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The leading resource for facilities management in Australasia

Volume 8 Number 2 June 2014–August 2014

The WA’s potential of highthe building tech façade hospital FM Industry Awards nominations now open

Official magazine of the Facility Management Association of Australia Print Post Approved 100019189 $9.95 inc GST

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Australian Made

Level 6, 313 La Trobe Street Melbourne VIC 3000 Tel: (03) 8641 6666 Fax: (03) 9640 0374 Email: Web: Published by ABN 30 007 224 204

430 William Street Melbourne VIC 3000 Tel: (03) 9274 4200 Fax: (03) 9329 5295 Email: Web: Offices also in Adelaide, Brisbane & Sydney Editor: Gemma Peckham Editorial enquiries: Tel: (03) 9274 4200 Email: Advertising enquiries: Tel: (03) 9274 4200 Email: Layouts: Alma McHugh Editorial contributors: Nicholas Burt, John Casey, Jed Link, DTZ, Hugo Cottier, Robin Mellon, Noel Gallagher, Russell Fortmeyer, Tony Arnel, Lionel Prodgers, Chris Beck, Ken Thompson, Emma Lloyd, Paul Akhurst. Stock images sourced from: iStock, ThinkStock and Getty Images.




6 CEO message

12 2014 FM Industry


The first six months of 2014 have provided fantastic opportunities for development and growth. FMA CEO Nicholas Burt reflects on the achievements of the organisation, and previews what’s to come as we head into the new financial year.


7 FM Industry News 9 2014 Industry Census

identifies challenges and opportunities in Australia and New Zealand The editor, publisher, printer and their staff and agents are not responsible for the accuracy or correctness of the text of contributions contained in this publication, or for the consequences of any use made of the products and information referred to in this publication. The editor, publisher, printer and their staff and agents expressly disclaim all liability of whatsoever nature for any consequences arising from any errors or omissions contained within this publication, whether caused to a purchaser of this publication or otherwise. The views expressed in the articles and other material published herein do not necessarily reflect the views of the editor and publisher or their staff or agents. The responsibility for the accuracy of information is that of the individual contributors, and neither the publisher nor editors can accept responsibility for the accuracy of information that is supplied by others. It is impossible for the publisher and editors to ensure that the advertisements and other material herein comply with the Competition and Consumer Act 2010 (Cth). Readers should make their own inquiries in making any decisions, and, where necessary, seek professional advice.

Awards for Excellence: Get your nomination noticed with these winning tips

24 A bright new future

industry-wide benefit of a quality FM credential program

in FM: ideaction.2014 was all that and more The highlights of the FM event of the year, including award-winners and future directions for the FM sector.

16 Queensland Building


14 The personal and

and Construction Board welcomes FMA

30 It’s not only

rock ’n’ roll We go behind the (very busy) scenes at the new Perth Arena with FMA National Manager of the Year, Paul Akhurst.

17 Construction

industry reports point to changing conditions across Australia

10 Policy and Advocacy Group update


22 Harris Mackay 29 Davidson Washroom 32 SkyWalker Rope Access 34 Shaw Contract Group 39 Zip Industries 40 Schneider Electric 46 SATEC 48 Rheem 51 Thorlux Lighting

52 Forbo Flooring 54 Schneider Electric 60 Fusion HVAC 63 Trilogy Building Services 64 Swiftspace 67 Cora Bike Rack 71 MYBOS 74 TechnologyOne 77 FSI (FM Solutions)

85 Well Done International

Pty Ltd

86 Programmed Property

Services 91 360 Facility Management 93 Spectrum Fire & Security 95 Hydroheat 96 TenderLink

© 2014 Executive Media Pty Ltd. All rights reserved. Reproduction in whole or part without written permission is strictly prohibited.









36 How an architect can revitalise 62 A royal win for Queen your ageing building assets and benefit your bottom line Macquarie University’s lecture theatre was a run-down facility in need of a radical overhaul. Hugo Cottier of Lahznimmo Architects shows us how retrofit projects such as this one can come out on top.

Elizabeth II Courts of Law This new legal precinct in Brisbane’s CBD is leading the way with its innovative and unique design, winning the HVAC Project Excellence Award at the recent ARBS 2014 Industry Awards.


65 The sustainable workplace

42 Luxury AND sustainability:

The secrets to greener hotels The Green Building Council of Australia’s Robin Mellon travels to hotels across the world, taking notes on their sustainability initiatives.

50 Energy efficiency – taking the sting out of your bills


56 Dynamic façades

Co-author of Kinetic Architecture: Designs for Active Envelopes Russell Fortmeyer outlines how façades, however simple or complex, can contribute to a variety of efficiencies in your building.


revolution The closed-off workspaces of yesteryear are on the way out, and Norman Disney & Young’s Tony Arnel reveals how new designs can bring productivity, efficiency and sustainability gains.


69 Technology trends and

developments in international FM How removing human interaction from FM processes is helping facilities managers to reconsider the way they work.

72 Integrated systems + tablet

devices = FM utopia Advances in mobile technologies promise an exciting future for the FM industry.

76 Seeing is believing: new

technology offering access anywhere



79 Managing the company’s

largest single expense: the vehicle fleet Ken Thompson from the Australian Fleet Management Association discusses the fleet management challenges that the industry faces.

82 Why your choice of cleaning

products matters Avoiding cleaning pitfalls: VOCs, greenwash and sick building syndrome


88 Safeguarding your building

through maintenance Planning for future maintenance is likely to prevent headaches in the long run.


92 Future cyber threats to cause more headaches than ‘Heartbleed’


94 New procurement framework provides certainty for government and industry

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CEO message

CEO message True to its early promise, the first half of this year has been fast-paced and challenging for both the FMA and the industry.


dvocacy issues have taken priority on the Association’s daily agenda, while major events such as ideaction.2014 and a groundbreaking Energy Efficiency in Education workshop in Perth have provided a strong ongoing focus on continued industry development and growth. The recent launch of a new logo and brand direction for the FMA is now paving the way for a re-energised future for the Association, and if that’s not enough, nominations for the FM Industry Awards for Excellence are also now open. Coming off the back of the FMA’s National Conference, ideaction.2014, the industry is invigorated. Every year, the quality of presentations and depth of information at ideaction is ratcheted up a notch, and 2014 has proven to be a game changer. Presentations from senior industry figures from around the country provided valuable insight and the stimulus for wider industry debate around core areas of interest, including education, technology, sustainability and the strategic direction of the industry. In particular, the ‘Great Debate’ proved to be an eye-opener with leading FMs who were brave enough debating the merits of ‘experience’ versus ‘education’ in FM, as they teased out the issues around these two fundamental pillars of growth and the best way to take the industry forward. Thanks go to the sponsors, in particular our Platinum Sponsor Green Global Solutions, and exhibitors, without whose support events such as this would be not possible. A highlight of ideaction was the launch of the new FMA logo and branding, developed in conjunction with the input of the wider industry. The logo was concieved in recognition of the need to be more contemporary, and representative of and relevant to the industry and where it is heading. The rebranding is an exciting move. It provides the organisation with its first revamp since it was established 25 years ago, denotes a fresh approach to the Association’s communications, and provides better value back to the membership and the industry. As the Association takes its first steps toward a new and invigorated future over the coming months, you will see the logo increasingly integrated throughout its collateral, culminating with the new FMA website, which is to be launched in August. The new logo and branding represent the significant growth of the organisation and the need to actively connect with our members in a way that accurately reflects the industry and what it represents. Also featuring at ideaction was the presentation of the FMA Member Awards, and recognition of the most recent graduates of the Diploma of Facilities Management. The Awards thank those members who have contributed so much to the advancement of the Association and the industry. In particular, I’d like to congratulate the FMA National Member of the Year, Paul Akhurst,



who has been unflagging in his support and engagement, and who is truly a national industry representative, having worked in Sydney, Brisbane, Melbourne and now Perth. This issue of Facility Perspectives provides a timely update on the many advocacy activities with which the association has been involved. This includes government submissions relating to the Emissions Reduction Fund, as well as the amount of work that has gone into the consultations over the new industry Standard development, and with the states and the Australian Government on procurement. Most recently, the FMA responded to the ‘Commonwealth Procurement Rules’, while also making inroads at a state level to provide advice on how to improve and maximise the benefits of procurement guidelines. Soon to be released is the ‘2013–2014 Facilities Management Industry Census: Trends and advocacy activities’ report. Produced in collaboration with Programmed Facility Management and the Facility Management Association of New Zealand, this is the second Census to be released by the FMA and it therefore produces some interesting and timely information and identifies some significant industry trends. It is a first for New Zealand, establishing baseline data for the local industry. The Energy Efficiency in Education Perth Workshop had a particular focus on HVAC, and lighting and controls, and involved expert panel discussions, interactive sessions and the opportunity to actively discuss the issues. This proved to be an excellent model for future such workshops, which the FMA is now planning to run on the eastern seaboard in the near future. The 2014 FM Industry Awards for Excellence nominations are now open, and in keeping with the new face of the Association, these have also been reinvigorated, with three new categories and revised criteria to make entry simpler. In particular, I am delighted that we have created a category specifically for government, and I urge local, state and federal government entities dealing with facilities to enter. World FM Day is on 4 June. This year’s theme is ‘Connected FM, Connected World – Global Knowledge Sharing’, and every state committee has been working hard to present an opportunity for FMs to get together and celebrate the industry during the month of June. There may still be time to attend your local event – to find out more, contact FMA National Office on A great deal has already been packed into the first half of 2014, and with the launch of the new FMA website, the Awards and the release of the 2014 Census still to come, I look forward to working with the industry on another really exciting six months.

Nicholas Burt Chief Executive Officer FMA Australia

industry update

FM Industry News ACCC to monitor price after carbon tax repeal The ACCC has received direction from the government to undertake a formal monitoring role in preparation for the repeal of the carbon tax post-July 2014. The direction is intended to ensure that the ACCC is well-placed to address any price exploitation that may occur after the carbon tax is repealed. Regarding energy and gas, the consumer watchdog will start monitoring prices to establish a baseline price, ensuring that customers – both business and consumers – are not charged higher amounts once the carbon tax is abolished.

First 5 Minutes appoints new CEO Emergency response management provider First 5 Minutes has appointed a new chief executive officer. David Rafter joined the business earlier in the year, and brings considerable experience in the building services and facilities management sector, having held executive management roles with Haden Engineering, Resolve FM and Transfield Services. First 5 Minutes has been operating for just shy of 30 years, and is an industry leader in fire safety, and emergency response training and compliance, with offices across Australia.

Majority of property sector ASX 200 companies failing to meet sustainability targets According to a report published by not-for-profit organisation Catalyst Australia, Australia’s commercial real estate and property sector is failing to meet even modest sustainability benchmarks. The report examined 19 property sector companies listed on the ASX 200, rating their reporting standards and outcomes in the areas of environmental performance, gender equality, labour standards, supply chains, sustainability engagement and community investment. The ‘Building sustainability: A review of company performance in the commercial real estate and property sector’ report identified Stockland, GPT Group, Dexus Property Group and Mirvac Group as the industry leaders, with the other 15 companies lagging behind.

term, this may affect the industry’s future certainty for investing in government projects. The FMA will continue to support and represent the facilities management industry, and encourages members to raise any concerns around government proposals with the National Policy Coordinator by emailing

Australian Workforce and Productivity Agency to be transferred into the Department of Industry In April, the chair of the Australian Workforce and Productivity Agency (AWPA) announced that their work and staff would be transferred into the Department of Industry in line with the government’s commitment to streamline its advisory processes. It’s anticipated that the transfer will be completed by 1 July 2014, when many of the functions of AWPA will be incorporated into the Department of Industry.

For more information visit the AWPA website:

New South Wales Security of Payment Act On 21 April 2014, the New South Wales Government enacted amendments to the New South Wales Building and Construction Industry Security of Payment Act 1999. The purpose of the changes is to promote the flow of progress payments by providing a statutory right under a construction contract to receive and recover payments relating to the carrying out of work and the supplying of related goods and services. One of the most significant changes to the Act relates to the due date for progress payments, which now identifies a time frame in which principals and head contractors are required to make payment once a claim has been made.

For more information, please refer to the New South Wales Government’s website, ProcurePoint:

SA Building Upgrade Agreements Victorian Government axes Greener Government Buildings program Despite pleas from the industry and the FMA, the Victorian Government has proceeded with axing the Greener Government Buildings program. In response to news that the program was to be reviewed, the FMA wrote to the Assistant Treasurer, recommending that the government should not reduce the opportunity for agencies to access funding for projects that deliver an energy-efficient result. The letter warned the government of the potential impacts of reducing access to capital that enables up-front project funding on the potential take-up of projects, expressing concern that in the long

The South Australian Government is seeking to introduce the Local Government (Building Upgrade Agreements) Amendments Bill 2014 as part of the government’s commitment to the development of the Building Upgrade Finance mechanism, and to the provision of funding for its implementation. The Bill seeks to introduce an innovative financing mechanism to allow existing commercial buildings to retrofit in order to reduce their environmental footprints.

For more information, visit the South Australian Government’s website at



industry update

Workplaces that promote wellbeing have betterperforming businesses

IPCC highlights the importance of the building sector in addressing climate change

Led by psychologist and researcher Beatriz Arantes, and office furniture company Steelcase, a worldwide study has found a direct correlation between workers’ wellbeing and business performance. The study goes on to highlight how intentionally designing the ‘emotional experience’ of the environment to favour a positive state of mind can be important in developing healthier and more productive workplaces. This includes designing areas to give people choices for controlling the level of sensory stimulation; providing adjustable furniture to fit a range of sizes, needs and preferences; and promoting movement during the day.

The Working Group III contribution to the IPCC Fifth Assessment Report (WGIII AR5) provides a comprehensive assessment of all relevant options for mitigating climate change through limiting or preventing greenhouse gas emissions, as well as activities that remove them from the atmosphere. Overall, the report highlights that buildings play a critical role in the development of a low-carbon future and in meeting the global challenge for integration with sustainable development.

For more information on the study, visit the 360-degree Steelcase website:

Study indicates energy prices to lower with a renewable energy target A study released by the Clean Energy Council indicates that future power prices will be lower with Australia’s Renewable Energy Target (RET) in place than they would if it was removed. The study also indicated that if the RET were to be removed, $14.5 billion of investment in the Australian economy would be put at risk, as would the 18,400 jobs that would be created by the RET policy. The report identifies that without the RET, households would pay approximately $50 extra per year for their power bills by 2020; beyond 2020, households would be expected to pay an additional $100 per year on average, with the price going up as much as an additional $140 per year.

For more information, visit the Clean Energy Council website:

National Energy Market reforms to boost green energy Changes to the National Energy Market that will assist cleaner energy to connect with the national energy grid have been adopted by the Australian Energy Market Commission to take effect from 1 October 2014. The new rule will allow more connections to the national grid to be successful within 6–12 months, depending on the size of the energy systems. The rule applies to: 33 embedded energy systems of all sizes (for example, larger household, business, and power station) in Victoria and Queensland 33 medium to large systems (over five megawatts: business, and power station) in New South Wales, South Australia and Tasmania.

For more information, visit



For more information, visit

CoA supporting better management of the Commonwealth estate and competitive tendering and procurement The industry is waiting to see whether the government adopts the Commission of Audit’s (CoA) recommendations to improve management of the Commonwealth estate, and to better harness the benefits of outsourcing facilities management. Recommendation 58 of the CoA recommends actions such as establishing a central register of Commonwealth estate properties; drawing on greater private sector experiences in property management; and continuing to use commercially available offices and other accommodation as far as possible, ensuring that there is competitive tension and value for money. This is expected to further highlight the importance of the facilities management industry in delivering efficient and effective services to the government. Recommendation 59 recommends re-establishing competitive tendering and outsourcing guidelines that reflect contemporary and best practice contract management processes; base procurement decisions on value for money at all times; taking a more strategic and professional approach; and greater use of standardised contracts of procurement. This is an area in which the FMA has been actively seeking government’s support to improve. In approaching this recommendation, the FMA will be seeking to provide assistance to the government with the support of our members and key industry stakeholders.

For more information on the Commission of Audit, visit

industry update

2014 Industry Census identifies challenges and opportunities in Australia and New Zealand Building on the success of the 2012 ‘Facilities Management Industry Census – Trends and Advocacy Activities’, the Facility Management Association of Australia, in conjunction with Programmed Facility Management, has extended the parameters of the 2014 Census to better identify critical information that affects or could potentially affect the facilities management industry, now and into the future.


he 2014 Census is the result of a wideranging industry survey conducted late last year, which, for the first time, also included New Zealand, with the support of the Facility Management Association of New Zealand. Along with some in-depth analysis, the 2014 Census will contain information and commentary that will provide facilities management operations with a better understanding of the industry and how to remain competitive.

Key findings Many of the key findings reflect existing understandings held within the industry, while others offer valuable insights into the future of facilities management. After reviewing and analysing the findings from the Census, the following top-five key findings emerged: 1. While the female participation rates in the FM industry are significantly below those of men, the FM industry supports ageing workers, as demonstrated by the significant proportion of survey members aged over 50. When considering the ongoing upward pressure on the state pension age, and the challenges that the ageing population often faces in finding gainful employment, it is pleasing that the industry is remaining relevant to members of the workforce in their later years. An ongoing challenge for the FM industry is to improve female participation levels while continuing to support the employment of older members of the population. 2. The challenge of attracting and retaining younger members of the workforce to the industry remains complex, with multiple issues arising from the relatively low number attracted to the FM industry, and the availability of appropriate educational courses. The FMA is currently developing clearer occupational and educational pathways aimed at promoting a career in facilities management. Future Census data will play an important part in identifying the impact and progress of this initiative.

3. It is interesting to note the increased importance placed on ‘health and safety’ and ‘energy management’ in the 2014 survey compared to 2012, while ‘improving service levels’ has fallen to the third most important issue; although, it should be noted that these issues are all interlinked. 4. There would also appear to be a challenge for practitioners and suppliers in articulating to purchasers their roles in improving service levels for the FM industry. They may be struggling to do so at present, with the increased number of purchasers considering insourcing FM services in comparison to the 2014 survey. 5. Practitioners need to ensure that they are competitive with other organisations in the areas of ‘team competence and skills base’ and ‘competitive pricing’, with purchasers in Australia and New Zealand commonly identifying those elements within the top three criteria for selecting providers. This may be a concern for the industry due to the perceived lack of appropriately skilled staff in Australia and New Zealand. This issue is possibly further exacerbated in New Zealand, where the availability of industryrelevant qualifications is perceived to be low. Both Australia and New Zealand may benefit from a collaborative approach to addressing industry skills and training.

Publication release Thanks to Programmed Facility Management, the FMA will be releasing hard copies of the report in July, with country-specific electronic publications available around the same time. Additionally, roll-out information sessions will be arranged, and more information about these will available later in the year.

For more information, please do not hesitate to contact FMA National Policy Coordinator John Casey on 03 8641 6601 or



industry update

Policy and Advocacy Group update Over the last six months, the Facility Management Association of Australia’s Policy & Advocacy activities have been in full swing, with a number of government and international standard activities requiring attention. Government policies Energy and energy efficiency


he Australian Government has been powering ahead with its cornerstone project for the Direct Action Plan – the Emissions Reduction Fund (ERF) – releasing a Green Paper, a White Paper and the proposed legislation for consultation. The Senate also commissioned an inquiry into the Direct Action Plan. The FMA ensured that the industry position on the ERF was known through taskforce participation and submissions. On reviewing the White Paper, FMA comments appeared to be well received, with only a few matters raised in a previous submission still outstanding. One in particular is the proposed minimum bid size, which is currently set at 2000 tonnes of CO2-e per year on average over five years. The concern is that this will rule out a large proportion of potential reductions in the built environment, as the average opportunity for reductions per facility is likely to be less than the proposed minimum bid size. The FMA will seek to have this matter addressed, along with some other minor issues, through involvement in the development of methodologies for assessing carbon reductions and the wider consultation process. In addition to the release of the ERF documents, the government also released the Energy White Paper Issues Paper. In its response, the FMA raised a number of issues and provided a number of recommendations regarding the following: 33 regulatory reform and the role of government 33 workforce productivity 33 driving energy productivity through better understanding of demand 33 alternative and emerging energy sources and technology.

Government procurement Following member consultation, the FMA responded to the ‘Commonwealth Procurement Rules’ by identifying issues relating to: 33 clarity, transparency and fairness of the procurement process 33 encouragement of open competition, including the enablement of small to medium-sized businesses to compete 33 adoption of relevant standards, benchmarks and industry best practices. Most recently, the FMA reviewed and responded to the recommendations outlined in the Commission of Audit (CoA). Three recommendations of which the association is most supportive include: Recommendation 55: A central register and new guidelines for establishing bodies A central register of all government bodies would support industry, and industry associations, to appropriately navigate government requirements. Recommendation 58: Management of the Commonwealth Estate Including establishing a central register of Commonwealth estate



properties; drawing on greater private sector experiences in property management; and continuing to use commercially available office and other accommodation as far as possible, thereby ensuring that there is competitive tension and value for money. Recommendation 59: Outsourcing, competitive tendering and procurement Including re-establishing competitive tendering and outsourcing guidelines that reflect contemporary and best-practice contract management processes; ensuring that base procurement decisions are made on a value for money basis at all times; taking a more strategic and professional approach; implementing greater use of standardised contracts of procurement; and developing a whole-ofgovernment user-charging framework. In addition, the FMA recommended that the government go further with the recommendations and establish a national guideline for procurement of facilities management services, developing standardised instruments aligned with international standards. Other government advocacy activities included: 33 submitting to the Australian Workforce and Productivity Agency a Skilled Occupation List identifying facilities management as an occupation of high value, and identifying where potential shortages of skilled workers exist 33 developing a pre-budget submission (for more details see March–May 2014 Facility Perspectives)

International Standards Over the past six months, the FMA has received, reviewed and provided comment to the International Standards Organisation Committee TC267 via Standards Australia on the first two committee drafts for ISO18480 – Facilities Management: Part 1 Terms and Definitions; and Part 2 Guidance on the sourcing and development of agreements. Although there were many comments regarding minor alterations, the biggest issues raised sought to ensure that the scope of the standards incorporated all facilities, rather than just commercial offices and retail. As an active participant on the committee, the FMA will continue to ensure that the needs of all facilities management professionals are adequately addressed. Once a draft has been finalised and endorsed by the technical committee, FMA Australia will be circulating the draft Standards for review and comment. This is likely to happen sometime in the near future.

