Insider 130

Insider

130

MAY 2023

MAGAZINE OF THE SELF STORAGE ASSOCIATION OF AUSTRALASIA

AWARDS FOR EXCELLENCE WINNERS

DESIGN & CONSTRUCTION

The world's first recycled concrete building Parking and traffic study From taxi depot to storage facility

INDUSTRY NEWS | HUMAN RESOURCES | OH&S | LEGAL | TRADE DIRECTORY

E S U O H E R WA

E C N A R A E CL

!

E L A S Speak with your local representative about our warehouse clearance specials.

We’re offering SSAA members more great deals with monthly special items. Look out for these specials on our website.

HURRY - ONLY WHILE STOCKS LAST! CUSTOM BOXES AVAILABLE We can customise your boxes with your own branding. Ask us today or visit boxesandmore.com.au to create a box that suits your needs.

To find out more, call 1800 622 626 or go to boxesandmore.com.au

CONTENTS 3

SSAA BOARD OF DIRECTORS

Chairman – Michael Alafaci Storage King Group, New South Wales Aaron Alsweiler Safe Store Self Storage, New Zealand Ned Coten City West Storage, Victoria

David Daddow Able Self Storage, South Australia

Brent Hayes Store and More Self Storage, Victoria

10

Sam Kennard Kennards Self Storage, New South Wales

8

Anthony Regis Regis Built, Victoria

10 SSAA MEMBER: From taxi

Adrian Wylde All-Bay Mini Storage, Queensland

depot to storage facility

14 PARKING AND TRAFFIC STUDY 15 NEW SERVICE MEMBER 16 TECHNOLOGY:

LIFETIME MEMBERS

SSAA STAFF

Makala Ffrench Castelli CEO Sandra Evans Office Manager

Georgia Dogger Member Relations

www.selfstorage.org.au TOLL FREE – AUS: 1800 067 313 TOLL FREE – NZ: 0800 444 356

T: +61 3 9466 9699

Address: Unit 4/2 Enterprise Drive, Bundoora Vic 3083 E: admin@selfstorage.com.au Connect to our Social Media via our website

ASX LISTED SELF STORAGE REIT:

Abacus Group proposed destapling to create a $3.0BN ASX listed self storage REIT

Thomas Whalan Rent a Space, New South Wales

Mark Bateman David Blackwell Frank Cooney Elaine Coote Liz Davies Dallas Dogger John Eastwood Simone Hill Neville Kennard Sam Kennard Bob Marsh Jim Miller Jon Perrins Phil Robbie Mark Snooks Richard Whalan

20

Wearing two hats

30

18 STATE OF THE INDUSTRY 20 CONSTRUCTION:

REGULARS

22 DESIGN AND CONSTRUCTION TRENDS 24 AWARDS FOR EXCELLENCE:

4 6

12

Chairman’s Report CEO’s Report

Industry News

36 OH&S Designing the

psychosocial hazards out of self storage

37 HR Help Desk – Designing a new process in the

Storco’s state-of-the-art manufacturing facility

Facility of the Year – 150-500 units

26 UPGRADING: Does your facility need a face lift?

28 EXPANDING SELF STORAGE FACILITIES 30 SUSTAINABILITY: The world’s first recycled concrete building

workplace

32 AWARDS FOR EXCELLENCE:

Design and Construct

34 IN CONVERSATION:

38 Legal Help Desk – 40 Trade Directory

Innovation

With Steve Taylor

43 NEW SERVICE MEMBER

Insider is published and edited by: Social Ties / E: vforbes@socialties.com.au

Designed by: Keely Goodall / E: keely@itsallgood.net.au

Printed by: Homestead Press / E: printing@homesteadpress.com.au Insider magazine (Insider) is published bi-monthly by the Self Storage Association of Australasia Limited (ABN 23 050 341 725). This publication may not be reproduced or transmitted in any form, in whole or in part, without the express, prior written permission of the publisher. While every care has been taken in the preparation and publication of Insider, none of the Insider’s publisher, editor nor any of the publisher’s employees, subcontractors or contributors give any warranty as to the completeness or accuracy of the publication’s content, nor do any of them assume any responsibility or liability for any loss, damage or expense which may result from, or arise in connection with, any inaccuracy or omission in the publication. The views or opinions expressed in Insider are not necessarily those of Insider’s publisher or editor. Furthermore, Insider has the right to accept or reject any editorial and advertising material. All letters addressed to Insider will be regarded as ‘for publication’ unless clearly marked ‘Not for Publication’. All submissions to Insider may be edited for reasons of space or clarity and opinions expressed in letters published in Insider are those of the author, not of Insider’s publisher or editor.

MAY 2023 INSIDER 130

4 CHAIRMAN'S REPORT

Michael Alafaci Chairman SSAA

“

It was an insightful and collaborative day, with everyone in alignment on the opportunities and challenges that lay ahead for the sector.

INSIDER 130 MAY 2023

T

he first edition of Insider for this year focused on lessons in leadership, which were front of mind for SSAA directors as we all gathered in Sydney recently for our strategic planning workshop. It was the first time we met as a new board, having recently welcomed five new directors, and the first time we’ve had the opportunity to plan face-to-face in a few years!

It was an insightful and collaborative day, with everyone in alignment on the opportunities and challenges that lay ahead for the sector. We spent time considering the current environment, working through member priorities and potential projects. There was plenty of enthusiasm for our advocacy work and a renewed focus on education and member resources. We look forward to sharing our roadmap for 2023 – 2025 with you in the next edition.

As we continue to focus on addressing environmental, social and governance responsibilities across the industry, I was thrilled to learn about Pelican Self Storage’s new project in Denmark. Make sure you read their story on page 30. These kind of innovative approaches set a new benchmark in self storage design and construction and I’d encourage you to think about the potential for sustainable approaches in your next project. l

www.selfstorage.org.au

6 CEO’S DINK REPORT

Makala Ffrench Castelli CEO SSAA

“

Each year, new facilities seem to be bigger, brighter and smarter. These choices continue to raise the professionalism of the sector.

Highway Frontage announces another successful sale  EAGLE SELF STORAGE, NSW  553 SELF STORAGE UNITS  OFF MARKET NEGOTIATION

T

he self storage industry continues to be shaped by the design and construction choices of owners and developers. Each year, new facilities seem to be bigger, brighter and smarter. These choices continue to raise the professionalism of the sector and importantly, showcase a great self storage customer experience.

State of the Industry 2022 highlighted the strength of the supply pipeline. With more than 90 facilities under design or development in the coming years, the facility count right across Australasia continues to climb. You can read more about the wave of new supply on page 22.

In this edition we’ve focused on local experiences and global trends. From new members setting out on their first self storage project to a shiny new factory for Storco, right around the world to the Nordic regions - there’s plenty of inspiration in these pages for your next self storage project.

Speaking of inspiration, make sure you’ve marked 14 – 16 November 2023 in your calendar for the self storage event of the year! We’ll be coming together in Melbourne and there’ll be plenty of design and construction ideas on display, plus so much more.

Registrations open in July so look out for your special early bird offer! l

FOR FURTHER INFORMATION

MATT WALSH 0411 880 054

mwalsh@highwayfrontage.com.au HIGHWAY FRONTAGE ARE SSAA MEMBERS

INSIDER 130 MAY 2023

www.selfstorage.org.au

8 ASX LISTED SELF STORAGE REIT

Abacus Group proposed de-stapling to create a $3.0BN ASX listed self storage REIT

A

bacus Group (ASX:ABP) (Abacus) announced its intention to create a new ASX listed Self Storage REIT to be known as Abacus Storage King REIT (ASK).

Subject to market conditions, ASK is to be established by de-stapling Abacus’ existing self storage assets1 and will be an externally managed REIT with a majority independent Board of Directors. Abacus will be the manager of ASK and intends to retain a minority interest of up to 19.9% of the stapled securities in ASK.

ASK REIT: Pure play exposure to Australia’s most recognised self storage platform2

ASK will own a portfolio3 of 127 assets including 108 trading stores with over 568,000 sqm of net lettable area and 19 developments. The gross asset value of the new REIT is expected to be more than $3.0bn. ASK has material growth potential through its acquisition and development pipeline.

Abacus’ Managing Director, Steven Sewell commented, “Abacus is proud of the growth it has achieved in its self storage portfolio and has been successful in managing and enhancing the Storage King platform to become Australia’s most recognised self storage brand2.

Abacus has deployed over $1.2bn into self storage assets over the last five years and has determined that the portfolio has reached a scale where it makes most sense to be separately listed with its own capital structure.”

“The creation of ASK as a dedicated Self Storage REIT will provide securityholders with pure

“

Abacus has been successful in managing and enhancing the Storage King platform to become Australia’s most recognised self storage brand.

INSIDER 130 MAY 2023

play exposure to the Storage King portfolio and operating platform. The self storage market has attractive market fundamentals supported by macroeconomic tailwinds including an imbalance in supply and demand for self storage space, densification of residential property, and the growth of e-commerce. ASK has an outstanding growth runway with a pipeline of future acquisitions and a 115,300 sqm development and expansion pipeline.”

Abacus Group to retain ownership of Commercial portfolio following a period of successful strategic evolution

Abacus will continue to own and manage its high quality, eastern seaboard focused $2.6bn Commercial property portfolio which is diversified by market, asset grade, asset life cycle, customer industry and customer profile.

Mr Sewell said, “Following a successful period of strategic portfolio evolution, Abacus is excited to deliver the next phase of growth in its Commercial portfolio.

Abacus’ Commercial portfolio will provide securityholders with stable income growth supported by high occupancy and a diversified lease expiry profile. Abacus has a strong track record in transactions and development, and benefits from active asset management capabilities and strong relationships with customers.”

Process and timing

It is currently intended that resolutions to approve the de-stapling will be put to Abacus securityholders at an Extraordinary General Meeting (EGM) to be held by the third quarter of this calendar year. A de-stapling has the effect that Abacus securityholders will hold securities in ASK in proportion to their securityholding in Abacus immediately prior to the de-stapling (excluding the impact of the minority interest in ASK held by Abacus). Subject to the

securityholder vote at the EGM, and the satisfaction of regulatory approvals, ASK is expected to be listed on the ASX shortly following the EGM. Explanatory and disclosure materials will be provided to Abacus securityholders in due course 4 .

As part of the de-stapling process, Abacus intends to set appropriate gearing levels to position both vehicles to deliver on their respective growth opportunities. It is intended that any equity raising would be in the form of a rights issue to existing securityholders,and would be focused on the new ASK vehicle at the time of the de-stapling.

Further details in relation to any equity raising will be provided to securityholders in due course.

A decision to proceed with the de-stapling of ASK is subject to market conditions, the approval of the Abacus Board, and to an Independent Expert opinion that the de-stapling is fair and reasonable to Abacus securityholders. Abacus has appointed Barrenjoey Advisory Pty Limited and Morgan Stanley Australia Limited as financial advisors and King & Wood Mallesons as its legal advisor on the transaction. l

1. Abacus Storage Operations Limited and Abacus Storage Property Trust are intended to be de-stapled from Abacus Group 2. Brand Awareness survey from Self Storage Association Australasia’s State of the Industry 2022 report 3. Portfolio metrics shown are based on Abacus’ Self Storage portfolio as at 31 December 2022 4. Securityholders should consider the materials provided to them before making a decision to vote in favour of the de-stapling or to apply for new ASK securities as part of the proposed equity raising. Any application for additional ASK securities will need to be made on an application form that will be included in or accompany the materials sent to Abacus securityholders

www.selfstorage.org.au

ONE SUPPLIER FOR ALL YOUR SELF STORAGE NEEDS Steel Storage is now Janus International Australia. Part of the Janus Group, the world-leading supplier of self storage products, we specialise in the design, manufacture, and installation of self storage units across Australia and New Zealand. We are also experts in access control technology, offering the award-winning Nokē™ Smart Entry system.

