THE
HOTEL ENGINEER Lady Elliot Island Hybrid Power Station Design and Installation
PP 319986/101
Volume 14 No. 4
THE
HOTEL ENGINEER Adbourne PUBLISHING
Adbourne Publishing 18/69 Acacia Rd, Ferntree Gully, VIC, 3156 PO Box 735, Belgrave, VIC 3160 Melbourne: Neil Muir Ph: (03) 9758 1433 Fax: (03) 9758 1432 Email: neil@adbourne.com
contents 05
5 Lady Elliot Island – Design and
Installation of an AC coupled 100kWp Hybrid Power Station Manager
18 Grand Hyatt Melbourne’s Engineering
Supervisor – Stephen Docherty
21 From green buildings to green cities
Production: Claire Henry Tel: (03) 9758 1436 Email: production@adbourne.com
Marketing: Tania Lamanna Tel: (03) 9500 0285 Email: tlamanna@bigpond.net.au
Publishers’ Message
13 Dust Storms, HVAC and the Facility
Adelaide: Robert Spowart Ph: 0488 390 039 Email: robert@adbourne.com
Administration: Robyn Fantin Tel: (03) 9758 1431 Email: admin@adbourne.com
3
27 First NABERS Ratings Awarded to Hotels 29 Regulation Update
13
33 Sustainable Management Practices in the
Hospitality Industry
45 Energy Eye – Saving energy today for a
greener tomorrow
47 Height Safety By Design 50 Technology is a must for tech-savvy
hotel guests
57 Back of House 58 Energy efficient, practical solutions for
every chiller application
61 ARBS 2010 – Explore the premier
70
building services exhibition
62 A Warm Smile and a Friendly Greeting 65 How Green is my Chemical? 67 Security in Design 70 How Far Should a Tread Go? 73 Advanced Oxidation Processes and Free
Hydroxyl Radicals – Their relevance in disinfection of indoor heated public pools
78 New Swimming Pool Fencing and
Barrier Laws
79
Product News
DISCLAIMER Adbourne Publishing cannot ensure that the advertisers appearing in The Hotel Engineer comply absolutely with the Trades Practices Act and other consumer legislation. The responsibility is therefore on the person, company or advertising agency submitting the advertisement(s) for publication.
Front Cover: Lady Elliot Island Great Barrier Reef, QLD
Adbourne Publishing reserves the right to refuse any advertisement without stating the reason. No responsibility is accepted for incorrect information contained in advertisements or editorial. The editor reserves the right to edit, abridge or otherwise alter articles for publication. All original material produced in this magazine remains the property of the publisher and cannot be reproduced without authority. The views of the contributors and all submitted editorial are the author’s views and are not necessarily those of the publisher.
THE
HOTEL ENGINEER
Publisher’s Message W here has the past 12 months gone with so much happening in 2009? The festive season for most of us is a time to relax, enjoy summer and spend time with family and friends. If it was not the best of years for you, then don’t look back, but look forward without placing too many expectations and pressure on yourself. From all at Adbourne Publishing, we wish you a Happy New Year and above all, a safe one for you and your family in this period of togetherness, allowing you to recharge the batteries and make 2010 a memorable year. This is an excellent opportunity to thank all of our contributors in helping to make this past year such a successful one for your Hotel Engineer. In particular, my personal thanks to Neil Weenink, Derek Hendry and Alan Lewis. Thanks also to our many advertisers for their support and service to this specialised industry. In this summer issue, we look at the Lady Elliot Island Hybrid Power Station on the Great Barrier Reef (it also features on our front cover). A big thank you to Frank Dallmeyer of Tropical Energy Solutions for his assistance. We also look at the successful Energy Eye system now being introduced to a growing number of hotels. Tim Lockyer of the University of Waikato in New Zealand provided the article on sustainable management practices in the hospitality industry. Some will remember Tim’s address at the latest AIHE Conference.
view this issue online: www.adbourne.com click on ‘The Hotel Engineer’
In interviewing a Hotel Engineer now in each issue, we have begun with well-known Melbourne personality and AIHE committeeman Stephen Docherty. This series will not only bring you a detailed look at the career of an engineer each issue, but will explain how they came to be in this business. The NABERS rating system is not new having been in commercial use for some years with it now being available to hotels. We have begun a series about it which shows the environmental performance of hotels involved and their achievements. Clive Broadbent is back to discuss Dust Storms and the health of cooling towers etc. For those who have followed the study of the bed bug problem, you may have caught up with the recent exposure by Channel 7 on how bed bugs are upsetting hotel guests, naming one Brisbane hotel as being so bad that many of its guests made complaints before the camera warning all not to stay at this well known hotel. We will bring you articles in the new year on the latest methods for containing and eradicating these pests. All this and more in your Summer Issue of Hotel Engineer. So, stay safe, and have a happy and prosperous 2010. We look forward to catching up with you soon, with the best informed writers on subjects that many of you have asked for. n
News
Secretary: Peter Barbour
AIHE News – Victoria
D
ear fellow AIHE members, as another year closes to an end, I would like to sincerely thank you for your ongoing support during 2009. From our hotel engineers hosting our functions, to the continued support of our corporates, both parties making the year a great success.
Meeting Co-ordinator: Stephen Docherty Vice President: Anton Van Brink
At our AGM which was held on November 26th, a new committee was voted in to take our chapter into 2010. The following appointments were announced. Councillors: Steven Field, Philby, Adam Vince, Richard Gawley, Ponce Casas, John Appleyard, Geoff Bradley, Greg Mallet
I was fortunate enough to be voted in as President and am humbled and appreciative to be given the opportunity to lead the committee in 2010. On that note, we must thank our outgoing president Chris Martin for his ongoing contribution to our chapter for the past 5 years, we welcome Chris’s participation as he remains on our committee as a councillor. In closing, I would like to take this opportunity to wish you and your families a very safe and merry Christmas and a happy healthy new year, we look forward to welcoming you back to our first meeting in February 2010. Best wishes, David Zammit AIHE President, VIC Chapter
Lady Elliot Island –
Design and Installation of an AC coupled 100kWp Hybrid Power Station By Frank Dallmeyer Tropical Energy Solutions Pty Ltd
L
ady Elliot Island is located at the southern end of the Great Barrier Reef and 80km away from the Australian electricity grid. To supply electricity to the resort and its visitors has been expensive and depended on large diesel generators that burned several hundred litres of fuel every day. The development of a hybrid power station required a careful analysis of the islands electricity needs and resulted in many initiatives that turned the resort into a very energy efficient and eco-friendly operation. Similar to the latest hybrid electric cars the power station combines the power from a traditional engine with electrical power from a large battery to reduce the consumption of fossil fuels and the creation of green house gases. In addition this power station uses a large solar photovoltaic power supply system for free power from the sun. Through a smart electronic controller the mixture of solar power, battery power and diesel power is constantly adjusted in order to meet all power requirements of the resort but with a minimum of fuel consumption. At night time the batteries are typically the only source of power. During day time the solar power becomes available while diesel power is used to fill any gaps that may occur. If more power is generated than needed it will automatically re-charge the batteries.
As a result not a drop of fuel is wasted and every ray of sunshine is transformed into useable electrical power. The replacement of 3 ageing diesel gensets required careful analysis of the islands 3phase AC grid and its current and future loads. Following the review of several potential system configurations a modular AC-coupled design was specified. Compliance with the federal government RRPGP funding criteria and flexibility for future system extensions were key requirements. The paper covers all stages of the project from early feasibility studies over the decision making process to the system installation and commissioning.