Get involved in advocating for your industry For more information, or to express your interest to become more actively involved in FMA’s policy activities through the Policy Advisory Group, please contact FMA National Policy Coordinator, John Casey on 03 8641 6601 or

industry update

2014 FM Industry Awards for Excellence

Get your nomination noticed with these winning tips To be announced on 20 November at the Grand Hyatt Melbourne, the 2014 FM Industry Awards for Excellence will be bigger and better than ever. With three new categories, including one recognising the great work done by government, and revised and updated criteria, it is simpler than ever to enter.


resented by the Facility Management Association of Australia, nominations for the 2014 FM Industry Awards for Excellence are now open. We want you to tell us all about the people, teams and projects that are leading in their field, are innovative and are achieving great things in FM, and therefore deserve nationwide industry recognition. Before you fill out the form, to help you show off your nominated person, project, team or organisation to their best advantage we have seven timely tips that all winning nominations follow:

1. Make sure your nominee is eligible to enter 33 It may seem obvious, but trying to shoehorn a nomination into

the wrong category, or finding that they are not eligible but entering anyway, has happened before. So read the criteria carefully and make sure your nominated person, project, team or organisation ticks all the boxes. 33 Does your organisation sponsor an Award category? If so, you can’t enter that one – but there are nine other categories you potentially can. 33 One project may be eligible to enter a number of categories, which is fine, but a one-size nomination does not fit all. Each category needs its own nomination tailored to suit.

2. Be prepared Have you got all the information you need to answer the criteria? A minimum amount of information is required before your nomination will be considered, so make sure you have it!

3. Use the standard Awards nomination form To keep the playing field as level as possible, nominations must be submitted on the Awards nomination form. This ensures that only the outcomes achieved by the nominee will be judged; and not your clever presentation abilities.

4. Answer the question. If you can say it in a sentence, don’t use a paragraph 33 Read the criteria carefully and make sure your answers address

what is asked, and, if possible, in a way that can be quantified. 33 Keep to the word limit. 33 Give as much information as you can in as few words as

possible, making sure you highlight points of difference, particularly where your nominee exemplifies excellence and innovation within the industry.



5. Avoid jargon, get the spelling and grammar right and don’t say it three times Always choose small words over those big, bureaucratic ones. Do not repeat yourself, and make sure there are no typos or grammatical errors.

6. Submit supporting information 33 This may not be a criterion in your category, but no matter;

information such as client references, third-party verifiers, financial information supporting the economic viability of the project, survey findings, publications and independent research findings verifying outcomes are encouraged. This information will be kept confidential. 33 If you’re submitting survey findings, make sure you include the scope, methodology and volume of respondents. Any references should also speak to the outcomes achieved.

7. Get someone else to read your nomination before you submit it Even if you think its okay, it’s probably not, so get someone else to read it. If they find it confusing, unclear or full of typos and repetition, there’s a good chance the judges will as well, and it may not get the consideration it deserves. The 2014 FM Industry Awards for Excellence will be held on 20 November at the Grand Hyatt Melbourne. If you want your person, project, team or organisation to be in the running, then visit the FMA website for more information and to download a nomination form. And by the way, save the date and make sure you join us and your colleagues to support your nomination and your industry!

Categories for the 2014 FM Industry Awards for Excellence 33 33 33 33 33 33 33 33 33 33

Facilities Manager of the Year Young Achiever of the Year Occupant Safety and Wellbeing (NEW) People and Productivity (NEW) Government Facilities Management Services (NEW) Energy Efficiency Sustainability & Environmental Impact Collaborative Partnerships Provider of FM Services Outsourced Provider of FM Services In-house.

Visit for more information and to download a nomination form.



THE grand hyatt 123 collins st, melbourne

Nominations now open Recognising leadership in the management, operation and maintenance of Australia’s built environment. Facilities Manager of the Year Young Achiever of the Year Occupant Safety and Well-being Government Facilities Management Services Energy Efficiency

Sustainability & Environmental Impact Collaborative Partnerships Provision of FM Services Outsourced Provision of FM Services In-house People and Productivity

For more information visit:


industry update

The personal and industry-wide benefit of a quality FM credential program BY JED LINK, INTERNATIONAL FACILITY MANAGEMENT ASSOCIATION (IFMA) In recent decades, facilities management has gained prominence as a result of a fundamental shift in how we see the workplace. The built environment is no longer viewed simply as a container. More and more, facilities are seen as tools that, in the right hands, can stimulate productivity and operational efficiency.


odern facilities management (FM) professionals play increasingly critical roles in crafting organisational strategy. As they are being asked to do more, facilities managers are looking to their peers for solutions to shared problems more than ever before. The biggest challenge of FM is that of standardisation. Tens of thousands of facilities managers from around the world have come into the profession without any centralised formal education. With such a wide variety of professional backgrounds, how can facilities management professionals ensure that they have the necessary skills to address the complex needs of the built environment? This question isn’t only being posed in the United States. In fact, IFMA is currently working with other FM organisations around the world through the International Organization for Standardization (ISO) in an attempt to establish global standards for FM professionals. These standards will make it easier to share ideas, solutions and technologies across cultures. For decades, IFMA has presented a unified voice of facilities management and has remained on the cutting edge of professional development. Our world-renowned credentialling programs ensure that members can remain experts in this rapidly evolving field. IFMA creates the shared standard of excellence that unifies the FM industry and empowers individual facilities management professionals to solve the ever more complex problems with which they are presented. The Facility Management Professional™ (FMP®) credential is widely understood to be the baseline for effectively demonstrating professional aptitude, and has become a ‘must-have’ designation for facilities management professionals looking to advance their careers. The more comprehensive Certified Facility Manager® (CFM®) credential is a validation of facilities management experience that requires a demonstration of specific skills necessary for the modern FM. Since 1992, the CFM® has been the only true certification for facilities management. As the most prestigious credential offered by IFMA, the CFM covers the broad scope of facilities management as identified by IFMA’s Global Job Task Analysis.



The newest credential is also one of the fastest-growing. The Sustainability Facility Professional® (SFP®) is unique from all other green credentials in that its focus is on the people who run sustainable facilities instead of the facilities themselves. IFMA believes that even the most advanced building needs someone who knows how to run it. Each of these credentials helps to advance and enrich the careers of the individuals who earn them. A designation of FMP, CFM and/or SFP after one’s name is a sign of knowledge, skill and experience that establishes prestige and respect among facilities management peers.

industry update

Staying on the cutting edge The greatest benefit of a professional credential is also the source of the greatest challenge. Creating a world-class credentialling program requires one to identify the best standards of the industry; and for FM, those standards are constantly changing and evolving. To account for this, IFMA installed a cyclical process that is constantly improving and updating the source materials to ensure that each credential is up-to-date and relevant. This process begins by asking facilities management professionals around the world about their jobs, including the skills they believe are necessary and how these skills are acquired. The results of the 2009 Global Job Task Analysis yielded the following 11 competency areas, which are the basis for the FM credentialling programs: 33 Communication 33 Emergency Preparedness and Business Continuity 33 Environmental Stewardship and Sustainability 33 Finance and Business 33 Human Factors 33 Leadership and Strategy 33 Operations and Maintenance 33 Project Management 33 Quality 33 Real Estate and Property Management 33 Technology. Ultimately, these factors help to define the facilities management profession, and offer a useful standard against which employers can gauge the skill sets of prospective hires.

Reaping the benefits of a standardised industry IFMA’s credentials serve a valuable role in elevating the FM profession. By creating a shared standard of excellence among tens

By creating a shared standard of excellence among tens of thousands of facilities management professionals with different backgrounds, these credentials help to standardise the industry of thousands of facilities management professionals with different backgrounds, these credentials help to standardise the industry. The benefits of this unification are profound. Regardless of facility type or location, standardisation of the FM profession will provide new opportunities for sharing solutions both locally and globally. It will also serve to elevate the facilities management professional’s role within larger organisational structures. IFMA is proud of its role in this exciting process — there’s never been a better time to be involved in the facilities management profession. There’s never been a more exciting time to be a facilities management professional.



industry update

Queensland Building and Construction Board welcomes FMA The Facility Management Association of Australia has been appointed to the Consumer Reference Group for the recently created Queensland Building and Construction Board.


he governing Board is guiding the decisions and direction of the new Queensland building industry regulator, the Queensland Building and Construction Commission (QBCC). The QBCC was established in December 2013 to replace the Queensland Building Services Authority, following a Queensland Government Parliamentary Committee’s inquiry into the workings of the former regulator. Following the inquiry, the government developed a Ten Point Action Plan to reform the building industry, and the Consumer Reference Group and an Industry Reference Group have been established as part of that plan. The groups provide input to the Board on issues relating to the reforms, and so far have met twice at the QBCC’s Head Office in Brisbane. QBCC Commissioner Steve Griffin says the Commission is well on the way to implementing the reforms, which comprise a large part of the most significant changes to the state’s building industry in 20 years. ‘There is much hard work ahead of us, but there is also much to be excited about as we go about implementing these improvements and revitalising the Queensland building industry, which is a very important component of the state’s economy,’ he says. ‘It is not always easy to get consensus between customers and contractors, but one reform being implemented that should be welcomed by both groups is our Early Dispute Resolution [EDR] service, due to be piloted soon. ‘The EDR service will be free of charge and can be initiated by either the contractor or the consumer,’ Griffin says. ‘I believe that this will lead to faster, more economical and hopefully less frustrating outcomes for all parties.’ Another reform will be the trial of an Internal Review service in the near future.



This service will negate the need for contractors and consumers to proceed directly to the Queensland Civil and Administrative Tribunal when they are not satisfied with a decision made by the Commission. In the area of compliance, increased powers have been approved for QBCC Compliance staff to allow them to issue on-the-spot infringement notices to unlicensed individuals. ‘These are the types of improvements that will enable the Commission and its staff to do their jobs more effectively and provide greater protection to our customers and licensed contractors,’ Griffin says. Changes are also occurring to the QBCC’s branding – different designs, logos and colour schemes on its contracts, cars, buildings, publications and staff uniforms have been, or will be, rolled out. ‘We’ll also have an improved, more customer-friendly website very soon,’ Griffin says. The Commission has also branched out into the world of social media, creating Twitter, Facebook and LinkedIn accounts. Links to these accounts are shown below. Also in the works are two QBCC YouTube channels – one for home and building owners, and one for building contractors. ‘The video clips on these channels will provide technical and practical information and advice to help those people who are building or renovating, and those people who are doing the building and renovating,’ Griffin says. ‘I believe these reforms and innovations will make the QBCC a more efficient, streamlined, professional and modern organisation working in the best possible way for all our customers.’

Twitter: LinkedIn:  Facebook:

industry update

Construction industry reports point to changing conditions across Australia Australian Construction Industry Forum (ACIF) has released its latest series of Construction Market Reports, based on industry forecasting and analysis undertaken for the ACIF Forecasts.


CIF Forecasts are a primary source of market information for the building and construction industry in Australia. Led by ACIF’s Construction Forecasting Council, ACIF Forecasts provide decision-makers with a reliable and highly accurate compass for business planning. Twice yearly, ACIF publishes the Construction Market Reports to provide a detailed outlook per state or territory across residential and non-residential building, plus engineering construction, giving the industry a relevant and credible ‘compass’ for the next 10 years. ‘Total construction activity is projected to amount to around $228 billion in 2014–15 – slightly down on the 2013–14 estimate of $237 billion,’ says Peter Barda, Executive Director of ACIF. ‘Our Reports explain that there are winners and losers in those big numbers – by regions and by work types.’ The Reports show that the outlook is being buffeted and bolstered by alternating economic headwinds and tailwinds. Growth in construction in sectors such as mining and heavy industry engineering is now falling as the surge in global demand for Australia’s resources takes a pause. Meanwhile, key domestic markets are heating up. Growth in states such as New South Wales is picking up, while growth in states such as Western Australia and Victoria is decelerating. It is vital to keep an eye on the different factors driving the big picture in construction in 2014. Reflecting new information, the May 2014 release has reduced projected expenditure for engineering construction, with marginal

growth in residential and non-residential building. The projected decline in engineering construction activity is largely driven by a moderation in mining activity, and falls in investment in supporting infrastructure. Compared to the November 2013 Forecast, the expenditure curve for engineering construction shows a faster decline, down to approximately $100 billion per annum by 2019–20. The projections reflect a recovery in the very long run reflecting fundamental factors – particularly the underlying demand for minerals and energy resources.

Real Activity ($ billion per year, 2011-12 prices)



industry update

Non-residential expenditure is expected to show modest growth in the short to medium term, with spending in health and aged care, accommodation and entertainment driving much of its growth. Expenditure in residential building is projected to increase, supported by demand created through population growth and low interest rates. This upward trend is expected to moderate and flatten out in the medium term, reflecting cyclical factors and the inevitable adjustment in interest rates above their historically low rates. ACIF Forecasts are prepared by respected economic modellers ACIL Allen Consulting, using data from the Australian Bureau of Statistics and Cordell Information. ACIL Allen Consulting also draws on its own macroeconomic forecasts in the preparation of the ACIF forecasts. The Forecasts are overseen by ACIF’s Construction Forecasting Council, which is an industry panel of expert analysts and researchers. ACIF Forecasts are used by thousands of professionals each year across the full range of stakeholders, from major organisations to small consultancies. Updates to the ACIF Forecasts are released first at ACIF Briefings held around Australia in May and November. Construction Market Reports are available online for immediate download at

State by state Australian Capital Territory The economic outlook for the Australian Capital Territory is likely to be significantly impacted by the job cuts in the Australian public service. The federal government has flagged intentions to reduce the public service workforce by up to 14,000 people, with some reports suggesting that of those 14,000, more than 5000 will come from the nation’s capital. Lower employment in the Australian Capital Territory would impact personal consumption levels and put additional downward pressure on housing demand, reversing previous strong growth.

Northern Territory The Northern Territory’s economy had a strong performance in 2012–13, with gross state product growing by 5.5 per cent – the second-highest of all states, after Western Australia. This was driven by an investment boom in mining projects, and associated infrastructure and residential building projects. The population growth rate in the Northern Territory has trailed those of the other mining states and the national average; however, this is expected to pick up slightly over the next several years, while the unemployment rate is expected to remain below the Australian average. Major projects, such as the Icthys liquefied natural gas development project, will continue to drive growth in the Northern Territory’s economy for the foreseeable future.

Queensland Queensland’s economy has been booming over the past decade, fuelled by the surge in mining activity. Large-scale investments in mining-associated infrastructure have meant that engineering construction expenditure has grown at a record speed to amounts at unprecedented levels. ACIF projects that the peak in construction spending will be reached in 2013–14. As construction of many of the mega projects come to completion in the medium to long term, the state’s income is set to continue on an upward trajectory, resulting from the increased capacity to export coal and gas to international markets.

South Australia High exchange rates and labour costs have had an adverse impact on South Australia’s manufacturing sector. Real gross state product grew by 1.3 per cent in 2012–13, which was a minor fall from the 1.8 per cent growth recorded in the previous year. Performance in construction activity is projected to have mixed results. The beneficial impacts of historically low interest rates will support some activity while the state continues to adjust to structural change.

New South Wales


The outlook for New South Wales’s economy is positive, with output growth projected to lead the rest of Australia as the booming states of Western Australia and Queensland feel the impact of a decelerating mining sector over the coming decade. After years of sluggish performance, the residential building sector is expected to see significant improvements, driven largely by the relatively low interest rates and existing pent-up demand for new houses and multi-unit dwellings. There is also a healthy pipeline of engineering construction projects in mining, rail and roads that are already committed or on their way. Overall, ACIF projects New South Wales to be one of the leading states in construction activity in the coming decade.

The Tasmanian economy had a subdued performance in 2012–13, with the slightly positive growth recorded in the last six months not enough to reverse the negative impact of the first half of the year, and gross state product falling by 0.1 per cent. Unemployment has risen sharply to the highest in the nation, while population growth has been the lowest of all states and territories. Positive economic indicators include international exports growth of 13.5 per cent in 2012–13 compared to 7.0 per cent nationally. Economic growth in Tasmania is expected to remain flat for the next two to three years, and is predicted to be below the national rate for the foreseeable future, leading to moderate construction activity forecasts. A lower Australian dollar may allow for continued growth in exports and reduce pressure on the Tasmanian manufacturing, forestry, farming and tourism sectors, while continued low interest rates may encourage additional investment over time.



industry update

Victoria Construction activity was negative in Victoria in 2012–13, despite strong growth in the residential building sector. A greater contraction is projected for 2013–14 at approximately -1.5 per cent, driven largely by the projected reduction in residential building activity. While there is a lot of attention on negative outlook for manufacturing in the state, the key driver for construction has been population growth and lower interest rates; however, these are unlikely to be sufficient to ward off the contraction in residential activity foreshadowed for 2013–14.

Western Australia ACIF projects spending in engineering construction to peak in 2014–15, followed by a gradual decline as major resources projects come to an end. Although spending will fall quickly at first, the downward trend will likely flatten out at levels well above the historical average. Non-residential building activity has grown strongly as support services demand has grown with the rise of mining townships and rapid population growth. We anticipate these activities to slow down and trend at close to zero growth through to 2022–23.

About ACIF Australian Construction Industry Forum is the peak body and meeting place of the leaders of the construction industry in Australia. ACIF facilitates and supports an active dialogue between the key players in residential and non-residential building and engineering construction, other industry groups, and government agencies.

ACIF members are the most significant associations in the industry, spanning the entire asset creation process from feasibility through design, cost planning, construction, and building and management. ACIF harnesses the resources of its members to research and develop initiatives that benefit businesses of all sizes, from the largest of construction companies, to small consultancies. Information about ACIF is available from

About ACIF Forecasts ACIF Forecasts are rolling 10-year forecasts of demand across residential, non-residential and engineering construction in Australia. The Forecasts are prepared by respected economic modellers and overseen by ACIF’s Construction Forecasting Council – an industry panel of expert analysts and researchers. ACIF Forecasts are used by thousands of professionals each year, from across the full range of stakeholders, from major organisations to small consultancies. Updates to the ACIF Forecasts are released first at ACIF Briefings held around Australia in April and September. More information about ACIF Forecasts is available from

Contact: Peter Barda, Executive Director, Australian Construction Industry Forum Phone: 1300 854 543 Mobile: 0418 438 550 | Email: More information and resources for media are available at





TrADe ServiCeS

Capability includes: ● Air conditioning maintenance ● Chiller maintenance ● Boiler maintenance ● Water treatment systems ● Mechanical switchboard maintenance ● Computer room cooling maintenance ● Weekly plant room inspections ● Filter supply and installation

Using a combination of in-house and subcontractor labour ensures we deliver the most cost effective solution for you. Works range from day-to-day maintenance call outs, and one off jobs through to full scale project management and construction.

ESSENTIAl SERVICES Capability includes: ● Fire and smoke door inspections and maintenance ● Fire safety compliance audits ● Service and maintenance of fire extinguishers, hoses, reels and fire hydrants ● Maintenance of exit signs and emergency lighting ● Determination of essential safety measures ● Testing and tagging

Capability includes: ● Building (carpentry and joinery) ● Handyman services ● Plumbing ● electrical ● Painting ● roofing ● Lighting ● Fire protection ● Civil construction

1300 78 00 84 email: Suite 5.08, 12 Century Circuit, Norwest Business Park, Baulkham Hills, NSW 2153

company profile

A maintenance services company with a difference


n a highly competitive industry, it is important to have quality, efficiency and a service that stands out from the rest. Harris Mackay Maintenance Services has all of these things, but also has a uniqueness that separates it from its competitors. As one of only a few companies Australia-wide to have triple ISO certification to 9001:2008 Quality, 4801:2001 Health and Safety and 14001:2004 Environmental Management standards, Harris Mackay’s clients are assured of excellence. Harris Mackay Maintenance Services was formed as a result of client demand. Its parent company, Harris Mackay Group, which specialises in the construction and fit-out sectors, has managed to maintain a 95 per cent repeat business rate. It was these repeat

22 Z


business clients who, unable to find quality maintenance services in the marketplace, approached Harris Mackay Group requesting a maintenance service that mirrored the excellence they were receiving from the parent company. Andrew Harris, Director of Harris Mackay Maintenance Services, says that the high level of service provided by his company is due to the quality of its contractors. All of Harris Mackay’s contractors are highly skilled, reliable, licensed and fully insured. ‘It is only through the commitment of our contractors that we are able to provide a high level of service and really be an essential part of our clients’ businesses,’ Andrew says.

company profile

The company services both private and government sectors across Australia, and has recently become provider to Optus on a national basis. The success of Harris Mackay Maintenance Services lies in the wide range of services that are offered:

Mechanical services Harris Mackay Maintenance Services offers mechanical services including maintenance, air conditioning units, chillers, boilers, water treatment systems, mechanical switchboards and computer room cooling systems. All planned preventative maintenance schedules are tailored to meet clients’ specific needs, and a life cycle analysis recommends when it is most cost-effective to replace items rather than continue to perform repair work. Harris Mackay Maintenance Services also provides planned maintenance and works necessary for insurance and tenancy compliance.

site management plans, risk assessment registers and safe work method statements implemented across all business units and projects. Harris Mackay’s HSE management system satisfies all legislative and WorkCover requirements, and complies with all national and industry codes of practice. Every project is delivered under an AS/NZS 4801:2001 accredited system, which includes a site-specific HSE plan prepared by the project manager. This plan outlines and highlights specific procedures for each trade during each construction phase, and is adhered to by all Harris Mackay and subcontractor employees.

Caring for our environment Harris Mackay Maintenance Services believes that it is not just good business practice to take care of the environment, but that it is an essential practice. The company consistently goes beyond legislative and regulatory environmental standards to minimise any negative impacts on the environment that might result from its workplace activities and projects.

Essential services One of the most critical maintenance services provided by Harris Mackay is maintaining essential services for clients in accordance with legislation, strict codes of practice and building regulations. This includes fire safety compliance audits and determination of essential safety measures, as well as inspections and maintenance of fire and smoke doors, fire extinguishers, hoses, reels, fire hydrants, emergency exit signs and lighting.