Get in touch: +61 (07) 3865 1600 sales@janusintl.au www.janusintl.au

10 SSAA MEMBER SPOTLIGHT

FROM TAXI DEPOT

TO STORAGE FACILITY Insider sat down with Harry Katsiabanis, who, with his wife Elia and son Nick, recently converted a taxi depot into a self storage facility called StorageX in Melbourne.

Insider: Tell us about the journey of converting this

building from a taxi depot to a self storage facility.

Harry: The building was used as the headquarters for our taxi depot – TaxiLink – for many years.

It catered for our mechanical workshop, panel shop, admin and support team.

The taxi business continued to grow and prosper, and the company was the largest taxi operational depot in Melbourne. Then Uber entered the industry and disruption was on us. We managed to compete even though Uber was competing with no rules and regulations while the taxi industry had to operate in a regulated environment.

Deregulation followed, and many operators were destroyed financially. We took a different approach and merged our business with a similar business in Sydney.

What followed was an amazing journey. We grew the fleet nationally and then managed to take the company public and list it on the Australian Stock Exchange in December 2018.

The company was operating and expanding, facing challenges as all public companies face.

What followed was the once-in-100-year event – COVID, which eliminated the need for passenger transport, and the company was no longer viable.

This was a very difficult time, emotionally and financially. We decided to continue in a new capacity. We transformed the taxi depot into a mechanical workshop and crash repair centre for the general public, with Uber car rental as the main focus.

COVID and lockdowns destroyed the business, and once again, we were faced with new challenges.

INSIDER 130 MAY 2023

”With devastation comes innovation”, as the saying goes.

My family conducted extensive research on the highest and best use of the site and we identified self storage.

Research and analysis to validate our findings followed, including attending the American self storage conference in Las Vegas in 2022. The conference provided us with valuable insights into the industry, discussions with experts followed and we decided to proceed.

My wife, Elia, attended the building design and construction sessions at the conference.

This formed the basis of the design of the facility, creating a drive-thru entrance with a wide driveway with a focus on ease of access.

We engaged Javier Rezzonico of Storcad who worked closely with Elia on the final design. His knowledge and her creativity created the facility. The facility has been prepared for future expansion with foundations and columns to support an additional level.

Insider: What were some of the design or construction challenges you had during the build?

Harry: We had a lot of issues. First, the budget was dramatically different. We had to find more and more money. What we thought we needed to spend and what we spent were miles apart.

Second, we had to work with existing parameters within the building columns and beams. Javier requested a 3D scan to show where everything was so that we could design accordingly. When we were building, we didn’t build precisely to the design because of variations.

We were a metre short of building a mezzanine level. We www.selfstorage.org.au

discovered nooks and crannies in the building that we will put some additional units in later. Storco provided all the materials for the initial build.

We also have a walk-in vault that was part of the building, and we have installed safety deposit boxes to provide an additional offering.

We commenced in May 2022 and finished before Christmas. We opened in February this year and are happy with the result and look forward to learning and growing in the industry. The facility is in a semi-industrial area, and we assumed that the clients would come from this locality but have found that customers are prepared to travel.

We are fortunate as our family skill set is diverse and dynamic. My wife is the designer/developer in the family.

She has a great eye for detail and loves construction.

Our son Nick is managing the site. He has completed his Bachelor of Business in Marketing and has taken on a role straight out of uni that most young adults would struggle with. He is implementing the theory and practical knowledge he has accumulated and is delivering an amazing business.

Our Operations Manager Tom has transitioned from a mechanical workshop manager to a self storage operations manager. His knowledge and skill have helped the day-to-day operations and were critical in the construction phase.

Insider: What have you learned so far?

Harry: I have found it interesting that the 2x1.5 square

metres units are more sought after.

Insider: StorageX is located next to a major operator.

How do you work with that?

Harry: We are conscious of our pricing as we don’t want to discount the facility and ruin it. The facility is staffed all the time by the family. We learned from the taxi industry to always respect competitors and neighbours.

Insider: Any tips about the design and construction phase you can share?

Harry: I had an allowance for demolition and bins, which was probably naive when I started. We’ve gone through more than 50 large bins of rubbish; each bin is $1000, so that’s $50,000 just on bins alone.

We also upgraded the fire system. We already had sprinklers and boosters and thought we were up to compliance. When you change the classification of the building, there are a lot of additional costs. We tell people they can’t store anything flammable, and we are using the SSAA agreements to ensure that, but you can’t monitor what they store. Some people don’t like sprinklers, but I’ve had a fire in a previous business and let me tell you, it is devastating for everybody. So we never entertained removing the sprinklers as it is worth it for peace of mind.

Insider: Final advice for people who are looking at building a facility.

Harry: Don’t rush. Make sure you’ve got all your ducks lined up. Make sure you’ve got all your pricing right, have all your contracts correct and make sure your team of advisers, as opposed to just your builder, are experienced in storage. Surround yourself with the best people you can find, ensure you are all aligned. Finally, whatever you think it’s going to cost, double it. l

Insider: What’s next for you?

Harry: l am planning on a bit of a study tour of self

storage facilities. I am heading back to America to understand what’s coming, and I want to research robotic storage. www.selfstorage.org.au

MAY 2023 INSIDER 130

12 INDUSTRY NEWS

A life of leadership, innovation and ingenuity:

Remembering David Scanlen

The SSAA is deeply saddened to hear of the sudden passing of David Scanlen, co-founder of Storage King and a pioneering force within the Australasian self storage sector. David will long be remembered for his visionary leadership of Storage King, helping to shape the success of the brand and the industry at large.

David Scanlen formed the Storage King Group alongside Michael Tate in 1998, where he used his extraordinary intellect and analytical skills to finesse the financial models and management systems that were the foundation of the Storage King we know today. His good humour, quirky antics and competitive spirit were widely appreciated across the group, inspiring and entertaining his colleagues and generations of Storage King staff.

David demonstrated considerable drive to make Storage King a household name throughout his 25 years with the business, fostering a collective focus on revenue generation and the group’s scale that was successfully outworked by putting customers first and treating staff like family. David’s care for community was echoed through many of Storage King Group’s initiatives, including their involvement with the McGrath Foundation, GIVIT, Rotary Clubs and more.

David is survived by his loving wife Susan and children, Nicholas, Eliza and Annabel. Our thoughts are with David’s family, friends and his extended Storage King family at this time. We are thankful for David’s impactful legacy and his deep commitment to the success of the self storage industry.

Vale David Scanlen.

INSIDER 130 MAY 2023

Kennards hits 100 and celebrates 50 years

2023 marks 50 years since Neville Kennard built some of the first storage spaces in Australia. In January, Kennards Self Storage (KSS) also reached the portfolio milestone of 100 self storage centres.

When Sam Kennard joined KSS in 1991 (pictured here with his father, Neville) there were eight locations. Over the years, KSS has pioneered many industry firsts and innovations. Renowned for their customer service and high quality facilities, KSS is set to continue the growth story with 10+ developments in the pipeline. Achieving this growth as a private family-owned and operated business is an exceptional achievement. Congratulations KSS!

TAXIBOX opens in Perth

Congratulations to TAXIBOX who announced the opening of TAXIBOX Perth. This significant milestone means they are now Australia’s first and only national company-owned mobile storage provider. The move to a national company is a result of overwhelming enquiry and demand for TAXIBOX’s storage services over the years.

KeepSafe storage expansion

After announcing new facilities in Joondalup and Belmont (WA), KeepSafe Storage and KBH Group are expanding to Australia’s east coast.

During 2022 their Board decided to explore opportunities in Victoria, and after months of scouring Melbourne for greenfield sites, they secured a suitable property in Coburg North. KeepSafe Coburg North will be located at 211 Newlands Rd, a purpose-built, state-of-the-art self storage facility.

As with Joondalup and Belmont, it will boast almost 1000 units of all sizes spread over multiple floors, three high-speed commercial lifts and an undercover all-weather loading dock operating 24/7/365. www.selfstorage.org.au

Southwell Service & Modernisation Southwell Engineering doesn’t just engineer market-leading lifts and hoists. Our experienced team of technicians can make tired and broken-down hoists work better than they did brand new. We can also add new functionality more cost-effectively than installing a replacement.

Southwell’s expert technicians will bring back ‘as new’ functionality to your lift Upgrade from goods-only to goods plus personnel and disabled access to meet the latest codes NCC/BCA, WHS Standards at a fraction of the cost of a new hoist Enhance your lift communication system to GSM standard for better workplace safety Switch out manual doors to an electric roller door for efficiency and ease of use Quick turnarounds for reduced downtime Guaranteed and maintained by Southwell Lifts and Hoists with 100% parts backup Fully Compliant with AS 1418 Parts 1 & 8, AS 5246 Part 1, Classification A6, and all WHS regulations

Before

After

Southwell Engineering Southwell is a proud, family owned company. Since 1945 we’ve been engineering and manufacturing high-quality hoists and scissor lift products at Camden, New South Wales, delivering and installing them around Australia, New Zealand and the world. We design registered one of the original Australian hoist designs and we’ve continued to innovate with creations like our Car Lift with Integrated Turntable, adding neatly to our standard range of Car Lifts and Goods Hoists.

36 Edward St, Camden NSW Australia MAY 2023 INSIDER 130 1300 793 793 southwell.com.au

14 RESEARCH

Parking and Traffic Study SSAA is pleased to present the 2022/2023 Parking and Traffic Study, designed to inform members, councils and other self storage stakeholders about the unique parking, traffic and transport requirements for self storage.

S

S AA has engaged leading design and engineering firm Stantec to provide a robust and objective analysis of the traffic and parking volumes of existing self storage facilities.

Stantec are global experts in transport planning, traffic engineering and infrastructure design and delivery. Their experienced team of 175 transport professionals are based across Australia and backed by the expertise of more than 22,000 design and engineering colleagues globally. Stantec are well suited to deliver this study given their deep experience in transport assessments for market leaders in adjacent sectors including shopping centres and large format retailers.

This report builds upon earlier work by Aurecon and takes a more contemporary approach to parking and transportation planning. For the 22/23 study, Stantec and

the SSAA sought to quadruple the sample size to ensure appropriate representation of a range of facility types, sizes and geographies. The outcome is an objective report which provides important industry context and accurate estimates of parking demand for proposed new self storage facilities.

Local governments and traffic engineers are invited to use the study to inform consideration of new development applications for self storage projects.

This study serves as the industry guideline for minimum parking requirements based on current conditions.

Members, self storage developers and operators are invited to use the study to appropriately design and accommodate for their anticipated parking demand.

The full report is available in the SSAA Member Portal.

