INSIDE:

262012

January 2015

28 Armstrong Ceilings help an Academy with a new hart

How to Specify Safe and Effective Lift Solutions

In Broad Daylight

A Special Report

January 2015

Cover Story:

Armstrong Ceilings help an Academy with a

new hart

See Page 28

Highlights4London falling behind the rest of Europe behind on green efforts

6Derwentside Homes wins Prestigious Enviromental Award

9Security integration moves beyond PSIM

11Legionella – back to basics?

16Changing places in the healthcare industry

25Securing supply: a real challenge in a changing market

�PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

PubliSHer: ralph Scrivensralph@pssmagazine.co.uk

ProDuCtion: lucy Drescherlucy@pssmagazine.co.uk

ACCountS:accounts@pssmagazine.co.uk

Print: Mixam Print

is published 10 times a year by PSS Magazine

www.pssmagazine.co.uk

42 Wymington Park, rushden, northants, nn10 9JPtel: 019�� �15�25email: mail@pssmagazine.co.uk

regiStrAtion: Qualifying readers receive PSS free of charge. the annual subscription rate is £80 in the uK, £95 for mainland europe and £115 for the rest of the world.

Single copies £10.

Some manufacturers and suppliers have made a contribution toward the cost of reproducing some

photographs in PSeM.

PAPer uSeD to ProDuCe tHiS MAgA-Zine iS SourCeD FroM SuStAinAble ForeStS

Please note:no part of this publication may be reproduced by any means without prior permission from the publishers. the publishers do not accept any responsibility for, or necessarily agree with, any views expressed in articles, letters or supplied advertisements.

All contents © PSeM Magazine 2014

iSSn 2046-5920 (Print)iSSn 2046-59�9 (online)

PubliC SeCtor eStAteS MAnAgeMent

www.twitter.com/pssustain

Seeking admiration?Look no further.

When your company is performing efficiently, managing risks effectively and growing sustainably your clients, peers and rivals are bound to take notice.

Each day we work with businesses and industry groups to facilitate best practice across the globe by helping clients drive performance, manage risk and grow sustainably through the adoption of international management systems standards, many of which BSI originated.

Working with you, our expert teams will help transfer this trusted knowledge to the heart of your organization.

That’s our business, enabling yours to perform better. To become moresuccessful. More admired.

Talk to us on 0845 080 9000 | bsigroup.com

news

4 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

news

5PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

England is falling behind in implementing green policies, and is being overtaken by other countries as a leader in environmental awareness.

That’s the stark warning from a leading British waste management company which is dismayed at repeated delays to good sense green policies while European neighbours forge ahead.

According to the BusinessWaste.co.uk company, at least two countries will overtake English plans to implement a charge on single-use plastic bags, with one high-profile mayor promising a complete ban.

“It’s quite clear that while our politicians drag their feet, their colleagues across the continent are pressing on regardless,” BusinessWaste.co.uk spokesperson Mark Hall says.

Hall notes that England is already playing catch-up with the rest of the United Kingdom, with a plastic ban surcharge, with some of the most enlightened waste laws already a reality thanks to the Scottish government.

A plastic bag surcharge in not expected in England until at least October 2015, and even then small businesses (such as your local corner shop) will be exempt.

The much-delayed regulations come as UK government figures say that 8billion single-use bags are issued every year. That’s an average of 120 per person.

“Compare this to France”, says Hall. “They’ve voted to ban single-use plastic bags completely from supermarkets by 2016.

“A ban is end-to-end green thinking. A surcharge could be seen by cynics as a money-raising exercise in a country that is already taxed up to its eyeballs.”

On top of the French supermarket ban, Paris mayor Anne Hidalgo has announced that the city is to ban single use sacs plastiques altogether. This is part of a raft of green policies which include a ban on older, more polluting cars, and the encouragement of smog fighting roof gardens.

In Israel, legislation is working its way through the Knesset which would eliminate plastic bags, while giving out free reusable alternatives through coupons attached to householders’ utility bills.

“Israel’s in an elegant solution that invests in alternatives while enforcing a surcharge followed by a ban,” says Hall, “But that’s nothing compared to Denmark, where they’ve been on top of the problem for a decade.

“The average Dane uses four plastic bags per year. Four.”According to BusinessWaste.co.uk, these moves amply illustrate

foot-dragging by officials in England, who only acted after long running campaigns in the press and by many in the waste management industry.

“It’s taken years for Whitehall to even acknowledge there’s a problem that needs addressing,” says Hall, “and now we are far, far behind – not just on supermarket plastic bags but on other environmental targets as well.”

The company is calling on ministers and officials to speed up implementation of environmental policies which would save British businesses millions of pounds in the long term.

“We should be at the forefront of this battle,” BusinessWaste.co.uk Mark Hall says, “But once again, we’re the sick man of Europe.”

http://www.businesswaste.co.uk

London faLLing behind the rest of europe behind on green effortsOther capitals lead the way as England stalls

Construction on Senate House North Block has begun in earnest with work on one of the most innovative features of the re-development, a rainwater harvester, signalling the

start of the project.Senate House has an iconic status as one of London’s major

landmarks. The rainwater harvester will give the Grade II listed site even greater significance bringing sustainable technology into the historical building.

Rainwater harvesting is the process of collecting rainwater in a large tank and channelling it for use elsewhere. A 14000 litre capacity tank has been lifted by crane over the side of Senate House into a space created by a 10 tonne excavator below the courtyard – which will eventually become the central feature of the building with its free-standing glass roof. This tank will collect rainwater from the glass roof, cleanse it using ultraviolet light before the water is re-directed to a tank situated on the 6th floor. Here it will provide a regular supply of water to the building’s toilets, and play a role in reducing the building’s carbon footprint.

Professor Trevor H J Marchand, Professor of Social Anthropology, has an interest in this type of technology and its origins. Professor Marchand said: “The fitting of a rainwater harvester as part of the refurbishment project for the Senate House North Block is welcome news indeed. This sets a strong precedent for the ways that sustainable technologies can be harmoniously integrated with London’s architectural heritage. It’s vital that we conserve our historic

buildings, but perhaps even more importantly that we do so in ways that are environmentally responsible.”

This is a notable construction project as it is one of only a handful of times that a rainwater harvester has been retrofitted into a listed building, a fact the project team is extremely proud of. It also represents a major first step in the construction process at Senate House and, along with the glass roof, will be an important feature of a site that aims to seamlessly integrate state-of-art-facilities with traditional character.

Senate House North Block is scheduled to open in June 2016 to coincide with the start of the centenary celebrations, and the building will be a symbol of the exciting vision of the School’s future.

e.agubor@soas.ac.uk

grade ii building meets sustainable technology: innovative rainwater harvester installed in SoAS Senate House north block building

Portakabin Hire, the UK’s leading interim modular building specialist, has delivered a record number of school buildings and classrooms to accommodate around 22,000 school

children in the last academic year.Demand was so high that in the two months prior to the start of

the new autumn term, Portakabin Hire installed over 1,000 modular units at schools from Penzance to Penrith, accommodating nearly 9,000 children. This is an increase in pupil accommodation of more than 40 per cent compared to the same period last year.

According to the Local Government Association, despite the creation of an additional 90,000 primary school places, an extra 130,000 places will still be needed by 2017/18, and a further 80,716 new secondary places will be required to meet the growing demand by 2019/20.

Commenting on the issue, Robert Snook, Director and General Manager of Portakabin Hire, said, “The rising birth rates and demographic changes are still putting acute pressure on primary school places nationwide but particularly in London and the South East. The provision of modular teaching accommodation for short-term use is a highly effective solution that more LEAs and schools are turning to. This allows them to react very quickly to place planning issues, which can be very difficult to predict. And we can help ensure there is no compromise on the quality of the classrooms by providing education environments of the very highest standards.”

In the London Borough of Lewisham, Portakabin Hire provided a complete, self-contained primary school in just eight weeks from receipt of order to handover. The decant accommodation was required to allow Lewisham Council to refurbish and extend Adamsrill Primary School to meet the demand for new places.

Margaret Brightman, Strategic Places Manager at Lewisham Council, said, “We needed the decant school very quickly to be able to provide additional school places in time for the start of the new academic year. Portakabin already had a stock of primary school buildings ready configured and for us to use. Hiring the buildings gave us the flexibility to meet the school’s rapidly changing requirements.”

“The classrooms are lovely and teaching staff are very happy with them. We were surprised how spacious they are compared to older school buildings in London. The Portakabin team worked exceptionally hard to bring the project within our targeted budget and to our deadline. They are a very responsive company to work with and I would have no hesitation recommending the approach and the facilities to other schools and LEAs.”

The 1,300m2 building will be in use for the next year and accommodates 270 key stage one pupils and 25 children in the nursery. Facilities include nine classrooms, a nursery, main hall, school offices, outdoor play area, reception and kitchen.

Portakabin teaching accommodation for hire can be configured and fitted out to the exact requirements of each individual school and site – as learning clusters, standalone teaching blocks and generously-sized, light, modern classrooms. The approach is completely flexible – classrooms can be linked to the existing school, the floor area can be increased or reduced in line with local needs and the demand for places, and the buildings can remain in use for as long as needed.

By completing most of the building work before getting to site, Portakabin is able to radically reduce programme times, improve the safety of school sites and ensure much less disruption to teaching. Interim facilities can also be timed for installation during school holidays or over weekends.

Portakabin Hire offers a complete package of services to ensure every project is completely hassle free. This includes project management, planning approvals, ground works, fitting out, furnishing and installation of services, climate control, access ramps, security and alarm systems.

For further information about interim education buildings to address place planning issues in primary and secondary schools, visit www.portanews.co.uk, email information@portakabin.co.uk or call 0845 401 0010.

portaKabin hire sees reCord deMand froM sChooLs for high QuaLitY interiM teaChing aCCoMModation

‘s

news news

• news • news • news • news • news • news • news • • news • news • news • news • news • news • news •

6 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 �PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

A new white paper ‘Reduce costs and risk with an effective security strategy’ offers insights into the importance of security strategy for business continuity as well as the impact on

organisations of getting it wrong.Published by Emprise, leading support services provider, the paper

shows how a new approach to security strategy delivered significant results and cost savings for a leading university; and how organisations are risking damage to their brand and reputation by not having an effective strategy in place.

The paper demonstrates how organisations can add value as well as save up to 30 per cent of their security budget by taking an integrated approach. It also provides top tips for helping companies improve their security strategy.

According to research1 perceptions of corporate behaviour now matter more than perceptions of products and services. A report of 300 major companies around the world2 showed that reputation is now the biggest risk concern, mostly due to the rise of social media, which makes it harder for companies to control how they are perceived in the marketplace.

Although security is a multi-billion pound industry - the British Security Industry Association (BSIA)3 says its member companies have a combined turnover of £4.33bn and according to the SIA (Security Industry Authority)4 there were 382,377 active SIA licences in January 2014 - the trend in the last few years has been for decisions about security to be mostly financial.

Security can be seen as a cost rather than an investment. However, an effective strategy, which considers how to best protect an organisation’s assets – people, physical, technical and infrastructure; and mitigate any risks, can save an organisation time and reduce overheads.

A physical presence can help put people’s minds at rest and help them feel safer, whilst a security risk assessment will identify threats and vulnerabilities and their effect on business continuity and performance. Technology is an effective partner for manned services acting as a deterrent as well as providing evidence.

If people do not feel safe at work then productivity can fall and staff turnover increase; and if visitors have a negative experience then this can influence how an organisation is seen. Many companies fail to recognise the impact of negative perceptions both off and on-line. With social media identified as a real risk for a business, damage to reputation can be instantaneous.

Working in partnership with an outsourced service supplier to deliver the strategy can provide a wide range of benefits. Outsourcing can add value and create efficiencies including cost reduction, flexible staffing, recruitment and training, quality assurance and save time.

The case study shows how the university involved was able to see both added value and an improvement to its business operations as a result of outsourcing its security, along with greater interaction with its students and student union.

The challenge for organisations is how to provide a cost effective security solution whilst managing its brand and reputation. The benefits of outsourcing security services to deliver an effective strategy provide a strong argument for improving an organisation’s security systems as well as contributing to the bottom line.