Trade services Harris Mackay Maintenance Services offers a range of trades using a combination of in-house and subcontractor labour. This combination ensures that clients are provided with the most cost-effective solutions to meet their requirements. Services range from day-to-day maintenance call-outs and one-off jobs, through to full-scale project management and construction. Services include: 3 building (carpentry and joinery) 3 handyman services 3 plumbing 3 electrical 3 painting 3 roofing 3 lighting 3 fire protection 3 civil construction.

Safety is paramount ‘At Harris Mackay Maintenance Services, safety is our first priority. Nothing is more important than ensuring a safe working environment for our subcontractors, project team, clients and the public,’ says Andrew Harris. To maintain their excellent safety record, Harris Mackay uses a comprehensive integrated management system, which links with HSE

Harris Mackay’s Integrated Management system is also accredited to AS/NZS ISO 14001:2004. For further information on Harris Mackay Maintenance Services, contact: Ph: 1300 78 00 84 | Email: Suite 5.08, 12 Century Circuit, Norwest Business Park, Baulkham Hills, New South Wales 2153 Web:


23 AA


A bright new future in FM ideaction.2014 was all that and more


s facilities management professionals from around the country and the world gathered in Manly for ideaction.2014, not only did the FM National Conference and Exhibition deliver on its promise – to explore the smarter, brighter future of facilities management with three days of presentations, panels, site visits, discussion on topics of interest and social events – so did the weather! Over three glorious autumn days from 18–21 May, FMs scrutinised, debated and shared learnings across a wide range of topics, with a particular focus on skills development, research and education. Run by the Facility Management Association of Australia, the conference is an annual fixture on the FM calendar, promoting industry engagement and the building of business relations at a national level. It opens the door for FM professionals to actively engage in the advancement of the industry through workshops focused on policy and advocacy, as well as through the many connections they have the opportunity to create and develop. One significant highlight of this year’s Conference was the ‘Great Debate’, which challenged two panels of industry leaders to respond to the question of whether it is experience or education that is most important in the development of the industry. Inspired by the Oscar Wilde quote, ‘Education is an admirable thing, but it is well to remember from time to time that nothing that is worth knowing can be taught’, both sides put forward learned insights and hilariously extreme contentions. Thought-provoking and entertaining, the debate teased out many strengths and weaknesses for and against the two ways of learning, but when it came to the vote, ‘experience’ won overwhelmingly, despite the majority of attendees actually supporting ‘education’. Mixing up the program were some stimulating and informative sessions that included a timely briefing on the G20 Summit to be held in Brisbane later this year, and two panel discussions. One focused on the ‘Specialist FM’ and how FM services support our increasingly technologically interconnected work and social needs, while the other looked at ‘Safety and Compliance’ and the requirement for all FMs to understand OHS, and how they can do so. A breakfast discussion led by the Department of Industry teased out some interesting information around financing for energy upgrades. Other major highlights of the three days included: 33 three keynote speakers. Dave Rendell, who also doubled as MC, addressed the audience twice, looking at future trends and understanding what is changing the future, and nine strategies for getting what you want. Media personality and all-round finance expert Tom Elliot explored the impact of the budget, and Louise Mahler looked at how to use your voice and body to tackle the ‘tigers’ of everyday working life. 33 one breakfast panel session presented in conjunction with the Australian Government Clean Technologies Supplier Advocate looking at financing the future of energy savings 33 twelve concurrent session streams grouped to cover



sustainability, strategy and technology two panel discussions one Great Debate one workshop on competencies matrix and career pathways one Platinum and five major sponsors nineteen leading industry companies at the exhibition two social functions: the Chairman’s Welcome and the Gala Dinner at Luna Park 33 four site visits to Sydney’s iconic locations, in particular the Sydney Opera House, along with the Commonwealth Bank Place Darling Quarter, Westfield Sydney and the UNSW Australia Tyree Energy Technologies Building. The Conference Dinner is also a big night for FMA members, with the presentation of the 2014 Member Awards to thank those FMA members, committees and teams who are going that extra mile for the industry. The conference provided presenters, exhibitors and attendees with the opportunity to bring, exchange, learn about, and take away new ideas and ways of seeing the industry. For the FMA, ideaction is an important listening post and marketplace of ideas that helps frame the year ahead and feed into its strategic planning. ideaction.2014 will provide much value back to the industry for the months ahead. 33 33 33 33 33 33

FMA launches fresh new look at ideaction.2014

For the first time in nearly 25 years, the Facility Management Association of Australia is reimaging itself with the launch of a fresh, new mark and the announcement of ongoing plans for a complete rebrand over the coming year. Spearheaded by the association’s communications and marketing team, the new mark was developed in consultation with the wider industry to reflect the significant growth of the organisation and its current strategic direction. The use of an abstracted map of Australia made up of high-rises and structures and their reflections has provided the association with an enduring and iconic mark that clearly denotes it as the industry peak body and leading advocacy body. The contemporary look and feel of the mark will not only better connect and provide more opportunities to deliver value back to the industry, but it also more accurately reflects the ideals of an organisation that is established, professional and forward-thinking. As the association takes its first steps toward a new and invigorated future, over the coming months you will see the mark increasingly integrated throughout association collateral, culminating with the new FMA website, which is to be launched in August.


The Facility Management Association of Australia thanks the ideaction.2014 sponsors, partner & exhibitors: Sponsors:

Participating Partner:


Facilities Management Software stand fascia.indd 1

19/4/11 11:03:33




‘Taskforces’ are the new black, and one more is launched Rebranding was a popular sub-theme of ideaction.2014, and will be an ongoing one for the FMA over the coming months. With the launch of a new FMA mark to spearhead a complete brand refresh for the association, next has come the decision to rename FMA Special Interest Groups ‘Taskforces’ to ensure that they better represent their function to ‘provide fast delivery of tangible outcomes for members’. To inaugurate this new direction, a ‘Building Services Industry Taskforce’ was also launched at ideaction, with its first priority being the development of a Good Practice Guide for Building Services. The Diversity Special Interest Group that was launched at ideaction.2013 will now be known as the ‘Diversity Taskforce’. For more information about the Building Services Industry Taskforce or the Diversity Taskforce, please contact or call National Policy Coordinator John Casey on 03 8641 6601.

ideaction heads south in 2015 In 2015, the Facility Management Association will hold its national conference and exhibition in Adelaide. ideaction was last in South Australia in 2002 when it was held in the Barossa Valley under canvas; that’s right, in a tent! The move to secure ideaction in the Conference State comes after much consideration of its growing success. Importantly, as Adelaide comes out of a strong period of construction, with in excess of $10 billion in building and infrastructure development having been invested, many flagship projects will be handed over to commence the operational phase of their life cycles in late 2014/early 2015. Projects such as the recently completed Adelaide Oval, the Adelaide Hospital and medical research facility, not to mention the Adelaide Conference Centre itself, will provide a strong site visit and conference paper backdrop for the conference. We will be one of the earliest to hold a conference in the newly completed Adelaide Convention Centre, ensuring that the facilities we utilise in the delivery of ideaction.2015 are second to none. As a destination city that has benefited from a shift in the state’s economic focus over recent years, Adelaide is now home to more than 40 per cent of Australia’s high-tech industry. If you have not been to Adelaide recently, you will notice a significant change in the city, with a population now approaching 1.3 million – a fact that comes as a surprise to many. FMA Chief Executive Officer Nicholas Burt said, ‘There is little doubt that the state has all the ingredients to deliver a successful and



world-class conference to the facilities management industry.’ In addition, the FMA South Australian branch has been growing strongly over the past three years, and is in a prime space to capitalise on the conference, presenting the ideal opportunity to support local members. Planning for ideaction.2015 is set to commence in the coming weeks, and local members will be able to put a ‘local stamp’ on it, bringing a local feel to the conference content. With the recent construction phase providing an opportunity for great content, there is no doubt that South Australia will also deliver a strong social program to support industry learning. Members in South Australia who would like to be involved should contact the National Office on 03 8641 6666, or email, while those who have been to ideaction previously and would like to provide feedback and input should email FMA will keep you informed of progress towards May next year as the conference and exhibition takes shape.

ideaction.2014 streams, topics and presenters

This year ideaction covered a range of subject areas across 10 streams under the general areas of Strategic, Technology and Sustainability, and two panel discussions. If you would like to read the presentations or find out more about our presenters, visit





FMA members recognised for outstanding service Congratulations to this year’s FMA Award winners:

National Member of the Year Paul Akhurst Paul joined the FMA in 2005 and has been an active member of the Association from the start. In a career that has led facilities management at the Sydney Opera House, Queensland Performing Arts Centre, Arts Centre Melbourne and the Perth Arena, Paul has served on four state committees, the 2011 ideaction Committee and the Education Portfolio Group, in addition to providing regular expert feedback on a range of FMA research and information documents. Paul was one of the first Certified Facility Managers (CFM) in Australia and has presented on facilities management at conferences and universities in Australia and the United States. Paul is currently completing a contract with VenuesWest in Western Australia.

Branch Members of the Year

Australian Capital Territory Alison Daley

New South Wales Simon Paxton

Queensland Clare Gorman

South Australia Stephen Voss

Tasmania Catherine Parker

Victoria Phillip Warren

Western Australia Jim Palmisano

Branch of the Year Western Australia Mike Smith (Chair) Paul Akhurst Mike Counsel David English John Pirie Gerald Stack David Almond Jacques Dujardin Philip Gale Stuart McKenzie Ryan Taylor

Team of the Year DTZ

Branch of the Year Western Australia

(accepted by Western Australia Branch Chair Mike Smith)

For images of all the action at ideaction.2014 visit



company profile

company profile

Efficiency, innovation and great looks


ABERS, LEED Credits and Green Star are just some of the many international systems used to measure the energy efficiency of new buildings and the existing built environment. Architects, facilities managers and building owners are all concerned with the impact that construction and use of buildings has on our energy consumption. Green, energy-efficient washrooms not only provide environmental benefits by reducing waste, water and energy consumption, but also lower maintenance costs while improving health and safety standards. High-efficiency hand dryers that blend innovation and design are a key element in the next generation of green washrooms. The latest technology high-speed hand dryers use 80 per cent less energy than conventional hand dryers, and deliver a 95 per cent cost saving compared to paper towels. Mediclinics is the world’s largest exporter of hand dryers and offers a range of Greenspeccertified products that achieve the energy efficiency and waste reduction targets that are set by owners and mandated by code. The Mediclinics green range dries hands three times faster while using less energy than conventional units. The ‘hands-in’ Dualflow Plus is the premium model in the range, and features ultra-fast drying time, low noise levels, waste capture with easy empty, variable motor speed and great looks. The Speedflow and Machflow are wall-mounted units available in white enamel, bright and satin stainless steel that use the same low-energy,


Energy Efficient Euro Quality Low Noise level 7y Warranty

high-speed adjustable motor technology to dry hands very fast. Mediclinics use only the highest-quality components in their stateof-the-art, energy-efficient manufacturing facility in Barcelona. The green hand dryer range is exported to 120 countries and comes with a seven-year warranty on parts. Mediclinics hand dryers, stainless steel washroom dispensers and fittings are distributed and supported in Australia by Davidson Washroom.

Full details and specifications are available at

davidson WASHROOM

Dispensers and Consumables

Quality stainless steel, enamel and ABS plastic dispensers Fragrance aerosol dispensers, cans and gels. Pysect cans Soap, hand sanitisers, urinal mats, sanitary and nappy bins Barcelona



02 9648 3570



perth arena Perth Arena exterior ©


The asset department at Perth Arena is kept busy whether or not a big show is in town.


ver wondered what it takes to put on a rock ’n’ roll show? Or Disney on Ice, or an international game of basketball, netball or ice hockey, or a tennis tournament, trade show, conference or convention? Since its opening in November 2012, Perth Arena has been in big demand. In its first year of operation, the Arena staged 81 major events, greeted over one million patrons and hosted a variety of smaller corporate functions. 2014 looks like being as busy as ever, and making it happen takes a team effort across Perth Arena. Event management and the production unit take the lead and liaise with the hirer to ensure that the venue is set up to meet requirements. Meanwhile, the catering team gears up to feed thousands of patrons, with everything from beer and chips to sophisticated dining, and the asset department juggles the usual facilities management tasks of maintenance and minor works around the event, while also planning how to manage and clean up after what can be up to 15,000 people. A major show will be booked with long lead times, so normally the asset department will have little involvement until close to the event unless something unusual crops up – and unusual things do crop up, such as: how do you protect the indoor tennis court from 4000 people at a rock concert? Or how do you lay a refrigerant line from the service yard to an ice rink in the bowl without blocking all access ways? Things start getting busy for all departments closer to the event, starting with rostering and ordering supplies. One or two days before show time, the hard work really begins, with venue preparation and the delivery of what can amount to between 10 and 20 truckloads of staging, lighting and sound equipment. The bulk of the technical work falls to the production department, but throughout the process the asset department is on hand to fix what gets broken, modify what doesn’t fit and keep hundreds of staff and show crew safe and secure – all of this while delivering the current event and preparing for the one after. Perth Arena’s asset department is spilt into three units: building maintenance and operations, presentation services, and security. On an event night, the department can be 50 staff strong with even more



security and crowd control staff. Specialised contractors conduct critical preventative maintenance squeezed in between events, while the Perth Arena team undertakes minor repairs to fabric, fixtures and fittings. The hard work of the presentation services team provides the first impressions that patrons have of Perth Arena (and artists, too!). For each event, the venue is cleaned from top to bottom – a task that at times can be done over several days, while on other occasions it has to be pushed through overnight when events are booked back-toback. The team has a pool of casual staff for general cleaning and to maintain high standards in the foyers and toilets throughout an event. A post-event cleaning team moves in to clear the seating and floor of the night’s detritus. A big event can create four to five tonnes of waste, which will be sorted for recycling. Day-to-day asset security is relatively straightforward. On nonevent days, in-house staff monitors the Arena’s 240 security cameras and oversees the comings and goings via the service yard. Security is increased for a show, with guards stationed at critical access points. Anything from two to six weeks before a show arrives, the security team will liaise with the Arena’s event manager and the touring security regarding crowd, asset and artist security requirements, and then develop rosters. Event security’s role is to maintain crowd management, public safety, responsible service of alcohol and patron enjoyment. Tour security is usually focused on the star performer, although megatours, with impressionable audiences, will also take a keen interest in crowd safety. Throughout any event, from the arrival of the first patron until the last one has left, the security control room will be fully staffed. It is the hub of all activity, linked by two-way radio to every department and the promoter, fielding calls and directing responses for anything from cleaning and asset requests, to catering for the crew room, media passes, lost children and disorderly patrons. A frequent visitor to the control room is a representative from the asset department, who will monitor the BMS and make adjustments where required.

perth arena

The building maintenance team’s event workload comes in surges, beginning with a string of fix-its as equipment that’s been put away in a hurry is found to be faulty and in need of urgent repair. Once the touring show arrives, there are power connections to be made. A distribution board either side of the main stage position can deliver up to 960 kilovolt-amperes, catering for the biggest of shows. The production manager will have forwarded tour requirements ahead of the show’s arrival to ensure an easy set up. The early days of Perth Arena’s operations proved to be challenging, with touring groups from North America, Europe and Asia arriving with differing power requirements. The asset department has made preparations over the first year to cater for all tours. With the tour will come broken equipment, and the asset team comes to the rescue – once, the team even fixed a singer’s skateboard. Throughout every show, the maintenance and presentation services teams are on standby, waiting for the control room to alert them to a spillage or breakage that requires attention. Or, at a quiet moment, the Arena’s staff shares dinner once the main act is on stage. Post-show there are disconnections to make, BMS trends to review, condition audits to complete and all that cleaning to do. A show that may have taken one or two days to put together can amazingly be packed back into all those semi-trailers in just a few hours. It will be two or three hours after the patrons have left before the asset department can head home. The ticket-buying public is in and out of an event in an evening of high-energy rock ‘n’ roll or sporting fever. Behind the scenes, one evening’s extravaganza comprises several months of planning, building up to two or three intense days of setting up and stripping out. In one year, that’s up to 300 days of event activity, made all the more challenging when the shows come back-to-back. In May, four major events were packed into five days: Jason Derulo was followed by West Coast Fever netball action, then the Arctic Monkeys rocked the Arena, and finally American ventriloquist and stand-up comedian Jeff Dunham delivered a turn. For the asset department, that’s a

lot of work, even before giving a thought to maintenance, building operations and defects rectification. Preventative maintenance on critical systems is performed by specialist contractors, while condition monitoring, minor repairs and deep cleaning is kept in-house and scheduled around events. It is well documented in an Auditor General’s report that Perth Arena’s birth was a painful one. All credit must go the venue operator, AEG Ogden, for attracting major acts and sporting events to Perth Arena, well and truly overcoming any scepticism within the general public at this quirky-looking building. Working in a new, complicated and brilliant building that accommodates a wide variety of shows provides great challenges to the asset department. The team keeps Perth Arena running and enabling this enormously successful venue. It’s certainly not just rock ’n’ roll; it’s also lot of hard work.

Paul Akhurst has led facilities management at the Sydney Opera House, Queensland Performing Arts Centre, Arts Centre Melbourne and, more recently, the Perth Arena. Paul is the current FMA National Member of the Year, and was one of the first Certified Facility Managers (CFM) in Australia.



company profile

Showing you the ropes of large construction maintenance


kyWalker Rope Access is Perth’s largest city-based rope access company. Swinging from height to height, with some of the city’s largest construction projects and maintenance contracts under its belt (or, should we say, feet?), SkyWalker is a name to remember. Look up and you may just catch the boys hanging from the top of Australia’s largest and tallest company buildings, such as Brookfield Place BHP Billiton tower. ‘This team of merry men and women is always responsive, and they really know what they are doing. We would not use any other service provider,’ says Matt Johnston-Summers, General Manager Annapurna Industrial Services Pty Ltd.

How it all began From being a skilled rope access technician to being a team leader, a company trainer, and operations manager of New Zealand’s largest rope access window cleaning company, SkyWalker Director Nathan Duxfield has just about done it all. With Duxfield’s background in carpentry, years in the window cleaning industry, and great interpersonal skills, it’s no wonder that SkyWalker Rope Access is such a story of success. After moving to Australia in 2009, Duxfield found work for himself by walking onto construction sites and saying ‘hi’ to people, finding out what they needed, and making friends. Organically, SkyWalker was born and rapidly began to grow.

‘SkyWalker is a place to belong. It’s more than just a job. We treat each other like family. We are supportive, and we look out for each other, as a family would,’ says Duxfield.

Expertise SkyWalker is a master of building and façade works, specialising in height safety. From construction to alteration, and repairs to dismantling, SkyWalker is ready for any challenge. With a 100 per cent safety record and a wealth of resources at its disposal, SkyWalker gets the job done safely and quickly in difficult-to-reach places.

Façade engineers inspection reports The tribe SkyWalker is made up of a team of over 20 rope access technicians, also known as ‘industrial abseilers’. From plumbing to carpentry, bricklaying and stone masonry, many of the team members are fully qualified tradesmen.

SkyWalker knows firsthand how preventative maintenance can save facilities managers from nasty surprises such as water leaks causing irreparable damage, or loose building materials being dislodged and falling into public access areas. These issues can void warrantees, and even insurance, if regular inspections and maintenance are seen to be negligent. SkyWalker Rope Access offers a façade inspection service with a qualified Engineering Rope Access Technician. These experienced engineers provide detailed, certified, and photographed inspection reports with certificates for your façade.

Fun and games It’s not all hard work and no play for the team at SkyWalker. They work closely with Wilbur, the Perth Wildcats’ mascot, to put on a show for Western Australian basketball fans. The team is ready at every home game to make Wilbur soar from the top of the Perth Arena. ‘After watching the SkyWalker team swing around the Perth Arena over 14 months of construction, we knew there was only one team capable of achieving our ambitious dream of flying Wilbur over the fans at Wildcats games,’ says the Events and Game Night Manager for Perth Wildcats.

Call 0403 760 923 today, or visit the SkyWalker Rope Access website,, for more information about the team and the services they provide.

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...and it’s only Wednesday.

INTRODUCING SKYWALKER ROPE ACCESS. WHEN IT COMES TO PROJECTS HIGH & LOW, WE’VE GOT YOU COVERED. We have a large team of rope access technicians with a wide range of trade qualifications and experience ready for your next job. All with the assurance of a 100% safety record. Visit our website for more information on the services we provide.

company profile

Your commercial flooring needs covered


ith the understanding that every project requires a unique flooring solution, Shaw Contract Group offers an extensive collection of products to make it easier to select the perfect floor covering every time. As the world’s largest carpet manufacturer and recycler, Shaw Contract Group offers an extensive carpet tile and broadloom collection, as well as a growing collection of resilient flooring options. ‘At Shaw Contract Group, we understand that no one job is the same, and we boast a portfolio of products and optional features that reflects this,’ said Blair Coventry, National Commercial Sales Manager of Shaw Contract Group. ‘We are well known for our huge variety of carpet tiles, but our offering extends far beyond that to include broadloom and resilient floor coverings, and caters for every segment – office, education, health and aged care, hospitality, public spaces and retail. ‘Our products are also suited and guaranteed to perform in a range of environments, including everything from high-traffic corridors and lobbies, to aseptic areas such as hospital operating rooms and labs,’ Blair says. Shaw’s carpet tile range includes square, plank and hexagonal design-inspired collections through to budget-focused collections. ‘Beyond colour and pattern, we offer over five different carpet tile backings to suit your client’s needs. This includes our popular 100 per cent PVC- and bitumen-free, Cradle to Cradle CertifiedCM EcoWorx® backing, and our EcoLogix backing, which is ideal for use in environments such as primary schools,’ Blair says. Shaw’s extensive broadloom collection includes EcoWorx® broadloom and EcoWorx® performance broadloom, which is designed

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specifically to perform in the health and aged care segments. ‘Our EcoWorx® performance broadloom, with its impermeable moisture barrier, is ideal in healthcare settings where there is a frequency of accidental spills, incontinence and rigorous cleaning. It prevents stains and liquid contaminants from reaching the subfloor,’ Blair says. Shaw’s resilient tile and plank collections deliver a full range of high-performance, low-maintenance resilients suited to hospitality, healthcare and retail environments. The collection includes Quiet Cover, a revolutionary floating luxury vinyl plank that replicates the look of natural hardwood and installs quickly, reducing the time and costs associated with traditional gluedown luxury vinyl tile. The luxury vinyl tile collections, Crete and Jeogori, are designed to withstand heavy traffic and are inspired by aged leather, industrial stained concrete and luxurious silk garments. More than 90 per cent of Shaw’s product range is Cradle to Cradle CertifiedCM, 100 per cent PVC- and bitumen-free and achieves the highest level of GECA certification (GECA 50-2011) – a ‘Level A’ rating according to the Green Building Council of Australia’s Green Star rating system. These products include Shaw’s EcoWorx® product platforms, EcoWorx® tile, EcoWorx® broadloom and EcoWorx® performance broadloom.