Key highlights include:

Comparison parking rates

MLA

2009 Study

2016 Study

2022 (THIS STUDY)

Under 3,000 m2

6 spaces

6 spaces

5 spaces

3,000 to 6,000 m2

10 spaces

10 spaces

7 spaces

6,000 m2 +

11 spaces

13 spaces

7 spaces

Trip Generation Rates

Weekday

Weekend

Facility

Peak

Daily

Peak

Daily

Under 3,000 m2

6.6

63

5.5

47.2

3,000 to 6,000 m2

8.9

95.9

8.7

82.5

6,000 m2 +

11.4

108.6

10.2

85.6

INSIDER 130 MAY 2023

www.selfstorage.org.au

NEW SERVICE MEMBER 15

ULTRA ACCESS Study Comparisons

A comparison of parking rates is contained in the table below and suggests that a decrease in parking demand has occurred since the last study. Previous studies have separated office and storage car parking requirements. This study provides parking requirements for the whole facility and considers that members are best placed to determine the appropriate placement of parking spaces.

The trip generation rates from the previous studies are summarised in the report. On comparison of the 2009, 2016 and 2022 studies, the results indicated that the parking provision rates and trip generation demand has reduced for these self storage facilities over time.

The outcomes of this larger and more contemporary study are considered justification to reduce the trip generation demand from the 2009 and 2016 study to meet current transport conditions.

Recommendations

The below Parking and Trip Generation provisions have been determined from the calculations contained within the 2022/2023 Parking and Traffic Study. Based on these calculations and in Stantec’s expert opinion, it is considered appropriate for new self storage facilities to be designed utilising the below rates.

Members are encouraged to consider local market and operating conditions, their prospective customer base and desired amenity together with the surrounding built environment when determining parking and transport requirements for any new self storage facility.

Parking Rate Provision

Facility Size

Number of Parking Spaces

Under 3,000 m2

5 spaces

3,000 to 6,000 m2

7 spaces

6,000 m2 +

7 spaces

The SSAA has prepared Design and Transport Guidelines for provisional members seeking to understand the parking, traffic and transport requirements of self storage facilities. Members are encouraged to contact the SSAA if they wish to review the preliminary guidelines, due to be published later this year.

www.selfstorage.org.au

Committed to innovation

Ultra Access New Zealand has earned its reputation as an industry leader in storage security.

Ultra Access is based in the Bay of Plenty, New Zealand, with a team of experienced professionals nationwide.

They specialise in providing comprehensive security solutions for the self storage market by designing and implementing customised systems that meet each client’s unique needs.

Ultra Access has been operating since 2014 but has more than 30 years of experience in the storage market.

Their services include access control, video surveillance, intrusion detection, and fire alarm systems. In addition, Ultra Access provides security consulting services, including risk assessments and security system audits.

Access control systems are one of Ultra Access’s primary areas of expertise. They are the leading PTI Security installer for the New Zealand market since the product was first used in local storage facilities.

They have recently become the OpenTech CIA access control product distributor, which offers an alternative to the PTI system. With Bluetooth access control at the gate and cloud-based software, there are major benefits over its competitors. There are currently two facilities using this product with tremendous success.

Ultra Access also offers video surveillance solutions to help clients monitor their facilities and keep them secure. The company uses advanced cameras and recording equipment to provide highquality video surveillance that can be accessed remotely from any location.

Finally, Ultra Access offers fire alarm systems designed to detect and alert personnel to fire in a facility. These systems are critical in helping minimise property damage and ensuring the safety of personnel.

Overall, Ultra Access is a reliable security solutions provider that offers a comprehensive range of services to meet the needs of its customers. The company’s commitment to quality, innovation, and customer service has earned it a reputation as a leader in the storage security industry. l If you would like to discuss security for your self storage facility, please contact Kris Tocker on mobile +64 22 177 5270 or email – Kris@ultraacess.co.nz.

MAY 2023 INSIDER 130

16 TECHNOLOGY

“

. . . there were considerable benefits to having control over the design in the early stages of structural coordination . . .

Wearing two hats

Wearing two hats provided for a unique perspective and here Storcad Managing Director, Javier Rezzonico, shares his learnings.

I

n 2022 Storcad was awarded the design and contract roles for CHAPTER + CO’s Rutherford asset for the the Storage King expansion project in Rutherford, New South Wales. The project consisted of relocating onsite shipping containers, boats and caravans and the erection of two 1000m2 two-level lightweight buildings.

This was one of the first projects where Storcad was awarded both the lead architect and the internal storage partitioning contractor during the construction phase. Talk about wearing two hats.

The project, like any other, started with the development approval, which then progressed to the tender stage, where a head builder took over the project as a design and construct contract.

INSIDER 130 MAY 2023

It was evident that there were considerable benefits to having control over the design in the early stages of structural coordination while keeping in mind the ease of installation for the partitioning crews and other overlapping trades.

Some of the improvements that were implemented during the design phase included: l repositioning structural columns/ bracing to avoid having exposed columns within corridors and keeping the storage unit dimensions as they were designed on the plans; l amending storage unit heights to ensure sufficient smoke detection and hydraulic services space; l specifying the heights and mounting method of light trays

for all hallways to avoid interfering with hydraulic services; and l amending the size of the steel mesh grid ceilings to allow contractors to have access to smoke detectors during construction and for future maintenance.

If these improvements had not been implemented early on, they would have resulted in time delays, unexpected cost variations and poor trade morale.

During the construction phase, it also helped the head builder to have Storcad present daily while working on the partitioning fit-out, as it allowed them to get requests for information answered onsite promptly rather than sending out countless emails and waiting on a response.

Javier’s recommendation to anyone developing a project now or in the near future is to have weekly coordinated consultant meetings, including at least a client representative, head contractor and consultants such as architectural, structural, civil, hydraulic and services (electrical and mechanical). Ensure the engaged consultants are up to date with the latest technologies that allow for design overlaying to detect potential clashes.

Storcad recommends that the consultants engaged in working on the project review and give feedback to the principal project requirements at least two to three times over the design development stage. This will ensure all trades know their specific scope of work during the tender and construction phases.

Last, having a team that specialises in and has extensive self storage design and construct experience further enables the project to run smoothly. Aim to recruit the same crews for future projects to create an easily replicable experience. With these tips in mind, your next project will surely be a success. l www.selfstorage.org.au

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18 STATE OF THE INDUSTRY

State of the Rising demand sparks Industry 2022 State State of of the the record high supply Industry Industry2022 2022

As the demand for selfstate storage Exploring the current andcontinues to rise, the industry has responded with increased supply.

Let’s take a closer look future outlook for self storage at the current supply levels across the sector. across Australasia.

The self storage has beenand While operators remain cautiously Exploring Exploring the current theindustry current state state and optimistic, expecting growth to onoutlook a steady growth trajectory for futurefuture outlook for self for storage self storage normalise in the near term, that theAustralasia. past few years, and the trend across across Australasia. looks set to continue in 2023.

Even in the face of rising interest rates and inflation, the market has shown remarkable resilience, with occupancy rates and average storage fees holding strong.

hasn’t slowed interest in the sector or the record level of new supply.

Supply rates on the rise

This success can be attributed to a range of factors, including changes brought about by the pandemic in lifestyle and living spaces, which has boosted demand for self storage facilities.

The industry is experiencing a significant increase in supply rates, with forecasts predicting even higher volumes in the near future.

The combined rate of supply as floor space (sq ft) per capita across Australia and New Zealand has risen from 2.04 in 2020 to 2.23 in 2022.

In addition to rising demand, the SSAA’s State of the Industry research found current customers are more likely to use storage again in the next two years, signaling a positive outlook for the industry.

Brisbane is leading the way in supply rate growth, with a forecast rate of 2.83 in 2024 and beyond. Australia’s rate of supply per capita is 2.16, equivalent to 50 people per storage unit, while New Zealand’s rate is

2.261, or 39.6 people per storage unit.

Overall, the supply rate has grown by 9.3% since 2020, indicating a thriving self storage market across Australasia.

New storage supply for major metros The industry is set to see a significant influx of new supply in major metropolitan markets. Despite the challenges posed by supply chain and labour issues in 2021 and 2022, confidence in the sector remains strong, and delayed projects are set for completion in 2023.

Established self storage developers are expected to drive most of the new facility developments, with new market entrants accounting for a smaller portion.

(by stage) Proposed Number of Facilities (bys tage) 30 25 20 15 10 5 0 Sydney

MelbourneB eBrisbane

DA Preparation INSIDER 130 MAY 2023

DA Approved

Auckland

Adelaide

DA Submi

PerthC

hCanberra

Under Construction www.selfstorage.org.au

STATE OF THE INDUSTRY 19

50

Proposed Self Storage Supply Proposed Self Storage Supply

Proposed Self Storage Supply

50 40 40 30 30 20 20 10 10 0 0

kland

2023

Adelaide

Brisbane

Auckland

Adelaide

Perth

Canberra

Total

Perth Sydney Canberra Melbourne Total Brisbane

Sydney

Melbourne

Auckland

Adelaide

Perth

Canberra

Total

2024 +

2022

2023

2024 +

2022

2023

2024 + 28

In total, a record 90+ new self storage facilities are forecast to open in the next two to three years, indicating a high level of confidence and forecast demand across the industry. These figures have prompted experienced operators to consider the risk of over-building and potential impacts of over-supply in certain markets.

The coast with the most The east coast of Australia – Brisbane, Sydney and Melbourne – is experiencing the greatest surge in new self storage supply, driven by limited stock and strong pricing for existing assets.

In 2022, six new facilities, comprising over 3000 storage units, came online which was below forecast due to post-pandemic construction and supply chain challenges.

By the end of 2023, this number is set to rise to 23 facilities, bringinwg nearly 30,000 additional storage units to the east coast.

28 By 2024, an additional 50 facilities are expected to be built, bringing the total number of storage units in these markets to over 275,000.

Sydney is forecast to have 30 new facilities, with at least 14 due for completion in 2023, which will add a further 8,800 storage units to the market. This growth in east coast supply reflects the increasing demand for self storage and the confidence in the asset class right across Australasia.

These supply numbers reflect a 21% increase in the number of new self storage facilities beyond 2023 – a record level of growth for the sector.

From build-over to over-built?

While build-overs have been a popular way for existing operators to add further net lettable area to facilities as demand grows, sustained high levels of new supply in close proximity could lead to specific local markets being overbuilt.

Oversupply in a local catchment can lead to increased competition, which may result in lower rental rates, reduced occupancy, a slower build

www.selfstorage.org.au

28 for to sustainable occupancy levels new facilities and rise in discounting that impacts overall profitability.

Operators considering new builds or further stages/extensions to existing facilities should carefully consider the underlying current and future demand drivers of the catchment and the supply forecasts for the area as part of a feasibility analysis.

Storage Interactive Platform (SIP): Your go-to resource for industry data Accessing SIP through the SSAA Member Portal (under Data & Research) provides self storage operators with a wealth of data and analysis, making it an essential resource for those in the industry.

SIP now includes information on all markets and self storage facilities right across Australia and New Zealand. Stay ahead of the curve by exploring this platform, extracting insights for your feasibility and keeping up-to-date with the latest supply trends. l

MAY 2023 INSIDER 130

20 CONSTRUCTION

GAME CHANGER Storco’s state-of-the-art manufacturing facility revolutionises self storage production.