The Challenge The installation of a reliable 3 phase 240 V AC power supply was required on a resort island located approx. 80 km from the Australian east coast at the southern end of the Great Barrier Reef. The island is one of few coral cay’s that are permanently inhabited, but it has no port or jetty for regular ferry or barge services. Instead most freight and all visitors are transported by light airplanes to the island. The island is part of the Great Barrier Reef Marine Park and strict regulations apply for the protection of the sensitive environment on and around the island. >
Hotel Engineer | Vol 14 No. 4 | 5
< Due to its exposed offshore location heavy winds up to
cyclonic strength and a constantly corrosive atmosphere must be considered for the construction and operation of all machinery and appliances. The Lady Elliot Island Eco Resort operates all year round and can host up to 300 visitors a day. The majority of them are day time visitors, but up to 150 guests can be accommodated in the islands 41 permanent tents, units and suites. Approx. 20 on-site staff are needed to operate the resort facilities. The remoteness and unique requirements in an Eco-Resort create comparatively high costs which result in high visitor fees and equally high visitor expectations. On-site refrigeration, dive compressors, water desalination and sewage treatment are just a few of the many vital services that demand a reliable AC power grid. Until 2008 a set of 3 turbocharged 12 litre, 6 cylinder Diesel Gensets were operated (one at a time) to supply up to 160 kW peak power to the local grid. The annual diesel fuel consumption was around 190,000 litres which was barged to the island at substantial costs once every 3 months. The consumption of electricity in the various segments of the resort operation was uncontrolled and no metering of the generated or consumed power was carried out. The island is also the habitat for at least 88 sea bird species and a premier breeding location for approx. 600,000 Noddies (Anous Minutus) during the summer season each year.
judge the energy efficiency and improvement potential of the resort operation. A comprehensive energy audit was carried out to establish the complete load inventory together with an estimated load profile (daily and seasonal). 776 individual loads were assessed. Those loads that have an intermittent characteristic (e.g. refrigerators, washing machines, water heaters, etc.) were monitored by individual data loggers where possible. Other loads were calculated based on the staff’s usage estimates and their name plate power ratings. The evaluation of all input data resulted in an “as is” load profile and the agreement that significant load reduction measures were carried out before a new power system was installed. The definition of the most effective load reduction measures resulted in a second load profile, named the target load profile. The load reduction measures offered many financial and also operational benefits compared to a continued operation at the higher “as is” load profile and enabled the design of a much smaller capacity power system. All loads were grouped in segments that are relevant to the resort operation and the future fine-tuning of the supply-demand requirements in these segments. They are: Island Facilities, Hospitality & Administration, Lighting, Guest Accommodation, Staff Accommodation. Tab.1: Target Load Profile
The Objectives & Criteria The operation of diesel powered generators creates large volumes of emissions (GHG’s) together with constant noise emissions in the vicinity of the resort facilities. It also results in substantial operational costs for the fuel supply (direct fuel cost plus barging cost) and frequent maintenance of the gensets. The storage and handling of large quantity of fossil fuel in the marine park environment poses a significant risk of spillage for the local fauna and flora. Reductions in the amount of diesel generated power would provide much wanted improvements in all above named areas and would support the long-term viability of the resort operation. Important criteria for the selection of the ideal power system solution are the reliability of all components and the availability of redundant power/fuel sources. Further criteria are the comparative investment cost (capex) and the operational costs (opex). Special consideration shall be given to the lifecycle costs of the system and the expected increases in fossil fuel costs over the coming decades. Ideally the system design shall provide open interfaces for future extensions to gradually increase the contribution from renewable energy sources and allow the integration of additional technologies (e.g. Wind Turbines).
Step 1: Energy Auditing & Load Profiling It was identified that the lack of historic data regarding the energy consumption (location, device, time) made it difficult to
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Step 2: Analysis of Options The existing three diesel gensets were fully operational but due to their size expensive to operate and replace. The operation of renewable energy sources and battery banks had to be compared with the ongoing use of stand-alone diesel gensets or any combination between them. A decision tree of all potential operation modes was developed and showed 10 theoretically possible power system configurations. These were assessed against 10 criteria with equal weighting. This exercise was carried out to assist in the decision making process rather than to provide a decision. It showed strong benefits for a system solution based on a reduced target load in combination with a hybrid power system and a PV solar generator. Such systems are available from several well established suppliers but with significant differences in the underlying system architecture and project implementation procedures. Consequently three common solutions were reviewed for their merits and limitations. Solution A = Traditional Central Inverter System Merits: one comparatively compact enclosure, reduced wiring requirements, availability from local manufacturer, local reference projects and maintenance support Limitations: no redundancy on vital components, reliance on fast spare parts supply (or on-site storage costs), limited scalability and system interfaces Solution B = Modular System with AC Coupling Merits: system operation with high degree of fault tolerance, modularity for design and extension flexibility, low weight & small size components, local support from manufacturer, large number of worldwide reference projects, selection of interface + monitoring options Limitations: increased wiring and installation cost, limited local reference projects Solution C = Pre-configured imported package Merits: no local engineering required, reduced project management cost, utilisation of remote area power system expertise, single point of contact for technical issues, worldwide reference projects Limitations: limited input & control of system design, communication challenges across time zones, limited local support & back up, no local references, limited scalability and system interfaces The evaluation of all options led to a decision in favour of solution B as the basis for the specifications development.
Step 3: System Design + Investment Budgets Typically a hybrid power system is designed either towards a required output capacity or towards an available budget. In this case both these objectives were of equal importance and resulted in an iterative system sizing and cost calculation process. The guidelines of the Federal Governments RRPGP scheme defined the upper investment cost limit for the eligible
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components and services at A$ 400,000. The target load profile gave the minimum output capacity after consideration of ageing and degrading factors for all system components. Various software tools were used in combination with manual calculations to counter-check the obtained results. Solar yield calculations rely on historic radiation data for the given location and can only provide average yield estimates. Simulation software from Valentin (PV Sol), NREL (PV WATTS + Homer) and SMA (SunnyDesign) was utilised to establish the supply contribution from the PV generator. It was identified that the operation of a diesel genset is required in all seasons during the day time to match the resorts load and battery charging requirements. The battery bank has two equally important roles: A) The supply of electricity when the resort operates in night time mode between 22.00 pm and 06.00 am B) The supply of peak load power during the day time when short time surges from inductive loads exceed the combined capacity of the diesel genset and solar generator The battery bank therefore enabled the selection of a much smaller diesel genset and reduced the genset operating hours from 24h/day by 33% to 16h/day. Battery charge & discharge cycle calculations were carried out by the PV Sol software and through manual calculations. It was important to use the correct capacity ratings for the chosen battery models. Traditionally most specifications are based on C100 discharge rates (meaning a slow discharge over 100 h) while the application for night time loads required the significantly smaller C10 rates (for 10 h discharge). To obtain a lifecycle rating of > 4000 cycles (=10 years lifetime) for the selected VRLA batteries the state of charge (SOC) was defined to stay above 75% in most situations and above 70% at all times. In AC coupled systems standard grid-connect type inverters are used for the DC/AC conversion of the PV solar power. Their capacity and MPP (Maximum Power Point) matching with the PV panel parameters is easily achieved by the use of sizing software supplied by the manufacturer (here: Sunny Design). Given the need for reliable power supply in all weather conditions the sizing of the genset had to ignore the expected average supply from the PV solar generator. Where larger capacity battery banks are used some PV solar contribution could be included as a continuous supply. Comprehensive sizing procedures are provided by the Australian Standards and the BCSE (Business Council for Sustainable Energy – now: Clean Energy Council). Compliance with these methods required manual calculations, too and ensured the validity of the performance estimates. An equally conservative approach was applied for the calculation of pay-back times or ROI (Return on Investment) figures. The volatility of fuel cost and financing cost parameters was taken into account and resulted in a pay-back time of < 3 years for the operator’s contribution to the total system cost.