To find out more about Shaw Contract Group, visit or call 1800 556 302 today.

A new approach to retrofit flooring Renovating a commercial building? Shaw Contract Group, the world’s largest carpet manufacturer and recycler, has your flooring needs covered. We believe restrictive budgets and time frames should not mean a sacrifice on style or the environment for any project. This means superior-performing carpet at the most competitive prices. Our reliability and expertise across all segments means we help get your floors down faster, with minimal disruption to your tenants. And our diverse range is available immediately or within short lead times, so you’ll always find what you want, when you want it.

Contact us to find out more or to order an ‘In Stock.In Australia’ swatch of carpet tiles today.

Australia 1800 556 302

New Zealand 09 574 0640 1422

retrofitting Eastern Facade Detail of the Macquarie Theatre Image Š Anthony Fretwell FDC

How an architect can revitalise your ageing building assets and benefit your bottom line BY HUGO COTTIER, PROJECT ARCHITECT AND ASSOCIATE DIRECTOR, LAHZNIMMO ARCHITECTS




In the current fiscal environment, every dollar needs to be used wisely. The advantage of getting an architect on board early is that a thorough assessment can be made regarding whether adaptive re-use of the existing building, or building something new, will provide the most value for money.


ere’s an example of how Sydney architecture firm Lahz Nimmo Architects (in association with Wilson Architects) was able to re-use the original 1970s Macquarie Theatre and upgrade it to contemporary building standards in order for it to meet user needs for years to come. The result is that both users and the bottom line have seen enormous benefits. The Macquarie Theatre refurbishment transformed an existing 500-seat lecture theatre into a modern, technologically rich learning environment that delivered exceptional value for money. ‘The new Macquarie Theatre is a creative example of how a formerly run-down and out-of-date building can be utterly transformed through innovative refurbishment and renovation,’ says Professor S Bruce Dowton,

Macquarie Lecture Theatre Image © Brett Boardman LNA

Macquarie Lecture Theatre Image © Brett Boardman LNA




Eastern Facade Detail of the Macquarie Theatre Image © Anthony Fretwell FDC

Life cycle planning is also essential in order to reduce maintenance and allow for the space to adapt to future needs Vice-Chancellor and President of Macquarie University. ‘It has set new standards within the University for adaptive re-use of an existing building.’ One of the most crucial decisions for this project was the one made to refurbish the existing building rather than demolish and rebuild it. This strategy not only suited the tight time frame and budget, but it was also the best choice environmentally because it allowed the team to make use of the existing sound building fabric. The interior fabric of the Theatre was completely removed, replacing redundant equipment and ageing services and furnishings. The new Eastern Foyer was the primary new-built element, allowing



for equitable access to all levels of the Theatre via a new lift, and creating a generous new foyer and spill-out space. New building services were incorporated that conform to best practice in the management of energy and water, materials, indoor environmental air quality, and emissions. Life cycle planning is also essential in order to reduce maintenance and allow for the space to adapt to future needs. For example, the Theatre lighting and emergency services fittings were installed to allow for easy servicing, and double plumbing allows for future use of recycled water. A cost-effective asset is also one that has the flexibility to adapt to changes in use and technology. The Theatre retains its role as the primary lecture and performance space, but with greatly improved functionality and amenity, including upgraded lighting and acoustics, and technology, such as wi-fi, video conferencing, and a charging point at every seat. The foyer spaces are now learning lounges that suit the latest active and reflective learning models, with a combination of loose and fixed furniture that provides flexibility and can be cleared away for larger events. This flexibility maximises the use of the infrastructure throughout the year. The Theatre is now the most heavily used building on campus, and it is booked almost continuously for lectures and outof-hours events (providing an alternative source of income). ‘This first-class refurbishment has drawn positive feedback from all users – from teaching and learning, to entertainment and community activity,’ says Professor Dowton.

company profile

company profile

Advanced Zip boiling, chilled and sparkling filtered-water systems


ith the introduction of a new Zip HydroTap G4 range of drinking water systems, Zip brings you a choice of boiling, chilled and sparkling filtered-water appliances that outperform and outdate any alternatives, in terms of convenience, ease of use, safety, energy efficiency and water conservation. Over the last 10 years, the Zip HydroTap has become a firm favourite for installation in commercial sites across Australia – typically delivering boiling and chilled filtered water instantly for kitchens, canteens, waiting rooms and breakout areas in office, showroom, factory and clinical facilities of every kind. Developed in Australia for both local and global markets, the new Zip HydroTap G4 (fourth generation) models have been totally re-engineered, and filtration has been upgraded to a healthier 0.2 microns, filtering out chlorine taste and odour, and contaminants as tiny as one five-thousandth of a millimetre, including protozoan cysts such as Cryptosporidium. Advanced ‘Power Pulse’ technology minimises power consumption and controls the boiling water temperature within 0.2 degrees Celsius of the selected temperature, which can be set to match your requirements and economy goals: boiling at any set point between 100 degrees Celsius and 68 degrees Celsius; chilled between five degrees Celsius and 14 degrees Celsius. For additional power savings, each Zip HydroTap G4 on your site can be programmed to turn itself off overnight, or over weekends, or when the area it serves is not in use. A simple pin code-protected touch screen puts you or your facilities manager in total control of each appliance’s performance.



Adjustments include boiling and chilled water temperature, dispensing period, safety settings and energy-saving settings. An inbuilt continuous self-diagnostics system monitors performance and provides a total operating history on demand. In larger capacity models, a new Zip air-cooled chilling system with in-built cross-ventilation disperses chiller heat more effectively and efficiently than ever before. It is environmentally far more responsible than water-cooled systems that typically waste up to 20 litres of good water down the drain each day. Zip HydroTap G4 models that are now available include boiling/ chilled/sparkling, boiling/chilled, boiling/ambient, boiling only, or chilled only, with the alternative of installation on a sink, or remote from any sink on a ‘font’, which drains, drips and spills to waste. To avoid the risk of accidental use, each tap can be set to require thumb and finger operation for access to boiling water. Boiling water access also can be limited to specific hours each day. A national network of more than 300 trained service technicians covering every part of Australia provides support for the new Zip HydroTap G4 range, attending to installation, filter replacement, preventative maintenance and remedial service.

Contact: Zip Industries Phone 1800 42 43 44 Website



company profile

Drive optimal building performance through data analytics technology BY PETER MORRIS


uildings account for up to 40 per cent of Australia’s energy use, and are a prime target for achieving energy efficiency. Today, data analytics is one of the most effective tools that building managers can use to improve facilities’ efficiencies. By collecting data and effectively analysing it in buildings, operators can reduce equipment and energy costs by up to 30 per cent.

Drive action through intelligent, informed insights In order to achieve maximum operational efficiencies from data analytics, facilities managers must first derive the most comprehensive insights from their buildings’ data. Information from traditional dashboards is often complex, especially for staff with multiple responsibilities. While most dashboards collect data and provide tools to analyse it, they rarely provide insights. Automated fault detection and diagnostics (aFDD) can identify faults, conduct diagnostics on plant and determine the cost or savings of identified initiatives. Alarm systems only highlight when a condition exceeds a threshold. An aFDD, on the other hand, can identify latent faults and trends. For time-constrained building owners, a data analytics system must be straightforward and provide actionable information. Dashboards that simply spit out data offer limited value. The latest analytics technologies are often based on ‘managed software as a service’ (MSaaS) solutions. The managed services aspect of data analytics technology ensures that data is used to keep buildings operating at peak performance for optimal return on investment.

Leveraging data analytics for effective vendor management Data analytics helps building managers to derive greater value from their work with vendors. Consolidating and integrating data while making it accessible to vendors – such as equipment maintenance specialists – gives them granular insights into a building’s operations and a deeper understanding of where and how their work can have the highest impact. Vendors can use building analytics data to validate and verify improvements or upgrades. Data extracted and analysed from equipment that has been upgraded or improved can easily provide building managers a clear return on the investments that they’ve made in their systems and equipment, and can help them to identify the most cost-effective future upgrades.



Cloud-based system: this option is built using mostly cloudbased and virtual systems, where data is pulled from building systems and analysed in a virtual cloud environment. This gives flexibility, ease of maintenance, and access to the latest technologies available. Embedded analytics: This system is fully embedded into the existing building management system, and is currently in the early stages of development.

Driving value Logistics of leveraging data Building owners have three choices in data analytics systems: 1. On-premise system: this option gives building managers maximum control, as they have access to the equipment; however, they are limited by the need to regularly update software to receive the latest features and functionality.

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Data analytics helps building owners and managers understand not only how a building is operating, but also why. Through proactively identifying operational problems that would not otherwise be detected, data analytics helps building managers to gain a deeper understanding of the ‘why’, which in turn leads to more permanent and effective solutions.

The future in building efficiency has arrived with Schneider Electric’s Advanced Building Services Solutions Using the latest advances in Building Analytics and Predictive Optimisation, superior outcomes for energy efficiency, comfort and reliability can be delivered in the most cost-effective manner. New Advanced Building Services Solutions continuously monitor operations and analyse performance, 24 hours a day and provide exception data to allow rapid identification and rectification. These services are managed by a team of experts at the Schneider Electric Performance Centre.

Schneider Electric’s advanced cloud-based technology allows you to:

Visualise The first step in achieving energy efficiency outcomes is to have visibility of what is happening.

Analyse To determine why these usage patterns are occurring, automated anomaly detection algorithms analyse collected data, providing root cause determination and reporting.

Predict and optimise Data from the facility, as well as sources such as utility tariffs and weather forecasts, are used to predict the daily load profile and determine the optimal control settings, minute-by-minute, during the day.

Make the most of your energy


How efficient is your building?

To use the FREE assessment tool, simply visit and enter key code 53741K. © 2014 Schneider Electric. All Rights Reserved. Schneider Electric and Make the most of your energy are trademarks owned by Schneider Electric Industries SAS or its affiliated companies. • SEAU114601

green buildings

Luxury AND sustainability:




The colourful LED lighting on One Aldwych’s exterior

green buildings

For most people, sustainability in the hotel industry translates into a tent card on the bed describing how often the sheets are changed, or a swing tag by the shower asking you to re-use your towels.


ome hotels consider installing energy-efficient lighting or perhaps air conditioning, heating or ventilation. But these elements represent just a small percentage of the true environmental impacts of the hotel industry. The energy, water and materials demands of the hotel industry can be extreme; and in many cases, a hotel room is where people most want to experience luxury – big, fluffy towels; clean, white sheets; a daily newspaper, stylish toiletries, and a good meal. While this luxury may appear, on the surface, to be the antithesis of sustainability, in reality the leaders in the hotel industry are discovering that embracing sustainability can actually improve the guest experience. The Scandic Marski hotel in Helsinki, where I stayed in mid-April, is just one of a number of hotels introducing sustainability and recycling initiatives in a variety of ways. Every room has bins for four different waste streams: bottles, plastics, glass and cans in one; paper and cardboard in another; compostable material and food waste in a third; and a fourth for waste to landfill. Even the room keys are made of 80 per cent local Nordic wood, with just a thin veneer to help them last – truly inspiring, and a great promotion for local industries. The usual notices about towels and sheets hang in the bathroom and beside the bed, but the showers and taps are fitted with flowreducers that still provide a good experience without wasting valuable resources. All of the toiletries are locally made, come in biodegradable containers, and are filled with organic products.

A Nordic timber room card at the Scandic Marski hotel

At One Aldwych in London, creating a hotel out of a heritagelisted old bank building was the perfect opportunity to put forward a guest experience that is both luxurious and sustainable. The hotel has embraced sustainable tourism while continuing to provide the high level of service that is expected in one of the world’s leading five-star hotels. Environmental initiatives at One Aldwych include a comprehensive recycling scheme (that even recycles cooking oil!), eco-friendly bathroom amenities with biodegradable packaging, and a ‘no bleach’ policy that prevents harsh chemicals from being released into the water system, and protects employees’ hands. A responsible sourcing policy in the hotel’s kitchens means that local, seasonal food is chosen whenever possible – with an emphasis on fair trade and organic produce – and that any food waste is taken away to a biogas generator that, in turn, helps to produce low-emissions energy. A highly efficient EVAC vacuum drainage system, the same as that used in Grocon’s Pixel building in Melbourne, uses 80 per cent less water than conventional flushing systems, with toilets using just one litre of water per flush. Other ‘smarts’ in the building include an excellent building management system (BMS) and heat reclaim coils in the basement. Gary Lohan is the Chief Engineer and head of One Aldwych’s Green Team – a group of employees that meets regularly to discuss environmental projects and to implement the latest initiatives. One Aldwych’s ‘Green Card’, distributed to all staff, lists the seven ‘Golden Rules’ of working at the hotel: 33 encourage sustainability 33 care for equipment 33 conserve resources: energy, water and products 33 reduce, re-use, recycle 33 hygiene: ensure the highest standards 33 health: look after yourself and others 33 initiative: take responsibility to act now.

One Aldwych’s striking subterranean swimming pool



green buildings

Gary and his team have switched to carbon-neutral ‘eco-paint’ from PaintsPlus – an Australian paint manufacturer that has set up shop outside London. The team has also been steadily retrofitting LED lights into all spaces, replacing other less efficient lights, but, crucially, making sure that they look the same. According to Gary, it’s not a case of balancing saving energy with improving the guest experience, but rather a case of trying to do both at the same time to produce better, more comfortable and more luxurious lighting while spending less money. The subterranean pool area, for example, with its relaxing colours, ambiance, temperature control, chlorine-free water and underwater music, once cost £7000 per year to light. Today, it costs the hotel around £700 per year, while also enhancing the guest experience. A feature wall at one end of the pool with a beautifully lit (but energy- and water-intensive) waterfall has been replaced with a simple surface, lit by a discreet LED projector that can screen any number of images and moving pictures. While I was staying there, Blue Planet-type images were screening, from whales and dugongs, to turtles, including (rather alarmingly as I surfaced doing breaststroke) a shark feeding frenzy. This not only enhances the guest experience, but also reinforces the environmental message – that there is a good reason for conserving resources and not wasting or polluting water, and the reason is right in front of guests.

Hotel Union Square’s rescued mermaid

The beautiful, sleek lobby at Hotel Union Square



green buildings

Yvonne Lembi-Detert

Showers have lowflow devices; and despite it being an old building, waterefficient toilets have been installed in some rooms – although the plumbing doesn’t always ‘jive’ with the new fixtures Hotel Union Square, owned and operated by Personality Hotels, offers the authentic San Francisco experience – a highly individual hotel and the chance to wake up to the sound of ringing cable-car bells. Beautiful brick walls, original 1915 Egyptian-motif mosaic murals, and opulent mouldings sit cheek by jowl with sleek furnishings, modern bathrooms and high technology. Yvonne Lembi-Detert, President and Chief Executive Officer of Personality Hotels, says that sustainability thinking begins when she takes over an old property. ‘Recycling an old building is just the start,’ Lembi-Detert says. ‘We don’t knock down the building; we re-use it and save – and savour – as much as we can, and support local craftspeople and designers.’ The Hotel is filled with re-used and recycled elements of San Francisco’s past, as well as the Hotel’s heritage. Lembi-Detert’s

favourite thing about the Hotel is the striking wooden mermaid suspended from the ceiling at the top of the central staircase. ‘The mermaid came from the façade of Bernstein’s Fish Grotto, which used to be on the other side of the road,’ she recounts. ‘When the Grotto was torn down, we rescued the mermaid and sailed across the street with her; and she now has a new life, adding to the character of the hotel.’ Other elements of heritage and re-use include the artwork brought from other buildings around the city, and the original red tiles of the lobby, which are still visible beside the concierge desk. At Hotel Union Square, towels and linen can be washed less often, and recycling bins with different streams are found in each room. LED lighting is being introduced throughout the hotel to make for a better, more energy-efficient guest experience. Showers have lowflow devices; and despite it being an old building, water-efficient toilets have been installed in some rooms – although the plumbing doesn’t always ‘jive’ with the new fixtures. Lights and air-conditioning units are on sensors, reducing waste where possible. Staying at each of these hotels, I was struck by how many of the best sustainability initiatives are in the hands of facilities managers and guest services teams. I was also struck by how Green Star – Performance would be a valuable tool in the hotelier’s toolkit, helping management teams to establish benchmarks and set targets to increase energy and water efficiency, reduce waste and improve factors that influence occupant health and comfort – such as indoor environment quality – no matter how old the hotel or how new the fit-out. Ultimately, leading hotels understand that sustainability is not a passing fad – it is a critical decision-making process that can guide the management of both costs and environmental impacts, and can provide benefits to guests, employees and the community.

Read more about Green Star – Performance: Robin Mellon stayed at each hotel at his own expense.



company profile

Metering Accuracy Class ‘S’: ‘there is a difference’


lectricity energy metering accuracy is an important step in ensuring the integrity of a billing system. Anomalies in measurements can, over a period of time, cost hundreds or thousands of dollars in errors. The accuracy of an energy meter is dependent on multiple factors, such as the load of the network (full load conditions will be more accurate than partial load), as well as the power factor of the system, accuracy of the energy meter and other factors.

Accuracy The accuracy depends on the design and build quality of the meter’s input channels; a higher-quality measuring meter will provide better accuracy, but will increase the price of the product. The following are some major parameters impacting the accuracy measurement of an energy meter: 1. fluctuation of the reading value, represented in percentage from the actual value (reading) 2. a fixed error (‘noises’) normally represented in percentage from full scale (FS) as its constant value 3. for power and energy measurements, the phase shift between the voltage and the current also impacts the accuracy, since the power equals voltage multiplied by current multiplied by the cosine of the phase angle 4. the phase angle accuracy is represented in degrees in current transformers, creating additional errors to energy/power meters

Accuracy metering standards Since accuracy depends on the load of the system, IEC/AS has developed different standards to define accuracy under different load conditions, known as ‘Accuracy Class’. IEC/AS Standard 62053-11 covers Accuracy Classes 0.5, 1.0 and 2 for electromechanical meters for active energy (watt hours), which means the accuracy as a percentage from the reading based on full load conditions and unity power factor; however, the accuracy deteriorates under lower load conditions, with power factor less than unity, along with the presence of harmonics. IEC/AS Standard 62053-21 covers Accuracy Classes 1.0 and 2 for static/electronic meters for active energy (watt hours), which means the accuracy as a percentage from the reading based on full load conditions and unity power factor; however, the accuracy deteriorates under lower load conditions, with power factor less than unity along with the presence of harmonics. IEC/AS Standard 62053-22 covers higher Accuracy Classes of 0.2S and 0.5S for static/electronic meters for active energy (watt hours), providing a higher ‘Accuracy Standard’ under full load conditions and unity power factor, in addition to better accuracy readings at much lower load currents, power factor conditions less than unity along with the presence of harmonics.

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System accuracy versus meter accuracy The accuracy of any energy measurement system is the summary of its components, for example energy meter plus current transformer (CT) – with the exception being when a direct connected meter is utilised. IEC/AS Standard 60044-1 defines the Accuracy Classes for CTs. Subject to the loading of the CT, accuracy variances will occur from the quoted accuracy class, such as errors due to phase errors based on specified load impedance. Current transformers’ accuracy is defined as per IEC 60044-1, Classes 0.1, 0.2, 0.5, 1 and 3. In addition, Accuracy Class 0.2S and 0.5S standards for CTs apply for higher performance accuracy. The class designation is the measure of the CT’s accuracy. The ratio (primary to secondary current) error of a Class 1 CT is one per cent at rated current; the ratio error of a Class 0.5 CT is 0.5 per cent at rated current. Installing an energy meter with Accuracy Class 0.5S as a minimum requirement can assist in ensuring the Energy monitoring application has a high degree of accuracy when taking into account the accuracy performance of the CTs involved. RETURN ON INVESTMENT SATEC (Australia) Pty Ltd Phone 02 4774 2959 Fax 02 4774 0249

company profile

Delivering controlled temperature water Rheem is often asked which is the better solution for applications requiring controlled temperature water, such as nursing homes, retirement villages, hospitals and hotels.


here are three primary requirements to consider in selecting the right solution: 1. safety 2. initial capital outlay 3. ongoing maintenance costs.

The temperatures produced by TMVs and Rheem Guardian are within the range that can support the growth of Legionella bacteria. Appropriate installation and maintenance practices are required with either system type. Rheem recommends the inclusion of a process of disinfection to manage the potential for Legionella growth.

Thermostatic mixing valves (TMVs) Systems using TMVs circulate water at temperatures exceeding 60°C around the building and temper at the bathroom to produce controlled temperature water at around 45°C to 50°C. 3 Two bathrooms are usually served by one TMV. 3 TMVs are installed in cabinets to prevent tampering. 3 To limit the potential for the growth of Legionella bacteria, the dead leg from the TMV to the tap must be as short as possible, and no more than 6 to 10 metres long, depending on local regulations.

Initial capital costs

Rheem Guardian is listed as an approved warm water system to NSW Health requirements

The capital and installation cost of TMVs increases with the size of the establishment. Up to around 32 beds, TMVs provide a lower capital cost and installation investment; however, over this size, Rheem Guardian provides the lowest cost of compliance.

Maintenance costs

Guardian Warm Water Guardian Warm Water is a centralised system that produces water at around 45°C to 50°C, and circulates this around the building. 3 All warm water outlets are supplied from the one plant. 3 Guardian is supplied in a lockable metal cabinet, and located in a plant room to prevent tampering. 3 To limit the potential for the growth of Legionella bacteria the dead leg from the ring main to the tap must be as short as possible, and no more than 6 to 10 metres long, depending on local regulations.

