light level depending on the natural light entering a room to maintain an even light level.

3. A licensed electrician is required to install new fittings.

4.The Regulatory Compliance Mark (RCM) demonstrates that the product manufacturer recognises and declares their product meets the Australian electrical safety and electro-

APPENDIX A – Assumptions and calculations for the cost comparison tables Average operating cost per household light fitting, per year Standard lamp type* Traditional (old style) incandescent (60W)

Halogen incandescent (42W)

Good quality CFL (10W)

Good quality LED (6W)

Lamp price

(phased out 2009)

$3.50

$7.00

$7.00

Annual lamp operating hours

1460

Estimated lamp life in years

-

1.37 (2000hrs)

4.1 (6000hrs)

10.3 (15000hrs)

Annual lamp cost

$0 (Can’t replace)

$2.55

$1.70

$0.68

Annual kWh of electricity

87.6kWh

61.32kWh

14.6kWh

8.8kWh

Annual cost of electricity (25c per kWh)

$21.90

$15.33

$3.65

$2.20

Total annual cost (electricity + lamp)

$21.90**

$17.88

$5.35

$2.88

* For 60W incandescent lamp and replacements, based on 4 hrs/day of usage, 25c per kWh and including the annualised cost of the lamp (initial cost divided by the lamp life in years) – shown in Australian dollars. **Incandescent lamps (40W – 100W) are no longer available for purchase but may still be in use.

Downlight lamps# 50W downlight lamp

35W downlight lamp

5.5W LED downlight lamp

Lamp cost

(Phased out 2009)

$5.50

$10

Annual lamp operating hours

1460 hours

Estimated lamp life in years

-

1.37 (2000hrs)

17.1 (25000hrs)

Annual lamp cost

$0 (Can’t replace)

$4.01

$0.58

Annual kWh of electricity

73kWh

51.1kWh

8kWh

Annual cost of electricity (25c per kWh)

$18.25

$12.78

$2.00

Total cost (electricity + lamp)

$18.25##

$16.79

$2.58

# For 35W and 50W halogen downlights and LED replacement, based on 4 hrs/ day of usage, 25c per kWh and including the annualised cost of the lamps (initial cost divided by the lamp life in years) – shown in Australian dollars. Halogen downlights use a great deal of energy including producing a great deal of heat. Low voltage does not mean low energy use. ## 50W downlight lamps are no longer available for purchase but may still be in use.

UVC LIGHT HAS BEEN USED FOR STERILISATION AND AIR AND WATER PURIFICATION FOR DECADES With the advent of deep space missions and the space station, NASA had to find a way of prolonging the life of fresh produce which was being destroyed by ethylene gas produced by the ripening process.

Hence the birth of the Photo Catalytic Oxidation (PCO) Technology.

A few companies in the US took on the technology, and by conducting further research, have found that it could not only eliminate ethylene, but had the capacity to eliminate mould spores, bacteria, VOCs, MVOCs, viruses, smoke, odours and many other allergens.

Unlike Ozone producing machines, these air purifiers can be used in the presence of humans and pets with no detrimental effects.

Using the imported US made components, Air Oasis (Australia) has started producing a range of Australian made air scrubbers, aimed at the hospitality industry, gymnasium, clubs and other venues where fast and high volume air purification is required. These air scrubbers are custom built to suit any client requirements.

The HCT355 is fitted with 3 filters, a Merv8 dust filter, a Merv13 HEPA filter and an active carbon filter.

Also in the package, there is 2 14inch AHPCO cells and it’s powered by a German made fan capable of producing 3000 cubic metres of air per hour. This should clean the air in an average hotel room in the 30 minutes it takes a housekeeper to service it.

Air Oasis was one of those companies that took on the technology, and improved it by developing their own Advanced Hydrated Photo Catalytic Oxidation (AHPCO). For the past 20 years they have been producing different models of air purifiers that have been sold in several countries including Australia.