To download the full white paper please visit www.emprise.co.uk/security

getting seCuritY strategY right Can reduCe Costs and risK- ‘An integrated strategy can reduce costs by 30 per cent’

- ‘Reputation cited as top risk concern for organisations’

Derwentside Homes has earned a prestigious award for the hard work

it is doing to reduce its environmental impact.

The North Durham housing provider has taken a number of steps in recent years to be more sustainable across all of its business operations.

Led by environmental and sustainability officer Lynne Campbell, efforts have focused

on cutting energy use - and the organisation’s carbon footprint - limiting waste, improving recycling rates and reducing the amount of water it uses.

Since 2013, Derwentside Homes has been a member of the Sustainable Homes Index For Tomorrow (SHIFT), which measures how well housing associations are doing when it comes to sustainability.

And this year, Derwentside

Homes has achieved a bronze award which means its performance has been carefully benchmarked against other housing associations.

The award was given out at a ceremony at Olympia in London last week, organised by Sustainable Homes which administers the scheme.

Lynne Campbell of Derwentside Homes said: “SHIFT independently benchmarks

how environmentally sustainable all aspects of Derwentside Home’s business operations are. All aspects of our sustainability performance are put under scrutiny including our overall strategy and management and how much energy our buildings, including homes and offices, use and how we are trying to reduce it. It also monitors the measures we have in place in our offices to

improve out our environmental performance and the impact of building new homes.

“By achieving a Bronze SHIFT award, it demonstrates the real steps we have taken to reduce our energy use and carbon footprint and make our policies and practices more sustainable.

“But being more sustainable isn’t just good for the environment. Reducing energy use and using resources more efficiently also reduces our costs. That allows us to reinvest resources in local communities.

By taking steps, for example, to reduce the energy efficiency of our housing stock, our customers also save money on their energy bills helping people who are in fuel poverty.”

The SHIFT awards are recognised by the government and housing bodies including the National Housing Federation and the Chartered Institute of Housing.

Andrew Eagles, Managing Director of Sustainable Homes, said: “These awards are all about recognising progress

and achievement in improving the quality of residents’ homes. Derwentside Homes should be proud of the strides they are taking to improve – especially at the moment when cash from the government is so limited.

“It’s important to remember that when we talk about ‘environmental performance’, it’s not some abstract ‘nice-to-have’ badge. For residents, investing in this stuff means lower bills – as well as a higher quality of life. SHIFT members are at the forefront of

sustainability. They have committed to independent assessment and are working to reduce their impacts.”

derwentside hoMes wins prestigious enVironMentaL award

The Portakabin Group has secured a £10 million contract for the off-site construction of two new buildings which will provide clinical services during the 3Ts Redevelopment of the Royal

Sussex County Hospital in Brighton.Procured under the ProCure21 framework, the contract, which

uses a Yorkon off-site solution, includes construction of the Portakabin Group’s first six-storey building in the health sector.

Brighton and Sussex University Hospitals NHS Trust has appointed international construction and engineering group, Laing O’Rourke as the supply chain lead for the 3Ts Redevelopment, which will provide new facilities for general medical, specialist tertiary, trauma and teaching services locally and across the region. The two modular buildings are due for completion in autumn 2015 and will provide purpose-designed accommodation for clinical services, which in turn will create space for the site redevelopment whilst ensuring continuity of care.

The six-storey building will house services such as nuclear medicine, physiotherapy and rheumatology outpatients, offices, a radio pharmacy, and a rehabilitation gymnasium. It will remain on site until stage one of the 3Ts Redevelopment is completed in 2019. The facility is designed to accommodate cardiac, gamma and specialist CT machines on the ground floor. The second building will provide three levels of ward space and is located in a semi-enclosed courtyard on a steel transfer platform above the existing A&E department. It will remain on site until a new cancer centre is completed towards the end of the redevelopment.

The off-site approach will allow the constrained courtyard site to be utilised and the Yorkon modules will be craned into position over a plant room building. This operation will be carried out over a number of weekends to minimise any disruption to patient care.

By using a Yorkon modular solution for both schemes, the facilities will be built to permanent standards with a 60-year design life and in compliance with NHS requirements, but have the flexibility to be removed, recycled and relocated to another site or can remain in place. Off-site construction is also reducing the programme time to allow the early commencement of the main redevelopment.

The steel-framed modules will arrive on site around 35 per cent fitted out, and the first building will be handed over less than six months after the units arrive on site.

Commenting on the project, Simon Ambler, Director of the Portakabin Group, said, “Brighton and Sussex University Hospitals

NHS Trust is an existing Portakabin Group client, who we are delighted to be working with again. This is a highly complex contract which will involve constructing two Yorkon buildings with detailed technical specifications, on an extremely constrained and busy hospital site, in a short time frame and simultaneously.”

“The clinical building is also our first six-storey scheme in the healthcare sector which demonstrates the advanced performance capabilities of our Yorkon off-site solutions.”

Duane Passman, Director of 3Ts at Brighton and Sussex University Hospitals NHS Trust, said, “These two buildings are crucial to unlocking the space for the main hospital redevelopment to go ahead and to providing the highest standards of care during that programme. Some of our existing facilities are nearly 200 years old – among the oldest in the NHS, and can no longer meet the needs of our patients or clinical teams. Subject to the approval of the programme’s full business case, work on the redevelopment’s main scheme will begin in autumn 2015. When complete, it will significantly improve patients’ care and experience.”

The Yorkon clinical buildings will require 90-minute fire protection to the structural elements and the very close proximity of both schemes to the adjacent hospital buildings requires additional detailing to meet fire separation requirements.

The Portakabin Group has an extensive track record in the healthcare sector, having completed a wide variety of bespoke building projects using Yorkon off-site solutions, including ward extensions, self-contained theatre blocks, emergency care units, haemodialysis centres, offices, community clinics, and complete hospitals, with all the speed and quality advantages of off-site construction.

The Group has recently delivered the UK’s largest and most complex modular building project to be built in the health sector – the new Women and Children’s Centre at North Middlesex University Hospital.

For further information about Yorkon off-site building solutions for hospitals and clinics, call 0845 2000 123, email contact@yorkon.co.uk or visit www.yorkon.co.uk

PortAKAbin grouP AWArDeD £10m ContrACt For tWo neW CliniCAl builDingS At royAl SuSSeX County HoSPitAl

news seCuritY & aCCess ControL

8 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 9PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

A majority of local councils fear they will fall short of hitting their savings targets for a wide range of construction projects, from schools to hospitals, in 2015 – adding to the strain on public

services according to research from Scape Group, the UK’s leading built environment procurement company.

Four in five local authorities (80%) have a savings target set out for their revenue spend on built environment projects for 2015, with the average target being a 15% saving. But just 31% of local authorities are confident about hitting this financial goal, leaving 69% fearful that they will fall short.

Concerns are even greater over capital spending targets: 62% of councils have set a 2015 target and are aiming for an average saving of 17%. But more than three quarters (77%) lack confidence in achieving this.

Schools and colleges are expected to place the most pressure on local authorities’ financial resources for built environment projects in 2015, followed by health and social care services and highways and infrastructure.

Public building projects have already been hit hard by spending cuts in the last twelve months. Urban councils saw their revenue budgets for built environment projects fall by 15% in 2014 compared with an average 13% loss of finance in rural areas. Capital spending on council construction also fell by 10% on average in urban areas and 4% in rural areas.

These growing financial pressures have taken a significant toll on councils’ ability to progress built environment work. Nearly three in four (73%) have had to cancel or postpone a planned building

project in the last two years. Suppliers’ inability to work within their available budgets is the most common reason that has caused projects to be axed, with 46% of councils affected.

Mark Robinson, Group Chief Executive, comments: “Councils are faced with the unenviable task of using a shrinking pot of money to maintain and improve the buildings that house vital public services. A failure to progress with planned construction projects will leave many areas desperately short of school places and healthcare capacity while their existing infrastructure decays.

“There is no ‘rabbit out of the hat’ solution; the answer has to come from smart financial planning and innovative ways of working within these constraints. Individual councils can often be disadvantaged in supplier negotiations, but the collective strength of procurement frameworks can push for better deals and still benefit local communities by prioritising spend with neighbouring businesses and supporting apprenticeships.

“Despite councils’ concerns, there are ways to beat the inevitable financial hardships coming over the next twelve months. It is about time that local authorities brought capital and revenue budgets together and started pushing the market for guarantees on building performance to improve sustainability. A willingness to be bold and adopt smart thinking for planning and procurement can ensure local construction projects are not left to suffer the wrath of austerity.”

A full copy of the Value Added Spending Monitor is available online http://scapegroup.co.uk/scapevaluespendmonitor.pdf

2015 saVings targets out of reaCh for Most LoCaL CounCiLs

Majority lack confidence in hitting their savings targets for built environment projectsSchool and college building work is the biggest source of pressure on council finances

•

•

Mitie, the FTSE 250 strategic outsourcing company, has extended its relationship with Durham University for the next three years, in a contract worth £5m.

The renewed contract will see Mitie continue to provide integrated facilities management (IFM) to the higher education institute, at its main Durham campus and the Queen Campus in Thornaby.

A team of 100 people will be responsible for delivering a comprehensive range of services including cleaning, landscaping, pest control and total security management.

The contract award builds on Mitie’s expertise in the education sector, where the company already works with a number of prestigious establishments including Queen Mary University and Oxford Brookes.

Phil Holland, managing director for Mitie’s IFM business, said: “We are delighted to be extending our relationship with Durham University. In the past four years we’ve been committed to transforming FM services and have continued to add value through altering work routines, providing supportive management to the facilities teams and acting as a trusted advisor for the client, offering expert advice and recommendations on service delivery.

“We are now looking forward to further developing a tailored FM strategy and providing the highest quality of services for the University’s students, staff, visitors and guests alike.”

Mitie was originally awarded the contract in 2010.

Find out more at www.mitie.com

Mitie awarded three-year extension with world-renowned Durham university

A few years ago PSIM (Physical Security Information Management) became a popular buzzword in both the physical and logical security sectors. In its

broadest sense, the term sought to describe the increasing unification between IT security and physical security systems, which became inevitable with the increased adoption of IP services throughout business and society as a whole.

In the case of physical security, this phenomenon has revolutionised the approach the industry takes to its products and services. Manufacturers, specifiers and installers have had to adapt and evolve to meet the expectations of the market (and in many cases, the wider public). However, the security sector as a whole has moved on and the expectation of an IP connection is now simply a basic necessity rather than a defining characteristic. Full integration between often complex and crucial systems is now the goal of security operators and providers alike. Paradoxically, whilst the technology is undoubtedly becoming more and more complex, the overall goal is to provide operators and installers with solutions that are actually simpler to use and install.

bringing together aLL the eLeMents

PSIM has been highly successful in bringing together physical and logical security systems, but the expectations on integration have grown significantly as well. The security market now demands more joined-up physical security technology. Common integration components include:

Access control (physical locks and doors),CCTV systems,Intruder alarms,Firefighting systems,Buildings’ services controls (including environmental systems and lifts) ,Centralised business systems (and Schools Information Management Systems – SIMS),HR systems.

Whilst physical and logical security were traditionally isolated from one another, equally many of the individual physical security and management applications were too. The inability of these various facets to work directly together was a frustration when it was clear that the overall management of a facility could be enhanced and made considerably simpler and more efficient by doing so.

Bringing together the various elements has been made achievable by two improvements –

The ability of many security and management systems to be connected to a universal Internet connection,The development of systems and software which are capable of administering and simplifying the operator’s task of running multiple functions from a single portal.

True security integration has only really been made possible with the advent of systems which are highly compatible with one another (often using shared/agreed standardised protocols) and offer the ability to network these

•••••

•

•

1.

2.

previous disparate elements. The second hurdle has been to understand the popular standards and to create software systems which are able to bring the strands together as a whole.

Continuous surVeiLLanCe and ControL of faCiLities

Whilst security systems are traditionally used to combat intruders and protect against attacks or thefts, some organisations actually face a substantial threat from what is sometimes termed ‘insider theft’. Modern integrated security systems can be used as an effective deterrent against such threats.

