Transcript Title of Presentation

Where to from here?
Rudd van Deventer - SpaceWorx
Introduction
Where buildings fit in
What makes HEFMA unique
What options are there for Facilities Managers?
Building for Sustainability
Green Building Council of South Africa
What can be Done
Building fundamentals for Sustainability
The Business Case
Sources of Funding
Green
Catch all phrase for a wide mixture of concerns and
actions with a high ‘feel good’ factor
Sustainable
Bit more science, starting to deal with business models
and behaviours and benchmarking
Cradle to Grave
Early efforts at being ‘less bad’, recycling and reducing
the waste stream
Cradle to Cradle
Serious 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 future
Scientists and climate sceptics argue about the
correctness of reports, timing, causes but not
the outcome
Farmers depend on seasonal rain and
predictable climate to grow their crops to feed
us
With 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
GHG
Failure to support energy efficiency in building will
cause countries to miss emission reduction targets
The 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 2009
Building Sector in Blue
Height of bar is cost – all
strategies shown will save
money
Left 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 electricity
Note 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 emissions
While 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 same
For 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
Plateau
Decline
Data from Dept of Environment & Tourism
Active – Going places
Using buildings positively
Involved in research
Knows their campus, has a good technical view of their responsibility
and is ‘In control’
In frequent contact with senior management
Passive – Marking time
Low initiative
Responds to requests, management happy
‘Under control’
Stealth – ‘Not there’ in a positive sense
No initiative, maintenance mode, ‘cost control’
Non FM – ‘Not there’ in a negative sense
Run to failure, BAU (business as usual) driven not driving
Unsustainable 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 mainstream
Smart power networks, buildings, equipment and
tools becoming cheaper
BMS is to move from an expensive timer switch to a
performance monitor with input from predictive
weather forecasts. Adaptive programming
Sharing performance statistics with peers to
provide insight and encourage feedback loops
Subtler 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 hours
Geographic location, Climatic zone (SANS 204)
Establish a base load profile
Meter readings, the more the merrier!
Connected load
Assessment of power requirements
Lighting
Plant, Water heating, A/C and Lifts
Power equipment
Critical power, Standby and UPS
Add smart meters
While 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 this
Your 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 it
Catchment area and energy consumption analysis
Spaces between buildings critical
Integrate your development framework with the
technical for single view and perspective
Open database to other uses; security; IT; Emergency
planning; etc.
Tool of choice ESRI ArcGIS programme suite
Most widely used GIS system
BISDM or Building Interior Space Data Model
A GIS framework for recording building spatial data
Supports different perspectives on Buildings
Architecture
Landscape planning
Facilities Management
Environmental Management
Security 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
Mission
To 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 objective
Promote common understanding across
different interest groups
Provide localised and focussed solutions for
each country
Provide tools, recognition and rewards for
institutions and people who make the effort
GREEN STAR SA
Management
Indoor Environment Quality
Energy
8 Categories,
plus Innovation
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 rights
Existing structure not having the necessary load
bearing capacity
Clear slab to slab dimension too limiting for the
installation of proper services
Look at old buildings constructed for natural
ventilation with generous internal height
Hard lessons learnt in the late 1980’s as IT proliferated
resulting in premature demolitions
The exterior surface: changes about every 20 years, driven
by 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 electrical
wiring, plumbing, sprinkling, HVAC, elevators and
escalators. Services wear out or obsolesce every seven
to 15 years
The interior: Walls, ceilings, floors and doors. Commercial
interiors 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 process
Requires a new approach from ALL parties
70% of the potential energy reduction
opportunities are fixed by the time 1% of the
costs are spent – shortly after sketch plans
Retro commissioning and tuning of systems are
an integral part of maintaining low operating
costs, FM moving to mainstream
Think passive solutions before active mitigation
Efficiency 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 them
Working on a Campus goes much wider than a
single building, it’s about how they fit together
Opportunities with utilities that simply do not
exist with a normal building
Embrace the challenge
At the recent GBCSA
conference it was
suggested that all the
work with sustainable
buildings was only an
interim phase
Buildings need to be
viewed like farm land and
judged by what they
contribute to the
environment
This gets us to living
systems
Living System Design
Living & Whole systems
Pattern thinking
Less
Energy
Required
regenerating
conventional
green
sustainable
restorative
regenerative
degenerating
More
Energy
Required
Technologies & Techniques
Fragmented thinking
Technical System Design
Source: Bill Reed
AIA, LEED, Hon. FIGP
Integrative Design Collaborative and Regenesis, Inc.