Safety All TMVs must be certified to AS4032.1. Rheem Guardian employs large capacity TMVs, which are certified to AS4032.1, and is listed as an approved warm water system with NSW Health.

Number of Beds

The capital and installation cost of TMVs increases with the size of the establishment

Unfortunately, maintenance costs are rarely considered at the design stage, where capital expenditure is divorced from running expenses. Both TMVs and Rheem Guardian have maintenance requirements. It is here that the benefits of Rheem Guardian dramatically outweigh those of TMVs, regardless of building size, as the maintenance is restricted to one centralised plant. Total life cycle cost analysis is shown below for a range of aged-care facility sizes.1







Capital cost

















Installation cost







Total installed cost







Yearly maintenance cost







10-year life cycle cost







15-year life cycle cost








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Rheem Commercial Solar; reduce your energy usage


Rheem Commercial Solar • High efficiency selective surface collectors available • Commercial grade storage tanks • Certified collector frames available • STC’s available* • Fully frost protected systems available

Case Study: Holiday Inn Resort Baruna Bali As part of a major renovation and refurbishment Rheem was contracted to supply a commercial solar hot water system with a total of 192 collectors to meet the demands of the 195 rooms, kitchen, laundry, gym and spa facilities, incorporating 5 separate hot water zones. The Rheem solar system delivers 60,000L per day saving in excess of 80% of the energy used by a traditional hot water system.

For more information about Solar call 132 552


*Check for eligible systems

green buildings

Energy efficiency

– taking the sting out of your bills BY NOEL GALLAGHER, GENERAL MANAGER SALES, STRATEGY & SUSTAINABILITY, PROGRAMMED Most organisations in Australia would have noticed the dramatic rise in energy prices over the last few years.


n fact, electricity prices have actually doubled in the last five years, and the predictions are that they will keep rising – admittedly at a slower pace. Gas prices nationally have risen by as much as 57 per cent over the same period, and the general economic consensus is that these increases are the tip of the iceberg of what’s to come. To put it into perspective, Asian wholesale gas prices sit at around $15 per gigajoule, while Australians currently pay about $4.50; however, because a large amount of our new-found gas reserves is destined for overseas markets, the domestic price is expected to move much closer to the Asian price, and it could happen very quickly. In February this year, AGL applied for a 20.3 per cent rise in the regulated gas tariff for New South Wales. Even by global standards, the scale of the increases in a relatively small period of time is almost unprecedented. Not so long ago, Australia had some of the lowest energy prices in the world, but we are now among the most expensive nations, just behind countries such as Denmark and Germany. Where we are also at a disadvantage is in our use of electricity. By developed-world standards, Australian cities are very energy-inefficient. So, where other countries have electricity prices similar to, or higher than, ourselves, they typically use far less, whereas we have high prices and high usage, meaning that we are feeling the effects more than most. Among the high energy users of the world, we are third behind the United States and Canada, but their kilowatt per hour prices (2012 prices in United States dollars) are 10 cents and 12 cents respectively, while Australia’s is 29 cents per kilowatt hour. Is there anything we can do? At the same time as energy prices have been going through the



roof, technology has been improving at an even faster pace. If you take the example of lighting, when designed and implemented properly, LED lighting and controls can use 90 per cent less energy than a lighting system from 10 years ago would have. Not only that, but the life expectancy is many times that of a T8 type of fluorescent or halogen light, meaning that the replacement frequency and maintenance levels of such systems are dramatically lower. Metering and controls is another area that has seen significant changes over the last decade. Local and international studies suggest that by installing and implementing a quality, well-designed metering dashboard together with practical controls, you can shave up to 10 per cent off your energy consumption. This particular technology can be as simple as, ‘If it’s not in use, turn it off,’ without having to rely on human behaviour. There are, of course, other technology solutions that can be implemented into buildings, such as solar, building management systems, occupancy sensors and many more, which can reduce your consumption; however, it’s an area that is fraught with poor information and implementation. Most buildings or groups of buildings with an annual electricity bill above $50,000 should be able to benefit from energy efficiency. The managers of these buildings should seriously consider an independent energy feasibility study from a reputable company with a track record in delivering this specialised service. A detailed feasibility study should be considered as phase one of your energy efficiency project – phase two being the implementation of the recommendations to achieve the savings; and phase three being the measurement and verification that the savings highlighted in the report have actually been achieved. This type of strategy takes the ‘luck’ out of energy efficiency, and ensures that you are making investment decisions based on the best site-specific, unbiased information possible. Remember, the cheapest unit of energy is the one you never use.

company profile

company profile

SMART lighting controls


he world’s ever-increasing demand for energy is rapidly changing our environment, and the need for energy efficiency in every aspect of our daily lives has never been greater. Rising energy costs have keenly focused facility managers’ attention to drive down costs and increase efficiency. Thorlux Lighting Australasia’s SMART System combines the latest digital technology to provide a simple, effective method of lighting control that minimises energy consumption while retaining high levels of user comfort. The system works via a discrete sensor, integral to each luminaire, which monitors ambient light and presence to control output to the correct level and to ensure that the area is only illuminated when occupied. Lighting can account for a high percentage of energy consumed within a building, especially if uncontrolled discharge luminaires or outdated switch-start luminaires are installed. Features of the SMART system include: daylight linking and compensation, passive infrared detection (PIR), dimming, scene control and Motionline, which allows luminaires to communicate within a group. With recent revisions complete, user control is now enhanced with the addition of scene control capability to each individual luminaire, using SmartTouch wall-mounted plates or SmartScene infra-red handsets; all without compromising the energy-saving

features of the system. Using the new SmartHub, control of nonSmart lighting, reacting to presence signals transmitted by Smart luminaires within its group, can be integrated into any Smart scheme. SmartHub will also react to scene-setting commands issued from SmartTouch and SmartScene, enabling Smart schemes to be enhanced, for example, with a wide range of architectural luminaires. These new devices have plug-and-socket capability for speed and ease of installation, or they can be conventionally wired. The SMART system comes in three different packages determined by use and need. They include SMART Commercial, SMART Industrial and SMART Exterior. Thorlux Lighting Australasia has seen examples in which the installation of SMART lighting control systems has given customers savings of up to 70 per cent. Guides, case studies and energy saving calculators are available on Thorlux’s website:

An energy saving lighting control system. The Thorlux Smart+ system exploits the latest “Digital Technology” to provide a simple and effective method of lighting control which minimises energy consumption whilst retaining high levels of user comfort. + Functional & easy to use + Simple programming option + Complies with highest standard for energy efficiency + Reduced maintenance needs + Plug & play wiring.





company profile

New safety flooring for every setting Slips, trips and falls are a leading cause of compensation claims within the workplace, according to Safe Work Australia.


orbo’s new Step safety flooring collection provides a complete range of floor-covering solutions that are designed to meet legal and safety requirements in a wide range of floor applications. The new collection includes Step Crystal technology, which allows for optimal performance, clearer, brighter visuals, and easier cleaning and maintenance properties, along with being a recycled material. All products in the Step collection meet and exceed AS4586 slip-resistance standards and BCA requirements. The Step range combines outstanding slip-resistance performance in all relevant slip classes, and at the same time offers the widest range of design possibilities on the market. The matt-finish PUR Pearl surface provides superior, long-lasting appearance and resistance to stains. Take safety flooring further without the hassle of heavy maintenance.

Surestep R10 – water spillage With lifelong guaranteed R10 slip resistance, these products are all applicable for general areas, where an increased slip risk is likely to occur – often as a result of water spillage. The collections include Surestep Original, Star, Wood, Stone, Mineral and Texture. With these ranges, Forbo offers the widest, largest and best design range in the market.

Safestep R11 and R12 – water plus additional contamination Products in this category are applicable in areas where high slip risk is identified as a result of continuous contamination of the floor. In these areas it is simply not possible to prevent spillage, due to the type of work being conducted. The intensity of use defines the product to choose. But whatever is chosen, Safestep will guarantee a performance for life that suits the application. The collections include Safestep R11 and Safestep R12.

Wetroom – barefoot and shoes Wetroom floor products are developed for use in continuously wet areas: where water flows frequently and barefoot traffic is the standard; or where a combination of barefoot and footwear traffic occurs. For these applications, Forbo has designed an innovative and higheststandard solution with two collections that are 100 per cent colour coordinated. Collections include Surestep Laguna and Safestep Aqua.

Forbo design options, products and application Forbo Flooring Systems is a global manufacturer that offers a complete and comprehensive portfolio of commercial flooring solutions for all segments and applications, including office, health, aged care, education, retail and hospitality. Products include project vinyls, linoleum, Flotex flooring, carpet tiles, Coral entrance systems and Step safety flooring. Forbo delivers high-quality, stylish, design-oriented solutions that allow new and existing facilities the opportunity to upgrade and modernise, while still offering low life cycle costs, durability and world-leading environmental performance. Forbo offers tailored solutions for every area, from entrances to lobbies, through to offices and functional areas, including commercial kitchens, wet areas and specialist areas like conductive modular server rooms. Please visit our website for more information: Or contact Forbo Flooring at or 1800 224 471.

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company profile

Reliable power for peace of mind Schneider Electric Premset is the safest MV switchgear in its class, combining a Shielded Solid Insulation System (2SIS) with extreme compactness, complete modularity and a 3-in-1 architecture. The unique combination of technologies that make up the Schneider Electric Premset switchgear offers increased safety, robustness, protection and flexibility to optimise product performance and lifetime.


chneider Electric, a global specialist in energy management, launched their Premset switchgear in 2013. Customers were very impressed with the compact design, improved safety and ease-of-use design, and since then, orders have been placed for use in the building sector (data centre and universities), railway and mining. The very compact design reduces the space required in a building, with the advantage of reducing costs (smaller switchrooms) and allowing this extra space to be utilised for other needs (for example, floor space to rent). Premset is a smart-grid-ready MV switchgear with a completely modular design to facilitate easy installation, upgrading, and maintenance. Premset switchgear is an SF6-free design that uses the Shielded Solid Insulation System (2SIS), a breakthrough innovation that protects all the switchgear’s live parts to help ensure a safe, trouble-free service life for both operator and equipment. While solid insulation has previously been used, Premset switchgear is the first global product using earth-screened solid insulation. This system significantly reduces the risk of internal arcing, enhances safety and reliability in any environment, and extends the equipment life by up to 30 per cent. Premset switchgear is the safest and most intuitive switchgear in its class. Safety improvements include: 3 a 3-in-1 design allowing breaking, disconnection, and earthing functions to be integrated into a single, compact three-position device, making it simpler and easier to operate 3 positively driven built-in failsafe interlocks 3 live cable interlock preventing earthing of live cables 3 integrated cable test device, interlocked with the earth switch (no need to enter cable box or disconnect cable terminations) 3 direct earthing of downstream cables Additionally, through advanced monitoring, control, and smart-grid functionality, Premset switchgear helps ensure your network is at its peak performance level, featuring: 3 feeder automation, with switchgear including built-in communication and local intelligence 3 load management, with integrated smart metering 3 asset management, with advanced switchgear and transformer monitoring 3 VIP self-powered protection and communication relay for higher MV network availability.

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And, with its standardised dimensions, reduced footprint, and simple front power connections, both time and money spent installing Premset switchgear is greatly reduced. Every aspect of the system is designed with the intention of reducing total cost of ownership as well as making installation and adaptations as seamless as possible, including: 3 straightforward assembly because identical busbar and cable connections are used for the entire range 3 easy-to-install patented universal flat power connection system 3 extended possibilities for cable entry, with easy connection at a height of 700 millimetres and a single type of bushing. Upgrading is made simpler, with the same auxiliaries, accessories and monitoring devices being used for the entire range. In fact, this ‘plug and play’ design also allows for on-site additions that do not require any special training, tools or adjustments. Since the 1920s, Schneider Electric has been at the forefront of switchgear innovation, including the entire evolution of MV switchgear technology to date. Premset switchgear is the result of this extensive knowledge and experience, representing the kind of leap forward only seen in switchgear technology about once every 20 years.

About Schneider Electric As a global specialist in energy management with operations in more than 100 countries, Schneider Electric offers integrated solutions across multiple market segments, including leadership positions in utilities and infrastructure, industries and machines manufacturers, non-residential building, data centres and networks and in residential. Focused on making energy safe, reliable, efficient, productive and green, the Group’s 150,000 plus employees achieved sales of 24 billion euros in 2013, through an active commitment to help individuals and organisations make the most of their energy.

For more information on Schneider Electric, visit

Because without reliable power, a building is out of business

Introducing Premset MV Switchgear, flexible architecture that improves peace of mind and reduces total cost of ownership Switchgear designed for enhanced peace of mind

Architecture with distributed intelligence

Because business relies on the availability of electricity, buildings need their medium voltage distribution systems not only to be reliable, but also to be energy efficient, durable, and able to adapt to changing business needs.

The Intelligent Electronic Devices (IEDs) used in Premset solutions allow for easy integration, with a plug-and-play scanning system for easy configuration.

But the operators of these systems require more. Peace of mind is paramount, and can only be achieved with low-maintenance switchgear that helps ensure the safety of both people and assets. Switchgear that provides monitoring and lowers the total cost of ownership is critical.

Stress-free installation, upgrading, and maintenance By combining proven technologies with a modular architecture and the Shielded Solid Insulation System, PremsetTM MV switchgear represents a breakthrough innovation in MV distribution. Additionally, its compact and easily upgradeable design optimizes your costs through: > > > >

enhanced operator safety compact size extended life easy installation and upgrades.

The 3-in-1 architecture means its operation is not only intuitive — it’s the safest switchgear in its class. And, due to an SF6-free design, end-of-life is made easier, with no need to worry about future legislation.

Download the “What will MV switchgear look like in the future” White Paper for FREE. Visit key code 53747K

© 2014 Schneider Electric. All Rights Reserved. Schneider Electric and Make the most of your energy are trademarks owned by Schneider Electric Industries SAS or its affiliated companies. SEAU 114901

green building – façades

Exterior of 1 Bligh Street, detail of façade. © H.G. Esch


From simple to complex, adding environmentally responsive elements to a building’s enclosure systems can bring many benefits.


isitors to the California Academy of Sciences in San Francisco may not notice the dynamic façade elements integrated into the building (which opened in 2008), since they are often overwhelmed by the domed green roof and interior installations that make it one of the city’s most popular tourist attractions. Devised by the Renzo Piano Building Workshop, the design relies on two domes to enclose a planetarium and rainforest – with one of the domes covered with a 2.5-acre living roof – and features a glass canopy, laminated with solar photovoltaic modules, along the primarily south and north elevations of the otherwise rectangular fivestorey building. Given San Francisco’s rather mild climate, the design team determined that cooling could be entirely addressed through natural ventilation; therefore, significant operable components are integrated into the building envelope. Exhibition areas feature both opaque enclosures and large expanses of glazing that include low- and high-level awning-type windows for ventilation. The high-level windows open during cold weather to minimise low-level drafts and provide background ventilation, while the high- and low-level openings work together during warm weather to increase air flow and reduce internal temperatures. Roof vent hatches in the two domes open up to provide much the same effect over the planetarium and rainforest exhibit. A radiant floor slab for heating, and some supplemental cooling, is used in the public areas. Several large exposed concrete surfaces act as thermal mass to stabilise interior conditions and maintain comfort. Taken together, the dynamic façade’s integrated systems were implemented to improve comfort and reduce energy demand, resulting in a building that performs 33 per cent more efficiently in operation than similar buildings. A dynamic façade, such as the one installed at the Academy of Sciences, integrates façade components with sensors and controllers,



shading systems, ventilation systems, adjustable blinds, dimmable lighting, mechanical system controls, and even renewable energy generation into a single system. Of course, there are several variations and additional components that can form part of this system – façade glazing and louvres, for example – but the

California Academy of Science, Interior of the planetarium hall. © Cody Andresen

green building – façades

objective to tune a building’s envelope to dynamically respond to the environment remains the same. Design teams and owners are becoming more interested in dynamic façades because they see advantages to increasing the amount of high-performance, clearer glazing in buildings to improve views and daylight, coupled with energy efficiency strategies to reduce monthly energy costs. Dynamic façades don’t always have to be custom-designed. A conventional curtain wall system, found on many Australian office buildings, can be retrofitted, with interior blinds controlled by an external photo sensor mounted to the roof to lower blinds to address glare and direct sun on occupants along the building perimeter. Given Australia’s renown for unrelenting sunlight, such simple dynamic systems are increasingly common. An additional photo sensor on the interior of a building can be integrated into a dimmable lighting system to reduce electric lighting levels given increased daylight; however, this additional layer of control adds complexity to the system, since the building management control system now has to balance the competing needs of reducing electric lighting with daylighting, but maintaining daylight levels low enough to prevent glare. Given the more demanding façade performance requirements in Australia’s Section J energy code, such balancing acts with building systems are almost the rule now. The Property Council of Australia’s 2008 guide, Existing Buildings Survival Strategies, included many The California Academy of Science and its domes, enclosing the planetarium and rainforest

recommendations for adding dynamic elements to existing façades to improve energy performance. In addition to shading systems and other approaches to low-energy, high-performance façades, design teams for many new buildings in Australia are considering the use of triple-glazed units in curtain walls, rather than the more conventional double-glazed units. That extra layer of glass and air can bring solar heat gain coefficients down considerably – improving energy performance – without impacting on the amount of glass an occupant might desire for views and daylight. In other cases, projects are relying on a double-skinned curtain wall, which is essentially the same thing. At the 27-storey 1 Bligh Street in Sydney, the German architect Christoph Ingenhoven, working with Sydney firm Architectus, designed the first double-skinned high-rise in Australia. The orientation of the building has its offices grouped along the northeast and north-west elevations, and these face the sun in the early morning and late afternoon respectively. To combat heat gain, a clear, passively ventilated double-wall façade runs from the second floor to the bottom of the 27th. Each air space, which is approximately 600 millimetres in width, is one storey high and externally ventilated through a fixed louvre. One of the main purposes of the outer layer of glass is to protect an operable venetian blind in the curtain wall cavity. The blinds prevent the sun from actually striking the inner glazed unit, so its surface never heats up. California Academy of Science, façade detail, showing openable window mechanism. © Cody Andresen



green building – façades

Partial elevation of 1 Bligh Street. © H.G. Esch

California Academy of Science, exterior, from the northwest. © RPBW

California Academy of Science, façade detail, showing exhaust vents at the top of a typical unit. © Cody Andresen

to sunlight, fresh air, and views for occupants, which then drives the use of façade technology to support those outcomes; however, Patterson remains realistic about the cost of these more advanced façade systems when it comes to facilities management. ‘With these systems, there are higher costs for commissioning, maintenance, and component replacement,’ he says. ‘And then you have to ask how you deal with them at the end of their lives, such as whether they are recyclable or re-usable, but these are all questions that you would ask of any building enclosure.’

Russell Fortmeyer is an associate in the Los Angeles office of the global engineering firm, Arup, and previously worked for the firm in Sydney. He is the co-author, with Charles Linn, of the book Kinetic Architecture: Designs for Active Envelopes, available from Images Publishing. Published by Images Publishing, RRP $69.99, available through all good bookstores or online at The building management system tracks the sun and raises and lowers the blinds, and tilts the blades to the proper angle as needed. 1 Bligh Street arguably represents the high end of dynamic façades, especially considering its premium location in the Sydney CBD with views of the Harbour. In reality, the use of more sophisticated, integrated dynamic façade components has been mostly limited owing to a number of factors. Mick Patterson, the director of strategic development for the advanced technology studio of the North American façade contractor Enclos, says that too often, design teams and building owners have inappropriate expectations for how building technology should pay for itself. ‘A three-year payback is the wrong yardstick for these systems,’ Patterson says. ‘We need to understand them in terms of the life cycle of the building.’ Patterson says that the true costs of a building, as most facilities managers would know, are in operations and maintenance, and the salaries and personnel costs of the building occupants. He points to places like Europe, where building codes require access



company profile

Fusion modular solutions make facilities management easy


ttendees at the recent IQPC Retrofit and Refurb conference in Sydney were introduced to an innovative modular approach to air conditioning by Fusion HVAC. Up until now, the words ‘rooftop package unit’ could have been the most unappealing words spoken on any upcoming project; however, the Fusion PAC (package) systems might change one’s thinking. Fusion HVAC has developed an integrated modular system, used extensively throughout Australia and New Zealand in new ‘large space’ retail areas such as Masters, Warehouse Group and other major retailers. The appeal of these systems in retrofits and refurbishments has become evident, with Managing Director Kevin Harris saying: ‘We have been run off our feet with enquiries from the moment we finished our presentation. Our ability to install a complete air conditioning, ventilation and smoke spill system in one or two days, and exceed energy targets, seems to have surprised so many people who were not familiar with our system or the possibilities’. The Fusion systems eliminate many aspects considered problems by builders, architects and clients, in an ‘out of the box’ solution. A number of key patents are included, and the system minimises installation and site commissioning time. Variable air volume (VAV), variable refrigeration capacity, integrated free cooling, and even integrated smoke exhaust functionality, are all on board. To date, hundreds of Fusion modular systems have been installed, with the newest version now being prepared for site deliveries (see image). While appearing simple and elegant from the outside, all elements of the dropper are actively controlled for air volume and directionality. Controls are fully integrated and include smart control, free cooling, VAV and cooling or heating demand, minimised warm-up times, self-diagnosis, and remote monitoring functionality.

Fusion works with Krantz and SMARTemp® to develop unique and exclusive air-diffusion products, proven to provide constant throw even with VAV, with improved indoor air quality. Systems provide extremely uniform air distribution and mixing, as well as stable temperature control. Fusion’s expertise in air diffusion and distribution is also easily extended to ducted installations. Fusion’s modular system has been subjected to numerous independent energy and system engineering reviews and reports. Studies by respected engineering consultants, such as AECOM, Arup and SEED typically show 30–45 per cent carbon savings over traditional systems – with site audits confirming achievement. The applications are wide-reaching. Although best known for large space solutions, Fusion HVAC has innovative solutions for small spaces, individual shops and tenancies, and more. Minimodular systems to suit small spaces still incorporate many of the key owning and operating features of their larger cousins. When reviewing Fusion’s mini-modular approach for a large retail tenancy’s development, SEED Engineers Managing Director Rob Lord commented, ‘Many consultants are moving to heat recovery VRV systems in an attempt to get energy efficiency with individual tenancy control. The Fusion mini-modular system offers many advantages – free cooling, VAV, independent operation, in a drop-in solution.’ Furthermore, having distributed systems provides system-wide redundancies – a service outage in one area or tenancy does not affect any other unit. ‘Te Awa’ – the winner of New Zealand’s 2012 NZ Property Council Retail Property Award – is a testament to the application of Fusion mini-modular systems in retail tenancies. These systems can also easily connect to existing ductwork systems, providing a drop-in solution, and Fusion’s engineers will analyse the air distribution systems to identify improvements in function, and reduction in operating costs. Latest developments include the new ‘basket’ dropper – believed to include the world’s largest swirl diffuser paired with VAV and digital-variable or fully-variable refrigeration compressors and even condenser misting systems for extreme climates. With such benefits in an integrated system, it’s not surprising that the system is now being applied to mission-critical applications such as pharmaceutical stores and industrial plants.