Fig.1: Functional Layout Diagram
Step 4: Supply Partners & design Fine-Tuning Once the preliminary system design was completed the verification of the interfaces, the timely availability of all components and the compliance with the industries best practices commenced. Equally important was the design verification through the chosen installation contractor. Compliance with local installation practices plus the availability of wiring materials and the required tools are the obvious benefits from an early involvement of electricians and contractors. Following the fine-tuning of the system design, tender specifications were released for a closed tendering process among pre-qualified suppliers. At the same time approvals were sought from relevant authorities. In the case of Lady Elliot Island the Great Barrier Reef Marine Park Authority (GBRMPA) acts as the governing body for the resort operator’s lease. Shared goals and objectives were identified and resulted in a cooperative approach for the preparation of the necessary applications and procedures. It is easy to oversee the importance of the on-site staff’s support for the successful operation of hybrid power systems. Their skills and assistance in the load management depends on their training and motivation. Developing ownership of the shared tasks and responsibilities should commence in early project >
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L ady E lliot I sland
(cont’d) •
Several site visits and staff briefings about the project progress were used to build the required relationships and support for the hybrid power system operation.
Limited availability of PV panels due to a strong world-wide demand
•
Fluctuating exchange rates affecting the validity of imported material costs
Step 5: Application for Funding Support
•
Rising lead prices increasing the costs of lead acid batteries
The Renewable Remote Power Generation Programme (RRPGP) is funded by the Australian Government and administered by the Environmental Protection Agency (EPA) for installations in Queensland. It provides funding on a “$ for $” basis up to a project value of A$ 400,000.
•
Limited local stock holding of batteries
•
Shortage of qualified trades professionals
•
Several additional, site specific issues had to be considered for this project:
•
Heavy loads needed to be carried by a special barge to the island. The 80km distance from Gladstone results in costly services and suggests the use of one of the four regular barge travels per year.
•
The unique and sensitive environment on the island requires special attention in regards to the management of waste, introduced materials and contamination risks. A project specific Environmental Management System (EMS) was prepared to address these issues.
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The corrosive offshore environment reduced the options of suitable construction materials and their longevity.
•
The potential for cyclonic winds required stronger footings and mounting materials for the Power System Shelter and the PV Panel Mountings in particular.
•
Heavy machinery is not available on the island and the cost of transportation for such equipment would have been prohibitive.
< stages through regular communication and good leadership.
A total of 13 criteria must be met by eligible projects and supporting documentation is required. Tropical Energy Solutions collected the relevant data and prepared all submission documentation. No purchases or on-site work can be made before the approval of the “Pre-Purchase Application”. Following the approval the validity of the delivery conditions and prices was verified before orders for materials and services were processed. Following the successful installation any differences between the “Pre-Purchase Application” and the “Rebate Application” had to be explained and documented before the rebate payment was provided.
Step 6: Logistics & installation Planning In early 2008 most multidisciplinary construction projects had to deal with a range of common issues. In the case of hybrid power systems they were:
•
The operation of the islands resort had priority and needed consideration in the accommodation and flight schedule bookings.
Step 7: Site Construction & Installation In November 2008 on-site construction activities commenced. The timber frame design of the structure enabled the off-site assembly of several modules, reducing the impact on the local environment and the required on-site work hours. Using the weight of the battery bank, the diesel generator and all other construction materials provided sufficient ballast to meet the wind load requirements of the 143m2 PV array. PV panels, batteries and the inverter system require generous amounts of ventilation to achieve their highest possible efficiency rates. This is achieved by the elevated position of the PV panels and the use of an open sided shelter with further ventilation openings in the floor under the battery banks. Shading and weather protection is provided by the PV panels that act as the shelter roof. To minimise the impact on the island environment timber was chosen as the dominant construction material. It blends in with the environment, has low embedded energy and a high recycling potential. The resorts maintenance staff and contractors from the mainland formed a team for the erection of all structures. This approach helped to minimise the construction cost and it created valuable skills for the ongoing maintenance of the system.
Step 8: Commissioning & Operator Training The new hybrid power system commenced operation on Dec. 20, 2008. A transfer switch was installed to maintain the ability to operate the old power station during shut-down or maintenance periods. The timing of the commissioning was dictated by the 6-month completion deadline under the RRPGP funding scheme. It resulted in a run-in period during the busiest time of the year (Christmas Holidays). The load profile at this time was not optimised and resulted in approx. 20% higher loads than for normal summer operation. Despite these additional loads the system operated as designed and combined the power supplies available from the PV generator, the battery bank and the diesel genset. Over the following weeks operation within the target load profile was achieved and the night time loads were reduced to a level that allows the night time operation without any genset contribution. A comprehensive operation and maintenance manual was supplied for the use by the on-site staff. Continuous data-
logging of all relevant system parameters was incorporated to monitor and fine-tune the system settings whenever required. In addition to the mandatory signage a set of step-by-step operational instructions was installed. Interpretive signage and guided tours for the education of the island visitors were added by the resort management staff.
The Outcome The project realization took in excess of 12 month, of which 6 months were required for the funding approval process plus the battery delivery times. Through load reduction and load management initiatives a 40% demand reduction was achieved (now 183,000 kWh/year). Average daily loads during summer are 600 kWh, whereas winter loads are around 400 kWh/day. The old power system consumed on average 520 litres diesel per day. During June 2009 the consumption of the hybrid power system was recorded as 140 litres diesel per day. The modular system design and AC-coupling of the various power sources supports the future extension of the renewable energy supply from various available sources, e.g. Wind, Wave, Fuel Cell or additional PV modules. The resort managements control over the islands energy consumption and power supply is greatly enhanced by the new hybrid power system. It enables the operators to introduce targeted measures for further demand reductions and provides precise data for the management of all loads and costs. The new system represents a state-of-the-art example for hybrid, off-grid power systems and enhances the resorts attractiveness as a leading eco-tourism destination. n
BIOGRAPHY Frank Dallmeyer’s career started in Germany following his graduation with an Engineering Degree. From 1991 to 2004, Frank held various management positions in Sales Management, Product Management and Marketing at the Draeger Safety AG in Germany, Malaysia and Australia. In 2004 Frank moved to Queensland and joined Townsville Enterprise Ltd as Manager for Regional Economic Development. Here Frank worked closely with local and state authorities for the delivery of dependable and competitively priced energy to the region. In March 2007 Frank established Tropical Energy Solutions Pty Ltd to provide clean, reliable and affordable energy solutions that meet the specific requirements in tropical environments. The company designs and supplies complete hybrid power systems for remote area locations and it conducts Energy Audits for commercial operations. Frank also developed a range of seminars for operators of renewable energy system and provides lectures on related subjects. www.tropicalenergysolutions.com.au
System Details:
Achievements:
• Free-standing timber structure 19m x 8m, 25° tilt to true north, 143m² active solar surface area
• Reduction of resort electricicity consumption by > 35 %.
