Where to from here?

Rudd van Deventer - SpaceWorx

IntroductionWhere buildings fit inWhat makes HEFMA uniqueWhat options are there for Facilities Managers?Building for SustainabilityGreen Building Council of South AfricaWhat can be DoneBuilding fundamentals for SustainabilityThe Business CaseSources of Funding

GreenCatch all phrase for a wide mixture of concerns and actions with a high ‘feel good’ factor

SustainableBit more science, starting to deal with business models and behaviours and benchmarking

Cradle to GraveEarly efforts at being ‘less bad’, recycling and reducing the waste stream

Cradle to CradleSerious scientific re-engineering of products and materials to reduce degradation of the original materials

Al Gore and the IPCC have done a major selling job on the risks to mankind's futureScientists and climate sceptics argue about the correctness of reports, timing, causes but not the outcomeFarmers depend on seasonal rain and predictable climate to grow their crops to feed usWith that in mind ...

as Dirty Harry said “Are you feeling lucky, Punk?”

Data from Dept of Environment & Tourism

The building sector has the most potential to produce significant and cost effective reductions in GHGFailure to support energy efficiency in building will cause countries to miss emission reduction targetsThe technologies and knowledge exist!

Estimated economic mitigation potential by sector and region using technologies and practices expected to be available in 2030. The potentials do not include non-technical options such as lifestyle changes. Source: IPCC, 2007a.

Article in National Geographic March 2009Building Sector in Blue

Height of bar is cost – all strategies shown will save moneyLeft hand side cheapest Right hand side break even

Transport sector in Red

Data from McKinsey & Company

Left Hand side break even point will change with cost of electricityNote the near absence of Blue

You need to get it right in the design!

Get used to this graph as you will see many more of them!

Data from McKinsey & Company

Because of their footprint, buildings make up a large portion of the effort to reduce green house gas emissionsWhile a major success have been achieved with new buildings ...“75% to 85% of all the building that exist today will exist in 2030”

Gordon VR Holness, President ASHRAE

Buildings can get better with age!

We can’t just wait till the rest of the country gets it’s act together!We already know a lot and can assume that things will stay more or less the sameFor energy benchmarking see SANS 204 compliance SANS 10400 part XA - Energy Efficiency and Energy Use in the Built Environment HEFMA must be part of the solution!Our Government has made a commitment to reduce GHG by 34% by 2020 at Copenhagen

Peak

Decline

Plateau

Data from Dept of Environment & Tourism

Active – Going placesUsing buildings positivelyInvolved in researchKnows their campus, has a good technical view of their responsibility and is ‘In control’In frequent contact with senior management

Passive – Marking timeLow initiativeResponds to requests, management happy‘Under control’

Stealth – ‘Not there’ in a positive senseNo initiative, maintenance mode, ‘cost control’

Non FM – ‘Not there’ in a negative senseRun to failure, BAU (business as usual) driven not drivingUnsustainable budget, maintenance backlog‘Out of control’

Pro’s Con’s

Scale Scale

Opportunities for integration Need for integration

Working with Academics Working with Academics

Provide a framework for interventions Ignore them at your peril

Access to the latest research & thinking Lack of practical approach

Students Students

Existing Buildings Existing Buildings

Grand Architecture Inflexible layouts

Asset base Poor construction

Refurbishment opportunities Historical lack of maintenance

Spaces between buildings Monitoring and control

Green becoming mainstreamSmart power networks, buildings, equipment and tools becoming cheaperBMS is to move from an expensive timer switch to a performance monitor with input from predictive weather forecasts. Adaptive programmingSharing performance statistics with peers to provide insight and encourage feedback loopsSubtler tools for evaluating building performance and find clearer links between quantitative factors, energy, water and qualitative factors, performance, well being and organisational flexibility

Need to Benchmark to monitor progress

Always the starting point, get a set of accurate plans!Size, Gross building area, Usable area (NIA)Occupancy, FTE, Use, Operating hoursGeographic location, Climatic zone (SANS 204)Establish a base load profile

Meter readings, the more the merrier!Connected load

Assessment of power requirementsLightingPlant, Water heating, A/C and LiftsPower equipmentCritical power, Standby and UPS

Add smart metersWhile you are busy also read your water meter

Firstly visualisation, Google Earth and their ‘Model your Campus’Get your GIS base from the Surveyor General or local authority, build your own information in layers on thisYour needs are more complex than can be solved with CAD, including Revit, think beyond HEMIS

Single area can have a lot of attributes associated with itCatchment area and energy consumption analysis

Spaces between buildings criticalIntegrate your development framework with the technical for single view and perspectiveOpen database to other uses; security; IT; Emergency planning; etc.