Take the example of a busy warehouse. With items being moved in and out rapidly, it can be easy for a worker to remove items (especially small ones) without necessarily being noticed by colleagues or human security operators. In this example CCTV surveillance may not be enough to detect a problem alone, however in combination with an integrated stock taking system and monitoring of access to the facility it is much easier to investigate unaccounted losses and to check video footage for the missing items. Equally, it can be a powerful tool to defend the honesty of staff members where there is suspicion or doubt.

VisuaL VerifiCation

With a truly integrated combination of security and business/building control systems there are fresh opportunities to use these existing investments. A good example of this is the administration of facilities management resources. Visual verification from CCTV and security software systems can be used to monitor the movement of authorised staff as well as intruders.

A practical application for this could be the intelligent use of environmental temperature control and lighting. An integrated security system can detect the use of designated areas within a facility and intelligently manage the use of resources, especially outside normal working hours, to reduce any wastage in unoccupied areas. Equally this visual verification technology could be used to monitor human and vehicular traffic around a facility to analyse any congestion or to influence planning decisions.

eMergenCY situations and fires

Integrated systems can also play an important role with regards to safety of people on site. Fire alarms are far from a new technology, however when used in combination with all the other buildings control systems, the combined solution can play a vital role in safety.

In the event of a fire the alarm will probably be the first system to activate. In a modern integrated system this can alert the security team and if required automatically escalate the warning to the emergency services. Proactively it can automatically restrict access to dangerous parts of the building and consult HR records or check ID restricted access logs to see who has entered and left the facility - providing a more accurate account for the emergency services and security teams to assess the situation. CCTV systems can then be used to assess if people are trapped within the facility

and even to investigate dangerous areas and the spread of the emergency, without putting lives at risk.

tiMe and attendanCe

For organisations that run strict timekeeping and shift-based business models security systems can be used to administer accurate time and attendance recording. Secure access control records when staff enter or leave a facility as well as enforcing security. It can also measure when staff visit different parts of the facility (for example the WC or food service areas) to ascertain an accurate record of the actual working patterns. When also linked to CCTV and logical access of IT systems, the HR department or security operators can see exactly what is happening.

using LegaCY sYsteMs and offering the best roi

Intelligently installed integrated physical security systems can offer an attractive return on investment. Firstly they allow the ‘mix and match’ purchase of systems to best suit requirements and budgets. Secondly, they allow the use of existing legacy systems and the inclusion of components that are either very specific to their role or financially would be problematic to replace.

A good example is the use of CCTV cameras, where the best solution may be a healthy mix of modern megapixel cameras are other legacy or specific environment systems. In the past it would have been harder to use different specifications of camera on the same network but integrated systems are specifically designed to cater for this eventuality.

integrated sYsteMs offer great fLexibiLitY than eVer before

Whilst PSIM has undoubtedly bridged the gap between physical and logical security, the developments that have taken place since have, arguably, been more helpful to security operators and installers. The connection of physical security to IP-based systems was a vital development in the security industry as a whole, but the synergy between physical systems is bringing the evolution of truly self-aware solutions even closer.

Traditionally organisations and installers dealt with a complete solution which was mutually exclusive to other solutions and offered little in the way of upgrades and evolution options. Making any changes required serious contemplation and often involved large budgetary commitments that were often untenable.

The combination of physical security and IP systems has also radically altered the installer market. Installation specialists increasingly have to understand both IT and physical security disciplines to offer the best solutions to clients, but the trade-off is that as an industry the security sector is able to grow and offer exactly the solutions that customers require.

Security customers now have greater control over their investments and a greater confidence that it is a wise investment in a wider economic landscape that is achieving sustained growth again. www.tdsi.co.uk

SeCurity integrAtion MoveS beyonD PSiM

LegisLation heaLth & safetY

10 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 11PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

The façade of a building is often interpreted as an indication of what is inside, even though this perception has been challenged countless times, resulting in the

idiom – “It’s only a façade”. The façade of a building is the first to

greet visitors and users. This is especially true for public sector real estate, which finds itself under more intense scrutiny and analysis than any other property sector. The introduction of Display Energy Certificates for larger public sector buildings and the latest changes to the Approved Document Part L (2013) have only added to the constraints which govern the management of these properties, not to mention the difficulty in dealing with the great variety of buildings of different designs and ages.

However, in a rapidly changing world, the public sector needs to be seen as a role model, including in the sustainability and energy efficiency aspects of building management.

The changes being brought by the desire to improve building energy efficiency are similar to the changes which have led to façade engineering becoming a standalone profession. This shift is based on the increased complexity of the façade systems employed in designing and building new forms as well as the need to ensure long term performance with low maintenance costs.

In order to understand why public sector real estate is changing, it is necessary to consider the impact of the latest updates to relevant legislation as well as advances in façade design and materials. These aspects are relevant for all types of properties, although they become more evident in tall buildings.

Main tYpes of faÇades There are two basic types of façades:

traditional and modern. The main difference is that traditional façades are generally loadbearing while modern façades tend not to be. However, the division in two main façade types is very general and needs to be caveated by mentioning that modern façades are generally understood to be represented by curtain wall façade systems although this is only one of the many modern façade systems.

A curtain wall façade is a non-loadbearing external skin generally defined by modularity and flexibility. There are several types of curtain wall façade systems:

The so-called ‘stick’ system which is made up of metal profiles (generally made from aluminium) called mullions and transoms which are assembled on site to create a grid or frame. The Double Glazed Units (DGUs) are then secured to the framing

•

with pressure plates which in turn may be covered with architectural capping profiles. The unitised façade system comprises the same components as the stick system but all the components are assembled in a factory-controlled environment and then delivered to site for installation. This system is widely used today, accounting for most of the façades in modern buildings and generally the only suitable façade system for tall buildings due to speedy installation times. Panelised façade systems are similar to the unitised system but the prefabricated modules are generally much larger and can accommodate different types of materials and components, such as precast concrete, metal framing and windows. Precast concrete façade modules are cast in moulds in a factory-controlled environment and then delivered to site to be installed, usually by crane.

Other modern types of façades are defined by their extensive use of glass and metal connections and are known as structural sealant glazing or structural glazing (such as bolted or suspended assemblies). These façade systems will give the façade a smooth surface.

Early modern buildings have used a combination of traditional construction with modern façade systems (not curtain walls). Typically, most of the façade has a stone or precast concrete finish with windows installed as vertical or horizontal ribbons or individual openings.

It is important to distinguish between the different types of façades as this will dictate the availability of options for improving the building fabric energy efficiency.. The relatively new goals and targets for increased sustainability and energy efficiency are in contrast to a historical legacy of ineffective and inefficient running of the estate.

the fabriC of the pubLiC seCtor estate

The difficulty in dealing with the public sector estate when considering the availability of options for fabric improvement lies also in the different types of real estate ownership. Generally, the long-term perspective in property management prevails. However, this may not always be compatible with certain types of ownership such as short-term leasehold. It is only where the site is owned outright that the full improvement potential can be unlocked.

Another aspect which needs to be considered is the building usage and the need

•

•

•

for business continuity. This is true for all types of buildings and especially so for hospitals and social housing. In conjunction it will be required to carefully assess the options for façade improvement in order to identify the most cost-effective and least disruptive route. At this stage the input of a façade engineer is required and subsequently throughout the project so that the long-term performance requirements can be achieved within time and on budget.

For instance the façade refurbishment of Guy’s Tower in London, the tallest hospital building in the world, took two years and was carried out without interrupting the hospital activity. This was possible with careful consideration being given from the outset to adapting the new façade design to the existing building in order to identify the most suitable option.

Universities ‘benefit’ from the legacy of the 1950s – late 1970s construction boom, when many high rise buildings were built using modern façade systems, mainly precast concrete and stick curtain walls. However, the façades have not been upgraded to reflect advances in materials, technology and architectural trends, even though the mechanical and electrical equipment has usually been updated. Without an upgrade of the façade it will not be possible to utilise the new services to their full capacity. Furthermore, although façade improvements may be considered capital expenditure, they have a longer life than services, so in the long term the façade investment will be recovered and there will be full benefit from the improved façade performance and aesthetics.

One such example is the Arts Tower in Sheffield, a Grade II* listed modernist building. The tower is owned by the University of Sheffield and was completed in 1966 with a modern façade comprising a basic aluminium curtain wall system. After 45 years of service, the decision was made to replace the entire façade with a modern system similar to the original façade. In a project of this type the improvement on performance compared to the original construction is relatively easy to attain. Difficulties arise when other aspects such as listed building status or vacant possession need to be taken into account. A clear distinction becomes evident between existing buildings and new build construction in regards to options for improvement.

iMproVeMent of existing buiLding faÇades

It has been successfully argued that improvement of existing buildings is more sustainable than demolition and replacement

the Changing faCe of taLL buiLdings

By Tudor Pop, Associate Director CBRE (Building Consultancy - Façade Engineering)

with new. Traditionally constructed buildings have fewer options available for improvement compared to modern buildings due to their intrinsic construction details and materials. For instance, the social housing sector has benefited from a multitude of guides and advice on the refurbishment of high-rise dwellings. The benefits associated with such projects are not only in energy efficiency but also aesthetic.

Another option available for façade improvement of high rise building is overcladding. This is particularly suited to high rise dwellings as the benefits from energy efficiency improvements are immediate. One downside is the high cost of this system, depending on design and materials, when compared to the more basic external wall insulation (EWI) systems.

The specific building usage is an important factor in the decision making process. It has been demonstrated that traditional and historic buildings can be used in a sustainable manner as long as certain criteria are fulfilled. Research carried out by Wallsgrove demonstrated that pre-1900 buildings in the Justice Department estate can be more energy efficient than the great majority of similar modern buildings. However, these results are dependent on the specific usage of these properties when compared to similar modern buildings. In fact, after reviewing the Display Energy Certificate information available for public buildings it is clear that the great majority of buildings do not have good ratings. Even new builds find it increasingly difficult to achieve a high rating with an acceptable budget.

new buiLd ConstruCtion perforManCe in the pubLiC seCtor estate

The latest changes to the Approved Document Part L 2013 became official in April 2014 and introduce further constraints for new builds. Specifically, new build high rise dwellings will find it difficult to achieve the requirements of AD Part L 2013 when using curtain walls. As explained previously, unitised curtain walls are the most cost effective façade system for this type of construction.

The public sector has had a number of successful new build projects in terms of energy efficiency ratings. For instance the Brent Civic Centre has a rating of BREEAM “Outstanding” and manages to bring under one roof different departments from 14 separate buildings. However, the main challenge is the long term performance of such complex buildings, both from an energy performance and financial perspective. Complex modern façades are extremely costly to maintain and require constant attention if they are to sustain the intended level of performance.

The public sector estate faces many challenges in the quest for improved energy efficiency and sustainability, and not least from modern façades. The key will be finding the right balance between preserving the quality of front-line services and effecting cost efficiency measures, while at the same time adapting to a shifting legislation context and improving the performance of the building fabric.

Andrew Steel, MD of Airmec reminds us that there are no magic wands when it comes to Legionella control – but just throwing money at the problem

is not the answerAvoiding Legionella outbreaks is a

constant concern for any building or facilities manager and there is certainly no shortage of advice to be had; especially since the guidance and regulations were updated last year. The challenge is to find your way through the maze and understand what inspectors are looking for, and devise a regime that is both effective and affordable for your premises.

The guidance is written by experts with the cumulative benefit of massive amounts of experience: in other words it is good stuff. Take time to absorb it, act appropriately, make sure your staff training s up to date and you should have no problems.

Of course, budget is not the main issue here, and the potential consequences of an outbreak far outweigh the matter of the hefty intervention charges HSE inspectors can levy if they don’t like what they see. Nevertheless, signing up for the latest big and probably expensive idea will rarely provide a panacea. Do take time to ponder how you can best balance the law and code of practice guidance with your real-world budget.

The current bible for Legionella control, published by the Health and Safety Executive, is the 4th edition of what is known as “ACOP L8”, the Approved Code of Practice and Guidance on Regulations for the Control of Bacteria in Water Systems. To be clear, an ACOP is not actually a law, but it does enjoy special legal status.

The fourth edition, published in 2013, aimed to simplify and clarify the advice. In practice the main changes it introduced centered on removing the technical guidance, which is now published separately as HSG274. It is only upon reading the fine print of HSG 274, Parts 1 to 3 dealing respectively with evaporative cooling systems, hot and cold water systems and other systems, that you may find that some of the intended clarity could be lost on you!