• 20 kWp Solar PV modules (96 x Kyocera 205W), 6000Ah 48V VRLA Battery Bank (48 x Sonnenschein A602/3500)
• Reduction of diesel consumption and CO2 emissions by > 70 % = - 130,000 litre/year = - 400 tonnes CO2e/year
• 60 kW encapsulated diesel genset (NES 90), AC coupled Inverter System (6 x SMA Sunny Island + 3 x SMA SMC 7000TL)
• Reduction of genset running hours by > 35%, Reduction of genset maintenance cost > 50%
• 110 kW 3-phase 415 V System capacity, datalogging and internet integration via SMA WebBox and SunnyPortal
• Reduced dependence on subsidised fuels and barging services
Hotel Engineer | Vol 14 No. 4 | 11
Dust Storms, HVAC and the Facility Manager By Clive Broadbent AM, FIEAust, L.AIRAH
AIR POLLUTION AND HEALTH Eight years after the devastating September 11 attacks on New York City’s World Trade Centre towers, questions linger concerning the long term health hazards presented by airborne particulate matter generated at the time. Similar questions arise following the recent dust storms that covered much of SE Australia in our own September event not to mention the airborne impact of this year’s appalling bush fires in Victoria. So what are the human health effects of breathing fine particles? The answer is still unresolved but there is considerable anecdotal evidence that increases in heart and lung disease result and there is little doubt about respiratory problems as a consequence (5000 fire fighters developed respiratory problems and 500 of them took medical leave after the twin towers event). For the indoor environment, health effects vary but are greatly reduced with the use of good quality filters at air handling plants. Filters of class F5 (AS 1324 Part 1) are relatively inexpensive, may be long lasting, yet are able to trap respirable particles including those containing bacteria.
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Significant increases in Legionella populations in operating systems occurred only after a dormancy period of several days following prolonged operation
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The fill packing was a poor niche for colonisation; Legionellae were rarely detected in this part of the system even though counts in other parts of the system, when shutdown, were significant. Legionella populations are sensitive to desiccation and in cases where the fill becomes dry it is likely that conditions prohibit their survival (not withstanding this finding, maintenance of fill packing in a clean condition is obviously essential for uniform water and air flows, absence of channelling, and for efficient heat transfer)
•
Legionella counts significantly higher (by 2 logs) than those in the circulating water were recorded in sediment samples (taken from system dead legs) and from biofilm samples (taken from surfaces in condenser water boxes).
AIR POLLUTION AND HEALTH OF COOLING TOWERS A special focus of this article is the effect of elevated concentrations of airborne particulates upon cooling towers which inherently act as air scrubbers. Airborne particulate matter is thereby concentrated in the basin water and they may circulate around the system as suspended or dissolved solids, or may settle out as sediment in the basin or elsewhere. In cooling water applications, sediment is any visible particulate matter found in the system. It comprises insoluble matter, including inorganic materials such as clay, silt and sand, and organic materials such as loose algae or decaying plant matter. Sediment accumulates in areas that are stagnant, eg system dead legs, or that have prolonged water retention, eg low water velocity areas such as basin corners. An extensive government sponsored field study of Legionella colonisation and growth in 84 cooling water systems located in Adelaide and Melbourne found that:
It appears that Legionella derives benefit from attachment to sediment (and solid surfaces) in aquatic environments via nutritional accumulation in the biofilm on these particles.
BIOFILM High levels of airborne particulates may support biofilm development in open water systems.
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What is biofilm? It is a surface layer, only microscopically thick, comprising bacterial cells and the goo they secrete. The goo – or, more precisely, the extracellular matrix – holds micro colonies of bacteria together. A biofilm comprises countless groupings that are separated by open water channels, much like a planned city with individual suburbs, containing communities of people and activities, separated by green belts. Dental plaque is one form of biofilm as also is the plaque (biofilm) implicated in heart disease. Biofilm forms on contact lenses; these slime-enclosed communities of microorganisms can cause corneal infection in wearers. Biofilms in industry hasten corrosion of metal pipes. It is now realised that biofilms also impact adversely in oil recovery rigs, at ship hulls, in drinking water reticulations, in paper manufacturers, in medical implants, etc. Two key components of biofilm formation are: • •
surface area, allowing adhesion of bacteria moisture.
Multiplication of bacteria in biofilm at practical piping systems depends on • • • • •
carbon, the main food source availability of nitrogen and phosphorous to support growth temperature (determines the type of bacteria most adapted) hydrodynamics of a piping system (low flow or stagnant pockets) effectiveness of challenges such as disinfection or physical removal.
The process that leads to increases in bacterial growth depends on a loss of disinfectant residual and accumulation of sediment and debris. With bacterial cells escaping from biofilm (sloughing) due to water velocity, any increases in bacterial counts at biofilm soon become apparent within the recirculating water. In the case of cooling towers, such escaping bacteria may include Legionella species (as the water temperatures generally found in these systems favour growth) which may be emitted from the tower as drift and so pass further along a potential chain of transmission leading to human disease.
SURFACE AREA Returning to the key component of surface area, and the observation that bacterial cells are most often found attached to surfaces, it is apparent that collections of foreign matter within a system potentially increase the opportunities for bacterial attachment. Individual grains of silt, when in abundance, may total a very large surface area so presenting ideal conditions for substantial growth (many satellite communities) and so present a burden to normal water treatment approaches. Even the microscopic water channels between bacterial communities are significant as they provide the means of circulating nutrients as well as exchanging metabolic products around the wider bulk water system (re-seeding). Biofilms are persistent. They do suffer from stresses (such as temperature changes or increases in disinfectant strengths) but are tolerant and therefore rarely removed completely. It is important to ensure that biofilms, if present, are controlled.
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SOIL AMOEBAS A further opportunity for growth of Legionella within open water systems is by its unique ability to act as a parasite for certain protozoa and grow intracellularly. Legionella cells may then burst from the host cell (lysis) in a mechanism not unlike that presented to the ancient city of Troy with the Greek gift of a Trojan horse. The protozoan groups include soil amoebas able to act as hosts for Legionella multiplication. Soil amoebas, or their cysts, may be carried in dust storms. It is incumbent therefore on owners and managers of cooling towers to recognise that, although cooling towers are inherently highly efficient heat rejection devices, they may also present a health hazard due to their characteristics: • • •
• •
intake of water (containing low counts of microorganisms so seeding the system) intake of air (with particulate matter, nutrients and microorganisms including soil amoebae) warm, wetted surfaces presented to sunlight encourage algal growths (nutrients from algae provide a food source for Legionella) variations in water velocities may create stagnant or low flow areas favoured for biofilm development operational features such as intermittent operation or operation of duty/standby pumps may dislodge biofilm.
A CLEAN SYSTEM Ensuring a system is clean greatly reduces the opportunity for bacterial multiplication and the potential for disease. When airborne pollution levels are elevated, as may occur during a dust storm or bushfire, attention to the cleanliness of a system becomes imperative. A clean system ensures the amount of surface area for biofilm attachment, as at sediment, is minimised. A clean system also provides the basis for effective disinfection strategies. A well-known edict in hospital applications is to clean an item before disinfection. To clean and then provide disinfection is mandated in some codes of practice for Legionella control at cooling towers. Only when a biocidal agent (disinfectant) is able to make contact with the microbial target is it then able to remove those microorganisms from becoming pathogens. Solids entering a water system may continue in suspended form called Total Suspended Solids. Excessive suspended solids provide surface area for biofilm attachment and may settle and interfere with heat exchange performance. Dissolved solids, called Total Dissolved Solids, similarly need to be controlled as they may precipitate out of solution forming scale and sludge. Physical cleaning is the traditional method of breaking down biofilms in cooling water systems. Emerging technologies include use of enzymes to break biofilm linkages. However, induced breakage of biofilms by appropriate means is essential for the effective use of biocides. An extreme level of biofilm (biomass) is unlikely to be overcome using only shock treatment with biocides. Although a temporary effect may result, without
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the combined treatment using both cleaning and biocides, the microorganisms will be back on surfaces within a short time (say, one week).