IQ Inov8 Pty Ltd trading as: Air

Oasis (Australia)

ABN: 57 490 551 752

PO Box 300 Thornleigh NSW 2120, Australia T: +(61) 1300 79 11 39 F: +(612) 9979 2100 E: info@airoasis.com.au w: www.airoasis.com.au 67

energy@energyservices.com.au

ENERGY

systems & services

PROJECT FINANCE AVAILABLE

ELECTRICAL SAFETY POWER SYSTEMS

POWER FACTOR CORRECTION

DEMAND MANAGEMENT

POWER QUALITY

SOLUTIONS FOR ENERGY EFFICIENCY AND ASSET MODERNISATION

ASSET CONDITION AUDITING LIGHTNING & SURGE PROTECTION

ENERGY SERVICES

ELECTRICAL INSPECTION, TESTING & MAINTENANCE

UPGRADE & RETROFIT OF EXISTING SWITCHBOARDS

We also are leaders in the supply and installation of  

ENERGY MANAGEMENT SYSTEMS RESIDUAL CURRENT DEVICE AND ELECTRICAL SAFETY EQUIPMENT

Energy Systems & Services Holdings Pty Ltd Unit10, 31-33 Chaplin Drive Lane Cove NSW 2066 T 02 9425 1800 | F 02 9427 1141 ABN: 61 603 815 792

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 ACTIVE FILTERS / VOLTAGE OPTIMISATION EQUIPMENT  SOLAR POWER SYSTEMS

Project Finance Products & Incentives Energy Systems & Services (ESS), in partnership with Energy Efficient Finance (EEF), provides funding for all electrical projects including Power Factor Correction (PFC) projects, related equipment and installation, covering all types of commercial clients including:    

Business / Companies Specialist & Entertainment Facilities Government Buildings Commercial / Commercial & Industrial Facilities.

We also are leaders in the supply and installation of:      

Energy Management Systems (EMS) Lightning & Surge Protection Upgrade & Retrofit of Existing Switchboards Residual Current Devices & Electrical Safety Upgrades Active Filters / Voltage Optimisation Commercial Solar Power Systems.

Product features:  Up to $50,000 “Low Doc” (i.e. NO FINANCIALS required)  Minimum amount financed $5,000  Up to 5 year terms available and 7-years subject to credit  Repayments are fixed so there is no risk of interest rate rises  Your business owns the equipment from day one  No Deposit required = 100% of purchase price financed if you choose to finance the GST component of the invoice  If your business accounts for GST on the cash basis, then the GST on the purchase price will be received as an Input Tax Credit on your next BAS return  Subject to the turnover of your business it may be entitled to immediate write off of the equipment cost.

The financing of equipment assists you in the situation where you have not budgeted for the expenditure and do not wish to tie up your vital cash reserves or other working capital lines. We can show that in many instances the savings when combined with the repayments will create a net benefit to your business.

Further Incentive Immediate Tax Deduction for assets up to $20,000 for small business… as announced in the 2015 Budget, laws have passed that allow small businesses (SME’s) to claim an immediate tax deduction for depreciating assets they start to use – or have installed ready for use – provided each asset costs less than $20,000. The measure will end on 30th June 2017.

To be eligible for the immediate deduction you must be running a small business with an aggregated turnover of less than two million dollars. This includes fixed electrical assets, such as Power Factor Correction equipment.

And in most cases an approval is only minutes away by contacting us at… energy@energyservices.com.au.

ENERGY

systems & services

Energy Systems & Services Holdings Pty Ltd Unit10, 31-33 Chaplin Drive Lane Cove NSW 2066 T 02 9425 1800 | F 02 9427 1141 E energy@energyservices.com.au

69

What is Power Factor (PF)?

When you pay for a latte, the last thing you want is more froth than coffee. The same thing can be said about power.

Froth on a latte is like wasted energy.

Reactive power kVAr (froth)

Real power kW (coffee)

Power Factor =

Apparent power (latte)

kW (coffee) kW2 + kVAr2 (coffee + froth)

PF is the ratio between Active – or Real – Power (kW) and Apparent Power (kVA) i.e. a measure of efficiency. It is a measure of how effective incoming power is being used by your electrical equipment, and is expressed as a numerical value between zero and one.

ENERGY

systems & services

Energy Systems & Services Holdings Pty Ltd Unit10, 31-33 Chaplin Drive Lane Cove NSW 2066 T 02 9425 1800 | F 02 9427 1141 E energy@energyservices.com.au

www.energyservices.com.au

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The higher the power factor, the more effective the electrical equipment is being used e.g. a power factor of 0.7 means that 70 per cent of power supplied to the equipment is being used effectively, and 30 per cent is being wasted. This wastage is an unnecessary cost!