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torco’s new manufacturing facility in Orange, New South Wales, is a game changer for the self storage industry. The massive factory on Clergate Road adds substantial new manufacturing capabilities to meet the needs of the self storage industry for decades to come.

The 7,000 square metre factory is set on a huge 40,000 square metre block. It features five loading docks, dedicated research and

development space, and cuttingedge machinery. This new capacity allows Storco to produce products at a scale like no other manufacturer in Australasia.

“We’ve more than doubled the size of our last factory,” says Storco Director Mark Layton. “The new space means we’ve been able to increase our workforce by a third, as well as making even more components like roller and swing door latches in house. Our production throughput has increased hugely, so our

“

Our production throughput has increased hugely, so our construction team is receiving finished materials much faster, and projects are being completed sooner – which is a real win for our clients.

INSIDER 130 MAY 2023

www.selfstorage.org.au

construction team is receiving finished materials much faster, and projects are being completed sooner – which is a real win for our clients.”

Much of this new capacity comes from commissioning brand-new machinery worth over three million dollars. This includes a laser-combi machine with custom-designed tooling and the largest automatic bender in the southern hemisphere.

The new facility has also given Storco substantial room to expand the manufacturing floor to meet staffing and production needs well into the future.

“We’re seeing real improvements in production time,” says Storco’s www.selfstorage.org.au

Senior Manufacturing Manager Allan Oswald. “Swing doors, for example, used to take twenty minutes each.

They’re now down to just three. That’s a whole facility’s worth of doors manufactured in just a few days.

It’s also meant improvements for the health and comfort of our team. We can now load and unload material indoors so the team doesn’t have to work in Orange’s freezing winters or sweltering summers.”

This new facility means Storco has the capacity to more than double its workforce and expand its facility to meet future demand.

It also exposes its team to cuttingedge manufacturing tools, providing them with practical experience in

operating, troubleshooting, and maintaining machinery they would otherwise not have access to.

The first products to benefit from Storco’s new in-house capacity include roller and swing door latches, redesigned swing doors, and new Series 1000 lockers.

Overall, Storco’s new manufacturing facility is a significant investment that will positively impact the self storage industry in Orange and the greater Central West. With increased production capacity, faster turnaround times, and stateof-the-art equipment, Storco is poised to become a leading industry manufacturer while offering valuable training and expertise to its staff. l

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22 INDUSTRY TRENDS

Kennards Self Storage Southport, Queensland, Aus

Kennards Self Storage Baringa, Queensland, Austral Rent A Space Marsden Park, New South Wales,

a

Fort Knox Braybrook, Victoria, Australia

Design and construction trends

Wales, Australia

ustralia

O

wners and operators have been quick to adapt to the changing environment and construction challenges.

With the ever-increasing cost of land, self storage facility design, especially in the major cities, has had to adapt too.

There has been a move towards greater density on self storage sites and away from development staging.

Key findings from the survey results of five specialised self storage design and construction firms are as follows.

Two in five (42%) new self storage developments are three levels or more.

A clear shift has occurred with the staging of developments, with an estimated 40% of new facilities constructed in a single stage . This is a significant increase from the 2020 results, which showed only 12% of self storage developments were constructed in a single stage.

This shift is likely due to the significant construction cost

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StoreLocal Hendra, Queensland, Australia

Prime Space Tamworth, New South Wales, Austral

“

The trend toward delivering more of a retail experience continues.

escalations (and time delays) which have been experienced in 2021. 2022 saw supply chain and labour challenges dominate the construction industry resulting in delays to projects that were planned for completion in 2022.

After the past two years, operators are looking to “lock in” current supply and pricing before it rises further.

Subsequently, this delayed new supply is now due for completion in 2023.

There are mixed opinions across the industry about average unit sizes. Two of the five respondents thought the average unit size had become smaller while the remaining three respondents believed it had become larger.

On average, nine in 10 (88%) new multilevel self storage developments

have lifts/hoists installed that are capable of taking passengers.

A more sophisticated approach to fire safety, compliance and security is also emerging. Fire sprinkler systems have become more commonplace in new self storage developments.

Nearly half (46%) of new multi-level storage developments have fire sprinkler systems installed. Providers also report an increase in the uptake of smart access and facility automation solutions.

From a design perspective, the trend towards delivering more of a retail experience continues, with higher-end finishes and inclusions such as offices, meeting rooms and coworking spaces now all the hallmarks of high-quality self storage assets.

A high proportion of new facility developments will be undertaken by well-established, existing self storage developers. New entrants to the market make up the remaining, albeit a significantly smaller portion of new developments that have been identified. l www.selfstorage.org.au

Building Self Storage for over 20 years

regisbuilt.com.au

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24 AWARDS FOR EXCELLENCE

Facility of the Year – 150-500 UNITS WINNER

StoreLocal Hendra Queensland, Australia Sponsored by PTI Security Systems

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he StoreLocal™ facility at Hendra, Brisbane was awarded Facility of the Year (150-500 units) at the 2022 SSAA Awards for Excellence due to its stunning display of innovation, attention to sustainability and community focus. Opened in March 2022, location and accessibility was maximised at the 4000m² site.

The facility is primely positioned, boasting arterial road frontage and a convenient vehicle easement through the rear of the property that leads to secure, internal drive-up access through the ground floor of units at the facility.

INSIDER 130 MAY 2023

The StoreLocal team brought their mantra of being ‘customer obsessed’ to life, throughout the design and construct phase of the StoreLocal facility at Hendra, producing a facility that would exceed their customers’ desires in all areas of the storage experience.

With the collective goals of optimising the customer experience and staying ahead of the innovation curve, the StoreLocal team incorporated the industry’s latest keyless entry technology via Nokē™ Smart Entry System locks across the first stage 220 units, delivering their vision of a seamless storage

experience for storers; from online sign up to 24/7 technological access.

The StoreLocal facility at Hendra meets the needs of StoreLocal’s growing commercial customer base, taking functionality to the next level with the facility offering coworking spaces and bookable meeting rooms with Wi-Fi access, close to the Brisbane domestic and international airports.

The StoreLocal™ team understands that their customers want confidence that their goods are secure. Security features are integral at the Hendra facility. In addition to affording customer convenience,

www.selfstorage.org.au

the Nokē™ Smart Entry System door technology assists with security monitoring. Staff and customers find it easy to use and highly secure with inbuilt digital encryption and a myriad of safety controls such as notifications and reporting, ensuring the highest level of safety to goods and personnel. Security is reinforced by the facility’s design, incorporating segmented access and thoroughfares that are accessible only by the storers whose units are located in each relevant section. With 24/7 surveillance, security protocols and regular site monitoring conducted by a sevenday support team that reviews video footage, customer access, logs and permissions, customers have peace of mind that their goods are protected.

Led by customer feedback, the StoreLocal team designed the StoreLocal facility at Hendra in a sustainability-conscious manner. The facility boasts smart lighting, water reuse, efficient fittings with natural thermal considerations and ample sources of natural light which are all tailored to the conservation of energy.

Finally, the StoreLocal team believes its Hendra facility is at the cutting-edge of storage facilities in Queensland; creating a space that uniquely ‘feels different’ to regular storage. l

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26 UPGRADING

TIME FOR AN UPGRADE?

DOES YOUR FACILITY NEED A FACE LIFT? The Janus Australia team share five methods to optimise your self storage business to maximise revenue.

INSIDER 130 MAY 2023

T

he self storage sector has found itself at a major crossroads, where some Australian facilities are more than 20 years old but only limited maintenance has been undertaken to keep them relevant in a rapidly evolving industry. Today, prospective tenants have high expectations and might drive past outdated facilities to find more modern properties that have better offerings, such as smart entry units. Luckily, with a little work, older buildings can be upgraded to compete with newer facilities. While you might have the constraints of the old construction design, there are several things you can do.

Here are 5 methods to help optimise your self storage facility.

www.selfstorage.org.au

1

Door replacements

While the industry often talks about how important it is for your doors to look their best, their operation is just as significant.

After all, your doors are the only item your customers will physically touch each time they visit your facility, and they can be a liability for you as the owner. It’s absolutely necessary that your doors are easy to operate and function in an optimal condition at all times.

Replacing your unit doors could increase your property value, which might give you the ability to increase rental rates over time. Not to mention, newer and safer doors can potentially unlock insurance discounts and cost savings through reduced maintenance and repairs. The increase in revenue combined with your cost savings could increase your return.

2

Roof replacement

If your roof is old or leaking, it will be tough to retain customers and impossible to increase rental rates over time. At the end of the day, a dependable roof is just as important as the foundation of your building.

If your roof is leaking, it can result in damaged tenant property or even mould growth inside of your building. These days there are innovative and cost-effective re-roofing solutions which means that you don’t have to close the business to re-roof your building. www.selfstorage.org.au

3

Maximising space

When you have an older facility, your facility was designed and built off the demand at that time.

Demographics change, which may call for an upgrade to maximise space at your self storage facility to stay relevant in the eyes of today’s consumers. Take a look at what unit sizes and types are most successful at your facility and the facilities around you or contact your local self storage construction experts for a survey to determine which units would be most profitable at your facility.

Signs it could be time for a change: l Not getting the most out of your current site. l Sold out of units or have underutilised land. l Not offering external units. l Wanting to maximise your per sq. m. rental rates.

Once you have completed the research, you might decide to work on improvements within the facility’s existing square meterage.

Alternatively, you might discover that you are able to extend or convert your site to be able to add additional internal or external units to maximise rentable space.

4

Smart access solutions

Today’s tenants are used to the convenience of digital solutions and smartphone apps. For example, evaluate the process of how your customers enter and exit your site. Is it user-friendly? Things like security

gates with mobile app entry and automated rental processes can attract customers while creating a competitive advantage.

Industry-leading smart entry systems provide tenants with a digital key that grants them access to your facility’s gate, entry points, lifts, and their individual unit so they can access their belongings whenever it’s most convenient for them. Solutions such as Nokē™ Smart Entry by Janus enable you to future proof your facility and also offers many security features as you can monitor who is accessing your facility and when.

Furthermore, you will benefit from a significant amount of operational and customer behaviour data that you can utilise to enhance your self storage business even further.

5

Maintenance services

Starting with small maintenance and servicing jobs may be a quick fix and a sensible short-term solution, depending on your overall business goals. Maintenance work such as fixing doors, replacing locks or partitions, re-painting walls or flooring and smaller repairs to a facility can also make a big difference in appearance and tenant appeal. If you are regularly keeping up to date with smaller jobs, this will contribute to optimising your facility.

In summary, it is important to keep maintaining and investing in your self storage facility to ensure that your business remains competitive and that you are maximising revenue potential. l

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28 FACILITY EXPANSION

Expanding self storage facilities

Unlocking their potential for higher sale prices by Matt Walsh, Highway Frontage.

S

elf storage facilities have become increasingly popular over the years, with more and more people looking for secure and convenient ways to store their belongings.

As such, investing in expanding and developing self storage facilities can be a profitable business venture.

Not only can it improve the sale price of the property, but it can also attract more tenants and generate higher rental income. However, in order to extract the highest value from buyers for the expansion potential, it is essential to take specific steps.