For more information or to contact Fusion HVAC, see their advertisement in this edition.

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Queen Elizabeth II Courts of Law, Brisbane. Image © Kgbo

A royal win for Queen Elizabeth II Courts of Law The Queen Elizabeth II Courts of Law, at 415 George Street in Brisbane’s Central Business District, has been awarded the HVAC Project Excellence Award at the recent Air Conditioning, Refrigeration and Building Services (ARBS) 2014 Industry Awards. Architects Architectus and Guymer Bailey worked with engineers Aurecon to successfully deliver on the building’s design brief, which was to provide a space that adhered to the requirements of the court building, while ensuring high levels of energy efficiency.


he $570 million, purpose-built building for the Supreme Court of Queensland and the District Court of Queensland replaces an unremarkable precast concrete structure, and creates a new legal precinct in Brisbane, occupying an entire city block. Along with its state-of-the-art facilities for victims of crime, witnesses, judges, lawyers and members of the public, the award-winning design of the Courts of Law incorporates numerous sustainability measures. Daylighting to the 39 courtrooms, public waiting spaces and offices is an important element of the design of the building, and is maximised through the use of a modern façade system that encases the building, and incorporates intelligent glazing and screens that can be moved depending on the requirements of the interior space. Such a façade can contribute significantly to reducing the use of mechanical heating and cooling systems. HVAC was an important part of the initial design, and a large amount of research went into the final decision regarding which type of HVAC would be used to service the various spaces being built into the complex. Contributing to the challenge of providing energyefficient cooling systems was Brisbane’s sub-tropical climate, which added humidity into the mix. Following investigation into chilled beams, overhead air distribution and underfloor displacement ventilation, it was decided that the latter would be the most appropriate for use to meet project aims. Underfloor displacement ventilation involves the supply of conditioned outdoor air via air-handling units at occupancy level (floor level). In this case, the air was delivered via an underfloor system, which comprises a supply plenum located between the concrete slab and a raised floor (many of the services with the Courts of Law are concealed in floor and wall voids). The air is then extracted at ceiling level, after it has come in contact with warming elements in the room (for example,




Queen Elizabeth II Courts of Law. Image © Kgbo

humans, computers, lighting) and has risen to the ceiling. The ‘thermal plume’ that is created near each occupant – a vertical airflow pattern – is also useful in preventing the spread of germs, improving indoor air quality. By providing supply air directly to the occupants, and only conditioning the lower occupied area, the energy required to cool the space is reduced. As the building houses a variety of spaces, including administration offices, custodial spaces and libraries, the requirements for HVAC also vary throughout the premises. As such, low-temperature variable air volume is used in libraries, underfloor air distribution (UFAD) in the lower administration floors, and a 100 per cent fresh air system in the custodial space. The result of these HVAC engineering decisions is a building that integrates the indoor and outdoor environments, provides high levels of comfort to the building occupants, and delivers exemplary energy efficiency in its services. Also included in the sustainability measures of the Courts of Law are green walls and cable vine trellises in the voids of the building, which span numerous levels. This reflects the sub-tropical environment in which the building stands, and contributes to indoor environment quality. The Queen Elizabeth II Courts of Law construction is now considered to be the landmark building of the Queensland judiciary system, and will meet the needs of the Department of Justice and the Attorney General for years to come.

company profile

First choice in HVAC and refrigeration services Australia-wide


ne of the nation’s leading providers of sustainable HVAC and refrigeration maintenance and engineering solutions, Trilogy Building Services, is, as CEO Mark Williamson attests, the ‘service provider of choice for customers nationally’. Established in 1970 as an air-conditioning specialist, Trilogy Services has since expanded to become one of this country’s foremost experts in HVAC and refrigeration solutions, servicing a range of industry sectors, including commercial, health, education, telecomms, industrial and government. Trilogy is built on a foundation of core company values – safety, quality, accountability, teamwork and agility. Williamson says that Trilogy’s vision is to provide ‘quality service delivery, on time, with value-added initiatives to improve the quality of our customers’ environments’. With a premium team of experienced project managers, qualified engineers, and friendly and efficient technicians, the Trilogy solution ensures a reasonable price, easy installation and use, and a dedication to preventing system and equipment downtime.

327545E_T&S Trilogy | 2047.indd 24

Trilogy provides services for HVAC and refrigeration ranging from design and installation, and service and maintenance, to 24-hour emergency breakdown assistance. Trilogy’s technicians are always on hand for emergency assistance; and with Trilogy’s new mobility solutions, including handheld technology and field mobility software, you can rest assured that your emergency will be mitigated with thorough efficiency. Trilogy also implements a range of preventative maintenance programs to reduce incidental costs relating to system failures. But why is Trilogy the best choice for the discerning customer? As Williamson explains, ‘We’re the best choice because of our quality of service delivery, our national footprint and our close working relationships with our customers.’ For unsurpassed assistance in HVAC and refrigeration solutions, look no further than Trilogy Building Services.

For more information, contact 1300 874 564, or visit

16/05/14 2:30 PM



company profile

ONE TWO THREE... it really is that simple


n an Industry where flexibility is prized over almost everything else, SWIFTSPACE managed to pull off the Holy Grail of workstations: a desk that literally unfolds in less than two minutes. Swiftspace was officially launched in Canada in January 2011 when Swiftspace’s workstation won a Gold IIDEX award for innovation. It has been going very strongly throughout North America, and more than half of the customers who order workstations for the first time are back in less than a year to order more. Swiftspace is now here in Australasia and the products are manufactured on the Gold Coast in Queensland. Organisations are always looking for ways to increase or decrease employee density, flexibility being the key note. Our products are engineered to be set up and taken down hundreds of times, and

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are extremely durable. This process can be completed by anyone, without the need for tools. Our products are mobile, therefore a complete office layout can be achieved in minutes. They are also cost-effective, as there is no additional set-up or configuring expense. They come completely assembled with all the necessary parts already attached to the workstation. Swiftspace workstations aren’t just easily set up, they are also easy to ship. The furniture simply rolls off the truck, right to where the customer needs it, and unfolds. Swiftspace workstations provide permanent solutions for rapidly changing situations and are ideal for satellite offices, remote locations, rapid expansion, high churn rates, short-to-medium leases, disaster planning, conventions, government, hospitality, and office areas that are required to have multiple uses in short periods of time.


The sustainable workplace revolution

BY TONY ARNEL, GLOBAL DIRECTOR OF SUSTAINABILITY NORMAN DISNEY & YOUNG The days of senior management pinching the penthouse floor, and the boss hogging the best views, are long gone. The office has undergone a radical transformation – and the result is workplaces where fresh air, natural light and views of the outdoors are available to everyone – regardless of their salaries.


ost employees will tell you that pool tables, wellness centres and media rooms are far lower on their wish lists than a healthy, productive workplace. In fact, Colliers International’s most recent Office Tenant Survey (2012) found that ‘green space’ was one of the top four attributes that tenants considered when looking for a new office – along with bike racks, childcare facilities and a gym. Interestingly, 95 per cent of tenants want to be in a ‘green’ building, up from 75 per cent two years earlier. Why is this? Office employees intuitively know that the basics of natural light and fresh air make workplaces happier, more productive places – after all, most office workers spend 90 per cent of their waking hours indoors. What these employees may not understand is how much poor indoor environment quality (IEQ) can affect their performance – and how simple solutions can have a dramatic impact on their productivity levels. Workplace absences are expensive for employers. The Australian Government estimates absenteeism cost, on average, at $3741 per employee per year in 2010. As 75 per cent of unplanned absences are

NAB at 700 Bourke Street, Melbourne – Connect Table. Image courtesy of Norman Disney & Young

Good lighting doesn’t just help office workers; students achieve better test scores and learn as much as 26 per cent faster, while daylight can increase retail sales by a staggering 40 per cent for illness, the link between worker health and absenteeism is obvious. We know that good IEQ in green buildings reduces sick leave and improves worker productivity and health. CBRE’s ‘Do Green Buildings Make Dollars and Sense?’ (2009) found that people operating from green buildings enjoyed 2.88 fewer sick days per year, on average. This evidence is backed up by the University of San Diego’s BurnhamMoores Center for Real Estate (2009), which found that green buildings reduce sick leave by 45 per cent, and absenteeism drops by almost three days per worker per year.




Good IEQ also produces more productive workers. The World Green Building Council’s (WorldGBC) Business Case for Green Building (2013) synthesised current research on productivity gains from green buildings, and found that simply providing workers with views of the outdoors improved mental function and memory by up to 25 per cent. The WorldGBC also found that better ventilation can improve office worker productivity by up to 11 per cent, and better lighting by 23 per cent. Good lighting doesn’t just help office workers; students achieve better test scores and learn as much as 26 per cent faster, while daylight can increase retail sales by a staggering 40 per cent. Greg Kats, who has published many of the seminal green building studies of the last decade, has estimated that up to 70 per cent of a building’s whole-of-life value comes from improved productivity and health benefits. So, if we know that green building design looks beyond energy efficiency and saving water, and extends to people, productivity and performance, why aren’t we integrating this into all buildings as a matter of course? While hundreds of studies have been undertaken since the 1960s, measuring the productivity benefits gained from good indoor environment quality has been a challenge – which is why the WorldGBC is currently working on a research project to develop common metrics. Buildings are complex, and we don’t have widely accepted methods of measuring what makes a space productive. Singling out one building attribute – such as good lighting – and attributing it directly to productivity can be a minefield, particularly when you consider that human behaviour is notoriously unpredictable. One of the best studies of productivity benefits from green buildings remains that of 500 Collins Street in Melbourne – quite simply because the researchers measured quantitative data, such as typing speeds, billable hours and sick leave. One firm recorded a 39 per cent decrease in sick leave, a nine per cent increase in typing speeds, and a seven per cent increase in lawyers’ billings ratios, despite a decline in the average monthly hours worked. However, most productivity studies rely on ‘perceived productivity’ as their primary metric. But does a worker feel more productive because of the green building attributes, or is it because they like the colour of the carpet, or the building’s close proximity to cafés? Is it the location of a staircase that facilitates social interaction, or is it the position of the furniture? Despite the measurement challenges, there can be no doubt that the sustainability agenda has compelled designers to reimagine the workplace – and in doing so, they have not only created offices that are more light-filled and airy, and that feature low levels of volatile organic compound (VOC) materials; but they have also introduced new ways of working that improve productivity and performance. BHP Billiton’s fit-out is the single largest tenancy in Perth, and achieved the first 6 Star Green Star rating for an office interior in Western Australia. The size and scale of the project is extraordinary – featuring 17,000 pieces of furniture, 96 per cent of which are low



700 Bourke Forum Cross Building. Image courtesy of Norman Disney & Young

in VOCs. The interior used 21,500 litres of low-VOC sealants and adhesives and 48,760 litres of low-VOC paint. While these statistics are sure to impress any ecologically sustainable development consultant, even more impressive is the ‘free range’ workplace design that makes this building a productivity powerhouse. A series of stairs and voids cut through the centre of the building, connecting people both horizontally and vertically – sparking the incidental interaction that improves productivity. For every employee workstation, two other spaces are available for employees to use. Large and small meeting rooms, café-style spaces and quiet areas encourage creativity and collaboration. At NAB’s new office at 700 Bourke Street in Melbourne, good IEQ is achieved through high-tech mechanical systems, smart design and continued on page 68

BHP Billiton Perth. Image courtesy of Norman Disney & Young

company profile

company profile

Meeting cyclists’ parking needs


he use of bicycles has steadily increased in recent years as the health and environmental benefits of cycling have become more widely accepted. With state and local governments promoting sustainable transport options and the ability to earn Green Star points, there has become an increased need for bicycle parking and storage facilities. Bicycle parking facilities for commercial tenants require dedicated parking areas and devices that bicycles can be locked to or secured in. As these basic requirements can add up to a significant expense, it is important to design facilities that will meet the needs of cyclists. AS2890.3 provides some helpful guidelines in designing safe, secure and convenient bicycle parking facilities. Ideally, bicycle parking areas should be located in the most convenient location for cyclists and close to building entrances or lifts. The parking area should be sheltered from weather, in clear view of the public or under surveillance, and be sufficiently lit at night. The three classes of acceptable bicycle parking facilities include high-quality bicycle racks, fully enclosed bicycle lockers and secure compounds with secure racks provided. In determining the appropriate class and quantity of bicycle parking facilities to provide, consideration must be made to the specific application, location and space available.



Cora Bike Rack is a specialised Australian company that designs, manufactures and supplies bicycle parking racks, rails and lockers. As the major supplier to government and business since 1997, Cora Bike Rack has the experience, knowledge and product selection to provide the ultimate end-of-trip bicycle parking facility. • • • •

Made in Australia EcoSpecifier verified Green Star and AS2890.3 compliant Door-to-door delivery across Australia

Contact Details Cora Bike Rack P: 1800 249 878 F: 1800 249 879 E: W:




Commonwealth Bank Place, Darling Quarter, Sydney external

continued from page 66

more than 6000 indoor plants. But the leading-edge office design is not just green – it’s also a creative catalyst. There are no executive offices throughout the building – even NAB’s chief executive officer works from a communal space. An unusual, triangular floor plan houses 6000 employees, but staff share 4500 unallocated workspaces, moving between meeting rooms, individual focus rooms and collaborative spaces called ‘huddles’. Feature staircases and connecting bridges enable staff to move easily between departments, and encourage what designers often call the ‘social bump’. The design also encourages more engagement with customers than ever before, with a ‘customer and community lounge’ featuring workspaces, meeting rooms and a small conference area. A dense working ratio means that NAB can operate from a significantly smaller building than it has in the past – which obviously reduces operational costs, and requires less construction materials, furniture and fittings, and lower energy and water use. But the savings on energy will be dwarfed by the improvements in productivity.

When the big banks are getting on board, you know good IEQ is not just about health and safety – it’s about productivity and profitability. Less than one year after moving to its new headquarters at Darling Quarter in Sydney, Commonwealth Bank had halved its use of paper, slashed energy by 25 per cent, and saved $1 million on desktop computers, partitions and landline phones that it no longer required. These case studies point to a future in which the office isn’t a place where we are chained to a desk, but in which it’s the physical place where we create, collaborate and connect. While the boost to productivity experienced by BHP Billiton, NAB and Commonwealth Bank are yet to be quantified, my guess is that they’ll record similar increases to the 15 per cent improvement reported by Macquarie Bank after moving into its Green Star-rated office at 1 Shelley Street in Sydney. When around 80 per cent of an organisation’s costs relate to employees, it’s easy to see why such a dramatic productivity increase gets the attention of the Board in a way that a similar saving in energy does not. Smart businesses around Australia are not simply embracing sustainable workplaces because they are better for the environment. They understand that they are better for the productivity of their people – which is ultimately better for their bottom lines.

To watch the sustainability video on NAB 700 Bourke Street, visit About Tony Arnel

BHP Billiton Perth. Image courtesy of Norman Disney & Young



Tony is global director of sustainability at Norman Disney & Young (NDY), working across all NDY offices and market sectors. He is the company’s key strategist for sustainability. Tony is a founding director and immediate past chair of the Green Building Council of Australia. He was an elected director of the World Green Building Council (2006–2012) and was the chair for three years between 2008 and 2011. He is a trustee of the Sustainable Melbourne Fund – an initiative of the Melbourne City Council created to accelerate the retrofitting of existing buildings by making funding available to building owners.

technology and innovation

Technology trends and developments in international FM

Meetings rooms can be managed remotely

BY LIONEL PRODGERS, MANAGING DIRECTOR, AGENTS4RM INTERNATIONAL Remove a drinks can from a hotel minibar and the drink’s cost is automatically added to your bill, which is instantly viewable on the room’s TV screen. At the same time, the housekeeping and room service teams are notified to replace the can in your room at the next opportunity, which feeds down into the procurement process, and monitors which ingredients and products need to be ordered from suppliers. All of this is completed without any human intervention.

From weather forecasts being used to schedule exterior planned preventative maintenance, to traffic data extrapolated to plot a mobile maintenance engineer’s optimum route, this type of information is


meeting room is booked for 10 people for two hours. The room booking system not only orders the required refreshments, together with any equipment; but it also automatically lights and heats the room at the required levels at the requested time. Should a no-show occur, and people not check in to the room, it automatically becomes available to others, and an email is sent to the person who originally booked the room informing them of any penalty. Again, all without human intervention. Advances in technology are the most significant global change in the facilities management (FM) sector over the past few years. They are enabling facilities professionals across the globe to reconsider the way in which they manage and operate facilities. The sheer pervasiveness of available information, and the way that data can now be captured, transmitted and shared in much more granular detail than ever before, and without the need for personal input, is revolutionising the industry.

A hotel minibar with automated charging. Image © Veep



technology and innovation

now capable of being captured and monitored, and trend analysis produced, informing the level of service that is delivered. For example, data about footfall in a washroom allows the FM provider to accurately predict the peaks and troughs in washroom visits, and lean-engineer the service provision accordingly to ensure that key performance indicators (KPIs) are met and that the contract remains profitable. It also allows facilities to be managed on a cost-in-use basis, and it is the ultimate recharging mechanism – rather than facilities and real estate overheads being roughly apportioned to teams or departments, they can be accurately recharged on a real-time and actual-use basis. This increasingly means that the ‘management’ part of FM can be delivered remotely. While cleaning, security, catering and maintenance staff will always need to be on the ground, the information that is gathered at the source can be analysed, managed and reviewed, and new facilities strategies created elsewhere. We constantly hear that the world is getting smaller – and this is especially true of FM. The management of services can now be delivered anywhere, which not only speeds up delivery, but also encourages the sharing of best practice from territory to territory.

The crusade for facilities managers and the entire supply chain, from the supplier to the client and end-user, is to understand the art of the possible and to defy the status quo, which is in danger of looking outdated Thanks to technological advances, and the resultant prevalence of information, the FM sector is facing a major opportunity to promulgate best practice throughout the world wherever there are facilities to be managed. This also allows organisations with major property portfolios around the world to manage their buildings to the same standard. Even those managing single buildings, such as a school, hospital, shopping centre or office, can benchmark their performance against available data, optimise that performance and ensure that they are managed to a certain standard or order. By measuring the use of the assets and the accompanying use of resources in finite detail, the facility can be truly optimised. Technology is also helping the professionalism of the FM sector around the world. There are skills shortages in FM in almost every sector and country, with a particular need for technical and vocational training. And while it can be expensive and time-consuming to bring in external trainers, through e-learning, experts in mature FM markets can share best practice with developing FM markets. Overall, technology advances are making a significant difference to the way facilities can be managed. But the initiative remains with the profession. We ignore these developments at our peril. We need to innovate by embracing and integrating the latest technologies and applications. The crusade for facilities managers and the entire supply chain – from the supplier to the client and end-user – is to understand the art of the possible and to defy the status quo, which is in danger of looking outdated.

Washroom visitation can be monitored by sensors



Lionel Prodgers is Managing Director of Agents4RM International, a global professional services business for the facilities management and built environment sector, partowned by FM services provider OCS Group.

company profile

company profile

For all your building and FM needs


YBOS is a building and facilities management application for residential and commercial properties, and offers a number of tools to streamline traditional building management activity through a simple and modern online-based system. In addition to reducing the cost of traditional management operations, MYBOS provides residents with a private, amenity-rich web portal that includes engaging, community-building features and continuously updated information about their properties, communities and neighbourhoods. Whether you are a building manager, facilities manager or government organisation, our software will cater for all your needs.

Key features Features include, but are not limited to: Automated building management report; emailed WO and SMS services; an advanced case management system with the ability to upload videos, images and documents; a dynamic colour-coded preventative maintenance calendar; an asset register, resident and contractor database; an integrated key and parcel system with signature and emailing services; a resident/tenant community portal building database storing manuals/site plans/work orders/meters and daily inspections. MYBOS is a secure system that effectively manages the day-to-day requirements of a building.