However, the way to achieve certainty and clarity is probably not to throw money at what might not be a problem after all. It may be far better to take a holistic view of the systems in your premises, review your schematics and risk assessments; and then tailor preventive measures to what you can afford and have the resources to do properly.

There’s no point in fitting devices if you are unaware of their limitations. Look, for instance, at the trend towards UV sterilisation of taps and shower heads, which might seem, at first glance, to be a panacea – indeed they are a good innovation. Such devices are, however, only part of a potential solution when combined with a robust water management plan. There may be less capital intensive alternatives which will be just as effective. Can you afford to manage that risk as well as to service the capital cost and maintenance of the units? If so, all well and good, if not, perhaps a more pragmatic approach is called for?

There is, at the end of the day no magic wand: risk management always starts with a comprehensive risk assessment, which should be treated as a live working document and not something that can be filed away for two years. It might be thought that every responsible organisation already has such a live risk assessment…but surprisingly few do: there is a lot of work out there which is either outdated or just plain inaccurate. Yet the cost of dealing with a positive lab analysis or even an outbreak rises dramatically, as does the cost of business disruption, if there is not a good risk assessment to work from.

HSE inspectors rightly look for proof that you understand the risks in your premises and have a plan to deal with them – and they want to see documented proof that you carry out that plan. Whether that plan involves fitting brand new hardware or flushing old taps regularly or, more likely, a combination of both is up to you. Just be sure that you have enough knowledge of your own systems to make the right management choices and never, ever take your eye off the ball. There are no fit and forget solutions to be had.

www.airmec.co.uk

LegioneLLa – baCK to basiCs?

Lifts & esCaLatorsLifts & esCaLators

12 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 1�PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

In this article, Richard Clarke, Director at Schindler UK, a leading provider of lifts and escalators, looks at some of the key issues surrounding the specification of lifts

to help public sector estates managers ensure the highest standards in safety and reliability.

Lifts are an essential means of providing vertical transport for all users, from the very young to disabled, elderly and infirm people and others unable to safely use stairs – but are one of the few types of transport available for continuous unsupervised use. They can also be one of the safest modes of transport when designed and maintained to strict standards.

In large and complex buildings such as hospitals, lifts are even more critical, providing access for patients in wheelchairs or beds travelling between theatres and wards, and are fundamental to maintaining efficient traffic flows.

The life cycle of a lift is longer than most other forms of transportation and building equipment, which means that lift design has to be carefully considered to ensure ongoing safety, performance, and accessibility.

KeY Considerations for new Lift eQuipMent

We would always advise that the lift manufacturer works closely with facilities managers or the users at the design phase of a project. This will allow the precise usage requirements to be ascertained prior to manufacture and the lift specialist’s experience can be used to add value to the project.

In a hospital environment, for example, lift specifications are clearly set out in HTM guidance. However, the estates manager may not be aware of the latest advancements and innovations in lift technology that can significantly enhance security and traffic flows.

As a starting point, look closely at how each lift will be used. It is important to separate different types of uses – passenger lifts for staff and visitors, and FM lifts for transporting supplies and equipment.

MoVing passengers around Large and CoMpLex buiLdings

A major challenge in all large buildings is how to move visitors around the building, particularly at peak periods, quickly and efficiently. We would recommend running a traffic simulation programme to assess the expected passenger numbers in order to calculate the number, size and speed of lifts required. This will help avoid queues forming in lift lobbies at peak times. For example, in a hospital environment we need to know the number of patient beds and visitors allowed. Are visitors allowed at any time or are visiting hours between set periods? If the latter, there will be heavy use at peak periods and requiring potentially more lifts. We would also expect these passenger lifts to be used to move staff around the building, as well as visitors, so would look at staff numbers and typical arrival and finish times. And consider the location of staff changing facilities, which should ideally be near to the lifts.

Consideration also needs to be given to bed passenger lifts for a healthcare environment. These keep patient movements separate from the day-to-day running of the building to preserve dignity and privacy, and facilitate infection control. The operation of these lifts to meet specific building requirements should be discussed during the planning stages.

When specifying bed passenger lifts, we look at the specification and size of hospital beds to be able to specify the correct car size. Hospital beds are now very sophisticated. What equipment will the bed have with it and how many people will accompany a patient? With this information, we can ascertain the lift door sizes, and lift car requirements.

Doors also need to be capable of staying open for longer when moving beds compared to standing patients. Using the latest lift technology, this facility can be automated and door opening speeds can be varied according to each use.

fM troLLeY Lifts FM trolley lifts will transport supplies

across the building complex. An option in larger buildings is for lifts to be linked to

sophisticated robotic systems which are then linked to the lift operating system. For example, when goods are delivered to a building the robotic systems are programmed to carry the items from a logistics hub to a pre-determined floor where staff can then unload them.

As part of the specification process, consideration must be given to the most appropriate finish for the lifts. We would advise stainless steel for high traffic applications because it is highly durable, and easy to clean and repair.

prioritY ControL for LiftsMany organisations are increasingly

looking at how lifts can enhance security by giving staff the flexibility to take over access in emergency situations, such as major incidents or a security breach. This means moving away from push button operation to more sophisticated destination control technology, which allows faster and more efficient passenger flows, from predictive call entry to touch-less operation. These card-driven systems can adapt the lift to meet the needs of the user. The passenger simply presents a card at the port and a screen will activate use of the lift.

Lifts can also now interface with a building’s security systems – an important

advantage for areas of restricted access, and lift use can be limited to personnel carrying a security pass.

new innoVations in Lift design

Lift technology is continually advancing. Recent developments set new standards in flexibility, space efficiency and reliability. Variable car sizes should be available as standard to suit individual project requirements. Control cabinets can be fitted into the landing door frame and drive systems can be installed in the lift shaft. The less space taken up by components, means more space for passengers.

how to seLeCt a Lift ManufaCturer

The onus is on the lift supplier to ensure the equipment complies with the European standard – EN 81, which is a statutory requirement. Two new statutory standards are being introduced:

EN 81-20 sets out the safety rules for the construction and installation of passenger and goods passenger lifts (electric and hydraulic). This will replace both EN 81-1 and EN 81-2 and contains many technical amendments.EN 81-50 sets out the design

•

•

requirements, calculations, examinations and tests of lift components. This replaces the information mostly found in the annexes of EN 81-1 and EN 81-2.

These new standards will have a three-year transition period. It will therefore be July 2017 before new lifts put into service must comply with EN 81-20 and 50. During the transition period lifts can be installed either to EN81-1, EN81-2 – or EN81-20 and 50. The applicable installation standards, however, must be stated on the Declaration of Conformity provided to the lift owner at the time of hand over.

Make sure the lift supplier has a strong track record in the project sector. Look at what major schemes it has successfully delivered and talk to its customers.

And consider how the new lift will be maintained. Older lift equipment will have plant rooms but it is now more cost effective to specify machine room-less lifts. Be aware that maintenance may have to be carried out in the lift lobby but these lifts are now the industry standard although they can still be adapted to specific project requirements.

sustainabiLitY features As with all other parts of a building,

sustainability now influences lift specification and design, and the equipment can contribute to a scheme’s BREEAM rating. Energy-efficient features can include LED lighting, which has a service life up to 20 times longer than standard bulbs, and standby mode for when the lift is not in use. Traffic simulations will ensure optimum use and speed and that too many lifts are not specified.

An A-rated classification will provide reassurance of energy-efficient performance and clean drive technology can reduce energy consumption by up to 30 per cent. With a sustainable design, a lift system can also be almost 100 per cent recyclable.

A good lift manufacturer will help facilities managers procure the correct lift equipment at the inception of design to deliver a lift that is completely fit for purpose over time. The equipment then has to be maintained and updated according to current requirements and the manufacturer’s guidelines. Compliance is crucial, as is the need to invest in the equipment to maximise up time and most importantly, to ensure passenger safety and a positive user experience.

For further information about Schindler lifts and escalators, call 01932 758100, email info@gb.schindler.com or visit www.schindlerlifts.co.uk.

how to speCifY safe and effeCtiVe Lift soLutions

washrooMwashrooM

14 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 15PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

We are all acutely aware that finding solutions to the effects of global warming, the rising tide of waste and an increasingly

energy-hungry population has never been more urgent.

This challenge is driving innovators all over the world to develop groundbreaking new technology that can slash the energy we use and the waste we produce in a sustainable and cost-effective way.

Commercial washrooms are a prime example of over-use of energy and wastage on a massive scale. As companies grow and expand - and with building development in countries like India and China on the increase - the problem will only getting worse if more sustainable ‘green’ solutions are not put in place.

There are 70 million washrooms worldwide, and 20% of these are fitted with energy-hungry dryers, of 1600W-2400W. None of these conventional dryers monitors real time energy use and every one of these washrooms is inspected and maintained manually.

But then when you factor in that a massive 80% are still using damaging and very expensive paper towels, you can see why there is a clear need for something that disrupts this very inefficient market. Paper towels alone account for over 54 million trees per year, contributing to 35% of waste in land fill sites. Overall, the scenario is hugely expensive, wasteful and inefficient.

There are also massive corporate responsibility implications here. Large corporations are increasingly called to account for the impact they have on the environment and need to demonstrate how they are minimising this long-term - and in a sustainable way.

The solution is ‘smart’, cost saving, low energy hand dryers that dry quickly and don’t break down. They are a green alternative to paper towels, and overcome the energy-hungry and inefficient short-life expectancy of conventional brushed, motor technology based hand dryers.

Energy consumption and product longevity - supported by provable usage data - are the critical factors contributing to the overall sustainability of a hand dryer within a building. Let’s also not forget expensive paper towels and all the associated environmentally

unfriendly processes of ordering, storage, replenishment and disposal.

Smart hand dryers are breaking new ground because they have the lowest carbon footprint per dry of anything on the market and incorporate innovative Data Intelligence that enables the hand dryer to be closely monitored.

Data Intelligence has massive benefits. It’s a unique, easy-access platform that draws realtime washroom and traffic data from the technology onsite, and gives businesses, facilities managers and building managers a smart way to accurately measure cost savings, improve carbon efficiency and manage the cleaning of washrooms based on real-time footfall data for single or multiple sites where the dryer is installed.

In effect, it gives an accurate snapshot of how the washrooms within a building are performing. This information - combined with trend analysis - efficiently schedules inspections and cleaning visits, saving costs and avoiding wasting staff time. As a result, profitability goes up.

Smart dryers also incorporate an innovative and patented ‘energy recovery system’ and ‘curved air delivery technique’. These products use unique, intelligent sensors that continuously track hands and wirelessly report to the Data Intelligence portal.

This intelligent solution can help businesses worldwide to make real savings and reduce their impact on an already overloaded environment.

WHAt A WASte! Meeting A globAl CHAllenge tHe intelligent WAy

Architectural designers and contractors are being given a new solution to a growing problem over specification and installation of accessible hygiene

facilities in schools.New Department for Education guidance

(Building Bulletin 93) sets out a minimum space requirement for the specialist hygiene rooms, but there are no specific guidelines or

criteria for the equipment therein. Clos-o-Mat, Britain’s leading supplier of hygiene rooms and their equivalent Changing Places assisted accessible toilets, is delivering a solution- a “pick ‘n’ mix” service that encompasses design advice, supply, installation, commissioning, project management, and on-going service & maintenance.

“As more mainstream schools accommodate pupils with special educational needs, there is growing demand from the schools for inclusion of a hygiene room- but confusion over what exactly is needed,” observes Kelvin Grimes, Clos-o-Mat’s dedicated hygiene rooms & Changing Places project manager. “Hygiene rooms are, in essence, Changing Places assisted, wheelchair-accessible toilets that are not open to the public. We have completed so many successful projects in both sectors that we know the key requirements and most practical options for each client’s budget, space etc. Thus we can give a coherent service that will deliver the optimum best value for immediate needs, and future-proof the room for other pupils thereafter.”

Clos-o-Mat’s ability to deliver is demonstrated in that, in Kent alone, it has, in the past two months, supplied and installed 4 x hygiene rooms at different schools for the same contractor. “We have a 50+ years’ pedigree in provision of disabled toileting solutions,” adds Kelvin, “That is brought to bear, in that in addition to accessing the standard hygiene room equipment, we can apply our knowledge of the specific needs of children, who may require a raft of considerations from toilet and washbasin height to toilet support systems.”