First and foremost, assessing the demand for storage in the area is crucial. If there is ongoing solid demand, then the potential for expansion is more valuable. In such cases, getting plans and permits for the expansion can be a gamechanger. This shows buyers exactly what can be built and allows them to expand immediately, thereby making the property more attractive.

When preparing plans for

INSIDER 130 MAY 2023

“

First and foremost, assessing the demand for storage in the area is crucial. If there is ongoing solid demand, then the potential for expansion is more valuable.

submission, it is advisable to engage a builder with a lot of experience building self storage facilities. This ensures that the design is conducive to a well-flowing and functioning facility. Self storage buildings are specialised buildings, so it is important to consult a specialist who understands the nuances of building such facilities. This will save time and money and ensure that the end product is of high quality.

In most metropolitan areas, multi-level facilities are becoming more common. Don’t be scared off

by the prospect of building a multilevel facility, as it can provide more storage space and can generate higher rental income. However, always assess the feasibility of such a facility in the area and ensure it complies with all zoning laws and regulations.

Suppose the demand for storage is not strong enough to justify a full expansion. In that case, it is still advisable to consult a specialist self storage builder to develop plans for a potential expansion or redevelopment. It may be wise not to apply for the permit if demand is not strong enough, as a planning permit will expire within two years if not commenced - so assessing the market before investing in expansion is essential.

Expanding in stages to meet demand can be a viable option.

This allows for more flexibility and reduces the risk of overbuilding. It also allows the business to respond to changing market conditions and adjust the expansion plans accordingly.

Further possibilities if the facility is already at its maximum capacity would be exploring whether adjacent land is available to purchase. Alternatively, more and more facilities are purchasing land close by and running it as a satellite facility, with only minimal increase in ongoing expenses of the facility.

There are a number of ways you can maximise the potential of your asset sale. Take the time to think through the options, your desired outcome and importantly, ensure you seek professional advice. l

Expanding and developing self storage facilities can be a profitable business venture.

With careful planning and execution, investing in self storage facilities can yield high returns.

www.selfstorage.org.au

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30 SUSTAINABILITY

“

The goal was to make the new structures with 80 to 100% of the concrete produced from the demolished building.

Pelican Self Storage wanted to pave the way for what the people behind the project have called “an industrial breakthrough” that could reduce the carbon footprint of one of the world’s most widely used materials concrete - while boosting Denmark’s competitiveness.

PELICAN SELF STORAGE AMAGER

THE WORLD’S FIRST RECYCLED CONCRETE BUILDING

T

oday industry leaders and governments all over the world are taking drastic measures to make our industries and economies more sustainable. Also more and more self storage companies are focusing on environmentally friendly initiatives. One of the initiatives is, for example, the use of solar panels to run facilities or the redesigning of storage units to be more energy efficient. For many of us, sustainability doesn’t rhyme with concrete. In no way, shape, or form.

However, did you know that Pelican Self Storage, one of the world’s first recycled concrete buildings, changed this?

In 2016 the company Fibo Intercon and Lendager Group helped Pelican Self Storage build the world’s

INSIDER 130 129 MAY MARCH 2023 2023

first recycled concrete building.

With this project at Amagerbro in Copenhagen, Pelican Self Storage has set new standards for sustainable construction and handling of construction waste.

This project is pioneering in the field of sustainable construction, developing constructively usable recycled concrete with the support of the Ministry of the Environment in Denmark.

It is an example of how the positive development of an increased focus on sustainability and the circular economy in society can turn into concrete projects with significant environmental benefits.

The basic idea was to reuse the old concrete from the old paint factory in concrete being used for the construction of the site.

The Purpose of The Project

Lendager Group design studio, leading the project, developed a recycled concrete that can be broken down and rebuilt on-site over and over again - without losing value. Due to the greater focus on minimising CO2 emissions in the construction industry, Pelican Self Storage wanted to demonstrate the production of concrete structures that have aggregates made from crushed concrete and bricks from demolished buildings. The purpose of the project was therefore to develop a total concept for the on-site reuse of the demolition materials. The goal was to make the new structures with 80 to 100% of the concrete produced from the demolished building.

Valuable natural quarried resources were saved by adopting this method of construction. When a concrete building is demolished, the standard procedure is to crush the concrete and reuse it for a road sub-base. At Pelican Self Storage, it was decided to challenge the standard procedure by re-using the crushed concrete from the existing buildings as aggregate for the concrete elements of the new warehouse.

“We are making concrete recycling commercial and putting it into practice. We’re looking at compressive strength and recycling rates and how much of an impact it has on the environment - it hasn’t been done before,” says Lendager Group founder Anders Lendager. www.selfstorage.org.au

The key benefits were:

l Reduced cost of purchasing quarried aggregates l Lower transport costs as the materials were already on site l Reduced CO2 emissions from the reduced transport l The process promotes the concept of the circular economy

The Method

Demolition material was sorted on site and crushed using a concrete crushing plant. Concrete was crushed to 32mm and 20mm to dust. Stockpiles of the various material were stored on-site in material bays. The concrete design mix was developed using a sieve analysis of the crushed concrete.

During the design process, the design mix was then tested by casting test cubes that were crushed at 7, 14, and 28 days to ensure the concrete met the design strength. The moisture content of

www.selfstorage.org.au

the aggregates was tested and put into the batching plant software. The computer then compensated for the moisture content of the aggregate during batching. Concrete testing was carried out during the contract period to ensure conformity to the design mix.

Wood as inspiration

The inspiration for the building is the properties of wood. A tree can create oxygen, change colour, maintain biodiversity and go in cycles. But what if a concrete building could do the same? “With this project, we want to show that concrete can also be aesthetic. One way we’re doing that is by smearing the finished building with yoghurt to allow moss to grow on it,” says Anders Lendager.

For the joints of the concrete, they used a special material that allows moss to grow up the walls - in a special wood pattern that creates

a unique natural and aesthetic look. Instead of just having a grey concrete building without edge and character, there will be a green building in the middle of the city.

Also, the bird boxes are bringing life around the building, together with the green plant along the walls creating a beautiful circular concrete building. A sustainable building that blends into the surrounding urban environment.

This project has definitely set new standards for recycling concrete in construction. Normally, waste concrete is recycled as road aggregate. But here, the concrete has been upcycled and used to create a brand-new building. Who will follow Pelican Self Storage and use this technique in using a large share of concrete to build new facilities? l This article is courtesy of Unlocked Q1 2023 published by FEDESSA.

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32 AWARDS DINK FOR EXCELLENCE

Innovation WINNERS

iBidonStorage and R6 Digital - StorApp

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his award recognises excellence in innovation and improvement to a business process, product or service that benefits the self storage facility, industry or broader community.

This year’s winner was tied with iBidonStorage for innovations within their auction platform and R6 Digital for StorApp, the next-generation customer experience app.

iBidonStorage

iBidOnStorage was launched in Australia in 2016. Its aim was to provide the self storage industry with an industry-specific platform to assist storage providers by simplifying the sale of unpaid and abandoned storage units. Since it launched, iBidonStorage has

INSIDER 130 MAY 2023

hosted more than 25,000 auctions and recovered over $8 million in bad debt. In addition, they have launched sites serving South Africa, UK and Europe and are currently undertaking work to launch in New Zealand. iBidOnStorage has proven to be a real innovation for self storage providers and the statistics show how the industry has embraced the model.

Selling up a customer is often the most contentious act self storage operators might undertake.

Self storage operators revert to a sale as a last resort and, overall, do take steps to prevent such a sale. Unfortunately, in some cases, that sale is inevitable. Thankfully, the industry has a rigid storage agreement in place, one that has

Sponsored by Janus

“

It is nice to be recognised for the work done.

I’m happy and grateful and it motivates both Grant and I to continue contribute to the self storage industry, SSAA and its members. Thank you.”

– Brennan McLoughin, iBidOnStorage

rarely been challenged and one that many operators use. However, where issues can and do occur is when operators do not follow the process in place while enforcing that agreement. Before the launch of iBidOnStorage.com.au, industry members would largely follow a similar process with regards to debt management, though when it came to physically selling, many were doing their own thing and this inconsistency posed a risk for the industry. Now with more than 1200 selling locations currently using the platform, the industry has reduced its risk by consolidating how it sells a customer up.

In more recent years, iBidOnStorage has introduced private sales. This makes the platform available to existing storage customers to sell the contents of their storage unit. Suppose a storage operator receives an inquiry from an existing customer wanting to discuss no longer needing the contents of their storage unit, or the storage operator senses this may be the case. In that case, they can discuss the private sale option.

This reduces the need for storage operators to go down the path of selling up and taking on that added www.selfstorage.org.au

risk. iBidOnStorage works directly with the storer only with the storage operator’s approval, which removes the storage operator from the risk.

An added innovation in 2022 was the Auction Audit Report being made available to seller on their accounts.

This report provides a seller with every detail of every auction they’ve sold on the site, all at the click of a button. Details include the auction start date and time, finish date and time, the winning amount, the number of bids received and the total number of times the auction was viewed. It also includes the auction description, the number of photos added, the actual photos, a complete list of the bidding logs and the final sale receipt. With this report at their disposal, the seller has everything at their fingertips if ever questioned about the sale. The new Auction Audit report helps the seller show they did everything possible to obtain the best possible sales result.

Brennan McLoughlin and Grant McNamee have decades of industry experience and understand what self storage operators face, which is why iBidOnStorage continues to develop features to enhance its product. Any development is carefully considered to ensure it helps improve the results of its valued customers and sellers.

R6 Digital – StorApp

The innovative StorApp was born out of feedback from the industry about key challenges operators face. The leadership team at R6 was challenged to solve these problems.

The delivered product offers a giant leap forward in the end-to-end experience of customers. It solves the specific challenges they’ve heard from the industry, including being a single application that works with any mix of gate access systems across sites for multi-site businesses. It automates many lowvalue tasks which take up on-site staff time, freeing staff to focus on customer service.

StorApp is a mobile phone application that can be used by self storage customers to securely www.selfstorage.org.au

“

Our team is passionate about self storage and using technology to create new opportunities for the industry to go to the next level.

StorApp is the product of decades of industry engagement, hundreds of discussions with owners and operators and significant development investment in pursuit of the next big step forward.

“Winning this award has been a great reward for the hard work put in by the team to date. We have never had this level of interest and uptake for a new product, not just in Australia but internationally as well. The industry is showing that StorApp has become a ‘must have’ innovation for the next generation of self storage businesses.”

– Michael Dogger, CEO of R6 Digital

access gate codes and perform regular customer account activities such as updating records, accessing invoices and making payments at storage facilities. This application, in combination with RapidStor and Sitelink, provides a true end-to-end digital customer journey in which a customer can completely self-serve.

StorApp has been designed with visual flexibility in mind. It can be an entirely white-labelled application so a facility can brand the app with its own style and colours. It is also available as a generic StorApp branded application.

It improves experience by: l enabling gate code access for a whole brand across all of their facilities even when they have various gate access technologies enabling a self storage business to have a single app across all sites;

l giving customers who store across multiple locations a consistent and positive experience coming and going from all of them; l and improving security because gate codes are secure and paperless for a customer, meaning they never get stuck at the gate of a facility because they forgot to bring their code. It’s a more efficient experience for the customer and facility staff, who don’t need to drop what they’re doing to support the person accessing the site.