FACILITY MANAGER RESPONSE As a suitable response to extreme weather events, a building facility manager should review the condition and type of filters at air handling plants; and at cooling towers: •
bring forward scheduled cleaning events
•
check for fill clogging
•
clean tower basin screens
•
check tower sprays for even distribution
•
ensure wet areas exposed to sunlight (eg top decks) are covered
•
check pump inlet strainers for foreign matter that may have collected (and drain the strainer basket area as it may act as a deadleg)
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ensure disinfectant residuals are maintained (oxidising chemicals such as chlorine or bromine may need to be increased in concentration)
•
ensure at least one biocide in use has proven efficacy against common protozoa
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ensure at least one biocide in use has proven efficacy against Legionella
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ensure TDS values are held at normal levels representing, say, 6 cycles of concentration
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with cooling towers located indoors, consider introduction of air filtration to the plant room (proven to be highly effective at many sites in Sydney and Melbourne)
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consider introduction of water filtration not only to reduce levels of suspended solids but also to reduce the quantities of chemicals dosed into the system
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maintain all mechanical services plant in a clean condition; this includes the dosing equipment, electrical devices, switchboards, air handling plants, chillers, pumps, valving assemblies and plant room floors and bunds.
Extra care and attention to plant is needed following special ambient effects such as bushfires, dust storms or nearby building demolition activities. This immediate attention needs to be followed with both air and water management strategies including maintenance of good quality air filters and, at cooling towers, use of dual biocides and/or the continuous presence of a disinfectant residual to provide an ongoing suppressive effect. n
Clive Broadbent is a Canberra based consultant specialising in Legionella risk management investigations. See www.broadbent.com.au. This article was first published in CCN - Climate Control News.
profile
Grand Hyatt Melbourne’s Engineering Supervisor Stephen Docherty By Max Agnew
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t a time when many handymen make up the backbone of engineering departments in the majority of hotels, Stephen Docherty’s team in a department of 14 staff at Melbourne’s Grand Hyatt Hotel are all fully qualified tradesmen.
In those days he was a noted member of the Ivanhoe Harriers Athletic Club, specialising in the highjump where he set several Victorian records. He was also good at playing the bass. As a member of the group Reflex Arc, he played at many a venue around Melbourne.
This Melbourne icon at the top of Collins Street has 547 rooms and suites. It has long been the first choice to stay for many a visiting politicians or celebrities when in the Victorian capital.
After completing his apprenticeship, his adventuresome spirit took him to Tasmania to work on the Electric Hydro Scheme at Queenstown for more than a year before returning to Melbourne to learn the trade of roof tiling, later becoming a contractor and going into a business with a roof tiling friend with Docherty carrying out the carpentry side of things.
The Grand Hyatt’s facilities include a business centre and secretarial service with high speed internet. There is also a fitness centre and swimming pool, along with a tennis court and golf practice nets for guests. The hotel also caters for Melburnians with 16 meeting rooms, and several restaurants. Stephen Docherty grew up in the Melbourne suburb of Heidelberg. On the completion of his schooling, he decided to become a carpenter, joining the then largest building company in Victoria, A.V. Jennings that pioneered the purchasing of large areas of land and turning these into housing development. “The often heard statement of how this firm built half of metropolitan Melbourne
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is probably not far from the truth,” says Stephen.
He says it did not take him long to realise that roof tiling then was a mug’s game. “Most of the money we were taking in was coming from the carpentry work I was doing. It was obvious I could do better out working for myself.” When branching out and opening his own shop-fitting business, he knew what he was doing. Before long his reputation had grown and his services were retained by a large operation whenever they wanted a trouble shooter to become involved with work done by others.
For five years he carried out shop-fitting all over Victoria operating as a private contractor. He had done well for himself, developing a wide range of skills from each of the trades he had worked with. At this point of his career, he felt he had much to offer, as on top of the attributes as a tradesman, he believed he was extremely good in dealing with people. When considering where the possessing of this expanding range of skills might lead him, the hospitality industry beckoned his interest strongly. He successfully applied for the position of supervisor of the then named Carlton Crest Hotel at Albert Park. In this era, the Carlton Crest not only had what was considered to have been the largest commercial kitchen in Melbourne, but had the decor and atmosphere to stage such large annual events as the Logie Gala Dinners, the Brownlow Medal count for the Australian Football League, and various other major social events. For six years Docherty was the man behind the scenes that maintained it all worked well, spending his last six months there as its acting head of the engineering department.
restaurants, the main entrance, and the area for shops on to the new Collins St entrance. Currently work has started on a $25 million refurbishment of all 547 rooms and suites. “This will be carried out over two floors at a time, and will take some 18 months to complete,” he said. Built in 1986, the Melbourne Grand Hyatt was the first Grand 5 Style hotel to be built in Australia. Melbourne can well be viewed as the youngest of the world’s great cities. It was virtually a small pastoral outpost in the 1840’s until gold was found in the Ballarat and Bendigo districts that brought many thousands to Victoria. When gold diggers later were prepared to move on, it was Melbourne that claimed most of them, with this city then having a larger population than Sydney, with hotels popping up like mushrooms over its growing metropolis. It was not until 1911 that Sydney regained the mantle as Australia’s largest city, though Melbourne, the federal capital from 1901 until Canberra was built in the late 1920s, to this day
remains the financial, sporting and cultural capital of this young nation. Hyatt is part of one of the truly great global hospitality companies. As of last month, it had a total of415 branded properties. Stephen Docherty points out how it is not involved with any link to gambling and casinos, remaining extremely comfortable with its image of a classy hotel in the true hospitality area. This hotel is a part of the main Melbourne shopping area, and within walking distance of the Victorian Parliament, the famous sporting stadium the MCG and Melbourne’s magnificent tennis centre Rod Laver Arena, and the Royal Exhibition Building which hosted the 1880 World’s Fair and was later the first Australian Parliament. Docherty’s days competing at athletic meetings are long gone. His main interests outside of work these days is following Essendon in the AFL, and spending much of his spare time on his computer. He is also the meeting co-ordinator in Victoria for AlHE (Australian Institute of Hotel Engineers) n
From there he moved on to become a virtual one-man show working for the Sommerset On Elizabeth. This was a large building consisting of 135 apartments owned by Ascot International, with Stephen very much their hands-on engineer and handyman. The company sent him to Asia to study Property Management Courses. This added to his already impressive portfolio which included a certificate for health & safety, another for water chemistry with SP ASA (Swimming Pool and Spa Association of Victoria} and his first aid certificate with Australian Red Cross. He had also successfully trained for operating both fork and scissor lifts. Later, when keen to get back into using his credentials to work in hotels, he was appointed Engineering Supervisor with the Melbourne Grand Hyatt. This was in 2007. The hotel has just finished a $45 million refurbishment of the hotel’s lobbies,
Hotel Engineer | Vol 14 No. 3 | 19
From green buildings to green cities By The Green Building Council of Australia
Making good business sense Since the Green Building Council of Australia (GBCA) launched the Green Star voluntary environmental rating system in 2003, it has certified more than 190 buildings, with over 400 more buildings registered for the process. Today, few new buildings in CBD areas are built without attaining Green Star certification. The economic and environmental benefits of building green represent outstanding potential for all types of commercial buildings, including hotels. Indeed, as developers and builders continue to hunt for cost savings in a challenging economic environment, green construction emerges as a welcome solution. Green buildings cost less to maintain, can increase occupant productivity while enhancing wellbeing, see higher rents and yield rates, and are highly marketable to tenants and purchasers. The realisation has dawned: environmentally sound construction makes good business sense. In the past, going green has provided a competitive edge. In the future, it will be a matter of marketplace survival. Tenants around Australia are increasingly demanding green office space, as they recognise that corporate social responsibility starts at home. Corporations are using their workplaces as practical demonstrations of their commitment to sustainability, reinforcing their brands and attracting the highest quality employees. We can expect this trend to continue, as tenants also begin to understand that green buildings are not only good for their brands, but for the bank balances too.