Tool of choice ESRI ArcGIS programme suiteMost widely used GIS system

BISDM or Building Interior Space Data ModelA GIS framework for recording building spatial dataSupports different perspectives on Buildings

ArchitectureLandscape planningFacilities ManagementEnvironmental ManagementSecurity and emergency planning

Fills the gap between GIS and CAD to better understand the building environment

Benchmarking is dependent on two comparisons; against where you were and then against a reputable international or national source. Critical is the base you use to allow for easy comparisons

MissionTo promote, encourage and facilitate green building in the South African property and

construction industry through market-based solutions

Provide balanced independent objective methodologies to measure and compare different solutions to a single objectivePromote common understanding across different interest groupsProvide localised and focussed solutions for each country Provide tools, recognition and rewards for institutions and people who make the effort

GREEN STAR SA

8 Categories, plus Innovation

Management

Indoor Environment Quality

Energy

Transport

Water

Materials

Land Use and Ecology

Emissions

Innovation

What makes a durable building?Three shortcomings that lead to premature demolition

Substantial under utilisation of existing rightsExisting structure not having the necessary load bearing capacityClear slab to slab dimension too limiting for the installation of proper services

Look at old buildings constructed for natural ventilation with generous internal heightHard lessons learnt in the late 1980’s as IT proliferated resulting in premature demolitions

The exterior surface: changes about every 20 years, drivenby aesthetics, technology or maintenance needs

The foundation and load-bearing elements – expensive to change, with a life of 30 to 300 years

The working Guts: communications, cabling and electricalwiring, plumbing, sprinkling, HVAC, elevators andescalators. Services wear out or obsolesce every seven to 15 years

The interior: Walls, ceilings, floors and doors. Commercialinteriors change about every three years, more frequently with mobile division of space

The furnishings: chairs, desks, phones and equipment. these change almost daily in most commercial settings

The geographical setting: the most timeless and enduring of all attributes

Concept developed by Stewart Brand and Francis Duffy

Green design is an integrative processRequires a new approach from ALL parties70% of the potential energy reduction opportunities are fixed by the time 1% of the costs are spent – shortly after sketch plansRetro commissioning and tuning of systems are an integral part of maintaining low operating costs, FM moving to mainstreamThink passive solutions before active mitigationEfficiency before generation through renewables

Facility managers have much more influence over a facility’s effect on the environment and the people in the buildings than those who designed and built themWorking on a Campus goes much wider than a single building, it’s about how they fit togetherOpportunities with utilities that simply do not exist with a normal buildingEmbrace the challenge

At the recent GBCSA conference it was suggested that all the work with sustainable buildings was only an interim phaseBuildings need to be viewed like farm land and judged by what they contribute to the environmentThis gets us to living systems

conventional green sustainable restorative regenerative

Less Energy Required

MoreEnergy Required

regenerating

degenerating

Living System Design

Technical System Design

Technologies & TechniquesFragmented thinking

Living & Whole systemsPattern thinking

Integrative Design Collaborative and Regenesis, Inc. All rights are reserved 2010

Source: Bill Reed AIA, LEED, Hon. FIGP

Source Eskom 2010

Start with lighting as about 30% of lighting energy is a heat load to the buildingLighting is normally low hanging fruit to save operating costs in an upgrade or maintenance programCount and identify the light fitting in use in the buildingBorrow a light meter if areas are either too bright or too dimLight sources vary greatly in their efficiency so look out for two things

The type of light sourceThe age of the fitting

Occupancy sensors are great for energy saving

Know your system, age, type, advantages and disadvantagesBMS, variable speed drives and motors are normal components in a system upgradeRoutinely do an ASHRAE level 1 inspectionCheck operational settingsDo a maintenance inspection, filters, taps and controlsRe-commission HVAC system, if in doubtCheck energy consumption for abnormalitiesLook into load shifting and economiser cycles