StorApp continues to be expanded and includes new features such as in-app site map display, more gate access integrations and many more features in the pipeline for development. l

MAY 2023 INSIDER 130

34 IN CONVERSATION

CHANGING CONSTRUCTS In conversation with Steve Taylor, Managing Director of Total Construction Group

S

teve Taylor has a long history in self storage. SSAA CEO Makala Ffrench Castelli sat down with Steve to talk all things construction at GC22, where he generously shared his experiences and insights from more than 30 years designing and constructing self storage facilities.

How did you get started in self storage?

I was a carpenter working in the Blue Mountains in the middle of winter and I knew that was something I didn’t want to do. I applied for a job with Neville Kennard, the founder of Kennards Self Storage. I think l was his third or fourth employee and became his development project manager/ construction manager at around 22 years of age.

I became addicted to storage very early on, and we delivered some of the first facilities in self storage. Neville was one of the very early pioneers, and I got to learn and understand his passion for storage. The mentoring process during this time helped me in future years as a business leader. He taught me about leadership and drive and passion.

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Fast-forward 30 years – the past few have been more challenging than most. How have you navigated the impacts on the construction industry?

Everybody who has been building a self storage facility understands the situation. It is very unlikely the build will be on time, and there’s a cost escalation. There’s been frustration in all industries, and our business is no different.

We’ve changed the way our office runs. We’ve had to look at flexibility for our staff. We’ve created a schedule where no staff member onsite can work more than five days straight. So if they work a Saturday, they don’t work Mondays, because staff want flexibility and a lifestyle.

Eighty-five per cent of a bid or a tender for us consists of external stakeholders, so it’s not just a matter of looking after our staff. The shortage of resources has taught us to value the supply chain much more highly and consider ways we can show our appreciation throughout that chain.

We try to ensure that when they choose which job they go to, they come to our sites as we value them better. They’re safe, they get paid

“

The shortage of resources has taught us to value the supply chain much more highly and consider ways we can show our appreciation throughout that chain.

on time, they’re engaged, they’re empowered, and they feel better all around. We help them grow their careers.

What practical advice do you have for those currently navigating time delays and cost challenges?

It’s about sharing the risk because it’s risky ground. Don’t try and force it all on the builder. There’s reform happening in the industry at the moment. Construction payment and contract terms are changing to be fair to both parties. That’s what contracts should reflect, not one way, and builders are getting better at asking for those things. I see a shift in collaboration and sharing www.selfstorage.org.au

risk on projects, which is a better outcome for everybody. It’s all about partnerships.

I’m seeing delays in every sector – councils, power, gas, everywhere.

Sites are getting harder therefore you’re going to be working more on existing sites as opposed to greenfield. Components that used to be available in two or three weeks are a three to six months delay. You can’t forecast that, so talk about potential delays up front and put some extra time in the program. You can pull it back if you get in there early and share some savings for that and that’s sharing the risk.

There’s an enormous amount of supply due to come online over the next couple of years, are we well equipped as an industry to manage that level of supply?

As a company, we deliver around 100 to 150 million dollars worth of self storage projects annually. We can get younger people into the construction industry as it’s an excellent industry with fun projects to work on. In the past, if you were really brave, you built a two-story building. Now we’re seeing five+ level buildings.

Frustrations still lie in labour and manufacturing locally. We would be better equipped to find some ways of sourcing more products locally. I’ve always been big on Australian manufacturing and trying to push it further.

There have been some significant investments in the industry from overseas, and they will grow and bring more opportunities to diversify project sizes and skill sets.

Are there any other design or construction trends/innovations around thte corner that we should consider?

There’s an opportunity to be more modular in design. Get more steelwork formed off-site, for example, as the wet weather causes major issues. The more we can get built undercover would be a great way to go. Everyone is trying to create and innovate, not just in building a structure but in how we are building. We must find ways to innovate the process as well as the product.

What’s next in self storage?

We’ve got a large presence in Brisbane at the moment in self storage, and we see it growing regularly. We’ve got a couple of

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The most important people in the business are the staff, the supply chain, and their knowledge.

Losing that knowledge can be devastating for any business so we’re working hard on that.

specialised project managers, so it’s about training them to train others and make it attractive to work in the industry. The most important people in the business are the staff, the supply chain, and their knowledge.

Losing that knowledge can be devastating for any business so we’re working hard on that.

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36 OH&S

Designing psychosocial hazards out of self storage facilities

By Tim Callinan.

P

sychosocial safety hazards refer to the risks to employees’ mental health and wellbeing that arise from the social and psychological conditions of the work environment. In the context of self storage businesses in Australia, several psychosocial safety hazards need to be addressed during the design and construction of these facilities.

“

Overall, the design and construction of self storage facilities should be focused on creating a safe and supportive work environment for employees.

Remote and isolated work

One of the most significant psychosocial safety hazards is remote and isolated work. Employees working in self storage facilities may be required to work in areas far away from the main office or other employees, leading to loneliness, isolation, and vulnerability. To address this issue, when designing a self storage facility, a measure that ensures that employees are not entirely isolated from each other should be incorporated during the design phase.

Occupational violence and aggression

Another psychosocial safety hazard that needs to be addressed is occupational violence and aggression. Self storage facilities are vulnerable to criminal activity, and employees may risk physical harm or verbal abuse from customers. To mitigate this risk, the facility’s design should incorporate measures that ensure that employees are always safe. This should include installing security cameras, panic buttons, and other security measures that deter criminal activity and enable employees to call for help if needed.

Stress

Stress is another significant psychosocial safety hazard that can arise in self storage facilities. The nature of the work can be demanding and fast-paced, and employees may be under pressure to meet tight deadlines and deal with difficult customers. To address this issue, the facility should incorporate measures promoting employee well-being and reducing stress levels. For example, break rooms and rest areas should be provided where employees can take a break and relax. The facility should also be well-lit and well-ventilated, and noise levels should be kept to a

INSIDER 130 MAY 2023

Tim is an experienced Health and Safety Practitioner, OHS and Environmental systems Auditor and Tertiary Qualified Engineer.

He has held operational and consulting roles, being responsible for Health and Safety and developed, implemented, and maintained OHS and Environmental Management Systems of global organisations in the manufacturing, construction, and logistics industries.

minimum to create a calming and comfortable environment.

Overall, the design and construction of self storage facilities should be focused on creating a safe and supportive work environment for employees. This can be achieved by carefully considering the psychosocial safety hazards that may arise in the work environment and implementing measures that address these risks. By prioritising employee well-being, self storage businesses in Australia can create a positive work environment that promotes productivity, creativity, and job satisfaction. l We’re here to help. For further work health and safety information and advice, don’t hesitate to contact the OHS Help Desk.

The OH&S Help Desk has been established by the SSAA to support its members. This advisory service is free. Free call 1800 067 313 (Australia); 0800 444 356 (New Zealand); or email admin@selfstorage.com.au. www.selfstorage.org.au

HR 37

Designing a new process in the workplace

By Damien Gooden, CEO HR Central.

L

ast year we faced changing business models (referred to on many occasions as pivoting), employees not wanting to work the traditional 9 – 5, mental health, and a general burnout on the back of COVID, lockdowns, floods, and bushfires. All of these unprecedented life occurrences had a monumental flow-on effect to business.

As we progress into 2023 we are still seeing working-from-home requests, requests for higher pay, flexible hours, and revolving doors with casual employees, leading to people in management roles either caving or excelling.

Wise leaders turned inwards and asked themselves, “How can I solve this?” “How can we manage this and continue to be a productive business?” whereby weaker leaders put their heads down and said, “This is too hard”, “I’ve had enough”, or “I can’t do this”.

Managers are looking strategically at aspects of the business that they can change, such as “process”.

One key area we have had feedback on is that business systems, processes, and foundations are tested during stressful times. Many people consider implementing a new process stressful (citing expense and the time to invest – liberties that they don’t readily have available).

Still, it is, in fact, the opposite. Systems and processes provide stability and a solid foundation, much like a concrete slab to a building.

Good leadership understands that process provides step-by-step instruction of tasks and duties, and therefore good record keeping.

It eliminates human error and confusion and allows all employees

www.selfstorage.org.au

“

Process allows a business to have more transparency around employee tasks while helping to minimise errors around data capture, including central locations for information finding.

to follow a workflow. Process brings a team together as it keeps people working the same way, with the bonus of clearly indicating individuals and departmental responsibilities.

Process also allows a business to have more transparency around employee tasks while helping to minimise errors around data capture, including central locations for information finding.

For example, having a strong process around your customer data is vital. When you have a new client, their data needs to be filed and stored confidentially and appropriately, along with servicing, invoicing, billing, and general communication. This allows any employee to be able to access required information in an efficient and timely manner. Whether this data be stored on a hard drive/ network or in the cloud in dedicated software, having the whereabouts around access and operation available makes life a lot easier.

When work gets busy, or people work different hours, even remotely, it is during these times that systems and processes are our best friends.

Along with systems and processes, other areas that saw leadership tested and either thrive or dive were employee productivity and executing their tasks and duties as best as possible. Reliable, trustworthy, and flexible workers are the backbone of any good business, and over the past few years, it has been a struggle for many to find ways to keep the “good ones” and effectively let go of the “bad ones”.

HR legislation can be complex and knowing ways to reward good staff outside of paying higher-thanaverage wages is paramount to keeping those key team players. Many business owners were quick to jump to the aid of HR support to ensure that even during critical periods when stress and exhaustion were at their peak, they still did the right thing by their people and followed the correct paths when hiring, firing, and managing performance in between.

As we progress into 2023 by considering the process, I expect you will have a happier and more productive workforce! l As your SSAA HR Helpdesk, please note we are here and available and always looking to further improve our processes, people, and service for our clients.

If you would like any further information call the SSAA

HR HELP DESK 1300 01 SSAA / 1300 017 722

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38 LEGAL HELP DESK

Design and construct

By Tony Raunic, Emily Clapp and Madelyn Hassan.

Tony Raunic.

Emily Clapp.

T

o streamline communication and accountability from concept to completion, prospective or current facility owners wishing to expand may opt for a ‘design and construct’ approach when planning and building their storage facility. The principle of ‘design and construct’ is a project delivery model where the contractor handles a project’s ‘design’ and ‘construction’. This is an alternative form of contract to a typical construction contract that requires the involvement of multiple parties, increasing the risk of a communication breakdown.

Simply, the model is broken down so that: l A consultant prepares preliminary designs; and l A contractor then completes the design, taking full responsibility for the design and execution of construction.

The design and construct model is typically used for largescale commercial buildings and infrastructure projects but can also be implemented in smaller-scale projects.

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Key roles in the design and construct model

l Design consultants: first point of contact to complete preliminary designs and prepare functionality briefing for the project. l Contractor: next engaged to undertake the eventuation of the project requirements by completing the designs and construction of the building.

This could include additional consultants to assist with developing further designs and documentation of the project. l Superintendent: engaged at the same time as design consultants and contractors to administer and oversee the project’s development.

Legal responsibility and accountability

The design and construct model makes the contractor singularly accountable for the completion of the project. Responsibility rests with the contractor for the design, suitability, functionality, performance and repair of the completed works to a reasonable degree.