Projects certified under the GBCA’s Green Star environmental rating system for buildings are demonstrating a reduction in energy use of up to 85 per cent and a reduction in potable water consumption of up to 60 per cent against equivalent conventional buildings. This translates into savings of thousands of dollars each year. Green buildings are also good for building owners. The GBCA’s 2008 report, The Dollars and Sense of Green Building, found that green building practices can reduce a building’s operating costs by as much as 9 per cent, increase building values by 7.5 per cent and realise a 6.6 per cent increase in return on investment.
What’s more, going green can increase occupancy ratios by 3.5 per cent and rent ratios by 3 per cent. As a result, we are witnessing a paradigm shift from the development of buildings that consume energy, to creating ones that actually produce energy. Resource scarcity and rising utility prices are already exposing traditional ‘consumer buildings’ to increased maintenance costs. For the majority of building owners, these costs will become unsustainable. Eventually, this pressure will force the necessary investment required to convert buildings into ‘producers’ in order to survive. It is becoming increasingly apparent that
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a self-sufficient building collecting its own rainwater, creating less waste, and producing its own energy will be the most economically viable construction model. For this reason, many developers are already taking advantage of the clear financial benefits of building green. Importantly, this trend also benefits the people who use these buildings on a daily basis.
Green buildings are healthy buildings At the leading edge of Australia’s green building movement are developments such as The Gauge – an evolutionary workplace developed by Lend Lease at Victoria Harbour in Melbourne’s Docklands. In the past, workspaces were designed within the confines of a building’s shell. An avant-garde façade often revealed cramped working conditions with little access to natural light and poor air quality, leading to low levels of occupant satisfaction and work output. The Gauge has reversed this traditional model, with the needs of the occupants – such as their corporate culture and vision, as well as social and environmental requirements – informing the design of the building’s external architecture. The name ‘The Gauge’ reflects the idea of measurement and, after becoming the first building in Australia to receive a 6 Star Green Star – Office As Built v2 certified rating, it is now the yardstick for the industry to gauge its progress on environmental sustainability in new commercial developments. Sustainability initiatives in The Gauge include a black water treatment plant which recycles 92 per cent of water each year, as well as a gas fired co-generation system which provides base building electricity and uses waste heat for pre-heating domestic hot water and air supply in winter months. The building also features passive chilled beam cooling, two full height atriums acting as a heat buffer and ‘chimney’ to extract warm air from the building, stormwater redirection to irrigate local landscaped areas, and energy efficient shading on the building façade. While The Gauge clearly demonstrates world-class environmental leadership, it also sets a new benchmark in design features that encourage occupant health and wellbeing. At The Gauge, a carbon dioxide monitoring system and ‘single pass’ air conditioning provide 100 per cent fresh air supply to all occupants, while glare control, optimisation of artificial lighting levels and individual task lighting controlled by workers are reducing headaches and fatigue. Such improved outdoor air flow rates result in lower concentrations of pollutants in the indoor environment, improve occupant efficiency, increase alertness, reduce the risk of sick building syndrome and generally result in a more pleasing place to work or spend time. Working from such a world-class green space pays dividends for a company’s brand, as The Gauge’s tenant, Fujitsu Australia, can confirm. Minimising the company’s carbon footprint is a key priority for Fujitsu and the new premises provide a workplace that supports this commitment.
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According to Mike Inge, Fujitsu’s General Manager for the Southern Region, “we have found a great place for our people to work. This new work environment will inspire and enhance collaboration among our staff, driving our distinct culture in years to come.” So, thinking green means thinking about the people who will occupy the space, as much as about the environmental features which reduce energy and water consumption, minimise waste sent to landfill and limit environmental impacts on the local ecology. In Australia, properties such as The Gauge are demonstrating that the highest level of environmental performance – coupled with an emphasis on occupant health and comfort - can become the norm. In fact, as one of New York’s leading green property developers, Douglas Durst, said at Green Cities 09 – Australia’s largest and most influential green building conference – earlier this year, “we’re not just building green buildings. We’re building the best buildings we can.” Durst told the audience that the green building challenge requires real commitment, courage and a new mindset. “The easiest way to build is to do what you did last time. But you can’t do that with green building. Each building requires a new design, unique innovations and systems – and a real commitment to green thinking.”
A building is not an island The benefits of a green building reach well beyond its own four walls. As well as the impact upon its occupants, every building has an effect on its immediate environment. The ways in which buildings interact with their surroundings can bring further cost savings and positive environmental outcomes. With green buildings, the dynamic relationship between neighbouring developments is particularly valuable. Much like the familiar concept of ‘economies of scale’, green buildings can present enormous opportunities for achieving ‘economies of environment’. Take, for instance, a potential group of neighbouring buildings: a commercial office block, residential units, a sport and recreation centre, and a warehouse. Each building is used for a different purpose, so naturally, their energy usage peaks at different times of the day. Some of these buildings – perhaps the warehouse or recreation centre – have large roof spaces that allow for substantial water and solar power collection. These buildings produce enough water and energy to meet not only their own needs, but also those of surrounding buildings. Similarly, neighbouring developments can avoid skyrocketing landfill costs by centralising waste minimisation systems. This ‘district-based’ approach to energy production and consumption creates a smooth energy-demand curve across participating developments. This collaborative approach to going green effectively cancels out the costly impact of daily spikes in energy consumption and, in some cases, may even reverse it.
Clearly, we’re heading in the right direction with our individual buildings. We have the tools and the industry leadership to drive the green agenda brick-by-brick, building-by-building. However, industry leadership must now be refocused to ensure we can rapidly take on the challenge of greening our cities. It is time to move beyond just greening our buildings and begin to look at how to green our precincts and our communities. The GBCA believes that industry leadership and voluntary mechanisms play a crucial role in achieving this.
To put this in context, in 1800 only 3 per cent of the world’s population lived in cities. By the end of the twentieth century, this figure had risen to 47 per cent. In 1950, there were 83 cities with populations exceeding 1 million. By 2007, this had skyrocketed to 468 cities. Cities occupy just 2 per cent of the world’s landmass, and yet are responsible for more than twothirds of energy use and global greenhouse gas emissions.
At the opening of the C40 Large Cities Climate Summit 2009 in Seoul in May, Toronto Mayor and C40 Chair, David Miller, told the audience that we were witnessing the “dawn of the new industrial revolution – a green dawn.”
Sustainable communities and precincts that make up our cities are places where people want to live and work – both now and in the future. They are well planned, built and operated. They meet the diverse needs of existing and future residents, are sensitive to their environment, and contribute to a high quality of life for all the people who live there.
The C40 is a group of the world’s largest cities already taking action on climate change. It holds its biennial summit to share best practices, build networks, identify collaborative projects and chart future actions to help tackle climate change. The four-day summit featured former US President Bill Clinton presenting to representatives from 70 global cities. These representatives had come together to outline a radical vision for green cities.
In Australia, we are in the enviable position of being able to plan and design living spaces of the future. But more thinking is needed. Just what will these places look like? How will we interact with them? How do we ensure that they are liveable and enjoyable places? How do we ensure they meet the diverse needs of both existing and future residents and workers?