An appliance with a low PF draws more current from the available power supply than an appliance with a high PF. Circuits with purely resistive heating elements (e.g. filament lamps, cooking stoves, etc.) have a PF of 1.0; circuits containing inductive or capacitive – reactive – elements (e.g. Transformers, Induction motors, Welding equipment, Arc furnaces, Fluorescent lighting, Electric motors, Solenoid valves, Lamp ballasts, etc.) often have a PF below 1.0.

Ideally your power factor should be as close to one (1.0) as possible to ensure your site is using energy efficiently.

How does Power Factor impact my business energy cost?

Energy Systems & Services (ESS) Holdings Pty Ltd.

Taking control of and monitoring Power Factor can lead to reduced kVA demand and therefore reduced electricity costs. Improving Power Factor can lead to savings on your business electricity bill.

ESS offer the following range of products and services:

Installing Power Factor Correction (PFC) equipment can be a cost effective measure to reduce your electricity bill.

Energy Systems & Services has delivered PFC projects with short payback periods, in some cases less than a year!

PROBLEM: Customer paying unnecessary high demand charges.

SOLVED: Demand charges reduced by installing Power Factor correction equipment.

Greater gap = greater demand charges

Smaller gap = lower demand charges

(kVA) customer pays

(kVA) customer pays (kW) actual usage

(kW) actual usage

 Supplier of PFC equipment  Installer of PFC equipment  Technical adviser on PFC equipment  Project manager for supply and installation of PFC equipment  Provider of specialised Financial Packages* for funding PFC supply and installation.

ESS are non-biased in the selection of components and systems adding flexibility to ensure a design, program, procedure or system is ‘fit for purpose’ and cost effective, with minimal disruption to the facility’s operations.

Talk to ESS (www.energyservices.com.au) today to learn more about our specialised Financial Packages and to see if PFC equipment could benefit your site.

Benefits of PFC…  Reduced cost: Reduction in kVA demand and therefore electricity costs  Equipment life: Extend the life of your equipment  Compliance: Compliance with regulatory codes  Expansion: More power available for site expansion without the need for new switchboards and cable  PFC reduces the amount of reactive power required to be sourced from the electricity supplier

Financial Assistance for Business Did you know supply authorities offer businesses in eligible areas funding to help cover the cost of installing PFC equipment? PFC could be a cost-effective initiative for your business to reduce electricity costs. Also ESS offer project finance for all electrical asset upgrade projects including power factor correction.

 Smaller sized transformer and installation power wiring (less current required due to PFC).  Future plans of expansion (of plants, etc.) are more greatly obtainable.  Financial (tariff) example: - 1000 kW load at PF of 0.75, S = 1333kVA - 1000 kW load at PF of 0.95, S = 1053 kVA Difference is 280 kVA => 280 x $0.3757 = $105.20 penalty per day or $3,156 penalty per month.

ENERGY

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systems & services

71

SO YOU THINK YOU CAN RECYCLE... AT WORK?

RYAN COLLINS I RECYCLING PROGRAMS MANAGER, PLANET ARK

Waste has become an issue that affects everybody’s business, whether through cost of disposal, sustainability objectives or both. Yet it’s one area of savings that is often unconsidered amongst many businesses.

R

ecent research shows over 75% of Australian businesses view reducing waste and recycling as part of being a sustainable and ethical business, yet a worrying 58% keep virtually no records on their waste management.

Planet Ark’s 2016 report, What’s the Deal with Business Waste?, shows that failure to understand the quantity of waste and to monitor it are significant obstacles to implementing waste management practices that can have both environmental and financial benefits.

Particularly in hotels where there are a number of different waste streams, conducting a waste audit is an important step in reviewing waste management practices. Diverting materials from the waste to the recycling stream could save your establishment money and even identify a secondary income stream.

A simple example is that by flattening cardboard or crushing glass, a hotel can reduce the number of bins they need and essentially the cost of air being removed from its premises.

Over 12.5 million tonnes of business waste is produced each year in Australia with the rate of generation

72

exceeding the rate of economic growth.

Just under half of the current waste stream goes to landfill, representing wasted resources and economic opportunities.

Of this, accommodation and food services account for nearly 2.6 million tonnes per year of waste generation, with a particularly high rate of waste generation (about 4.5 tonnes per Equivalent Full-time Employee per year compared to Retail Trade which is at about 3.1 tonnes per EFTE per year).

As you would expect, the waste stream for accommodation and food services is dominated by organic material, as well as a high proportion of packaging material.