Madelyn Hassan.

Traditionally, liability is divided as the contracting parties are engaged separately and are treated separately as the ‘designer’ and the ‘construction contractor’. The consultants and suppliers fall under the contractor, meaning there is increased accountability with the contractor throughout the process and for the final result.

Why choose a design and construct model?

The model is suitable for projects with a more complex design or where completing the final design aspect may be difficult before construction.

For larger-scale projects, it simplifies the design process to delivery and allows for the ongoing responsibility of composition and repair to be maintained. www.selfstorage.org.au

What are the benefits:

There are many advantages of using a design and construct model, including the following aspects: l Cost-effective as the project design, consultation and delivery budget are aligned.

This can prevent excessive costs. This is a result of the designer and builder working collaboratively to identify cost efficiencies to fit the overall project budget. l Variations are minimised, as the contract scope includes particulars relating to the design and phases of collaboration. l Time-saving as the combined model follows a milestone timeline, with fast-tracked phases, and sign-off for certain risks and defects are consolidated at preliminary stages. l Single-point responsibility removes the requirement of assessing whether a default occurred in either the design or construction phase. The guarantee is owed by the contractor regardless of fault.

This is a large risk reduction eliminated from the process.

Issues that may arise:

l Lack of control as the owner has less authority over the project’s final design. Similarly, there is less involvement throughout the process which often means the owner will need to relinquish a level of control. To mitigate this risk, owners may wish to set clear performance standards in the initial project brief to ensure a clear understanding of the criteria to be met. l Contract fees may be a higher figure combined as the sum can be inflated to cover contractor risks that may potentially arise. l Standard form contracts are typically used in a design and construct model and need to be adapted to the project’s particulars. This means that compatibility issues may arise where the standard terms do not fit the project scope, and the contractor has attempted to reconcile the project matter to fit the standard form contract best.

Design and construct in practice

The High Court of Australia examined a design and construct model in the matter of Cable v Hutcherson Bros Pty Ltd. In this case, an owner claimed

against the contractor for defects that were present in the design and construct. The High Court found that responsibility of the contractor extended to the agreement to deliver the project in a ‘workmanlike manner’ and factored in the involvement of the owner consulting engineers to certify the final design. The completed works were delivered per the design specifications; therefore, it was ruled that the contractor was not liable for the efficiency of the final works.

This judgment shows us that although the design and construct model is intended for contractors to bear a single point of responsibility, the owner must accept that inherent risks can arise in the design and construct process.

Take away

Hunt & Hunt’s Property & Construction team, led by Principal Steve Aitchison can assist you when considering designing and constructing a storage facility. A prospective facility owner should consider the advantages and disadvantages of the design and construct model when designing and constructing a storage facility.

We recommend seeking legal advice if you are unsure. l

Disclaimer: The information contained in these answers is of a general nature and is not intended as legal advice. It is important that you seek legal advice that is specific to your circumstances. Please refer to the SSAA’s website for more information on the SSAA’s Legal Help Desk.

Insurance. Uncomplicated.

As a full-service brokerage, we can provide you with a full review of your storage facility, meet with you face to face, simplify the insurance jargon, and manage your claims.

1300 306 571 midlandinsurance.com.au

40 TRADE DIRECTORY – TRUSTED SUPPLIERS TO THE SELF STORAGE INDUSTRY ACCESS CONTROL, FIRE & SECURITY PTI SECURITY SYSTEMS T: Sales: 1300 798 860 Support: 1300 159 473 E: apac-sales@ptisecurity.com www.ptisecurity.com AD-TECH Security Adrian Rostirolla T: 1300 306 090 E: adrian@ad-tech.com.au www.ad-tech.com.au –––––– AlarmQuip Security Systems Evan Richardson T: 1300 552 520 E: admin@alarmquip.com.au www.alarmquip.com.au –––––– Cobra Electric Fencing Matthew Golland T: +61 413 901 007 E: sales@cobraelectricfencing.com.au www.cobraelectricfencing.com.au –––––– Gallagher Group Limited T: +64 7 838 9800 E: sales.nz@security.gallagher.com www.security.gallagher.com –––––– Gallagher Group Limited Epping T: +61 3 9308 7722 E: sales.au@security.gallagher.com www.security.gallagher.com/en-AU/ Solutions –––––– QueAccess Pty Ltd Mike Bristol T: 1300 783 222 E: info@QueAccess.com.au www.queaccess.com.au –––––– Rubik Sebastian Kerekes E: sebastian@rubikapp.com www.rubikapp.com –––––– Sentinel Storage Systems Jason Keane T: 1300 852 117/+61 3 9988 2035 E: info@storagesecurity.com.au www.storagesecurity.com.au –––––– Ultra Access T: +64 22 177 5270 E: kris@ultraaccess.co.nz www.ultraaccess.nz

ANCILLARY SERVICES The Energy Alliance Pty Ltd T: +61 3 9872 6869 E: sales@energyalliance.net.au www.energyalliance.net.au PACKAGING VISY BOXES & MORE Ralph Inglese T: 13 84 79 E: vbm_vic@visy.com.au www.boxesandmore.com.au Branches across AUS and NZ

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PRINTING

Homestead Press Ingrid Nammensma T: +61 2 6299 4500 E: printing@homesteadpress.com.au www.homesteadpress.com.au CLEANING

Sweepers Australia Michelle Maxwell & Vaughan Rose T: +61 3 9562 7533 E: info@sweepersaustralia.com.au www.sweepersaustralia.com.au COMPUTER REPAIR & IT SERVICES

Millennium Technology Shane Goodall T: 0800 724 376 E: info@millenniumtechnology.co.nz www.miltech.co.nz LOCKS

Lock Distributors Australia Martin Coote T: 1800 28 77 24 E: service@lockdistributors.com.au www.lockdistributors.com.au STORAGE AUCTION

iBidOnStorage Brennan McLoughlin T: +61 2 4302 0605 E: info@ibidon.com.au www.ibidonstorage.com.au TELECOMMUNICATION

URL Networks Ashley Breeden T: 1300 331 178 E: support@url.net.au www.url.net.au

DESIGN & CONSTRUCTION STORCO STORAGE SYSTEMS

Jonathan Layton T: +61 2 6391 2800 E: jonathan.layton@storco.com.au www.storco.com.au Aluminium Specialties Group PTY LTD Peter McLean T: 1300 257 732 E: pmclean@alspec.com.au www.alspec.com.au –––––– Bruac Design Michael Bruton T: 0406 954 842 E: admin@bruacdesign.com.au www.bruacdesign.com.au –––––– Cloustruct Pty Ltd Robert Clouston T: +61 409 726 789 E: bobby@cloustruct.com.au www.cloustruct.com.au –––––– Gliderol Garage Doors Tom Ainscough T: +61 8 8360 0000 E: tainscough@gliderol.com.au www.gliderol.com.au –––––– Janus International Australia PTY LTD Stephen Boxall T: +61 7 3865 1600 E: sales@janusintl.au www.steelstorage.com.au

PICHA Group PICHA Projects Dan Willis T: 1300 086 695 E: dan@pichagroup.com.au www.pichaprojects.com.au –––––– RegisBuilt Group Anthony Regis T: 1300 388 224 E: anthony.regis@regisbuilt.com.au www.regisbuilt.com.au –––––– Storcad Pty Limited Javier Rezzonico T: +61 447 566 988 E: info@storcad.com.au www.storcad.com.au –––––– Taurean Door Systems Vikram Indugula T: +61 3 9721 8366 E: Vikram.Indugula@stramit.com.au www.taureands.com.au –––––– Total Construction Pty Ltd Steven Taylor T: +61 2 9746 9555 E: stevet@totalconstruction.com.au www.totalconstruction.com.au

FINANCIAL SERVICES Bishop Collins Pty Ltd Phillip Keenan T: +61 2 4353 2333 E: mail@bishopcollins.com.au www.bishopcollins.com.au –––––– Debtplacer James Cook E: support@debtplacer.com www.debtplacer.com –––––– Gallagher Accountants Michael Gallagher T: 1300 263 260 E: michael@gallagheraccountants.com.au www.gallagheraccountants.com.au –––––– Suncorp Bank Steve Hammond E: steven.hammond@suncorp.com.au www.suncorp.com.au

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INSURANCE SERVICES AON Risk Services Darren Clauscen E: darren.clauscen@aon.com T: +61 2 9253 8350 www.aon.com.au/storage –––––– AON Risk Services NZ Jeffery Nathan E: jeffery.nathan@aon.com T: +64 9 362 9535 www.aon.co.nz

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TRADE DIRECTORY | 41 Midland Insurance Brokers Gilda Mihran T: 1300 306 571 E: storage@midlandinsurance.com.au www.midlandinsurance.com.au –––––– Network Insurance Group Joel Morrell T: +61 456 560 500 jmorrell@networksteadfast.com.au –––––– Wallace McLean Ltd Insurance Brokers and Risk Advisers Simon Keenan T: +64 9 358 7233 E: simon@wallacemclean.co.nz www.wallacemclean.co.nz

LEGAL SERVICES Hunt & Hunt Lawyers Graeme Armstead T: +61 3 8602 9200 E: garmstead@huntvic.com.au www.hunthunt.com.au

LIFTS & HOISTS SOUTHWELL LIFTS AND HOISTS Hamish McGregor T: +61 2 4655 7007 E: sales@southwell.com.au www.southwell.com.au

ABT Loadmac Ltd Chris Walker T: +61 431 281 108 E: chris.w@loadmac.com www.loadmac.com –––––– Orbitz Elevators Pty Ltd Justin Lee T: 1300 851 554 E: justin.l@orbitzelevators.com.au www.orbitzelevators.com.au –––––– Safetech Lifts & Hoists Tony Krlevski T: +61 3 5127 4566 E: sales@safetech.com.au www.safetech.com.au

MANAGEMENT SERVICES Kennards Self Storage Management Services Fiona Harding T: +61 2 9764 9815 E: fiona@kss.com.au www.kss.com.au –––––– Pioneer Performance Leigh Thewlis T: +61 438 021 944 E: admin@pioneerperformance.com.au www.pioneerperformance.com.au –––––– Storage King Management Services Martin Richards, Australia/ New Zealand T: +61 2 9460 6660 E: martin@storageking.com.au www.storageking.com.au –––––– StoreLocal Mark Greig T: 1300 099 022 E: partners@storelocal.com.au www.storelocal.com.au www.selfstorage.org.au

Vision Self Storage Management Gavin Koorey T: +61 2 9432 2880 E: gavin@vssm.com.au www.vssm.com.au

OHS SERVICES OHS Action Consulting Craig Salter T: +61 409 772 499 E: craig.salter@actionohs.com.au www.actionohs.com.au