For an obligation-free demonstration of MYBOS call us on 1300 912 386 or visit our website.



technology and innovation

Integrated systems + tablet devices = FM utopia BY CHRIS BECK, TECHNICAL DIRECTOR – BUILDINGS, AECOM

The efficient management of buildings services, and ensuring that the asset value of the facility is maintained, has always presented significant challenges for facilities managers, as it involves both an extensive knowledge of the related systems and maintaining a detailed history of the building.


or the FM, this means keeping pace with the day-to-day requirements of dealing with faults, tenant complaints, tenancy fit-outs, and maintenance and upgrade tasks, along with ongoing record maintenance and keeping all related documents up to date. Efficiently addressing all of these requirements can only be sufficiently tackled with a conscientious and cohesive approach. So, what if all the systems were integrated, and could be found in one place through a simple tablet device where every task could be managed? This would be utopia for FM providers. With the rapid development of technology, the benefits of such a tool are starting to be realised, and some traction achieved as the industry progresses toward this ideal. As a consultant in the building services industry since 1975, I have seen the technology advances that have significantly changed the way we document the design and installation of building services. We are now seeing even greater progress in this space, from the drawing



As a consultant in the building services industry since 1975, I have seen the technology advances that have significantly changed the way we document the design and installation of building services board to the virtual world of 3D, 4D, 5D and beyond. Building information modelling (BIM), with the potential and opportunities that it offers, is starting to change the way we work, and signals an exciting future.

technology and innovation

The tools and the ideal scenario: 33 REVIT/BIM model – Building information modelling (BIM) uses

precise geometry and relevant data to support the maintenance service of facilities depicted in 3D object-oriented computer aided design (CAD). The REVIT parameters can transfer between REVIT and an asset management system. 33 Asset management software tools – A number of sophisticated systems are available on the market, with varying degrees of ability to use data from the BIM model. 33 Building management system integration – Building management system data links to the asset management software and BIM model to provide real-time feedback on building and plant/equipment performance and maintenance. 33 Interface application – An application that links all of the data between REVIT, BIM and asset management software to allow all functional requirements of FM to be addressed from one platform. The various elements of software that are required to achieve this desired position are in differing states of development: 33 BIM to FM – The REVIT platform is not a facilities management software application in itself, and needs to provide data to and share data with asset management software. It does provide some of the tools that enable users to utilise the software for FM. There are also a number of third-party software applications that provide additional tools. To accurately and effectively explore, track and manage facility information using the parametric capabilities that the software has, and to fully allow

designers and facilities managers to analyse space-related data, and track inventory, life cycle data and cost information, to name a few, the further development of the software and application to allow data-sharing will be a key component into the future. 33 BMS – The use of the data that a BMS system can provide, and its augmentation with BIM and asset management software, is starting to be explored, but it is yet to be taken to a level to realise the potential benefits that this can provide. BMS manufacturers are yet to embrace this potential. 33 Applications – Applications exist for asset management tools, but the integration of these tools with BIM to realise the full benefits of this data sharing has some way to go. There are a handful of projects in Australia that are starting to use the tools available, and this will ultimately drive further progress in the evolution of facilities management. We can liken BIM and its evolution with FM and BMS over the next five to 10 years to that of Microsoft Office, which is now standard in most offices around the world. I predict that BIM and its use in the industry will become the norm, and that the consultants, contractors, building owners and FM providers that embrace the technology will reap the rewards. This forecast is mirrored in the recent AECOM-supported McGraw Hill report, ‘The Business Value of BIM in Australia and New Zealand – How Building Information Modelling is transforming the Design and Construction Industry’.



company profile

Using a holistic approach to get the most out of your assets



ne of the largest expenses of running a business is the cost of providing and maintaining facilities. In order to deliver the best business outcomes, facilities management needs to shift from a ‘condition’ approach to a ‘level of service’ approach. This evolves from simply assessing facilities maintenance based on the condition of the asset, to evaluating a number of parameters including capacity, fit-for-purpose, condition and frequency of use. This is a strategic approach, requiring high-level asset management plans that consider the current condition and functionality of the asset, asset degradation, and the treatments required to deliver its service potential. To get the most out of their facilities, businesses need to develop a holistic, enterprise approach to facilities management that considers the strategic, tactical and operational life cycle of assets. This can be challenging in an environment where facilities management and its systems are siloed from the rest of the business. The typical building has various ‘islands’ of data scattered throughout the organisation, with no cohesive strategy for data management. There are generally a number of stakeholders throughout the business invested in the operational and financial management of its facilities. However, both the facilities manager and associated information management systems are not always integrated with the entire business. If you are operating with disparate systems for financials, building management and contract management, it is very difficult to improve outcomes and long-term planning. Similarly, you will have trouble managing buildings and assets from acquisition or capital construction, right through the operating life. Using one integrated information system for all stakeholders offers a single source of truth and transparency across the entire business. It ensures that the CFO has full visibility of facilities maintenance costs, utilisation measurements and operational costs. A true enterprise facilities management system will allow a business to improve visibility and gain compliance by ensuring all the components are operating cohesively, not in isolation. It will allow entire life cycle management of the facilities – from capital project management to long-term strategic planning. We’ve observed that customers who embrace a holistic approach are achieving improved facilities utilisation, resulting in reduced operation and maintenance costs and enhanced customer satisfaction. For best practice, you need to consider more than just the day-today management of buildings. To get the most out of your facilities, you need to be able to determine for the next 20 years what you need to spend, on what assets and when. This allows for a more accurate and scientific assessment of long-term capital planning, with the confidence that money will be spent on the right assets at the right time.

X 74


Peter Suchting Peter Suchting is the General Manager of the asset management product group at TechnologyOne. He has almost 30 years’ experience in the enterprise software industry, mostly related to asset management. A qualified accountant, Peter has held a variety of senior management roles in software development, product management, industry marketing and executive management. At TechnologyOne, Peter has overall responsibility for the strategy and direction of TechnologyOne Asset Management. Since joining the company in 2010, Peter has set a new direction for the asset management product to better align it with the needs of customers.

Property & Facilities Management Software Enhance visibility, ensure compliance • Improve facilities availability, utilisation and safety • Reduce risk, operation and maintenance costs • Capture information for better planning and decision making AustraliaAustralia | New Zealand | New Zealand | South Pacifi | South c | Asia Pacific | United | Asia Kingdom | United Kingdom Freecall 1800 Freecall 6711800 978 (within 671 978Australia) (within Australia) | +617 3167 | +617 7300 3167 (outside 7300 (outside Australia)Australia)

• Support long-term capital planning • Achieve capital asset management compliance • Simplify purchasing, depreciation and disposal of assets • Improve customer satisfaction

technology and innovation

Seeing is believing: new technology offering access anywhere Imagine a world in which children want a pair of glasses, or even a watch with a calculator, from Santa. It could be argued that the world around us has changed more in the last generation than it did in a dozen generations before.


n the year 1500, a single printing press could produce around 3500 pages in a single day, which is the equivalent of seven large books, or around 10 megabytes of information. Fast-forward a dozen generations, and Sony has just smashed the record for data storage, creating a tape that is capable of holding 185 terabytes. That’s enough books to fill approximately 30 National Libraries of Australia. We now live in a world where we have become conditioned to constantly seek stimulation – advertisements on public transport cry out: ‘Don’t be bored, increase your data plan.’ We are encouraged to constantly source up-to-the minute information, try the latest app, or challenge ourselves to complete the latest game – games that capitalise on simple intuitive actions that a toddler can master in a matter of minutes. If we now have more computing power in our hands than that which transported man to the moon, what does the future hold? How can we ride the crest of the technology wave, making information more accessible and operations more efficient, without drowning in a sea of data or bamboozling people? How will technology be a driver of change in the property and facilities industry as we know it?

knowledge is seen as power, change is mostly unwelcome, and innovation is not part of the culture, no matter what salespeople say. Therefore, for innovative advances in technology, and/or the application of the technology to be successful within our industry, they need to be: 33 built upon robust architectural foundations that allow simple, regular upgrades and deployments 33 anchored to strong operating processes, ensuring that measurable efficiencies are recorded 33 simple and intuitive for all levels of user, minimising training fatigue and maximising usage 33 aligned to business objectives and future corporate strategies to ensure buy-in at all levels.

Challenges The goal of any technology team is to deliver a device that any age group with limited technical experience can simply pick up, explore, quickly understand and enjoy the experience. If it can’t be mastered in a matter of minutes, or if it provides a bad experience, then it’s time to move on. This represents the first of many challenges. Patience is now measured in days or even hours, certainly not years or months; time is no longer waiting for people, it’s constantly pushing people into the next innovation. The second challenge is the nature the FM industry. Buying, selling and maintaining properties is one of the oldest professions in the world. Historically, advances have come in small, incremental steps; continued on page 78



company profile

company profile

FM goes mobile


obile technology is rapidly changing the communication landscape, and the FM and related maintenance industries are no exception. FSI GO is a stand alone software platform for app development. It allows you to create cross-platform apps using a drag and drop app builder, and integrate a highly personalised mobility solution with either FSI’s Concept Evolution™ facilities management solutions, or independent business systems. FSI GO allows you to create your own tailor-made mobility solution in a fraction of the time. FSI GO allows you to design and deploy your app across a mixture of platforms (Apple, Android, Windows Phone/8)

and devices (for example, mixed deployment of smart phones and tablets) simultaneously. No longer do you have to prescribe the device used by staff or sub-contractors to allow them to interact with your systems. Rich functionality can be included in an app; for example, the off-the-shelf Tasks App allows staff or contractors to manage tasks, recording arrival, start and finish time, events, risk assessments, before and after photos, customer satisfaction audits, general surveys, comments and signatures. Advanced features include mapping; for example, ‘find nearest user’ for optimal task allocation, document publishing, offline data storage, geo-notifications, GPS, and barcoding/NFC/RFID support. Other off-the-shelf apps include: 3 Surveys and Audit – audit locations, assets, et cetera, with customisable audit/survey questions 3 Asset Capture – capture new assets 3 Task Management – times, photos, signatures 3 Ad hoc task creation. Download FSI GO from the Apple, Windows and Google Play stores. For more information visit or phone: 0449 234 446

On your marks. Get set. FSI GO workforce mobility solution: A new platform from FSI, empowering you to create Apps that mobilise your workforce. Available standalone or as part of the Concept EvolutionTM workplace management solution.

Concept Evolution™ Facilities Management Software: ● ● ● ● ● ●

Web-based Easy to use Functionality rich Scalable Self-service portals Cross-platform mobile

Let us help change your world. T:+61 (0) 2 6241 7853 323976A_FSI | 1843.inddad 1177x125 HP.indd 1 FSI GO FacilityFM Perspective



2/5/13 1:28 PM 31/01/2013 09:43



technology and innovation

continued from page 76

Technology, through the mobile application, is removing the degrees of separation between the requester and the work order – accelerating the time it takes to respond to any request. Modules within Access Anywhere are designed to bring the contact centre to your fingertips, providing you with your own personal concierge. Modules include: 33 Work Order Management – everything you need to know about the work order 33 Our Workplace – everything you want to know about your building 33 Service Now – log it, send it, forget it.

Future Vision

Access Anywhere DTZ Technology’s response to the questions posed earlier is Access Anywhere: a fully integrated suite of products that builds on the recent multimillion-dollar upgrade to DTZ’s core global enterprise resource management system. The Access Anywhere portfolio includes: 33 Interactive Visual Reporting 33 SMART – Intuitive Mobile Applications 33 Future Vision – Google Glass 33 Interactive Visual Reporting. Can you imagine a world without touch screens, where the swipe and the pinch is replaced by a keyboard? When the iPhone was first launched more than seven years ago, it changed the way touch screens were used. For the first time, touch screens were not an extension of the device, but were designed to be an extension of the user – allowing the user to feel totally connected, not just with the device, but also with the application they were using. Why go backwards? Visual Reporting plunges the user into the data, providing information that can be manipulated by a touch of the finger. The essence of property and facilities management reporting can be translated via images – images that present complex information in a way that allows you to immediately understand where the issues are. No more trawling through endless lines of data – it’s right in front you.

SMART – Intuitive Mobile Applications Can you imagine a world where handwriting is no longer taught at school? Smart devices, such as the iPhone, iPad and Android, have made it possible to achieve one of the holy grails of the late 20th century – the paperless office. There is now no need for anyone to put pen to paper or await a phone call for a status update.



Can you imagine a world where what you see is what is you get? Many have heard about it and few have used it, but Google Glass is the next step in facilities and property management, and DTZ has spent the past year as an early adopter to understand how technology is changing the future of the property industry as we know it. Future Vision is continuing to investigate the potential that this latest breaking wave will bring to our shores. Google Glass’s functionalities capitalise on the ‘look, no hands!’ capabilities that it brings; from showing a colleague the problem at hand, and ensuring that faults can be fixed in one visit; to downloading site-safety briefings and immediately updating compliance records. In the future, Google Glass will bring recognition. Imagine not having to worry about remembering a person’s name or where you last met them, because the information will be available for only you to see. DTZ’s use of Google Glass will bring one of the oldest professions into the 21st century, changing the benchmark for innovation within the industry.

For further information on DTZ Technology, contact Saurabh Jain, General Manager Technology for Australia and New Zealand on:

maintenance & essential services

Managing the company’s largest single expense:


For some time now, the practice of managing fleets has been undervalued. Today, looking after the organisation’s transport activities has developed into a strategic management role going beyond simply acquiring and re-registering vehicles, organising maintenance and taking care of the fuel bill.


s with most complex systems – which the running of a fleet of vehicles effectively is – it is not a case of what you do; it is more a case of how you do it. The best outcome for the organisation can be found in adhering to a basic process, while refining particular aspects of the process that best fit the organisation’s business model and its mode of operations. However, all too often, the management of the fleet is outsourced or tacked onto another function, going anywhere from the HR department to purchasing, accounting, or even to a senior manager’s personal assistant, who just happened to have some free time. Such an approach can lead to unintended consequences and outcomes that will cost the organisation financially, and that can put the organisation at risk of coming up against legal action. The challenge for organisations is to achieve greater effectiveness, and, more importantly, efficiency. As always, the challenge remains how to do more with less through a process that provides benefits and increases service levels while dealing with occupational health and safety (OH&S) duty of care responsibilities and specific legislation, such as Chain of Responsibility, and fatigue management. When it comes to running a fleet of vehicles, the imperative ‘do more with less’ is a virtue most often overlooked. It’s a strange phenomenon, considering that the cost of meeting the organisation’s transport needs is often the third-largest outgoing – often greater than those of any other single department. Whether your transport needs are met via outsourced services, leasing, renting, purchasing or through using the employees’ own



maintenance & essential services

vehicles (known as grey fleet), the imperative is to get it right the first time. How you acquire vehicles, sell them, maintain and repair them will have a substantial impact on the efficiency of operations and costs. By its nature, the transport task is multifaceted, with numerous influences (economic, operational and regulatory). The first and most important rule is to ensure that the organisation’s operational environment is clearly understood. By environment, we mean the circumstances in which the business operates. This is usually determined by the nature of your business and the legal and regulatory conditions that you are required to address, as well as the nature of any applicable and specific process that is unique to the business. Although fleet management is not in itself complicated or difficult, care is needed to ensure the best balance and outcome for the organisation. Get it wrong, and the consequences can be substantial in both financial and legal terms. This is a particularly important area at this time, as there is substantial change taking place in the automotive as well as the economic and financial sectors. When it comes to the fleet, the basics are still the same. The aim is to meet the transport needs of the organisation in the most effective and efficient way, at the lowest whole-of-life cost, while meeting the OH&S requirements of ensuring a safe workplace.

Common threads All organisations have a clear responsibility to provide a safe workplace for their employees and those performing activities on their behalf; this includes any vehicles used to undertake any activity on behalf of the organisation. This requirement is outlined in OH&S legislation that dictates that the organisation is required to ‘do as much as is reasonably practical’ in meeting this requirement. Just what is reasonably practical is, and will remain, somewhat of a moving target for fleet managers and administrators. Responsibility for ensuring that a comprehensive managed process is in place to identify, eliminate and reduce risk has been determined in the courts as resting solely with the organisation, and that it cannot be outsourced or transferred to others. From a cost perspective, there are two things that need to be considered: fixed costs and variable costs. It is in the variable cost area that there have been several substantial changes in both legislation and the marketplace that will affect your bottom line. A clear understanding of the transport needs along with the identification of any specific utility requirements for each vehicle is vital. This process will correctly categorise your fleet into the relevant vehicle definitions. In most cases, when we talk about the fleet, we are actually referring to a collective number of distinct vehicle groupings; for example, tool of trade, salary packaged, salary sacrificed or novated leased.



Each of these categories has its own distinctive needs and requirements, which necessitate its own set of management policies and procedures; therefore, determining your precise transport needs is the very first step in the process. The first question in any evaluation is, do you really need the vehicle? Utilisation is one of the simplest forms of efficiency measurement. Vehicles doing less than 10,000 kilometres per year should be assessed to determine whether the service they provide can be met by some other means. Vehicles assigned to employees as part of a remuneration package are usually subject to fringe benefits tax (FBT) – a company tax. Two changes were recently announced to FBT. Firstly, the FBT rate itself has been increased from 46.5 per cent to 49 per cent commencing 1 April 2015. This increase takes into account the proposed increase in the Medicare levy of 0.5 per cent, to a total of two per cent, and the 1.5 per cent deficit levy. Last year, the gross-up factor was increased. Again, the government has announced a new increase in both the FBT Type 1 and 2 gross-up factors. The Type 1 gross-up factor applies to employers who are entitled to claim GST. This will increase from 2.0802 to 2.1463, resulting in an additional yearly cost of about $650 for a $40,000 vehicle at the 20 per cent level. The Type 2 gross-up factor, which applies to providers not entitled to claim GST, will increase from 1.8868 to 1.9608. Depreciation is the biggest single cost in vehicle ownership. With vehicle retention measured in years, care should be taken to not get caught with discontinued makes and models. There are a number of substantial changes that are forecast for the next few years; the closure of local vehicle manufacturing being the most relevant. These events can seriously impact the residual value of a vehicle, so vehicle makes and models that are due to be obsolete should be avoided. One way that fleet costs can be lowered is by extending the vehicle retention period. Smart operators will be looking at extending vehicle retention periods to up to four, five or six years. Many vehicle suppliers are extending their warranties to up to five years, as well as offering fixed service pricing, ensuring that vehicle reliability does not become a financial liability. There is no reason that the fleet should be managed differently than any other company function. Doing it right can reduce your cost substantially. Taking an ‘out of sight, out of mind’ approach and leaving the fleet cost in the dark is not recommended, and can end up being a very expensive oversight.

AfMA is a not-for-profit association for fleet managers – those professionals who manage vehicle fleets within organisations. Its 600-plus members are represented across all levels of government and the private sector, and have over 800,000 vehicles under their control. More details can be found on the Association’s website at

maintenance & essential services

Why your choice of cleaning products matters BY EMMA LLOYD, COMMUNICATIONS OFFICER, GOOD ENVIRONMENTAL CHOICE AUSTRALIA What products do you choose to keep your building sparkling clean? Priorities will undoubtedly vary from one place to another. Perhaps affordability is the biggest concern to keep running costs manageable, or maybe it all comes down to how easy a product is to use. Maybe there is a desire to be eco-friendly for any number of reasons, ranging from Green Star points or marketing, to a genuine concern for sustainability; however, what facilities management professionals may not realise is that many standard cleaning products contain ingredients that are harmful not only to the environment, but to human health, as well.


any of us don’t know a great deal about the chemicals present in cleaning products – we simply trust that they will do the job and leave surfaces fresher, cleaner and healthier, with an indoor environment free from germs and dirt. A quick glance at the front of the packaging would most likely show us an explanation of how well the product does its job, and any special claims it makes – environmentally friendly or otherwise. A lot of cleaning products can contain a range of potentially harmful materials. For example, there’s a vast number of chemicals that bear risk phrases to declare that a substance may be a carcinogen, or may be harmful to a developing foetus. It’s rare for these hazards to be obvious to those who actually use the product, even if they read the ingredients list. Volatile organic compounds (VOCs) are also present in many products. These contribute to poor indoor air quality, lingering in the air after the solvents used in cleaning solutions evaporate. They can trigger allergic reactions, headaches, eye irritation and asthma problems, affecting both cleaning staff and building occupants. While it is still legal to use products that emit VOCs, many facilities management professionals are becoming increasingly aware of the problems caused by these emissions. Anything from the paint on the walls to the choice of flooring and upholstery materials can cause the building’s air quality to suffer, but cleaning products are one of the simplest things to change. Poor indoor air quality can be caused by any number of factors. The United States Environmental Protection Agency has identified inadequate ventilation, chemical contaminants from both indoor and outdoor sources, and biological contaminants as the key factors that are responsible for ‘sick building syndrome’. Occupants of a ‘sick building’ experience acute health and



comfort effects that can be reasonably linked to time spent in a building, but with no obvious specific cause. Those affected may complain of headaches; irritation to eyes, nose, throat or skin; fatigue and difficulty concentrating; a cough; or dizziness and nausea. They usually feel a sense of relief soon after walking out of the building. Poor indoor air quality doesn’t just cause people to suffer; it also affects their productivity. continued on page 84

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maintenance & essential services

continued from page 82

This is particularly important for buildings and workplaces where productivity is people-based, such as occupants of commercial offices. From an environmental perspective, an important factor to consider is whether a cleaning product contains palm oil or palm kernel oil. If it foams and suds, there’s a good chance that it does. Palm oil and palm kernel oil are used across a range of supermarket products – from chocolate to shampoo. The oil has many desirable qualities, such as having a stable shelf life and making cleaning products creamier; however, the production of palm oil can cause significant deforestation when it’s harvested unsustainably, wreaking havoc on the environment, devastating orangutan populations, and displacing local communities. Environmentally hazardous substances found in cleaning products are not limited to palm oil. The discharge of nutrients, such as phosphorous compounds, present either in the manufacturing process or in the cleaning products themselves, can cause algal blooms when they end up in waterways. Other long-lasting substances can be toxic to aquatic life in surface waters and streams. Finally, there’s the product packaging and the manufacturing costs, which should ideally be as efficient and recyclable as possible at all stages across the product’s life cycle. There’s growing recognition of the need to have healthier, more environmentally preferable spaces in which to live, work and rest. The Green Building Council of Australia (GBCA) now recognises cleaning products under its Green Star Performance tool. The use of products that have been certified and meet particular criteria counts



directly towards achieving possible Green Star credits, which is a measure of the operational performance of a building. Even after making the decision to switch to better cleaning products, procurers should be careful when it comes to evaluating the green credentials of what they’re about to buy. It’s important to check that the manufacturer’s claims are greenwash; companies sometimes try to give the impression that their products are better for the environment than they really are, by doing things like highlighting insignificant or irrelevant facts. ‘This is where third-party certification schemes can help, such as the Good Environmental Choice Australia (GECA) ecolabel,’ says Rupert Posner, chief executive officer of GECA. ‘Understanding which issues are really important and deciphering what is on the packet can be difficult, but seeing that a product has been assessed by a neutral third party gives assurance to purchasers that the product’s claims are real, and that the product really is a better choice.’ If your preferred cleaning product makes a green claim that you’re not sure about, why not ask them to consider getting third-party certification to back it up? You might be surprised at how willing they are to take those extra steps towards boosting consumer confidence. Making the switch to environmentally preferable cleaning products has an enormous range of benefits for the health of building occupants, cleaning staff and the environment. It can reduce cases of ‘sick building syndrome’ and boost productivity levels for occupants. Perhaps it’s time to reconsider what you’re using to keep your building clean.

company profile

company profile

Our system or yours?


t Well Done, FM support services are a specialised subgroup of many hundreds of escalation contact centre support services that we handle for clients in trades and industry, and additional training is undertaken to engage with the conventions of maintenance requests. In most cases, using our systems to handle your service will be easier, quicker and therefore cheaper than logging into your system for infrequent emergencies after hours. Your staff then need only log the details into your systems at the start of the next business day. However, we do enter details direct into some client systems, and this may work better if you have high job numbers, as we can capture all the details you require for your FM reporting and you can reduce the double-entry of data. Operations would need to assess your system’s suitability for call-centre use; that is, whether it is web-based and fastloading, how well your screens navigate and whether the call volumes will be sufficient to reinforce agent training across our network. Security is sometimes an impediment. A VPN takes agents out of our skills-based queues and limits the number of agents that we can make available for your service. Sometimes we’ve worked around this by coding a database application that can automatically export data to client systems via CSV upload. Sometimes we’ve assigned specially trained staff to check a client’s job requests hourly while their office has been closed; it’s easier to train specialist staff

intensively than to factor this across the entire skills-based queue. There are ways and means. The important thing to note is that the matter is open for discussion at Well Done, and you have access to the experience of our client services, operations and IT teams to support your service. Kerrie McLeod, Sales and Marketing Manager Well Done International Pty Ltd 1300 551 796,

We are the FM Support specialists

If you need expert Australian FM call centre support, you should be talking to us at Well Done.