As well as cost, there are less obvious benefits to good waste management.

Three out of four Australian businesses believe that good waste management improves public perception of the company. Having an environmental strategy, more transparency and accountability is something that an increasing number of guests now expect.

Half of small to medium businesses state that motivating staff is a benefit of improving their waste and recycling practices. Many report an increased ability to attract and retain talented

employees, as employees who perceive the business they work for to be ethical feel a greater sense of commitment.

Green supply chains also promote efficiency and synergy among business partners, minimising waste and reducing costs.

Businesses report time pressures as being the number one hurdle to making more changes regarding their waste reduction and recycling improvements.

About one-third recognise they don’t have the knowledge to proceed, but there are tools available to help.

Planet Ark’s Business Recycling website www.businessrecycling.com.au provides online and over-the-phone information, resources and service listings to help businesses to reduce waste and increase recycling, including details on where specific material types can be recycled across Australia. There’s also a step-by-step toolkit and plenty of tactics to help build a business case and get managers or colleagues on board, so put your hand up and start the conversation. You might find other colleagues are equally keen to make a positive impact on reducing the amount of waste generated at work.

You can search for composters and other recycling equipment in Planet

Ark's Recycling Equipment Catalogue http://equipment.businessrecycling.com.au Bin Trim is a free Excel tool for SMEs to measure their waste and provides tailored information to help reduce, reuse and recycle materials. NSW SMEs can also have a free assessment conducted by an EPA-funded Bin Trim Assessor. Taking advantage of free recycling programs like ‘Cartridges 4 Planet Ark’ or MobileMuster are other easy recycling wins.

Tips for hotels and motels include: Recycling: • Implement a good solution for food waste, which can often be the biggest form of waste. A number of Australian hotels have their own composters, like

Alto Hotel in Melbourne, and many pick fresh produce from their gardens.

• Recycle glass, plastic, cardboard, papers, metal, aluminium and textiles.

• Compost grass cuttings and garden waste.

• Reuse grey water in the garden maintenance.

Waste prevention • Buy container refills as opposed to individual soaps, much of which are wasted.

• Avoid buying disposable products and unnecessary packaging where you can.

• Ask suppliers about take-back or reusable packaging.

• Use rechargeable batteries in TV remotes and devices.

• Fit energy-saving globes and room key tags to switch off lights.

• Implement better inventory control and reduction of unsold product waste.

Even a few of these measures can be enough to substantially reduce the amount of waste going to landfill and overheads in the longer term. Financial and environmental benefits are not mutually exclusive and embracing waste reduction and recycling can be a winwin for your business.

Planet Ark’s National Recycling Week is taking place between 7th and 13th of November, 2016, and this year’s theme is So You Think You Can Recycle? Visit recyclingweek.planetark.org to find out how your workplace can get involved.

• Use green electricity.

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74

LIVING AND WORKING IN CLEAN AIR AS NATURE INTENDED

Nature has its own method of cleaning air of odours, bacteria and virus besides simple dispersion.

T

hey are known as Hydroxyls or Hydroxyl Clusters and are found mostly at average mountain top heights especially on sunny days.

Ozone is also nature’s odour and pathogen killer, but is also poisonous to all forms of life at the concentrations required to be effective, whilst Hydroxyls are not.

Nature has seen it fit to make our bodies immune to hydroxyls whilst leaving them extremely effective in killing single celled organisms such as bacteria, virus, mould and fungus spores.

Hydroxyls can be easily reproduced by today’s technology from compact devices and is employed already in Hospitals, Food Manufacturing, Nursing Homes, Office blocks and a wide range of other applications to improve air quality and rid the air of airborne pathogens such as respiratory diseases and other bacteria that may contaminate and spread in food products or by surface contact with humans etc.

Hydroxyls are also effective against a range of odours. They will eliminate ammonia based odours in roughly half the time it takes by natural dispersion.

Hydroxyls are effective against Ethylene gas as well which is the gas given off by fruit and vegetables to promote ripening – bananas can be retarded from browning up to an extra four days by being stored in an area being controlled by a hydroxyl generator.

Waste and decomposition gases can also be reduced by the presence of hydroxyls, and testing is currently underway for controlling obnoxious odours for

Veterinarians and Pet accommodations – particularly Catteries.

Hydroxyls have proven results in deodorising smoking smells.