To assist all involved in the process, Clos-o-Mat has published white papers addressing accessible school toilet provision and specifically hygiene rooms in educational environments.

The papers can be accessed via the company’s website www.clos-o-mat.com.

CHAnging PlACeS to Set A StAnDArD For SCHool Hygiene rooM ProviSion

Expert scientists have found that jet-air and warm hand driers can spread bacteria in public toilets. A recent study shows that jet and warm air hand driers spread

bacteria into the air and onto users and those nearby. The findings have significant implications for cleaning, facility and hospitality managers responsible for equipping washrooms in public places.

The study, designed by expert medical microbiologist Professor Mark Wilcox of the University of Leeds and Leeds Teaching Hospitals, and funded by ETS, compared different hand drying methods and their potential to spread bacteria from hands into the air. Jet air driers were found to spread greater numbers of bacteria-carrying water droplets and to spread them further than other drying methods. In addition, the bacteria still continue to be present in the air for a considerable time after the dryer has stopped.

The study has been peer reviewed and published in the Journal of Hospital Infection. It is presented to a global audience of professionals, including expert epidemiologists, microbiologists, public health practitioners and directors of infection prevention and control, at the Healthcare Infection Society (HIS) International Conference in Lyon, France, taking place November 16-18, 2014.

airborne disseMinationIn carrying out the study, the

researchers contaminated hands with a

harmless type of bacteria called Lactobacillus, which is not normally found in washrooms. This was done to mimic hands that have been poorly washed. Subsequent detection of the Lactobacillus in the air proved that it must have come from the hands during drying. The experts collected air samples around the driers and also at distances of one and two metres away. Air bacterial counts close to jet air driers were found to be 4.5

times higher than around warm air driers and 27 times higher compared with using paper towels. Next to the driers, bacteria persisted in the air well beyond the 15 second hand drying time, with approximately half (48%) of the Lactobacilli collected more than 5 minutes after drying ceased. Lactobacilli were still detected in the air 15 minutes after hand drying.

Cross ContaMination“It is not acceptable to have

contaminated air in washrooms,” said Marc Van Ranst, professor in virology and chairman of the Department of Microbiology and Immunology at the University of Leuven in Belgium. “Cleaning and facilities managers and those running sporting or catering establishments need to have access to the very latest advice on minimising the spread of infection in washrooms and public places, and to act on it.”

Containment of infection in public places and particularly in washrooms, is also a priority for governments and public health experts. Stories of the spread of infection in a hospital setting continually hit the newspapers across Europe. The extent to which jet-air and warm air driers dispel microbes in the washroom environment raises serious questions concerning policy guidance to avoid the spread of infection in hospitals and other public environments. This research clearly shows that hand drying with single use towels has the least risk of airborne microbial contamination. Professor Wilcox commented: “We increasingly

emphasise the need to wash hands to control the spread of infection, but we have not considered the best way to dry them. Best does not solely mean convenience. Drying hands using electric driers risks spreading microbes in the washroom, and this is clearly not desirable when trying to limit the spread of bacteria or viruses from person to person.”

drY hands are hYgieniC hands

“The importance of hand washing to prevent spread of infection is widely accepted. However, to date hand drying has received much less attention,” commented Roberto Berardi of the European Tissue Symposium (ETS) who commissioned the study. “Correct hand drying completes the hand washing process and reduces the risk of microbe transmission. Hand drying alternatives in public washrooms are based on either water absorption (single use paper and textile towels) or water dispersal (warm air driers, high speed air driers). This research adds to the existing body of evidence demonstrating that hand drying using towels is associated with lower numbers of microbes both on the hands and in the washroom environment than with warm air or jet air driers,” he concludes.

www.europeantissue.com

expert studY finds Jet and warM air hand driers ContaMinate air in washrooMs Bacteria are blown into the air, onto users and onto bystanders, risking cross contamination between washroom users

KeY findings:Air bacterial counts close to jet air driers were 4.5 times higher than around warm air driers and 27 times higher compared with using paper towels.Next to the driers, bacteria persisted in the air well beyond the 15 second drying time, with 48% of microbes still airborne after 5 minutes. Lactobacilli were still detected in the air 15 minutes after hand drying.Drying with warm air and jet air driers resulted in widespread droplet release; contamination was found on all areas of the body demonstrating potential for spread and inhalation to other washroom users.Airborne bacteria were dispersed one metre away within the first five minutes of sampling and bacteria were found up to two metres away.

•

•

•

•

washrooM

16 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 1�PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

Hospitals are failing to provide proper facilities for thousands of out-patients and visitors, yet that could be transformed simply by

installing appropriate toilets.One in 284 people in the UK need a

Changing Places toilet. Yet of the UK’s 2300 hospitals, only 8 have the ‘bigger and better’

accessible (disabled) facility. “On average we visit the toilet 8 times a day,” elaborates Robin Tuffley, Clos-o-Mat marketing manager. “Out patients and visitors often need to go to the toilet when on hospital premises. For many people, who need the help of a carer, a standard accessible toilet is inappropriate, lacking the space and equipment they need. As a result, they either have to be changed on the toilet floor- a degrading and germ-ridden experience, soil themselves, or go home before being seen. A Changing Places toilet meets their needs, and provides an appropriate, hygienic environment.”

To help estates and facilities managers easily understand the need, the requirement and the criteria, Clos-o-Mat, the UK’s leading disabled toileting solutions provider, has published a white paper: Provision of Changing Places Accessible Toilets in the Healthcare/Hospitals Industry.

Available for download from the company’s website www.clos-o-mat.com,

the white paper covers the rationale behind a Changing Places toilet, quantifies the need to provide such a facility in healthcare establishments, and covers legislative and ‘good practice’ guidelines. Thus the document covers, in one source, all data to make an informed decision on installation of a Changing Places toilet.

Unlike a conventional accessible (Document M type) toilet, a Changing Places toilet is a minimum 12m2, and has additional equipment of a height adjustable, adult-sized changing bench, hoist and privacy screen.

Since the Changing Places concept was developed, over 500 have been installed across the UK, with Clos-o-Mat being the leading supplier. The company is unique in being able to offer, in-house, design advice, supply, install, commissioning and ongoing service/maintenance, backed up by in-house project management of a Changing Places toilet or hygiene room.

www.clos-o-mat.com

CHAnging PlACeS in tHe HeAltHCAre inDuStry

Airdri, a world leader in hand dryer development, announces the availability of its two new hand dryers, the Quest™ and Quazar™.

These models have been submitted to the UK Noise Abatement Society for Quiet Mark assessment and both have been awarded this international mark of excellence, further demonstrating Airdri’s commitment to the development of quiet hand dryers.

Designed to comply with the standards set out by both the Quiet Mark and the American Disability Act, the Airdri Quazar™ is an ultra-slim dryer with a stunning design. The stylish, wall-mounted hand dryer comes in a variety of cover finishes – black, white, chrome or brushed stainless steel. Its contemporary design will

suit any modern washroom environment, whilst being perfect for facilities limited in space.

The Airdri Quest™ also champions Airdri’s commitment to noise level reduction whilst providing an energy efficient, fast drying experience. This, combined with quick and easy servicing, makes it the perfect choice for high traffic environments.

James Clark, Airdri’s Group Commercial Director, said: “Airdri is committed to breaking down unnecessary barriers in the washroom. Too often the end user is excluded or intimidated by sound levels, poor design and physical placement of products.The shape, size, power or noise of some dryers can alienate people from using them, which has implications for effective washroom hygiene.

“We are delighted that four of our models now hold the Quiet Mark. Our new models uphold the inclusive qualities identifiable with all Airdri products – reliability, design innovation, energy efficiency and low noise output - ensuring that Airdri can provide a hand dryer to meet the needs of any washroom environment.”

For more information about Airdri’s ‘Q’ Range please call +44 (0)1865 882330, visit the website www.airdri.com or email sales@airdri.com

airdri aChieVes aCCoustiC aCCoLade with inCLusiVe new ModeLs Quest™ and Quazar™ debut with Quiet Mark Award

energY - Lighting

To support sporting achievement and enjoyment, sports and leisure facilities require high-performance lighting. LEDs are the ideal solution – providing bright, uniform light and delivering significant energy savings. Earlsmann has recently helped the Finesse Leisure Partnership to

refresh the lighting at its Hatfield Swim Centre, creating a vibrant, welcoming atmosphere for swimmers and divers at the pool.

taKing the pLunge – repLaCing oLd Lighting with Leds

The traditional SON flood lights at Hatfield Swim Centre were past their best. The facilities were becoming increasingly gloomy as more units failed, with light levels averaging 75 lux and dipping as low as 30 lux in places. Lamps needed replacing frequently – a difficult task due to the location of the lights, high up and above water.

Earlsmann visited the Centre and designed a bespoke solution based on its Dover LED flood lighting. It selected three different power ratings for the replacement lighting units: 50 watt, 90 watt and 150 watts. The flood lights were located carefully to provide the required lighting levels while also optimising energy efficiency. Each Dover flood light was angled to give maximum uniformity of illumination and ensure 300 lux or more at the pool edge, where bright lighting helps swimmers to enter and exit the water safely.

MaKing a spLash - iMproVing Light LeVeLs and Cutting energY biLLs

By undertaking comprehensive modelling, Earlsmann was able to develop a tailored lighting design suited to the specific needs of Hatfield Swim Centre and its users. This has resulted in much improved overall light levels and impressive energy savings. The old

lighting used 12kW to produce only 75 lux, while the new Dover LED flood lights provide 300 lux for just 4kW – an energy saving of 66%.

To ensure longevity of the lighting units, and therefore minimise the maintenance requirements, the power supply (driver) has active thermal feedback. This controls the lighting output and maintains an optimum operating temperature for the LEDs, preventing premature failure.

soaKing up a brighter, safer enVironMentWith the new lighting in place, swimmers and divers are enjoying

a brighter, more vibrant leisure facility. It’s a great place to be, and a safer place too – the new lighting helps divers to see the surface more clearly so they can perform more accurate dives.

During the installation, the contractor, Core Electrical, worked overnight to complete one area at a time, ensuring the pool could remain open to the public throughout. Earlsmann worked closely with Core Electrical throughout the planning stage to ensure the installation went smoothly. Dean Hoar, Director at Core Electrical, confirmed that the company was “very impressed with the product and level of service from Earlsmann”.

fiVe-Year warrantY for totaL peaCe of Mind

Earlsmann manufactures its LED lighting units at its factory in the UK, ensuring a high-quality, reliable product underpinned by a full five-year warranty. The company provides a comprehensive range of lighting solutions to suit every interior and exterior application.

Find out more about Earlsmann’s commercial lighting products at www.earlsmann.co.uk, call 08456 434 740 or email sales@earlsmann.co.uk.

new Led Lighting heLps hatfieLd’s swiMMers to see CLearLY

Pre-fabricated biomass energy centre

For further details contact Adam West on 0870 0545 554 www.econergy.ltd.uk/ecoblox* terms and conditions apply

• High quality Austrian manufactured Froling boilers, range of output sizes available

• 5 years warranty on boilers*• High quality premium mechanical and electrical

components• Boilercare service packages (national coverage) • Plug and Play solutions• RHI compliant

ECOBLOX Pre-fabricated 198kW packaged plant room

Renewable Heat from British GasPeace of mind from a lifetime partner

in partnership with

A Company

British Gas New Heating Ltd, t/a EconergyT: 0870 0545 554 E: admin@econergy.ltd.ukEconergy, The Exchange, Colworth Science Park, Sharnbrook, Bedfordshire MK44 1LQ

Econergy AdV3_Layout 1 09/07/2014 15:01 Page 1

energY - Lighting

LED lighting should now be the norm, there’s no excuse for fitting energy-guzzling CFL, halogen and even incandescent bulbs in our schools, offices, public buildings or homes. All the options you need are readily available and with guaranteed quality. One of the names

you are most likely to hear when you enquire about replacing outdoor lighting with LEDs, is NIGHTeye from Timeguard, the firm that has consistently led the way with its combinations of innovative design, superior quality and fast-fix convenience.

design The original ultra-compact pan-and-tilt Timeguard LED

NIGHTeyes broke (IMAGE LED200PIRB) the mould and were a completely new concept in outdoor lighting design. Small and yet remarkably powerful, these floodlights are compact and stylish enough to be used anywhere.