Cities provide both challenges and opportunities in the context of climate change. The UN forecasts that today’s urban population of 3.2 billion will rise to nearly 5 billion by 2030, at which time three out of five people will live in cities.
These are just some of the many questions facing all levels of government, owners, developers, planners, builders, communities and the GBCA as we begin to plan our future communities.
Planning green precincts The GBCA, in partnership with VicUrban and other key stakeholders, is developing a national framework to drive the development of sustainable communities and precincts. The GBCA precinct project aims to develop this national framework for industry and government land agencies to deliver best practice against measurable benchmarks for our communities and precincts. The project’s vision is to achieve optimal environmental, cultural, social, governance and economic outcomes. The framework could also be used by governments to inform policy, and, potentially, reward excellence during the planning approval process. The impetus for the new precincts project was VicUrban’s leadership and willingness to incorporate its Sustainable Community Rating tool into a national framework. Both the GBCA and VicUrban agree that while governments can play an important role in advancing sustainability in urban developments, optimal outcomes can only be achieved through partnerships, industry leadership and informed consumer choices. It is envisioned that the GBCA precinct project will encompass residential, commercial and mixed use, and will guide and inform the design, construction and performance reviews of new and existing communities.
The GBCA precinct project will principally equip developers with the fundamentals to minimise the impacts of their developments, capitalise on the benefits of their initiatives, and receive recognition for more sustainable design. Ultimately, these communities will be sought-after developments as reflected by public demand. The project will also provide state and local governments with a framework for planning guidelines and development incentives for the property industry. The GBCA will develop this project using thorough stakeholder engagement and a robust public review process. Initially, development will be led by a technical reference committee consisting of experts in urban planning, landscape design, engineering, architecture and building materials; as well as representatives from industry, government, communities and academia. This vital project recognises the dawn of a green era for both commercial and residential development in Australia. By working towards creating greener communities in which current and future generations can thrive, sustainable living won’t be the exception – it will become the norm. n
Green Cities 10 | 21-24 February 2010 | www.greencities.org.au
First NABERS Ratings Awarded to Hotels The Sebel & Citigate Albert Park in Melbourne, the Holiday Inn in Brisbane and the Sydney Harbour Marriott are among the first hotels in Australia to receive environmental performance ratings under the NABERS scheme.
Additionally, Mirvac’s The Sebel Cairns Hotel in Queensland has achieved a NABERS Energy rating of 2.5 and a NABERS Water rating of 2.5. These NABERS ratings are part of the implementation of sustainability management plans for all Mirvac owned hotels.
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According to Mirvac’s Asset Manager - Hotel Funds, Daniel Sweet, a total of 18 Mirvac owned hotels within the investment management business will be rated using the NABERS Hotel rating scheme.
ABERS Energy and Water tools provide ratings based on actual performance data of the hotel over a 12 month period. The scheme encourages hotel owners to benchmark their properties against the market and provides the impetus to make improvements. In Melbourne, Mirvac’s Sebel & Citigate Albert Park has achieved a NABERS Energy rating of 3.5 stars and a NABERS Water rating of 4.5 stars. Mirvac has also undertaken ratings on three Sydney hotels, including: The Sebel Parramatta (Energy rating 3, Water rating 3.5); Citigate Central (Energy rating 2, Water rating 2.5); and Travelodge Blacktown (Energy rating 4, Water rating 2.5).
“Mirvac is committed to completing a NABERS rating for each hotel in the Mirvac Wholesale Hotel Fund and the Travelodge Group, along with carbon footprint inventory and a utilities audit to create a ‘roadmap’ to reduce energy and water use and greenhouse gas emissions, to create a better and more sustainable environment for our guests,” said Mr Sweet. The GPT Group, as Fund Manager and joint owner with APPF of The Holiday Inn in Brisbane and the owner of Four Points by Sheraton in Sydney, has used NABERS Energy and Water tools to rate its hotels. Steve Carroll, Asset Manager with The GPT Group, said obtaining a NABERS rating gives the hotels a baseline against which to track its improvements and identify efficiencies moving forward. “The NABERS ratings will run in line with our current operational sustainability strategy and enhance the future value of the assets through lowering energy use, improving the environment for guests and staff and enhancing the hotels marketability,” Mr Carroll said. Finally, the Sydney Harbour Marriott hotel has achieved a 3 star NABERS
Energy rating and a 2.5 star NABERS Water rating. Marriott International is in the process of having all of its Marriott Hotels in Australia certified with NABERS as part of its Environmentally Conscious Hospitality Operations (ECHO) Program. The NABERS program is administered on a national basis by the NSW Department of Environment & Climate Change (DECC). According to DECC Manager – Built Environment, Matthew Clark, these ratings represent the first of many hotels expected to take up the challenge. “Using NABERS to establish a benchmark for your hotel is the first step to managing its impact on the environment while also providing a competitive edge for your property in a tight market,” Mr Clark said. “However it is not only important for hotel owners use the tool to measure and improve performance of their assets, but also to attract clientele. Guests are increasingly seeking evidence of environmental responsibility when deciding on where to stay.” The NABERS Hotel rating tool on the website www.nabers.com.au can be used to complete a self assessment. For a certified rating that can be promoted, contact a NABERS Accredited Assessor (full list of Assessors available on www.nabers.com.au ). n
What the NABERS ratings mean: 5 4 3 2.5 2 1
Excellent Very good Good Median Below average Poor
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ith energy consumption awareness and pricing on the rise, Hoteliers are constantly looking for methods of improving their energy consumption - and therefore their overheads – it’s no wonder that Indel-B’s energy efficient Minibars are gaining more and more attention now that they are marketed here in Australia and NZ by Vintech Systems. In 1982 Indel B was selected by NASA to create a refrigerator for use aboard the Space Shuttle Columbia. That year marked the turning point and Indel B became known throughout the world. In 1988 it began producing mini-bars for hotels, a sector a in which it soon became an international leader. In 1999 it added wine cellars to its product list. In 2005, Indel B released the World first and only Class A certified Energy Efficient Minibar for Hotels that operates with new technology compressors in almost total SILENCE. What makes the minibar such an important step in the world of Hotels and Hospitality, is that once again, they’ve led the industry by offering a high quality, energy efficient minibar which uses up to a third less energy than any other minibar on the market. Please see Bar Graph illustration. The 40litre K Series, Energy Efficient Compressor minibar operates at 0.30kW/24hrs and the 60 litre version uses 0.45kW/24hrs. All Minibars have a remote control that can set the correct shift operation to achieve maximum energy efficiency while maintaining the inside temperature. Traditional “absorption” Minibars are notorious for taking longer to cool than the Indel B compression models. The cooling
We can offer the following options with the Indel-B, K Plus, Energy Efficient Minibars.