Hydroxyls have been known about and researched for some 100 years since Louis Pasteur first discovered them whilst researching why people living at high altitudes in sunny conditions were generally healthier than people living at sea level.

Since then such organisations as the British Army have researched Hydroxyls as a method of combating germ warfare in the late 60’s and all papers and studies have confirmed the benefits of using Hydroxyls, but not been able to reproduce them by compact means.

It’s only in the last decade that technology has caught up with science and it’s been made possible to produce hydroxyls from a compact generator.

What is a hydroxyl? It’s a water molecule (H²O) missing one of its Hydrogen atoms and because it’s in an unbalanced state, it seeks to replace its missing Hydrogen atom.

These hydroxyl (OH-) molecules are attracted to single celled organisms in the air and on surfaces, attach to them and forcibly rip a Hydrogen atom from the cell wall.

They are now H²O again – harmless water molecules.

In the meantime, the cell wall of the organism has been ruptured and like a popped balloon, it dies.

This is a very simple mechanical action.

Bacteria & virus cannot become immune to it. Further, the Hydroxyl is indiscriminate on what Bacteria & Virus it chooses and thus they work on every and all strains.

Several companies have hydroxyl generators on the market using different methods – all but one requiring consumables or servicing or both.

By far the most successful method passes air through a small cold plasma field to produce hydroxyls which then are distributed throughout the space by a strong fan. They do not require any maintenance or consumables other than electricity, and so they can be mounted high on a wall or from a ceiling to get maximum coverage across the space concerned.

They use the natural water molecules in the air all around us and do not require topping up or chemicals or any other medium to perform their function in generating Hydroxyls.

REFERENCES: “Science Summit. Ozone Olefins and environmental contamination” by Prof DC Ellwood B.Sc., Ph.D “The impact of air quality on productivity and health in the workplace” by Jukes Jenkins and Laws (workplace environmental science and research association 1998) “Air Ions and Human Performance” LH Hawkins and T Barker (Ergonomics 1978 Vol 21 Xo 273-278) Hydroxyl and Air Purification, by Howard D. Lash The Journal of Microbiology, June 2006

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BACK OF HOUSE OCTOBER 2016 The Ups and Downs of Elisha Otis

NEIL WEENINK

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n 1852 Elisha Otis invented the safety elevator, which automatically comes to a halt if the hoisting rope breaks. And before Otis, the hoisting rope did break on occasion, often with tragic results – rope then being made with hemp, and prone to fibrous wear, a form of fibrositis if you will. Metal chains were equally prone to failure, and there must have been a great surge of relief when in the 1840’s the new fangled steel-wire-rope was first trialled in the Lower Saxony mines of Europe. The resultant interest in steel rope for aerial tramways enabling vastly improved mine workings can be imagined, as too can Elisha Otis’s single greatest hurdle solved – let’s lift the darned things with steel wire rope, darn it!

It is to be remembered that Otis did not invent the elevator or lift or, as it was originally called, the hoisting platform. Otis’ great moment came in 1852 when he invented the first elevator that had an adequate Safety Guard, one that would keep the car from falling even if the cable holding it were severed completely.

On the Web you may find old diagrams of the Safety Guard filed with the US Patents Office.

The first passenger elevator was built in 1743 for King Louis XV. It had room for one person and only went up one floor.

It consisted of balancing weights and pulleys and was raised and lowered by the King’s men. By 1850, steam and hydraulic elevators were introduced, but in 1852 Elisha Otis invented the first safety elevator. He designed this elevator when he needed to hoist up heavy building materials while converting a sawmill into a factory in Yonkers, New York. He made toothed wooden guide rails to fit into opposite sides of the elevator shaft, and fitted a spring to the top of the elevator, running the hoisting cables through it. The cables still guided the elevator up and down, but if they broke, the release of tension would throw the spring mechanism outward into the notches, preventing the cabin from falling. Although he didn’t invent the elevator, he did invent the braking (safety) system used in modern elevators, increasing the public’s confidence in elevators and making skyscrapers and thus modern cities possible.

One of the major players in this story, and to me one of great tragedy, is that of John Roebling who designed the famous Brooklyn Bridge spanning New York’s East River. He too from Europe brought insight into the new steel cables, destined to change much in Engineering and Architectural platforms known for millennium. On June 28, 1869 while he was standing at the edge of a dock, working on fixing the location where the

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great bridge would be built, when an arriving ferry crushed his foot. His injured toes were amputated. But he refused further medical treatment, wanting to cure his foot by water therapy (continuous pouring of water over the wound). His condition deteriorated and he died of Tetanus.