REAL ESTATE & VALUERS CBRE Limited Peter Hamilton T: +64 9 355 3333 E: peter.hamilton@cbre.co.nz www.cbre.co.nz –––––– CBRE Dylan Adams T: +61 7 3833 9833 E: dylan.adams@cbre.com www.cbre.com.au/people-andoffices/corporate-offices/brisbane –––––– Collins & Associates Malcolm Collins T: +61 3 8456 5134 E: malcolm@malcolmcollins.com www.malcolmcollins.com –––––– Cushman and Wakefield Linda Sharkey T: +61 3 8359 0091 E: linda.sharkey@cushwake.com www.cushmanwakefield.com –––––– Highway Frontage Specialist Estate Agents Matt Walsh T: 1300 661 950 +61 3 9944 9350 E: matt@highwayfrontage.com.au www.selfstoragerealestate.com.au –––––– JLL Mitchell Cope T: +61 428 460 000 E: mitchell.cope@jll.com www.jll.com.au –––––– m3property Jeremy Hoffman T: +61 7 3620 7900 E: Jeremy.hoffman@m3property.com.au www.m3property.com.au –––––– My Haus Property Group Kira Steinhaus T: +61 7 5478 9122 E: info@my-haus.com.au www.my-haus.com.au –––––– Urbis Shane Robb T: +61 2 8233 7627 E: SRobb@urbis.com.au www.urbis.com.au –––––– Valuation Partners Martin Fallon T: +61 3 9674 0374 E: mfallon@valuationpartners.com.au www.valuationpartners.com.au

SOFTWARE SOLUTIONS STORMAN AUSTRALIA T: +61 7 3319 1522

STORMAN NEW ZEALAND T: +64 9 280 3393

E: sales@storman.com www.storman.com Centreforce Technology Group Pty Ltd Dallas Dogger T: +61 7 3889 9822 E: sales@centreforceit.com.au www.centreforceit.com.au –––––– GapMaps Pty Ltd Kolt Luty T: +61 417 841 680 E: kolt.luty@gapmaps.com www.gapmaps.com –––––– Sitelink Michael Dogger T: +61 7 3889 9822 E: support@sitelinksoftware.com.au www.sitelinksoftware.com.au –––––– Storeganise Miles Davison T: +1 416 639 0873 E: hello@storeganise.com https://storeganise.com/

STORAGE CONTAINERS UNIVERSAL STORAGE CONTAINERS (USC) Shay McQuade T: +61 438 256 541 E: shay.mcquade@universalstorage containers.com www.universalstoragecontainers.com AIM Quickbuild Elise Kelsey T: +61 3 9720 4455 E: ekelsey@aimhire.com.au www.boscontainer.com.au –––––– Royal Wolf Trading Craig Baker T: +61 2 9482 3466 E: removals@royalwolf.com.au www.royalwolf.com.au

WEBSITE DESIGN Big Budda Boom Pty Ltd Andy Pudmenzky T: 1300 660 937 E: info@bigbuddaboom.com.au www.bigbuddaboom.com.au –––––– Digital First Robbie Cameron T: +27 216-713233 E: info@digitalfirst.co.uk https://digitalfirst.co.uk/ –––––– R6 Digital Michael Dogger T: +61 7 3889 9822 E: sales@r6digital.com.au www.r6digital.com.au –––––– Unwired Logic Aaron Farney T: +81 034 588 4511 E: info@unwiredlogic.com www.unwiredlogic.com/en/

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42 NEW MEMBERS ADDITIONAL FACILITIES Angel Storage Lidcombe 6 Day Street SOUTH LIDCOMBE NSW 2141 T: +61 2 9748 1136 E: info@an gelstoragelidcombe.com.au –––––– Hepworth Self Storage Moss Vale 6 Old Dairy Close MOSS VALE NSW 2577 T: +61 2 4869 5656 E: mossvale@hepworthselfstorage.com.au –––––– Lock'n'Store Mandurah 20 Fitzgerald Road GREENFIELDS WA 6210 T: 1300 317 431 E: hello@locknstore.com.au –––––– Lock'n'Store Rockingham 10-12 Carlston Road ROCKINGHAM WA 6168 T: 1300 317 431 E: hello@locknstore.com.au –––––– Northern Self Storage Smithfield 12 Palina Court, SMITHFIELD SA 5114 T: +61 8 8284 1777 E: info@northernselfstorage.com.au –––––– Safeguard Self Storage JB Cullen Drive Ashburton 3 JB Cullen Drive, ASHBURTON 7700 T: 0800 437 640 E: ashburton@sgss.co.nz –––––– Storage As Port Lincoln 29 & 44 Bel Air Drive PORT LINCOLN SA 5606 T: +61 457 145 559 E: accounts@storageaus.com.au –––––– Storage King Deagon 42 Depot Road, DEAGON QLD 4017 T: +61 7 3276 9215 E: deagon@storageking.com.au –––––– Storage King Gregory Hills 10 Cattle Way GREGORY HILLS NSW 2557 T: +61 2 9436 6310 E: gregoryhills@storageking.com.au –––––– StoreLocal Hackham 34 Cottage Lane, HACKHAM SA 5163 T: +61 8 8384 4384 E: hackham@storelocal.com.au –––––– StoreLocal Wyoming 1 Frances Parkes Close WYOMING NSW 2250 T: +61 2 4307 6332 E: wyoming@storelocal.com.au –––––– Swift Storage Bundaberg 67 Johanna Boulevard KENSINGTON QLD 4670 T: +61 7 3497 5072 E: hello@swiftstorage.com.au –––––– Swift Storage Hervey Bay 182 Main Street KAWUNGAN QLD 4655 T: +61 7 3497 5072 E: hello@swiftstorage.com.au

INSIDER 130 MAY 2023

Top Storage Solutions Swan Hill 216-220 Karine Street SWAN HILL VIC 3584 T: +61 414 686 607 E: info@topstoragesolutions.com.au

FACILITY MEMBERS Azzopardi Cartage Pty Ltd (Delev Caravan Storage) 230 School Road BALLIANG EAST VIC 3340 T: +61 488 245 421 E: info@delevcaravanstorage.com.au –––––– Canopies And Trailers 24 Transport Drive BROCKLEHURST NSW 2830 T: +61 2 6888 5311 E: greg@canopiesandtrailers.com.au –––––– CJP Self Storage 98 Stanbel Road SALISBURY PLAIN SA 5109 T: +61 8 8182 3455 E: enquiries@cjphire.com.au –––––– Forster Tuncurry Storage 4 Boona Street, FORSTER NSW 2428 T: +61 414 433 288 E: nelsonsteve6@gmail.com –––––– Lock'n'Store East Rockingham 135A Dixon Road EAST ROCKINGHAM WA 6168 T: 1300 317 431 E: hello@locknstore.com.au –––––– Mid Murray Storage 6 Walker Avenue, MANNUM SA 5238 T: +61 8 8569 1726 E: info@midmurraystorage.com.au –––––– Port Fairy Self Storage Unit 1, 215 Princes Highway PORT FAIRY VIC 3284 T: +61 493 450 035 E: portfairystorage@gmail.com –––––– Roomia Self Storage 477 Dohertys Road, TRUGANINA VIC 3029 T: +61 418 816 935 E: matthew@storageinvestments.com.au –––––– Side By Side Storage 15-17 Rowe Street, AVOCA VIC 3467 T: +61 433 998 316 E: trent.91@hotmail.com –––––– SPM Joinery 56 Cottage Lane, HACKHAM SA 5163 T: +61 418 890 489 E: admin@spmjoinery.com.au –––––– Store It 272 Bond Road, TE AWAMUTU WAIPA 3800 T: +64 21 227 1984 E: giles@shedit.co.nz

StoreStuff Self Storage 32 Nevis Street, Petone LOWER HUTT NZ 5012 T: +64 204 109 4300 E: tomsuggate01@gmail.com –––––– Techniblock Pty Ltd AFT The Techniblock Trust 2/981 Mountain Hwy, BORONIA VIC 3155 T: +61 3 9720 7700 E: accounts@techniblock.com.au

PROVISIONAL MEMBER Tom Parker MILTON QLD 4064 T: +61 493 188 679 E: tparker@parmacproperty.com.au –––––– Beau Littlejohn LANCEFIELD VIC 3435 T: +61 490 054 100 E: beaulittlejohn639@gmail.com –––––– Kelly Mackay NERANG QLD 4211 T: +61 7 5596 4099 E: kmackay@ibsportal.com.au –––––– Megstin Trade and Invest PTY Ltd KINGSHOLME QLD 4208 T: +61 487 497 966 E: freekvt@icloud.com –––––– Sebastian Tegen-Anderson Unit 5, 32 Ross Street FOREST LODGE NSW 2037 T: +61 439 839 575 E: sebastian.tegenanderson@outlook.com

SERVICE MEMBERS Cobra Electric Fencing PO Box 9, YARRAMBAT VIC 3091 T: +61 413 901 007 E: sales@cobraelectricfencing.com.au –––––– GapMaps SWF08, Level 1, 17 Star Crescent DOCKLANDS VIC 3008 T: +61 3 9670 4569 E: kolt.luty@gapmaps.com –––––– J.P. Morgan Securities Australia Ltd 85 Castlereagh Street, SYDNEY NSW 2000 T: +61 3 9633 4038 E: richard.b.jones@jpmorgan.com –––––– JLL Level 25, 420 George Street SYDNEY NSW 2000 T: +61 428 460 000 E: mitchell.cope@jll.com –––––– PICHA Group PICHA Projects 37 Boundary Road MORDIALLOC VIC 3195 T: +61 1300 086 695 E: dan@pichagroup.com.au –––––– Suncorp Bank Level 23, 80 Ann Street,BRISBANE QLD 4000 T: 131 155 E: steven.hammond@suncorp.com.au

www.selfstorage.org.au

NEW SERVICE MEMBER 43

Exceeding expectations

The SSAA welcomes Millennium Technology in New Zealand.

Millennium Technology is a trusted partner with more than a decade of experience in the self storage sector.

They integrate with all the major providers, such as PTI, Sentinel, ICT Protégé GX, Storman, and Sitelink, and possess exceptional engineering knowledge and proficiency in facility security and automation systems.

If you have a self storage facility in New Zealand and are looking for top-of-the-line security, access control, facility automation, and IoT solutions, Millennium Technology can help.

As an end-to-end solutions provider, Millennium Technology is more than just another installer. Their team of experts assists self storage clients every step of the way, regardless of whether you’re a large corporation or a family-owned business.

Millennium Technology takes pride in standing behind its solutions and continuing to support its

clients in the long term, giving them peace of mind that your systems will operate reliably well into the future.

So why wait? Contact one of their friendly consultants today, with no strings attached, to discover how Millennium Technology can enhance your existing or upcoming self storage facilities. l Contact Millennium Technology on +64 7 929 2671 or email them at info@miltech.co.nz or view their website www.miltech.co.nz to see how they can exceed your expectations.

Help storers visualise your spaces with our beautiful HD 3D rendered storage unit diagrams 100+ sizes & types available · Use on your website & online booking · Custom sizes available

Explore sizes & read more at bigbuddaboom.com.au/3dunits

As a facility owner, the last thing you want is unutilised space. So what do you do with all the little voids too small to be a standard unit?

Turn those unutilised spaces into a valuable part of your unit mix with the new Series 1000 Locker from Stoco.

Each locker is a secure, interlocking, selfcontained storage space. The standard 1m² size is perfect for students, travellers,

or tradies. Custom sizes are also available, so you can cater to specific local needs.

The lockers can be installed during facility construction, or ordered and assembled after you’ve opened. Easily assemble a whole bank in just a few hours for versatile storage that fits anywhere and looks great.

Don’t sweat the small stuff - make it work for you with the Series 1000 Locker.

No more unutilised space Discover more projects like this