Infrastructure FM support in a range of settings



We work with you at Well Done

Supporting • Military bases • Airports, Car parks • Trades, Industry, IT • Retail, Office • Community housing • Resources projects • Clubs and Gyms • Aged Care facilities

1300 551 796

Official Australasian FM Call Centre for



company profile

Domaine Chandon benefits from outsourcing its grounds maintenance


or more than a decade, Programmed has provided grounds maintenance to the Domaine Chandon Winery in Victoria’s Yarra Valley. Owned by LVMH, the world’s largest luxury goods company, Domaine Chandon Winery naturally has grounds management high on its priority list. Outsourcing its grounds maintenance to Programmed ensures that the presentation, image and appearance of the acreage’s highly photographed grounds, particularly its iconic Star Bed, are constantly at their absolute best, no matter the time of year. Programmed’s partnership with Domaine Chandon goes beyond mere grounds maintenance. ‘Programmed see themselves as part of the business and help to maintain the standards of the property,’ says Adam Keath, Operations Winemaker, Domaine Chandon Australia. ‘The thing I like most about working with Programmed is not having to micromanage. The Programmed team cares about the

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brand as much as I do, and coordinates the work without me having to get involved,’ says Keath. To ensure the standards of Domaine Chandon are reflected in its gardens, Programmed goes beyond the call of duty, investing long hours to lift the levels of presentation, especially ahead of groups and special tours. Last year, in addition to outsourcing its grounds management to Programmed, the winery engaged Programmed for the commercial landscaping, design and implementation of gardens and gazebos for its outdoor dining area, which Keath describes as ‘a great asset, and delivered on budget’. Local and international visitors to the winery who have previously toured the world’s most beautiful places have found Domaine Chandon to be comparable, and as picturesque as anticipated. ‘We are very lucky to have a team like Programmed helping us deliver on those expectations.’

Cut costs with a customised property services package. For over 60 years, we’ve assisted Australasian institutions with end-to-end management services for both major and minor building, property and infrastructure projects. Let us customise a complete property services package to meet your specific needs, free up time and resource constraints, plus cut costs. We’ve also got a number of processes in place to help reduce risk. So you can feel confident everything will run smoothly, while you focus on your core business. • Grounds Maintenance • Landscaping • Painting • Signage • Electrical and Communications

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property maintenance

Safeguarding your building through maintenance As long as we live and work in buildings they will require maintenance. Buildings are vulnerable to what we sometimes feel is unlimited wear and tear, and it is the job of the facilities manager to keep the effects of that wear and tear to a minimum, whether the effect we’re preventing is cost, a loss of energy efficiency, defects, time spent on repairs, downtime as a result of faults, or legal ramifications for not providing a safe space for building occupants.


s clichéd as it is, the proverb ‘a stitch in time saves nine’ is nonetheless wholly applicable to property maintenance. Why wait until you have a problem before you perform maintenance on your assets? By its very definition, maintenance means protection: to ‘keep in existence or continuance; preserve; retain’. It’s much harder to protect your building after an issue has occurred than it is to protect your building from possible future issues. In addition, maintenance is more than a one-time thing. Maintenance is ongoing; it’s the continuous protective care of the fabric, contents and setting of a place. Neglecting the ongoing needs of your property can result in defects, and significant damage that could have been avoided with a proper maintenance plan. Adequate maintenance planning will extend the life of the building and grounds, and save time and money. In this article, we will discuss preventative, or planned, maintenance: what it is, what to focus on, and why it’s one of the most valuable things you can do. To begin with, it’s important that your maintenance plan is thorough, considered and regularly updated. With a comprehensive maintenance plan, you will ensure that your property is maintained in an organised fashion, minimising the possibility of unexpected faults occurring.



The facilities manager should be able to formulate a plan using the information that he or she has at hand, including building plans, the age and condition of the building, services details, maintenance requirements, the contact details of contractors who are responsible for various maintenance tasks, and local council requirements. Any information that the FM sees as instrumental to the maintenance plan should be gathered and incorporated into the plan. A good maintenance plan should provide measures for monitoring systems and services, and identifying areas that require immediate attention. Inspections are integral to monitoring the services of the building, and should be carried out using standard forms in order to compare the results with those from previous inspections. The budget for a maintenance plan is crucial; FMs should ensure that they have an idea of where their spend will be committed in the maintenance plan, and how to minimise unplanned expenditure that may arise from emergency corrective maintenance. (With a wellcomposed maintenance plan, the potential for emergency corrective maintenance should be reduced to a low likelihood.) Once maintenance work has been performed, there should be a review of the work that has been carried out in order to ensure that it has been effective. Consider whether the maintenance was necessary or appropriate, how long it took, and to what standard it was performed. This will inform your decisions for that particular asset’s maintenance in the future.

property maintenance 37580_1_1st Place Building HPH EDIT.pdf



11:18 AM

Inclusions for your maintenance plan As any facilities manager knows, there are many elements of your building that you need to keep in good order. The following are examples of some essential areas that you will need to maintain.

ROOFING Roofing should be inspected frequently – at least twice a year, and after any severe storms. Drains should always be clear, so schedule debris clearing regularly, particularly in autumn. Sheet metal, copings and tiles should be inspected up to the edge of the roof, and curbs and penetrations should also be examined for wrinkles and tearing. Check for damaged areas where moisture can infiltrate, and keep people off the roof to avoid membrane damage.

HVAC HVAC should also be inspected at least twice a year; a sensible recommendation is to check your HVAC systems seasonally. Pump bearings need regular lubrication, and couplings should be checked for leaks. Filters should be cleaned or replaced at least every few months, depending on their condition.

WE PROVIDE A COMPLETE BUILDING SERVICE AND MAINTENANCE SOLUTIONS FOR THE COMMERCIAL, INDUSTRIAL AND RESIDENTIAL SECTORS. Our team of highly skilled and experienced professionals can provide you with a tailored service to meet your exact building and maintenance requirements. We are fully qualified and licensed. All workmanship carried out is guaranteed and fully insured. We value our supply chain and have worked hard to develop long-term relationships with a select group of companies who act as an extension of our team. We are also accredited members of the following WH&S compliance regulators: CM3, ICIX, Trades Monitor. Our extensive client list of leading organisations and satisfied customers is a testament to the fact that we are trusted to deliver a variety of building and maintenance requests on a variety of properties. We provide an extensive maintenance service in the Residential, Industrial and Commercial markets, including: Carpentry Suspended Ceilings Roof Repairs Demolition Ceramic/Stone works Timber & Fire Doors Handyman Services Workstations

Partitioning Plaster Repairs Refurbishments Concreting/Paving Carpark Products Storage Systems Carpet – New/Repairs Light Retubing Service

Renovations Masonary Works Makegoods Rubbish Removal Amenities Products General Maintenance Joinery

CONTACT: City Office Suite 2, 172 Pacific Hwy, North Sydney, 2060 Phone: (02) 9268 0001 Fax: (02) 9268 0007

“We place a strong emphasis on quality workmanship & leading expert advise”

326400A_1st Place building | 2047.indd 1

25/03/14 11:18 AM



property maintenance

PLUMBING Ensure that you inspect the plumbing at least once a year, and attend to any issues that are brought to your attention, such as leaks or unusual noises. As with HVAC systems, couplings and bearing lubrication should be checked at least annually, and sump and sewage ejection pumps should be checked regularly for function.

With the proper plan, your maintenance schedule can maximise efficiencies in terms of both finance and operations, and can minimise costly and time-consuming repairs that can result from an item being neglected for too long without sufficient attention. Take the time to put a comprehensive preventative maintenance plan in place, and you’ll be rewarded with a building that runs smoothly and efficiently – making your job a whole lot easier!

LIGHTING Usually, when one lamp fails the others follow suit shortly afterwards; inspect lighting regularly, and relamp all of your lights as a group when they begin to fail. Covers and lens surfaces should be cleaned regularly to ensure the best light quality, and any exterior lighting should be checked for damage to such elements as cables and screws.

FIRE AND ELECTRICAL SYSTEMS Licensed professionals should be engaged to check your fire safety systems regularly, and electrical maintenance should be carried out by a licensed electrician every three to five years. There are plenty more areas that may require your attention from a maintenance planning point of view, depending on the type of facility that you manage. Ensure that you have assessed every asset in your building with regard to how it should be included into your maintenance plan.



Ensure that you have assessed every asset in your building with regard to how it should be included into your maintenance plan.

company profile

company profile

Performance, quality and reliability


60FM is a leading facilities management and maintenance provider with an exceptional industry reputation for performance, quality and reliability. 360FM was launched in 2007 as an independent, privately owned facilities management and maintenance provider, servicing clients throughout Australia and Asia Pacific. 360FM has experienced substantial growth built around two key business objectives: 3 to build and maintain satisfied customers through providing a superior quality of service, based on trust and respect 3 to create long-term relationships with customers, suppliers and employees. Our services allow you to concentrate on your core issues, rather than managing multiple contractors from a number of organisations. We can take care of everything for you professionally, cost-effectively and seamlessly. Our highly trained and experienced team provides tailored solutions by taking the time to fully understand your business needs. We provide: 3 integrated facilities management 3 maintenance services: reactive and planned 3 fit-out and refurbishment 3 workflow management. 360FM: National coverage, local focus.

To find out how 360FM can help your business run more efficiently and effectively, contact us on 1300 79 88 70 or visit our website


• Plumbing

• Handyman

• Fitout

WE AIM TO ADD VALUE BY OFFERING: Competitive rates Helpdesk: a single point of contact for all your maintenance needs • National coverage, local focus


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A single invoice for all trades Qualified, experienced trades team High level security clearances Regular client reviews


• Carpentry

• Relocations

• Electrical


1300 798 870




Future cyber threats to cause more headaches than ‘Heartbleed’

Tomorrow’s hackers could shut down infrastructure and defraud the public sector of billions, according to a new report released by CSIRO at CeBIT’s Cyber Security Conference.


any of these future attacks could take advantage of vulnerabilities similar to ‘Heartbleed’, a major internet security flaw that allows attackers to gain access to encrypted passwords, credit card details, and other data on trusted websites including Facebook, Gmail, Instagram, and Pinterest. Hackers could soon use similar holes in computer security to shut down energy grids, disrupt public services, and steal vast amounts of private data worth billions of dollars, unless institutions take measures today to ready themselves against future Heartbleed-like threats. ‘Despite recently being ranked second in the Asia-Pacific region when it comes to cyber-security capabilities, we need to recognise that our increasing reliance on digital services leaves us potentially vulnerable at unprecedented scales,’ says Mr James Deverell, Director, CSIRO Futures. ‘The sheer complexity and interconnectedness of different elements of our digital economy means we can expect rapid exponential growth in the number, speed, and severity of breaches – far beyond what any single organisation can tackle on its own.’ CSIRO’s latest report, called ‘Enabling Australia’s Digital Future: Cyber Security Trends and Implications’, looks at how a far greater number of future online attackers – anyone from a disgruntled employee to organised cybercriminals – could cause widespread disruption and financial losses by hacking into Australia’s digital services and infrastructure, including public services like patient health records and taxation data. The report suggests that the damage from these cyber threats could be immense, including using Heartbleed-like vulnerabilities to defraud the healthcare system of up to A$16 billion by 2023; disabling energy grids at critical times, such as during heatwaves; and hacking public-sector databases to leak or sell confidential data – anything from individuals’ tax file numbers or patient records to sensitive national security and defence information.



‘The more we rely on digital services for our basic needs like healthcare and energy, the more drastic the consequences of any breach may be,’ says Mr Deverell. ‘As we begin to develop and embrace these services, it’s in our national interest to ensure they’re designed with simplicity and transparency in mind from the very start.’ The report calls on businesses, public-sector organisations, and everyday Australians to: 33 embrace more open disclosure and work together when a breach occurs 33 focus on simplifying digital systems, including designing ‘invisible’ security measures that don’t hassle or slow down users 33 invest in new systems to verify and protect an individual’s digital identities from theft or fraud. For example, CSIRO is currently researching and developing digital identity frameworks for use throughout Australia and the European Union. ‘As shown recently in the international response to the Heartbleed exploit, collaboration and open disclosure are essential when tackling threats that cross networks, industries, and national borders,’ says Professor Jay Guo, Research Leader – Smart, Secure Infrastructure, CSIRO’s Digital Productivity Flagship. ‘We need to dispel the fear of the consequences of disclosure – including those to brand reputation and shareholder value – that currently discourages Australian organisations from full openness about breaches, and share our resources and knowledge to devise more effective, timely cyber-security solutions. ‘Instead of being caught up in a digital arms race against increasingly intelligent threats, we need to design our cyber-security approaches to focus on people – anticipating their behaviours and taking advantage of their unique traits,’ says Professor Guo. ‘No system will ever be perfect, but we can prevent and minimise the impact of even extremely complex threats by approaching cyber security as a community.’

company profile

doors for ALL industry

doors with intelligence, designed to reduce your energy costs Ph 1800 281170







DMF International Pty Ltd has been providing PVC door solutions for temperature and dust control for over 40 years. These products WILL save you energy costs, and therefore reduce your carbon footprint. Most of our products are manufactured here in Australia by DMF, and now with the exclusive operating agency with the German company Efaflex, we are able to supply and service a greater range of door applications, including very large doors, and fast action doors for insulation or security. Sales and service is available Australia wide, and throughout NZ, SE Asia, and UAE.


All incidents can be prevented


ith appropriate protection and security measures in place, no facilities manager should fear that a fire would result in a devastating outcome. Those looking to mitigate fire risks in the facilities or businesses they manage should consider a homegrown company with a national blueprint and a global sensibility, married with a specialised, local focus. With a commitment to the health and wellbeing of its clients, employees and suppliers, Spectrum Fire & Security is a business that believes effective workplace health and safety management translates into superior operational and commercial performance. ‘Sometimes, facilities managers may not be aware of all the requirements under the Australian Building Standards, and will believe that certain aspects of the servicing of their fire protection systems may not be required,’ says Steve Hill, COO of Spectrum Fire & Security. ‘However, what they don’t realise is that in certain instances, these aspects are required under the law in order for the business or facility to be compliant to standards.’ That’s where Spectrum comes in. Hill’s vision is for Spectrum to be the ‘supplier of choice’. He says, ‘With the new technology that we’re about to introduce into the market, we would expect to have the edge on our competitors’.

327545E_T&S Spectrum | 2047.indd 24

Established in 2006, Spectrum specialises in fire protection and security systems for commercial and industrial businesses, buildings and facilities. With several national branches staffed with experienced engineers, technicians and project managers who possess a wealth of technical expertise and local market knowledge, Spectrum is the nation’s superior fire protection solutions provider. Spectrum’s services range from design, installation and commissioning to servicing and maintenance, as well as testing and compliance. Above all, Hill urges diligence: ‘Listen to your fire contractor when [they] report defects, and, at the same time, be on top of [them] to ensure that they’re doing the right thing’. Hill cites unreported defects as the aspect of fire systems maintenance that facilities managers most commonly overlook, that can result in incidents. Spectrum Fire & Security promises sound industry expertise, strong project management skills and highly trained field staff. For more information, contact 1300 13 FIRE (1300 13 2362), or visit

28/05/14 2:53 PM




New procurement framework provides certainty for government and industry New guidelines released by Austroads and the Australasian Procurement and Construction Council (APCC) will provide a consistent procurement and contracting approach for road, bridge and non-residential building projects across Australian government.

Building and Construction Procurement Guide Principles and Options

The Building and Construction Procurement Guide consolidates Australian government approaches to procuring and contracting civil (road and bridge) and non-residential building works and services into a single overarching framework. The Guide defines methods, processes and principles designed to reduce inconsistency in approaches to procurement and contracting, and responds to issues raised by industry.



Building and Construction Procurement Guide - Principles and Options


he guidelines specifically respond to a range of issues raised by industry. They outline a process for developing procurement strategies, and establish a series of common tendering and contracting principles that have been agreed to by all Australian states and territories. Rod Hook, APCC Council Chair, says the guidelines were developed in consultation with industry, along with the road transport agencies and financial management agencies of each of the states and territories. ‘The inclusive approach we used to develop the guidelines has resulted in a highly practical document that has been well received by government and industry,’ Hook says. Austroads is the association of Australian and New Zealand road transport and traffic authorities.terminology, methods and processes The guide harmonises currently in use to create a consistent overarching framework for procurement and contracting, incorporating a range of delivery model options for individual projects and a baseline process for The Australasian Procurement and Construction Council (APCC) is the peak body for government building and construction policy in Australia and New Zealand. developing procurement strategies. It also provides information about recent developments in the use of interactive and collaborative procurement processes and project techniques, such as building information modelling. Andrew Milazzo, Austroads Chair, says that while Austroads and APCC members work in different parts of the construction sphere, the organisations face similar issues and challenges.  ‘This initiative is a prime example of what can be achieved by collaborating on matters of mutual interest. In practical terms, use of the Guide will make a real difference to how we procure and deliver projects in the future,’ Milazzo says. Copies of the Austroads and APCC Building and Construction Procurement Guide can be downloaded from the Austroads or APCC websites.

A technical report describing the development of the Guide can be downloaded from the Austroads website at About Austroads Austroads is the association of Australian and New Zealand road transport and traffic authorities. About the APCC The APCC is the peak body for government building and construction policy in Australia and New Zealand.

company profile

company profile

ATO Hobart gets a power boost


he Australian Taxation Office (ATO) and Centrelink headquarters in Hobart needed a boost in the power efficiency of their heating and hot water systems. The solution came in the form of a bank of modular BAXI Power HT Boilers. The original heating plant for the building was all-electric, watersource heat pumps with electric boilers. Electricity was cheap in Tasmania for many years when supplied by the hydro-electricity system; however, in recent years, dropping water levels necessitated connection to the mainland grid, which resulted in a massive spike in electricity costs. ATO building management was looking for building operation cost savings. It was decided that the best solution was to go with natural gas condensing boilers. BAXI was selected because of the efficiency, Australian gas approvals, compact installation size and easy cascade options. Craning a new plant onto the outdoor roof was not an option, as there was no mobile crane large enough to lift to that height. The modular, compact size of Power HT units enabled simple installation via the building’s elevator. Tower One (ATO) was installed with four 1.1500 Power HT Boilers, and Tower Two (Centrelink), with six 1.1500 Power HTs, installed in cascade, each with a BAXI RVA47 cascade controller.



The system is controlled by a Honeywell building management system with a 0–10-volt control signal running the boilers. Since installation, the efficiency of the gas condensing boilers has already shown significant running-cost savings.



company profile

Achieving better procurement outcomes with TenderLink

If you are a facilities manager in a governmentrelated organisation, you’ll be acutely aware of your responsibility for the prudent expenditure of the public purse. We know it’s a highly visible role, with ever-increasing demands for efficiency, transparency and probity. And that’s where TenderLink can help.


ith over 200 government-related clients now using our e-procurement solution, we are very aware of the demands placed on procurement professionals working within the public sector,’ says Darrin Stollznow, New South Wales-based Australasian Business Development Manager for Australasian e-procurement company TenderLink. ‘In fact, these increased demands for efficiency and transparency have changed the conversation when dealing with prospective government clients who are considering a shift to an online procurement environment. Previously, we spent most of our time discussing the cost benefits of shifting to a specialised, online procurement system like ours. But these benefits are now well understood. Instead, the conversation is now more about how they can achieve better outcomes more efficiently, but in a manner that embeds governance, transparency and probity within their day-today procurement activities. And, fortunately for us, we have many examples of clients who are using our technology to do just that.’ One exemplar is Local Government Procurement (LGP), the preferred provider of procurement services for the local government sector in New South Wales. Established in 2006, LGP negotiates umbrella-style supply contracts for its councils, collectively saving them millions of dollars in direct expenditure on goods and services,

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as well as the significant indirect costs related to the procurement process itself. ‘Take heavy plant equipment, for example,’ says Brian O’Mara, LGP’s General Manager. ‘Prior to our establishment, there were roughly 450 tenders run by councils for heavy plant equipment alone. When we put our contracts in place, councils were able to reduce that number to about 15.’ LGP uses a number of online procurement tools to support councils, as well as their own business. In particular, they use a webbased e-procurement portal from TenderLink to publish tenders for statewide supply contracts, manage the tendering process itself and evaluate bid responses; effectively creating group buying power for councils, as well as saving them the time, money and effort of having to do this individually. ‘We are able to achieve this because TenderLink – the premier tendering e-Procurement solution – has a system that is perfectly suited to our needs and the needs of the councils we serve,’ says O’Mara. ‘Since we opened our doors in 2006, we have never issued a paper tender, and we have never received a paper tender response. Any council not using an e-portal procurement system is really running a high-risk operation. The risk surrounding probity issues is reduced markedly by using such systems.’ The web-based system is also more efficient than the spreadsheetand paper-based systems used by many organisations. ‘Procurement staff will save a significant amount of time, the professionalism of how you do your business will increase significantly, and when using TenderLink’s evaluation toolset, the responses you get from the tender process will be uniform,’ says O’Mara. To discover more or request a no-obligation demonstration, contact Darrin Stollznow directly on 0424 144 193, or email

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