Years later, in 1968 or so, I was Chief Engineer of a hotel then sadly losing the glitz and glamour of another age. Staffing was as it had always been, anything and everything on your shift, was your responsibility. No contractors and PM not then heard of.

So the 6 elevators were part of the job. Now, I have never been a “natural Lecky”, the business of Amps and Ohms and the rest had been largely another’s baby. So this day I said to my Number two, Willy what say we take a look at the elevator machine room. Year mean the windless and such up above? So I says yea move on son. And we eventually found The Room. Now I kid you not, in here were the makings of an Elisha Otis Museum.

Here were early photos of the Master, here were neatly labelled ‘He used this spanner’, and so on. I turned to Willy and said ‘you did this?’ and he with the first blush of summer allowed he had.

Turned out that Alternating Current turning the DC motors via some very complex pre Edison switchgear was the sole responsibility of Willy. His diagrams splayed across The Room would have enticed the curator of the British Museum to hire the lad on the spot. I said Where in Heavens name did this all come from? He said it was from his Father, and for all he knew from his Father, and so forth and on.

I said Willy I am impressed, but forgive the question, do you know how all this plant operates? He said er vaguely. He said the early Otis transcripts overlaid with Edison’s comments, Westinghouse’s counter-arguments, not to mention the young Teslars philosophical views on batteries was all a bit much. Not to mention confusing.

So together we looked around at the situ. The situ having begun many decades back, with Louis XV's Flying Chair; this flying chair or lift was used by Mme de Pompadour to go up and down (secretly) to the King’s private apartments. The occupant inside controlled it using a rope that passed through the cabin.

A system of pulleys and counterweights guaranteed maximum freedom to manoeuvre.

Elisha Otis introduced the safety elevator, which prevented the fall of the cab if the cable broke. The design of the Otis safety elevator is somewhat similar to one type still used today. A governor device engages knurled roller(s), locking the elevator to its guides should the elevator descend at excessive speed.

He demonstrated it at the New York exposition in the Crystal Palace in a dramatic, death-defying presentation in 1854,and the first such passenger elevator was installed in 1857.

Although he didn’t invent the elevator, he did though invent the braking (safety) system used in modern elevators, increasing the public’s confidence in elevators and making skyscrapers, and thus modern cities possible.

Good night and good luck Neil Weenink

UNIQUE FLOORING “Committed to service and quality” Flooring demands innovative designs that are welcoming and unique for the discerning traveller seeking luxury, style and comfort.

A highly competitive industry, hotels demand contemporary flooring that creates ambience yet offers cost effective solutions that address practical, environmental and safety issues, understands the importance of design, function, planning and implementation for the ultimate in hotel flooring.

Visit our website at www.uniqueflooring.com.au or please call Mark Gannon on (02) 9838 7011 to find out how we can customise your hotel.

www.uniqueflooring.com.au 77

ADVERTORIAL

WHO DID YOUR CUSTOMERS SHOWER WITH THIS MORNING? RAY SQUIRES I COMMERCIAL MARKETING MANAGER, ELGAS

Throughout Australia the biggest single use of fuel in commercial industrial operations is for heating water. LPG is an easy choice as its Efficient, Continuous and Cleaner. continuous hot water 24 hours a day for your customers not to mention whether your guests rooms are warm enough in the cooler months.

You know that your customers have a had a great day and many want a nice hot shower and neither of you want to be discussing why that isn’t happening because there isn’t enough gas.

Elgas can make sure that your showers ready and your rooms warm 24 hours a day!

In your business you have a enough to do without worrying that there is enough

Elgas are Australia’s largest supplier of LPG with a wide distribution network, enormous backup of LPG reserves and can provide an optimised energy solution backed by professional advice and expertise.

Wherever you are there is a representative near you with local knowledge and expertise of LPG and appliances.

For more information contact Ray Squires, Commercial Marketing Manager, Elgas, 1300 362 389

Copyright © 2013 Elgas Ltd

W

ith rising energy costs it can be a balancing act keeping costs down and productivity high.