A range of more business-like looking LED floodlights followed, (IMAGE LEDX20PIRB) with precision- designed lenses and reflector plates to ensure that the light that is emitted is not only diffused and more pleasing to the eye, but also give more comprehensive coverage for security. The polycarbonate casing and easy wiring, make these lights an installers’ favorite. After all, these safety and security lights are likely, by definition, more likely to be in high and relatively inaccessible places!

However, successful as the first NIGHTeyes were, the market soon let it be known that nothing is ever going to displace the original, traditional bulkhead design altogether. So then Timeguard designed new LED bulkhead lights that are compact, strong and attractive, (IMAGE LED88PIR) with the same design edge as the original NIGHTeye models. Clever lens diffusers ensure that they emit an even spread light ideal for both safety and security Lighting, making them a direct replacement for old-style bulkheads.

This winter has seen the addition of New super slim options to the range. IMAGE new LED Die-Cast Bulkheads + set shot on stairs) Made from solid die-cast metal with polycarbonate lenses for impact resistance, they are tough enough for industrial and commercial installations and benefit from the even light pattern as do other models in the NIGHTeye range, thanks to the layout of the individual diodes behind the frosted light-diffusing lenses. Schools, colleges, offices and back yards everywhere win all-round: energy saving with faster payback, good looks, good quality and a straightforward installation job to replace old energy-guzzling bulkheads.

superior Light output – diffused and wide beaMed

One of the main barriers to more widespread use of LED lighting, despite the obvious energy savings they offer, has been the quality of light output and overcoming this has been at the heart of the investment and design process behind the Timeguard range from the outset. The layout of the diode array, the lenses that cover them and the precise shape of the back reflector plates all combine to create the right lighting effects: effects that make LEDs a suitable replacement for the gentler incandescent, CFL lighting we are used to, and to provide the wide beam coverage that we require from security floodlights.

QuaLitY and reLiabiLitYOf course an LED lamp requires a lot more than the diodes

– there is also a driver which needs to be suitable to last the intended life of the product and a heat sink to dissipate the heat produced and the all-important PIR detectors. The quality of these components is as important as that of the diode in building a long-lasting product. For instance, relatively few of the PIRs on the market are actually rated to switch LEDs which, despite their low rating, do generate a significant spike in switching. Some Led lamps do not even have proper cooling fins.

Very cheap is rarely very cheerful. The most economical lighting of all is the lighting made from quality components which can be fitted and forgotten, and that usually means a trusted brand name like Timeguard. www.timeguard.com

outdoor Led Lighting: traditionaL designs brought up to dateChoice of designs means all outside lighting can now be replaced with the lowest energy option.

19PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

energY - Lighting

20 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

After 12 years of green policies, climate change, legislation and incentives we are beginning to see these affect energy management policy and action at local level. The UK government announced that incandescent light bulbs would be phased out in 2007

which came into effect in 2011. To give some perspective of the UKs resistance to change in in our energy habits we are a full six years behind Venezuela and Brazil (2005), India had already replaced 400 million incandescent bulbs by 2012 (The energy savings and resultant carbon emissions savings was predicted to be around 55 million tonnes per year). So the challenge is to see how many buildings are wasting energy by unnecessarily illuminating them in broad daylight.

The crime is the waste of money, particularly in car parks, loading bays and service corridors which, more often than not, are illuminated by fluorescent tube arrays. Less common but still easily found are the hugely wasteful T8 tubes. Not only do they gallop through electricity, they pose all sorts of disposal problems for the owner/operators; sharps hazard, mercury and phosphorous. And they were not designed for outside use so their useful life is reduced from about 36 months to typically 22 months in car parks. The hazards also apply to T5 tubes but T5s have greater reliability and some flexibility. The greatest attraction to fluorescent has been the cheapness of luminaire units and their universal use up to the early noughties. However the hidden costs are: the life of the bulb, the energy consumed and the operational down time to replace failed bulbs. Between 2007 and 2012 energy prices rose by 63% and with energy price inflation at about 8% p.a. our energy costs in winter 2014/2015 is almost double that of 2007. In bottom line terms that means that a 300 space car park (400-500 T5 fluorescent) now costs in the order of £50,000 p.a. to illuminate.

in broad daYLight An idiom referring to a crime committed that could easily have been seen and prevented.

LED lighting has been embraced with increasing enthusiasm as Local Authorities and property companies realise the benefits of longer life luminaires and significantly lower running costs.

So why is LED so competitive? LED are now capable of up to 100,000 hours life – that is close to 11 years between replacements. In that time a 6’ (1500mm) LED unit will use only 29.4W p.h. compared to a T5 at 56W for the same 2490 lummens of delivered light. ‘Delivered light’ because LED are directed in a ±180o plane, whereas a tube, by its’ design emits light 360 o necessitating reflectors as part of the luminaire design. Notwithstanding the longevity of LED luminaires they offer great flexibility for switching controls with a greater degree of sophistication than fluorescent. Dimming, IP addressing luminaires and daylight sensors are three areas where LED surpass the capabilities of fluorescent. At the highest end of sophistication, luminaires can be individually controlled using their IP address, all monitored from a PC or tablet.

This can realise up to an 80% saving on the operators lighting bill. Unsurprisingly there has been a degree of cynicism by some early adopters as LED systems have been over-sold on the benefits … and the performance issues less well advertised. This is particularly relevant to the lower priced units in the early years of LED luminaires, and before the employment of professional energy managers. Things have changed, although caveat emptor remains the foundation of any purchasing decision.

So let’s talk car park lighting. A car spends 96% of the time parked, 16% of that is in a car park i.e. not at home. To park and collect a car takes about four minutes which is when, in a multi-storey or underground car park, full illumination is needed. So there is no need to light the decks at 100% illumination for 100% of the time. So why don’t we illuminate the car park at, say, 20% for safety and security while there is no activity and bring it up to 100% when there is movement? We have the technology. ‘The math’ is simple; a 29.4W strip is already using less than half that of fluorescent and if it is operating at only 30% for most of the time i.e. <9W we can see how a £50,000 electricity bill drops-like-stone to about £12K or even less. The business case is made. Little known outside the industry is that DECC through the Carbon Trust Agency still offers grants for retrofitted bright white light for commercial property owners. To qualify the purchaser has to procure luminaires from a manufacturer that is on the Equipment Technical List.

Retrofitting LED can be straight forward where the units are swapped out like-for-like but more usually there are issues with plan and configuration and quite often rewiring. A new lighting plan does not necessarily increase the spend. More often than not, fewer luminaires are needed to deliver an EU compliant lighting plan because of the significantly improved performance and engineering of luminaires. A lighting plan will minimize the number of areas in shadow and create a uniformity of light across the parking deck. To really start being smart with lighting it seems almost too obvious to say that lighting demands change with the season. But I can almost guarantee that there is multi storey car park in most cities where the outer parking bays of a car park are literally in broad daylight and yet with the lights on throughout the daylight period. A careless squandering of energy that can be easily remedied using either sensors or timing switches. A modern lighting plan will arrange lighting by sector and outer edges of car parks that benefit from daylight would factor in lighting gains and employ smart switching and sensors. Stairwells and pedestrian walkways tend to have more luminaires and therefore consume almost as much energy as the parking decks. They too do not need to have the lights fully on all the time, although a dim level of say 50% during inactivity is recommended.

So if you have ever wondered ‘WHY are those lights on?’ They needn’t be – particularly in broad daylight!

FIND OUT HOW YOUR ORGANISATION CAN BENEFIT, CALL OUR ENGINEERING TEAM:

CALL +44 (0)113 271 7588 www.wilsonpowersolutions.co.uk

THE WILSON E2 SUPER LOW LOSS TRANSFORMER IS THE UK’S MOST ENERGY

EFFICIENT DISTRIBUTION TRANSFORMER WITH THE LOWEST COMBINED TRANSFORMER LOSSES.

With in-built Voltage management capabilities, it not only provides guaranteed savings through reduced transformer losses but can also deliver the required supply Voltage to your site.

If you are supplied by MV/HV voltage from the grid (11kV) the Wilson e2 is the most cost effective Voltage management solution available today.

We’re happy to recommend the Wilson e2 transformer as part of an integrated

approach to energy savings.Tesco Technical Standards Manager

Installing Wilson e2 transformers at Whipps Cross hospital is an effortless way of driving down operating costs

and lower emissions.Director of Estates & Facilities,

Whipps Cross University Hospital - NHS Trust

THE UK’S MOST ENERGY EFFICIENT

DISTRIBUTION TRANSFORMER

United Biscuits

PAYBACKFROM ONLY5 MONTHS

TO 2.5 YEARS

SAVES9 MILLIONkWh PER YEAR

EXCEEDS NEW EU ECO DESIGN DIRECTIVE

SPECIFICATIONS COMING INTO FORCE

JULY 2015

sustainabLe offiCe

2�PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

For our complete Energy Saving LED PIR Lighting Range.

V ic tor y Par k , 4 0 0 Edgw are Road, London N W 2 6ND S ales Of f ice Direc t L ine: 020 8 4 52 1112 Email : c sc @ t imeguard.com

Introducing the new range of LED Outdoor Floodlights from Timeguard. They give instant brightness just like halogens but use only a fraction of the power.

Save Money . Save Energy . Save Time

LED Lighting Solutions!

Night Eye Range of LEDs

Green and all that the colour stands for became old news a while back. It happened sometime between the new build crisis in which many construction projects – particularly in the residential sector – never made it beyond the drawings stage or, even worse,

ground to a holt mid-construction and the time they stopped handing out the Olympics contracts and the contractors who missed the boat had to come to terms with the fact that, yes indeed, the ship had well and truly sailed.

We all got a bit more enthusiastic after the Olympics though. Team GB worked its magic and, in the last couple of years, there has been a degree of optimism which has infiltrated most industries, with construction setting its sights firmly forward as more projects are mooted going into 2015. The future is indeed looking brighter but is it necessarily looking green?

Cost has always rated highly on a client’s agenda but now it topples most. Those businesses who have survived the last few years are more careful in their spending. If recent times have left any lasting legacy, it is one of caution. People are still looking to make short and medium-term savings and being green, for various reasons, is usually considered the more costly option - and, to varying degrees, it often is.

Because there is a degree of flexibility when it comes to defining a green building and there is no set of guidelines that has been formalised by UK regulation, cost can still over rule sustainable options.

First off, is to address this issue. The ‘materials’ category, for instance, doesn’t have to be the most expensive remit to meet. There are different ways to interpret success for this particular green concern. You may not be able to afford to get materials that have

been obtained from renewable sources and that have been harvested in a sustainable way but, by sourcing some of the materials locally and reducing the energy impact made via transportation, you can still secure some green brownie points.

As well as looking outside of the box, designers and fit out specialists must get their clients looking further ahead from the outset. Given that more eco-friendly solutions and initiatives are designed with the long-term picture in mind, we now need clients to look forward with real vision in order to get them into that green mind set once again.

To properly paint the picture, the consulting contractor must outline the eco-friendly alternatives that are relevant to a project and draw attention to the long-term gains. It has to be sold to the client much as it was say fifteen years ago when green was less of an issue.

The CSR factor generally influences most parties once budget issues have been talked through and overcome. If the company is public facing – selling products or services to the public and maintaining and building a brand with a sense of social responsibility – being green becomes more of an issue. What the client company wants is more likely to be driven by a desire to tick all the right boxes and to please its audience, customers and members of the public etc.

When it comes to commercial property, it is always worth it for the designer or the fit out consultant to appeal to the tenant’s or owner’s role as an employer. The upfront investment in sustainability will have a lasting effect on the users of any building and this is never more keenly demonstrated than in the commercial sector. Here, most employees still spend the majority of their working time in an office and the way that that office functions – its facilities, lighting, ventilation etc – has to have an effect on the health and well-being of the staff.

This runs through to office design and interiors too. Better for the individual to work in sight of a window and reap the benefit of natural light with a few well-chosen plants etc. We all know that happy staff are more productive but think about the sick days saved and the fact that we are all more tuned in if we aren’t feeling lethargic or too hot or too cold.