South Africa is a semi arid country particularly the Witwatersrand which is the economic heart of South AfricaImporting water already from Lesotho to meet existing shortfallsWater quality problems already

Reduced dilution capacityEutrophication and nutrient concentrationMicrocystin and superbugsEndocrine disruptors and poor sewage treatment

Back to your building benchmarksActual vs. CalculatedLook at EPA Water Sense

Number of toilets, urinals, basins, showers and other appliances per FTE, area

Metering, again!Fitting efficiency, low hanging fruit for operating cost savingsLandscape, planting and wateringCooling tower water management

Rainwater collectionEasy win where rainwater can be directedPut the tanks in an unusable parking bay, anywhere!Allow dust to settle out and cycle through a natural biofilterLook into green roofs

Use the roof to filter the water and as an abatement measureReduce the Urban Heat Island effect

Waste water, grey water usageUseful in a building upgrade project or older building with a two pipe systemIntegrate with collected rainwater where you are using natural pondsWater use for flushing after basic biofiltration

Not a lot you can do with an existing Campus so focus on behaviourNeed to meet the challenges, correct responses are not always that obviousSpace for bicycles, shower and change facilitiesPreferential parking space for energy efficient vehiclesCar pool and lift club to reduce CO² emissions and educating occupants on impactsIntegration with other public transport initiatives

Viva Gautrain!! Viva Rea Vaya!!

Critical for Health and LearningIndoor air quality, fresh air, filtering, system maintenance, measure CO² in high density environmentsControl pollutants, check on air re-cycling and air exhaust short circuitPositive effect of internal planting and green walls

Control of lighting, task lighting and day lightingOccupant comfort, temperature, air velocity, humidity

Monitoring and feedback Acoustic performance, internal noise levels and external sound penetration

Australian Green Building consultancy who fitted out their own premises and ‘ate their own dog food’Major reduction in sick days and increase in measurable performance increases

South Africa has only started the journey, watch this space!

Import overseas standards and certification agenciesSet up local standards for local materials

Reduce the amount of materials usedUse more sustainable materials and materials with less environmental impactBe aware of the transport cost in CO² emissionsThe ultimate saving is refurbishment of existing!

Flexibility and adaptabilityChange is constant, build for itPlan for change, use flexible, demountable and component based systemsUse life cycle costing intelligentlyUnderstand fashion!

AlterationsManufacturing off siteControlled environment, high dimensional tolerance and reduced waste

2nd Use, don’t throw it away pass it on

Reduce and manage normal wasteWaste audit, yes!Separate at sourceSpace for waste management

Use food and biodegradable wasteGet a worm farmRe-cycle to landscape as compost

Have a system for batteries, electronic and fluorescent bulbs and other polluting waste

Keeping heavy metal, mercury and other pollutants out of the environment

Tax Treatment of certified emission reductions (CERs) from Clean Development Mechanism

CERs treated as service and an export and zero rated for VAT

Special allowance for Energy Efficient SystemsNotional allowance can be claimed for each year of incremental savings – needs to be benchmarked and Energy Savings Certificate issued

Regulation of Energy usage will increaseSANS 204 will be proclaimedPart X Environmental Sustainability added to the National Building Regulations and Standards Act Load shedding regulated Feb 2008

Triple bottom Line principlesAdopt a Centralised Budget View with the Integration of:

Capital ExpenditureRunning CostsRepairs and MaintenanceOther benefits

Work with Life Cycle Costing to motivate moving fundsIntroduce a sustainable charge out regimeRun a cash flow budget not an annual budget

The Clean Development Mechanism is one of the three initiatives from the Kyoto protocol to give the parties flexibility in meeting their targets

Joint Implementation (between annex 1 counties)International Emissions Trading

The CDM enables Annex I Parties to implement projects that reduce GHG emissions in non-Annex I Parties in return for certified emission reductions (CERs)The CERs have a value and can be traded, at a conservative €10/ton CO2 up to €16/ton CO2

While an ideal mechanism the implementation and verification are quite difficult

Post COP 15 the UNEP is trying to encourage and simplify the CDM for Energy Efficient Building (EEB) projects

Need a reasonable scale project to cover the cost of monitoring and verificationA University is an ideal platform, as the need to train and educate students requires practical opportunitiesFunding is also available for the monitoring and data loggers through other agencies