LPG is an extremely cost efficient method of water heating with little energy loss from its production or use.The fast recovery rate of LPG hot water units means the hot water storage tank size can be kept to a minimum too. Because LPG is cleaner burning, lower exhaust emissions make it far healthier for the environment and lowers maintenance costs for your equipment.

Endless LPG Hot Water LPG is an extremely energy efficient method of water heating, with little energy loss from its production or use.

LPG delivers hot water a lot faster too.

You simply turn it on and it flows at a temperature that you can control and unlike other fuels there are no peak and off-peak pricing levels to worry about.

COMMERCIAL & INDUSTRIAL

1300 362 389 www.elgas.com.au

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There are many different applications for LPG hot water and Elgas will offer you an energy efficient heating method to best suit your requirements.

Hot Water Systems • Your LPG system will work even at freezing temperatures • No worries about peak and off-peak rates with LPG • Space efficient with little visual pollution for better aesthetics Some of the benefits include: • Never have customer complaints about the lack of hot water • LPG hot water systems are quiet. They won’t keep your guests awake at night • No worries about peak and off-peak rates with LPG • No pumps and motors that can break down and require servicing, as is the problem with heat pumps • Even multiple units take up little space and are typically mounted outdoors to save valuable interior space

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MEMBERSHIP FORM PLEASE CHOOSE THE STATE: NSW 

QLD 

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I WISH TO APPLY FOR: Renewal of my Membership 

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I WISH TO BECOME A NEW MEMBER VIA: (a) Fellow – a member of at least 10 years standing who has made an outstanding contribution to the advancement of hotel engineering (as determined by the management committee) or this association may be advanced by the management committee to the grade of Fellow.

This membership class is a life membership of the institute. (b) Honorary Fellow – any person who has rendered conspicuous service to the hotel industry (as determined by the management committee), or any person prominently connected with but not necessarily in the hotel industry who may be approved by the management committee, shall be eligible as an Honorary Fellow.

This membership class is a life membership of the institute. (c) M ember – a person shall be eligible as a Member if the applicant holds a certificate, degree or diploma or such other qualification in engineering approved by the management committee, and has at least 5 years experience in a head of engineering position and shall be directly engaged in hotel engineering. (d) A ssociate Member – a person shall be eligible as an Associate Member if the applicant holds a qualification in engineering approved by the management committee and is directly engaged in hotel engineering and his/her qualifications and/or experience do not in the opinion of the management committee entitle him/her to admission as a Member. (e) Student Member – a person who is attending an appropriate course of instruction at an Institution approved by the management committee shall be eligible as a Student Member (f) Affiliate Member – shall be a person of 21 or more of age who is associated with the Hotel Industry and whose, qualification or experience do not in the opinion of Council entitle them to admission as a Member or Associate member. (f) Corporate Member – entitles applicants endorsed by the Council to be eligible for Corporate Membership, which will carry those rights and entitlements of an Affiliate Members, with a maximum of (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 overall benefit of the Hotel Industry.

All applicants’ membership classification shall be determined by Council in accordance with the above guidelines.

Membership  Corporate Membership  Associate Membership  Student Membership  Affiliate Membership  Honorary Fellow Membership (no fee)  Fellow Membership (no fee)  SURNAME: GIVEN NAME(S): COMPANY NAME: POSITION: POSTAL WORK ADDRESS: WORK TELEPHONE: WORK FAX: WORK EMAIL: WORK MOBILE: HOME POSTAL ADDRESS: HOME TELEPHONE: HOME FAX: HOME EMAIL: PERSONAL MOBILE: Please send all my correspondence to my:

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FEES: Membership/Associate Membership:

New Member AUD$130

Yearly Renewal AUD$100

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New Member AUD$90

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PAYMENT CAN BE MADE BY: NSW Chapter: Cheque payable to:

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MAIL COMPLETED FORMS TO: NSW Chapter: The Secretary, AIHE NSW Chapter, PO Box H263, Australia Square NSW 1215 QLD Chapter: The Secretary, AIHE QLD Chapter, PO Box 5118, Gold Coast Mail Centre 9726 VIC Chapter: The Secretary, AIHE VIC Chapter, PO Box 2136, Caulfield Junction VIC 3161 WA Chapter: The Secretary, AIHE WA Chapter, PO Box 6191, East Perth WA 6892 Your membership application will be processed, which includes the following:: o Certificate of membership

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* Note: Allow up to four weeks for processing.