The economy has had an effect on energy efficiency and sustainability and, truth is, in trying times, key messages tend to go out of the window but there is now room for some balance. There doesn’t have to be an all or nothing approach.

By working with clients to ensure that they meet their green credentials in the most cost-effective manner, we can help to introduce good corporate environmental policies and build and refurbish green buildings that make a difference for the end users years down the line.

weighing up the Cost of a green agendaMichael Page, joint managing director of leading workplace consultant, Saracen Interiors, considers whether green credentials still earn their spot on the agenda for the office environment after over half a decade of belt tightening and stringent budget cuts or is it time to let go?

sustainabLe offiCe

24 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 25PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

As central government announces that it has given up two million square meters of property since the Coalition took power, the equivalent of 20 percent of its estate, it seems more pertinent than ever for the public sector to consider whether it is making the best use of

its office space. When any organisation downsizes, it must consider how to

configure its office space most effectively to ensure it enables its workforce to be as productive as possible. While the immediate environment and provision of space is vital, one element which many organisations overlook is that a sustainable building can have a positive impact on the satisfaction, well-being and productivity of the workforce.

The British Council for Offices’ (BCO) recent research paper, Improving the Environmental Performance of Offices, found that an energy efficient office can be used to motivate employees and, as a result, improve the efficiency of the workforce. For example, if the public sector engages with its workforce to understand which environmental factors are valued by them, they can also gain an understanding of which environmental factors negatively affect them. This enables technical issues which are affecting performance to be addressed, based on employee feedback. One example could be replacing energy inefficient and dull lighting, which will not only improve a building’s environmental performance, but also improve employee wellbeing and productivity, by providing people with a better lit workspace. In addition, with energy costs typically accounting for little more than 1% of an organisation’s costs, compared to staff costs which often amount to around 90%, a one percent improvement in productivity will easily cover the cost of updating any utility provision, and could represent a saving of as much as £50 per square meter.

Most organisations use employee surveys to understand the impact that environmental factors have on the workforce. However, the results of each survey should be put in the context of buildings of a similar age, size and specification. It’s always testing to get all aspects of a building right, and this is particularly true in the public sector, where many buildings are several decades old. However, by comparing aspects of each building with buildings of a similar age or size, through tools such as the Building Use Studies (BUS) methodology or The Leesman Index, this will enable the sector to understand which features are above average and those where improvements are required.

At the BCO we have seen many public sector buildings embrace improvements to their environmental performance over the last few years. At this year’s National Awards ceremony, Number One Riverside - the new home of Rochdale City Council - won our prestigious ‘Best of the Best’ award. The building is now held as a benchmark for the redevelopment of semi-public buildings and

commended in particular for its introduction of open plan and high quality break out areas, which not only increase interaction between employees, but also reduce the costs of running the building, as there are fewer rooms to heat and cool. Another public sector building which is leading the way in terms of environmental performance is The Council House in Derby. Winning the ‘Refurbished Workplace’ category in the BCO National Awards, the judges felt the sustainability credentials were cutting edge. The council has managed to achieve both high levels of user satisfaction and comfort through energy efficient lighting and controls, as well as an improved building fabric and heat recovery to create an energy efficient environment.

While these two examples have achieved high levels of energy efficiency through re-development, the sector can improve its performance by tweaks to its existing building stock. Facilities managers should ensure they are constantly ‘fine tuning’ how the building is operating against its design criteria to ensure the space is operating at maximum efficiency. By analysing the outputs from the building’s management systems, as well as any data gathered from how employees are using the building, facilities managers will be able to understand if their building is performing as efficiently and cost effectively as possible. For those organisations within the public sector which lease their property from a landlord, facilities managers should consider incorporating sustainability service-level agreements when agreeing new leases. This should help introduce a business-supplier arrangement between the public sector organisation and their landlord which is service orientated and based upon ‘value add’ in terms of environmental performance. This should enable the sector to challenge landlords for continuous improvement, where appropriate, which can be benchmarked in terms of service charge provision. However, it’s crucial that any investment by landlords in this scenario reflects the needs of the workforce. It is this sort of targeted investment, based on employee feedback, which has the ability to transform productivity levels and return significant reductions in business costs.

In addition to the improvements to employee productivity and well-being achieved by addressing the environmental performance of a workspace, it is clear that the public sector is now expected to not simply comply with environmental and sustainability legislation, but to take the lead in implementing sustainable practices. In doing so, the sector will not only set a positive example to the private sector, but can also look to inspire public trust in its efficiency.

www.bco.org.uk

iMproVing the sustainabiLitY of offiCes in the pubLiC seCtor

proCureMent

After nearly five years of consolidation and retrenchment, UK plc is starting to grow again, with planning and investment in

new construction or refurbishment projects now on the Boardroom agenda. However, as Occumen’s Rob Alexander explains, construction and FM companies may be struggling to keep up.

For the retail, hotel and leisure and public services sectors, a gradual return to economic confidence means many organisations - particularly in the South East - are looking at expansion; or at least a ‘spring clean’ of their existing property and facilities portfolios. While potentially good news for the UK overall, the impact on the construction and FM supply chain may be a challenge as it struggles to meet this new demand.

From around early 2012, minor weaknesses in the chain began to appear as procurement teams found it increasingly difficult to source skilled resource. Two years later and the chain is showing signs of major strain, to the point where it is now creating major Boardroom challenges as organisations strive to procure the best quality suppliers ahead of their competitors. Those under pressure include architects and construction contractors, equipment and specialist product manufacturers. In procurement terms, the issue is ‘security of supply’ and, as is now becoming evident to a range of companies, without planning and due diligence at an early stage of any construction or refurbishment project, procuring and maintaining supply could mean significant cost.

The hotel sector, for example, is already suffering. Only recently, construction giant Balfour Beatty reported delays to its £30m development of Citizen M’s flagship London hotel. Meanwhile analysis by EC Harris has highlighted project delays caused by a shortage of luxury construction companies. While London may be the ‘golden goose’ for the construction industry, the rest of the UK is very far from being an ‘ugly duckling’ for suppliers.

The private sector is not alone. For example, as DEFRA and the Environment Agency look to mitigate the effects of increasing flood risk across the UK, the availability of specialist flood-resistant

products is almost certain to be squeezed, particularly as resistance specifications are becoming more stringent.

What this means is a reversal in the balance of purchasing power. From a buyers’ market during the early post recession years, FDs and Heads of Procurement are now experiencing a very different relationship with suppliers. The latter now have the upper hand and, as a result, a change in attitude to procurement strategies is now required, as well as broader financial thinking at Board level.

With security of supply under threat, this seller’s market is seeing ‘beauty parades’ being conducted by the suppliers, rather than the purchasers. Negotiations are no longer simply about cutting the best deal, there is far more discussion about which customer can offer the best long-term relationship on the most attractive terms. While choosing the right supplier remains critical to ensure project outcomes meet corporate aspirations and objectives, it is purchasers that now have to make themselves attractive. This can mean bundling projects together to create scale; agreeing more commercially attractive terms or, simply, creating a procurement culture that is perceived as pleasant, reliable and empathic to deal with. However, this could entail an organisation-wide culture change.

Securing supply requires tender processes that offer total clarity. From initial brief to appointment, clearly-written documents and due diligence are critical. This not only provides purchasing security, but also identifies suppliers with the capability to fulfil the contract and that are likely to stay in business long enough to do so. This can involve examination of external factors such as suppliers’ progress on other projects and, if listed, movements in their share price.

Once supply is secured, a framework of contracts which speed-up the process of awarding new pieces of work should be considered. This will keep the purchaser looking attractive while ensuring budget certainty. Best practice also recommends a ‘stage-gate’ project process, with hawk-like oversight to ensure suppliers only pass ‘through the gate’ to the next stage of a project if all contract criteria are met. Here the challenge for the purchaser is to avoid unplanned design, supply or financial

changes that can result in subsequent additional costs or legal disputes.

Relationships also form a major part of supply security. The closer and longer-term these are, the more secure the chain, particularly with professional teams and contractors. This requires strong communication and collaboration skills from the in-house procurement team and smart strategies. Consider ‘grouping’ certain professionals across a number of projects: structural engineers, for example, because they work using generic calculations, rather than architects who provide creative input unique to each project. Alternatively, consider companies that can provide a bundle of professional services for one project.

In combination, all of these elements demonstrate the importance of considering security of supply at the earliest stages of project planning. This may add pressure to financial processes, but meeting the supply security challenge head-on can avoid costly delays or re-thinking further down the line.

seCuring suppLY: a reaL ChaLLenge in a Changing MarKet

2�PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

waste & reCYCLing

It took 18 months to develop but waste management contractor, McGrath, believes it has been worth the wait - the world’s first report that calculates the carbon emissions generated during the

waste management process.In December waste contractor, the

McGrath Group launched a new waste reporting system which provides clients with data on the CO2 emitted during collection and recycling of their wastes. It is believed to be the first in the world to be compatible with Scope 3 Greenhouse Gas (GHG) Reporting.

Since October 2013 all UK quoted companies have been required to report on their greenhouse gas emissions as part of their annual Directors’ Report. The GHG Protocol defines three scopes of emissions: Scope one, direct emissions from in-house sources for example, owned or controlled boilers, furnaces and vehicles. Scope two accounts for emissions from the generation of purchased electricity. Scope three is the optional reporting category which allows for the treatment of all other indirect emissions such as third party deliveries, business travel activities and use of sold products and services. Waste management which is carried out by a third party falls under Scope 3.

Although Scope 3 reporting remains voluntary for all types and sizes of organisation, many are taking a lead and seeking ways to gather data to report their Scope 3 emissions. The public sector is leading the way in Scope 3 reporting with a number of Local Authorities volunteering to submit their indirect emission as well as several higher educational establishments such as the Universities of Leeds and Warwick.

Tim Pryce, Head of Public Sector at the Carbon Trust, said: “While we would always recommend that public sector bodies focus on Scope 1 and 2 emissions first, as they are easiest to measure and control, measuring a Scope 3 carbon footprint can be an enlightening experience. Going through the process can help to highlight inefficiency

in supply and value chains, identifying key areas for improvement and, crucially, saving money.

“A focus on quantifying carbon beyond your own boundaries does more than just help an organisation to reduce its own emissions and energy costs. The public sector often has an important role to play in driving sustainability in the wider economy. Thanks to the scale of its operations it can have an influence through procurement, policies, planning, and education. For example, we have seen a number of cases where including environmental performance indicators in procurement policies has directly led to suppliers greening their own operations, in order to stay competitive.”

To respond to this burgeoning need for more accurate data on indirect emissions, the McGrath Group decided in early 2013 to research the feasibility of developing systems to gather data and report the equivalent carbon emissions generated during the waste management process and make their report Scope 3-compatible.

“We asked our in-house Environmental Team to look into the practicability of developing a methodology for calculating the energy expended during each stage of the waste process,” said Tara Donaghy, Business Director at McGrath Group, “There are basically three distinct stages involved in the collection and recycling or disposal of wastes - transport, sorting and reprocessing - so we needed to determine the energy consumption for each.”

transportTransportation of wastes from client sites

to their point of destination typically involves two journeys. Firstly from the collection site to a Materials Recycling Facility (MRF) where they are sorted into individual material streams and thence to a re-processing facility where it is processed into raw materials for the manufacture of new products. This arrangement is typical for mixed wastes and part segregated recyclables which form the vast majority of

wastes generated from commercial and residential sources. Even wastes that have been pre-segregated will usually be taken first to a MRF to be inspected for quality control purposes and/or bulked awaiting re-processing.

There are of course exceptions. Some waste materials

are taken directly from site to their ultimate destination missing out the MRF altogether: hazardous waste such as asbestos will be removed straight to a licenced landfill site. Organic wastes such as food collected on-site in special caddies will usually be taken directly to a specialist food processing facility. And some MRFs may have re-processing capabilities themselves. For example, at McGrath’s Barking MRF rubber, timber and concrete are processed on-site removing the need for a second journey.

“To determine the energy expended during transportation we needed to calculate the distance travelled and fuel consumption of our vehicles,” explains Tara Donaghy, “We asked the developers of our in-house electronic waste management system to integrate a postcode application which would calculate distance based on site and destination postcodes while our environment team gathered data on the average fuel consumption of the various vehicles in our fleet.”