All rights are reserved 2010
Source Eskom 2010
Start with lighting as about 30% of lighting energy is a
heat load to the building
Lighting is normally low hanging fruit to save operating
costs in an upgrade or maintenance program
Count and identify the light fitting in use in the building
Borrow a light meter if areas are either too bright or too
dim
Light sources vary greatly in their efficiency so look out
for two things
The type of light source
The age of the fitting
Occupancy sensors are great for energy saving
Know your system, age, type, advantages and
disadvantages
BMS, variable speed drives and motors are normal
components in a system upgrade
Routinely do an ASHRAE level 1 inspection
Check operational settings
Do a maintenance inspection, filters, taps and
controls
Re-commission HVAC system, if in doubt
Check energy consumption for abnormalities
Look into load shifting and economiser cycles
South Africa is a semi arid country particularly
the Witwatersrand which is the economic heart
of South Africa
Importing water already from Lesotho to meet
existing shortfalls
Water quality problems already
Reduced dilution capacity
Eutrophication and nutrient concentration
Microcystin and superbugs
Endocrine disruptors and poor sewage treatment
Back to your building benchmarks
Actual vs. Calculated
Look 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 savings
Landscape, planting and watering
Cooling tower water management
Rainwater collection
Easy win where rainwater can be directed
Put the tanks in an unusable parking bay, anywhere!
Allow dust to settle out and cycle through a natural biofilter
Look into green roofs
Use the roof to filter the water and as an abatement
measure
Reduce the Urban Heat Island effect
Waste water, grey water usage
Useful in a building upgrade project or older building with a
two pipe system
Integrate with collected rainwater where you are using
natural ponds
Water use for flushing after basic biofiltration
Not a lot you can do with an existing Campus so
focus on behaviour
Need to meet the challenges, correct responses
are not always that obvious
Space for bicycles, shower and change facilities
Preferential parking space for energy efficient
vehicles
Car pool and lift club to reduce CO² emissions
and educating occupants on impacts
Integration with other public transport
initiatives
Viva Gautrain!! Viva Rea Vaya!!
Critical for Health and Learning
Indoor air quality, fresh air, filtering, system
maintenance, measure CO² in high density
environments
Control pollutants, check on air re-cycling and air
exhaust short circuit
Positive effect of internal planting and green walls
Control of lighting, task lighting and day lighting
Occupant 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
agencies
Set up local standards for local materials
Reduce the amount of materials used
Use more sustainable materials and materials
with less environmental impact
Be aware of the transport cost in CO² emissions
The ultimate saving is refurbishment of
existing!
Flexibility and adaptability
Change is constant, build for it
Plan for change, use flexible, demountable and
component based systems
Use life cycle costing intelligently
Understand fashion!
Alterations
Manufacturing off site
Controlled environment, high dimensional
tolerance and reduced waste
2nd Use, don’t throw it away pass it on
Reduce and manage normal waste
Waste audit, yes!
Separate at source
Space for waste management
Use food and biodegradable waste
Get a worm farm
Re-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 Systems
Notional allowance can be claimed for each year of
incremental savings – needs to be benchmarked
and Energy Savings Certificate issued
Regulation of Energy usage will increase
SANS 204 will be proclaimed
Part X Environmental Sustainability added to the
National Building Regulations and Standards Act
Load shedding regulated Feb 2008
Triple bottom Line principles
Adopt a Centralised Budget View with the
Integration of:
Capital Expenditure
Running Costs
Repairs and Maintenance
Other benefits
Work with Life Cycle Costing to motivate moving
funds
Introduce a sustainable charge out regime
Run 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 nonAnnex 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 verification
A University is an ideal platform, as the need to
train and educate students requires practical
opportunities
Funding is also available for the monitoring and
data loggers through other agencies