I have read, understood and agreed to conform to the Institute’s Code of Ethics as set out, conditional upon acceptance of my application for membership.

Note: your membership includes receiving ‘Hotel Engineer’ quarterly. As the AIHE is a non-profit organisation, GST is not applicable.

Signed: Date:

FOR INSTITUTE USE ONLY Date received: Fee received: Grading: Cheque #: Entered:

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NEWS Paladin Risk Management Services Paladin Risk Management Services provides a number of risk management courses that are ideally suited to those working in the Medical Engineering profession.

These nationally accredited courses provide participants with the knowledge and skills to identify and manage risks within the workplace, as well as identifying risks in the use of a product or service so that mitigation can be incorporated into the design.

Paladin offers: Certificate IV in Risk Management Essentials; Diploma of Risk Management and Business Continuity; and Advanced Diploma of Governance, Risk and Compliance. Tailored short courses can also be developed tailored to the client’s needs.

SHEPHERD FILTERS Air Filtration System Reduces Risk, Saves Time and Money while Trapping Grease Shepherd Filters Air Filtration System is offering restaurants and foodservice professionals protection for their critical and often difficult to clean kitchen exhaust systems. Made of environmentally-friendly rapidly renewable, all-natural wool, Shepherd Filters Air Filtration System keeps the exhaust system hood, ducts and even the roof virtually grease-free, reducing labour, cleaning, maintenance and repair while also diminishing the threat of fire. They also help eliminate kitchen odours that often stay on restaurant employees and patrons.

“Wool is a natural grease attractor, and the wool filter is entirely biodegradable,” said Jeremy Kronk. “The grease-absorbing capability of wool can save restaurants and foodservice operations time and money on cleaning and maintaining vent hood systems.”

Easy Installation and Maintenance The Shepherd Filter System is installed into any existing hood and positioned to trap airborne grease particles replacing the wool filters

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In addition to the courses provided by Paladin Risk Management Services, the company also provides specialist consultancy services that are highly sought across Government and private enterprise. The company’s unique knowledge of the integration of risk management with systems engineering, project management, integrated logistics and quality management is ideally suited to the challenges faced by hotel engineers.

For more information, visit www.paladinrisk.com.au or contact Rod on 0400 666 142 or at rod@paladinrisk.com.au

as necessary is a quick and easy process for employees. Changing one of the wool filters is dramatically easier than taking apart an exhaust hood to clean grease buildup.

A specially designed tool makes it easy to take the Shepherd Filter system in and out for changing. Your staff doesn’t have to use step ladders or crouch above frying oil or other cooking equipment to remove your filters for cleaning.

Fire Safety The Shepherd Filters Air Filtration System serves as a fire prevention mechanism.

Not only do the wool fibres trap grease that can cause a fire, but the fibres can also prevent the spread of a fire. Wool smoulders and chars in flames and is naturally self-extinguishing. When tested in flames, the filter panel prevented the flames from spreading and self-extinguished when the flame was removed. Conforming to AS1668 and UL Standard 1046 Field-Tested Shepherd Filtration System has been tested and proven to reduce the cleaning and cost associated with maintaining a kitchen hood exhaust system. One customer commented: “We noticed the difference using Shepherd Filters right away. The duct no longer gets coated with all that grease, and we no longer have to spend as much time doing heavy cleaning.”

Customers also found that the wool fibres were capturing the food odours from the grill, and they are able to go home without smelling like the foods they prepared.

Environmentally Friendly The wool fibres are biodegradable, enabling the filters to be thrown away with normal kitchen trash intended for incineration or landfill. It also prevents grease from entering local wastewater as typically occurs when metal filters are cleaned with commercial dishwashers. Additionally, because wool is disposable, water does not need to be used to clean the wool.

Capturing grease effluent on Shepherd Filter disposable filters will provide for a cleaner extractor motor and belt resulting in more efficient operation of the motor thereby consuming less energy. Additionally, virtually no grease enters the vent system, resulting in a reduction in grease on the roof, leading to substantial savings in roof maintenance and repair.

Summary Benefits: • Metal filters remain dry and clean • Grease drainage channels in the hood remain dry and clean • For long periods, the plenum remains grease free • Virtually no grease accumulates in the ducting, on the roof and beyond A few minutes for a big saving SHEPHERD FILTERS “Protecting Your Hood”

Kitchen grease in the ventilation system is either costly to clean or a constant fire risk.

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