However, each waste consignment is not transported in isolation – to reduce the cost and environmental impact of the collection process many waste contractors typically combine several collections in one journey. To account for this McGrath made a number of assumptions based on average payloads, weight and volumes of consignments.

sortingDetermining the energy expended

during the sorting phase was less problematic. Their MRF uses an integrated system in which a series of mechanical, magnetic and manual processes are combined to segregate mixed waste streams into individual discrete material types. Mixed waste consignments typically pass through the entire sorting system while others, such as pre-segregated items, may just require one or two of the sorting processes. Each waste type was assigned a combination of sorting processes and using in-house and published sources it was possible to calculate average energy consumption of each consignment.

waste & reCYCLing

speCiaL report: “Using standard carbon conversion factors we were able to convert the energy consumed in the transport and sorting process into equivalent carbon emissions for each waste transaction,” explains Tara.

re-proCessingThe final stage of the waste

management process involves converting the individual material streams into raw materials for the manufacture of new products. The methods differ for each material type but typically this will involve removing contaminants then shredding or crushing the materials into fine particles ready for re-constitution using a manufacturing process.

“Fortunately the calculation of the carbon emitted during re-processing had already been estimated,” said Tara, “We were able to find a number of official sources from published research carried out over the last few years by Defra and other agencies.”

The most recent data on carbon factors for the re-processing was available from Zero Waste Scotland which included carbon emissions for almost all waste types. For those that were not available we made assumptions and used data for similar material streams.

The data was combined with the calculations from transport and sorting to produce a figure for carbon emissions for each waste transaction which can be aggregated across a series of transactions e.g. on a project-basis or for a fixed duration such as a monthly summary report.

endorseMentTara approached independent carbon

consultancy, Carbon Action, to obtain verification of the efficacy of the methodology and that the assumptions were based on sound environmental principles.

“Our team of auditors scrutinised McGrath’s processes to ensure they were capable of producing fair, accurate and representative GHG data in compliance with the principles and requirements of the International Standard,” said Fergal Mee, Director of Carbon Action, “They spent considerable time analysing the logic and assumptions behind the methodology for all three waste processes as well as the accuracy of their calculations in converting energy consumption into equivalent carbon emissions.”

After much haggling between auditors across three continents and requests for clarifications the carbon reporting system was granted accreditation against the

International Standard for Greenhouse Gas Reporting, ISO 14064 part 3 in March 2014.

“This gave our methodology the independent endorsement and authenticity required to help build client confidence in the accuracy of the data,” explains Tara.

Following this the algorithms and workings were passed to the software developers to integrate the new data into their electronic waste management system and prepare a new report format. After a four-month period of testing over the summer of 2014 a trial report was ready to send to a select group of industry experts and influencers including Steve Lee, Chief Executive of the industry trade body the Chartered Institute of Waste Management (CIWM): “McGrath’s achievement marks a major milestone in the quest to quantify the environmental benefits of recycling waste materials and provides the baseline data that will encourage organisations to consider the ways in which they manage their wastes,” said Steve, “This reporting system will also provide organisations that are committed to going the extra mile and submitting Scope-3 carbon returns with accurate empirical data about one of the key contributors to indirect carbon emissions”.

The report provides two carbon data sets – a figure for gross carbon emissions and one for net CO2 emissions which factor in the carbon benefits of recycling the wastes compared to landfilling them.

“The process was fraught with a number of technical and academic hurdles that tested our faith and fortitude,” says Tara, “The challenge now is to improve the accuracy and next year we plan to introduce more scientific methodology to challenge and replace some of the assumptions we needed to make in order for the report to become a reality.”

A sample copy of the report is available to download from www.mcgrathgroup.co.uk/waste-report.

26 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

produCt showCaseproduCt showCase

28 PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015 29PubliC SeCtor eStAteS MAnAgeMent • JAnuAry 2015

PHS Orwak, distributors of Orwak balers and compactors in the UK are now introducing a new Orwak range of high performance power balers which are stronger, faster

and compactly designed to make installation easier in environments with low ceiling heights.

The new “Orwak Power” family of balers incorporates its unique Black Star Technology – an innovative hydraulic system which is based on the reverse technique of pulling the press plate downwards to compact the material rather than the traditional method of pushing it. This has enabled a more compact machine design with the cylinders placed

at the bottom of the baler and means the cylinders are at the strongest point when the pressure peaks.

The slightly spherical shape balers not only provide more strength and durability while using less energy but compacts into very dense bales. PHS Orwak Power balers are significantly faster and can handle high volumes of packaging material while also featuring autostart, extremely fast shutters and short cycle times. They have all attained a performance level D safety rating making them the leader in the industry.

Martin Hewitt, Commercial Manager at PHS Orwak said “The new balers have been designed with the customer’s needs entirely in mind. We have known for some time that the height of the baler can be restrictive and the Orwak manufacturer has redesigned the internal mechanism and lowered the height of the unit, which means they are easier to incorporate into commercial workspaces.

Perhaps more importantly Tomra Compaction has placed a high emphasis on creating a baler with the highest health and safety standards built in. The Power balers all perform a full safety check each time they are used. We are delighted with the efficiency of this new range.”

The Orwak Power Range includes the Orwak Power 3320 which has the lowest installation height at 1980mm and creates the lightest bales, the 3420 is a versatile baler ideal for large volumes of packaging material with a fast cycle time of 24 seconds, a heavy-duty model (3620) and a baler with an extra generous infeed to accommodate large boxes (3820) completes the range.

For more information about PHS Orwak and its new Power Range please contact 02920 809090 or email productinfo@phs.co.uk.

phs orwaK unVeiLs new stronger, faster, dYnaMiC baLer range

Leafield Environmental has refreshed their best-selling Heritage Square litter bin to give their customers even better value for money.

An optional add-on signage kit is now available to provide flexible poster space which can be used to promote campaigns, special events or to generate advertising income from third parties.

The smart and hard-wearing Heritage is a popular choice for local authorities and

many are already placed in high footfall areas in the heart of the local community providing an excellent opportunity to reach large numbers of people.

A personalisation service to feature bespoke branding, straplines and logos is available.

For more information contact 01225 816541 E-mail: comms@leafield-environmental.com Web: www.leafieldrecycle.com

street sMart Litter bins spread the word

Sika’s new £2.5million research and development center in Preston, UK, was opened on 26 November, 2014 by HRH Duke of Kent in an official ceremony to

mark the occasion.Following the acquisition of Liquid

Plastics and Incorez in 2009, Sika has continued to invest in this area of its business to support the development of technologically advanced liquid roofing membranes and new developments in its product technologies - such as the low solvent iCure range. From its Preston site in the North West of England, Sika exports these products all over the world and is leading the field in liquid roof waterproofing.

“Our aim is to develop a Center of Excellence in liquid roofing at our new R&D Center in the UK,” comments Jan Jenisch, Sika CEO. “We recognize the expertise we have in this area and we are excited to develop and nurture that talent to the benefit of our Sika subsidiaries and customers across the globe.”

Construction work on the new research and development center began one year ago on the site of an existing 100-year old warehouse. The new center is twice as large as the previous structure, covering more than a thousand square meters. The research center’s activities will focus on 30 Sika products, including the roof waterproofing and internal floor coatings.

During the official opening, Sika was privileged to be joined by HRH Duke of Kent and the Mayor and Mayoress of Preston. His Royal Highness was given a guided tour of the facility where he could see the Sika chemists in action and learn more about the pioneering work that takes place in Preston.

www.sika.com/

siKa inVestMent reCeiVes roYaL seaL of approVaL

Mineral ceiling tiles and canopies from Armstrong were specified for a school’s first new-build for almost 20 years for their aesthetics,

acoustics and cost.Some 22 Optima L white circle canopies

and a total of 500m2 of Dune dB Tegular tiles on a Prelude 24mm grid, that was angled 45˚ in one area, were selected by Diocesan Architects for a new £1.2million sixth form centre at Hartsdown Academy in Margate, Kent.

The two-storey building at the front of the campus next to the entrance replaces a mobile classroom block which was at least 20 years old with a steel- and timber-framed structure comprising seven small classrooms,

social and study space, and ICT suite. It also doubles as an adult education centre.

Diocesan Architects had to design to strict guidelines in terms of the centre’s funding, with the building having to be delivered for £1,500 per m2, this being signed off by the EFA (Education Funding Agency) prior to a successful grant award to the school.

The Armstrong systems have been used throughout the 500m2, the circular Optima L canopies in the social space and the diagonal grid layout with Dune dB tiles in the student space specifically, with the Dune tiles in all other areas.

Ian Titherington, project coordinator at Diocesan Architects who are frequent specifiers of Armstrong Ceilings, said: “The canopies provide a visual talking point to the social area and reveal ductwork, cables and equipment that would otherwise be covered over.

“The existing building stock was very poor, with many temporary structures including mobiles inherited from other schools and commercial companies. As this was the first new build in the school for almost 20 years our brief was fairly simple. It had to be aesthetically pleasing and fit in the contractor’s budget.”

Installed by specialist sub-contractor Bagley Plastering Contractors for main contractor BEC Construction, the two

Armstrong systems are manufactured from up to 80% recycled content and provide light reflectance of up to 87%.

The Optima L canopies were developed to provide a cost-effective designer solution for open areas, providing excellent sound absorption through their ability to absorb sound on both the front and the back of the system and so aid intelligibility and concentration. They are quick and easy to install under plasterboard ceilings, existing grid systems or exposed concrete soffits. The Dune dB tiles aid confidentiality due to their higher density which enables them to perform to 39dB.

Hartsdown executive principal Andy Somers said: “It is a great place for sixth formers to work and enjoy their learning experience. It has a welcoming and friendly atmosphere and is a comfortable place to study which is important for our young men and women who are preparing for the next step in their educational career including university, higher education, training, apprenticeships and employment.”

The new sixth form block is part of ongoing expansion at the academy which also includes a new music learning centre with digital recording facilities, a community radio station where students learn broadcast and production skills, a 3G floodlit all-weather soccer pitch and a developing sports centre. www.armstrong.co.uk

arMstrong CeiLings heLp an aCadeMY with a new hart

EnergyManagerMagazine

Promoting energy efficiency across the Public Sector

Launching February

2015

www.pssmagazine.com/energy-manager-magazine

Energy Manager Magazine will provide ideas and solutions to all those working throughout the Public Sector, who are striving to reduce their

organisations carbon footprint & become more energy efficient.

EACH ISSUE WILL CONTAIN:

Latest News Case Studies

Product Information Legislation Training

and much more...

••

•••

•

produCt showCase

SL_advert_180x130-vs2.pdf 1 28/11/2014 11:38

The new sports centre at the University of Cambridge has had a unique Solar PV system installed by Ecolution, a leader in the design and installation of

renewable systems. The company designed a bespoke PV system that curves on two axes, resulting in very complex shading patterns and light levels. The system was installed in just four weeks and is estimated to offset 37,409kg in CO² emissions.

Paul Squire, Ecolution’s designer on the project, said: “This was an extremely complex design, and accuracy has been essential throughout – from the individually optimised modules to the building’s BMS connection. It has been a challenging installation as the roof has very sharp falls,

plus the specialist zinc covering needs protecting during installation. The CO² offset targets were challenging and much time was spent designing and demonstrating the system to achieve the BREEAM Very Good standard.”

Ecolution has been working with the building industry for over 25 years, providing renewable energy solutions for over a decade, with an expert team who have long-term experience in the design, installation and maintenance of integrated renewable technologies. Ecolution operates within the commercial and residential sectors, providing solar hot water systems, and solar photovoltaic systems.

http://www.ecolutionrenewables.com

eCoLution powers CaMbridge uniVersitY sports Centre as it turns to green energY

www.fm-birmingham.com

NEC, Birmingham

2015Discovering innovation at the heart of

the facilities industries

24 – 26 March 2015

facilitiesmanagement

maintecCo-located with Show supporters

After a hugely successful launch event, Facilities Management 2015 will return in March for a bigger and better second edition – this is your best opportunity to source new suppliers, network and gain industry knowledge.

Register online today for free admission and avoid the queues – www.fm-birmingham.com

FM15 ad 210x297 (in March ad).indd 1 11/12/2014 12:41