Regulation Update By DEREK HENDRY
AUST: Safety Barriers Coroners Report Two NSW Government Departments have issued a Planning Circular titled ‘Safety barriers in above ground carparks – coroner’s recommendations’ (BS09003), advising authorities of the steps to be taken to ensure that pedestrian and vehicular safety barriers built before 1989 are inspected and any defects remedied where proved to be necessary. Hotel Managers should pre-empt an inspection by commissioning their own audit first. QLD: Plant and Acoustics Hotel Managers must include acoustic attenuation in all mechanical plant upgrades to avoid the possibility of being an “Environmental Nuisance” as defined by the Queensland Environment Protection Act 1994. Recent amendments to the Environmental Protection Act 1994 (EPA) have included a reduction in acceptable noise levels and the adoption of the Environmental Protection (Noise) Policy 2008. The EPA does not discriminate between residential areas and commercial areas therefore many existing CBD buildings can be affected by a complaint from an occupier of an adjacent or nearby building. Obviously an investigation officer will need to take into consideration the age of the building involved and whether a building is either producing the noise or contains the receptors (complainant). Where a complaint is made against noise from an existing building it is important that any recent upgrades to plant and/ or
equipment can demonstrate that noise levels have not been increased. AUST: AS 1851 Fire Maintenance The AS 1851 Fire maintenance standard has undergone a major overall for the second edition, hopefully for inclusion in the future as a referenced document in the Building Code of Australia. Meetings with the Australian Building Codes Board are continuing. VIC: Appointing Building Surveyors It is interesting to note that the Building Amendment Regulations 2009 have come into effect with various changes occurring in particular the introduction of a two-tiered registration system for building surveyors in Victoria. A limited building surveyor will be restricted to a scope of work of up to 3 storeys and with a maximum floor area of 2000 sq. m. Be careful when commissioning a ‘limited’ building surveyor if the existing building is over 2000 sq. m, you both may be caught out badly by the authorities. TAS: Mandatory Evacuation Plans Hotel Managers should consider making their tenants aware that the Tasmania’s ‘General Fire Regulations 2000’ requires the occupier of a specified building to submit to the Chief Officer of the Tasmania Fire Service, for approval, an Evacuation Plan for the evacuation of the building in the case of fire. The various categories to be considered and where appropriate, addressed in the plan are outlined in a document produced
by the Tasmania Fire Service. The term, specified building, is also defined in the document which can be viewed at www.fire.tas.gov.au, type in evacuation plan in ‘search’. QLD: Annual Occupier’s Statement Hotel Managers must be conscious of their obligations with regards to providing an annual ‘Occupier’s Statement’ to the Queensland Fire and Rescue Service Commissioner. The Queensland Fire Safety Regulations 2008 and the Queensland Development Code MP 6.1 require that building owners, property and body corporate managers ensure that they prepare and lodge a copy of the ‘Occupiers Statement’ with the Commissioner of the Queensland Fire and Rescue Service annually. The ‘Occupier’s Statement’ is a declaration that the prescribed fire safety installations are being serviced, maintained and tested as per the requirements and schedules detailed in AS 1851. Details of the prescribed fire safety installations are listed on the buildings ‘Certificate of Classification’ which also details the applicable Australian Standards pertaining to the maintenance and testing of the buildings installed fire safety installations. This requirement is applicable to all Class 1b, 2, 3, 4, 5, 6, 7, 8 and 9 buildings. WA: New Maintenance Regulations Hotel Managers must make themselves aware of the proposed Building Act for Western Australia which encompasses “Maintenance of Regulated Usage and Services”. This will form part of the
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Regulation Update (continued)
Certificate of Occupancy and outlines the essential services of the building that are required to be maintained.
can go about their day to day operations and know that they are working in a safe environment.
Part 1.7 of the proposed Building Act outlines the statutory requirements for building owners to maintain the essential services of their buildings.
AUST: Slips and Falls
Part of this proposal is that the building owners provide notification to the Licence Issuing Authority, that the essential services required checks and maintenance, as specified on the Certificate of Occupancy have been maintained and that they are operational. The proposal states that this will be required to be carried out annually and that the process will be audited by the Licence Issuing Authority and that they will have the power of entry to inspect the buildings, to ensure that the prescribed essential services have been maintained. This may be carried out by Licence Issuing Building Surveyors or outside experts such as Registered Building Surveyors. Records of maintenance & checks must be kept on site and may be inspected by the Licence Issuing Authority at any reasonable time without prior notice. Penalties will apply to Building owners who do not carry out routine maintenance and checks, or falsify documents or fail to keep maintenance records on site. If the Building owner is found guilty of one or more of these penalties then the Licence Issuing Authority may in the interest of safety of the buildings inhabitants, remove the building owner’s right to occupy the building. This is a move forward for Western Australia and will be seen as a positive step in ensuring that building occupants
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A research study of the incidents of slips and falls on floors stairs, landings and balconies has been completed by the Australian Building Codes Board. The research findings indicate 500 fatal falls and 110,000 hospital admissions resulting in falls in buildings at a cost of $1.3 billion per annum. Furthermore, the research findings indicate that the design and construction of a building may contribute to 20% of the injuries and deaths. Hotel Managers should be diligent in this area to ensure they protect the building owners interests. VIC: Compliance Codes WorkSafe Victoria has released a number of new Compliance Codes to provide practical guidance to those who have duties or obligations for the occupants of a building under the Occupational Health and Safety Act 2004. If these are followed then you are deemed to have complied under the Act, see www.worksafe.vic.gov.au. AUST: Risky Balustrades Hotel Managers should consider commissioning an audit of the balustrades of their building(s) in terms of Building Code of Australia compliance and risk minimisation strategies. A recent balustrade audit undertaken by our Group found 80 non compliances for the numerous balustrades at an educational campus. Clause D2.16 of the BCA requires balustrades to have a minimum height of 1,000mm above floor levels and 865mm
above stair flights (including handrails). The clause also prescribes maximum opening dimensions for balustrades and in addition, limits the “climb-ability” of the balustrade. Due to the prescriptive nature of the above balustrade requirements and the resulting numerous court judgments in recent years that have been in the plaintiffs favour wherever the balustrade was found to be less than 1,000mm high, it is recommended that a comprehensive balustrade audit of all balustrades to determine non compliances with Clause D2.16 of the BCA, be undertaken. QLD: Sustainable Planning Act The Sustainable Planning Act 2009 was passed by Parliament on 16 September 2009. It is anticipated that the Act will come into effect in late 2009. The transitional provisions have been designed to minimise disruption and to ensure that all the Integrated Planning Act 1997 (IPA) can be completed under the IPA. The web page relating to the Sustainable Planning Act 2009 can be found on the Department of Infrastructure and Planning page: www.dip.qld.gov.au/spa n
About the Hendry Group Derek Hendry is the Managing Director of the Hendry Group of Consulting companies, including Essential Property Services. Derek pioneered the ‘private certification’ system of building approvals in Australia, and his nationally based consultancy offices assist clients in all facets of building control and essential safety measure audits. The Hendry Group publish an e-newsletter entitled ‘essential matters’, available online at www. emau.com.au, and their new service, BCA Illustrated (at www.bcai.com.au), offers 3000 illustrations explaining and interpreting the BCA as it applies to your building.
Sustainable Management Practices in the Hospitality Industry By Tim Lockyer and Meredith Adams
T
here has been a growing call from the government, tourism operators and guests, to adopt sustainable business practices that incorporate environmental, economic, social and cultural elements. Recent research undertaken in two tourism areas in New Zealand illustrated that there were differences between the perceptions of guests and manager/owners of accommodation regarding sustainable management. Tourism is New Zealand’s largest single export industry, larger than the dairy industry in terms of earnings, and is considered to have strong potential for growth (Trends and Forecasts, 2009). The industry supported over 181,000 full-time equivalent jobs, representing 9.7 percent, or one in ten jobs in the economy (Tourism Satellite Account, 2007). There were over 2.4 million international visitors in the year to April 2009 (Key Tourism Statistics, 2009). Although the recent economic crisis has had an impact, this impact has not reduced the number of visitors coming to New Zealand but it has changed the countries that they come from with significant increases from Australia. While this paper discusses research carried out in New Zealand in particular, there is no reason to believe that many of the findings are not as applicable in Australia as they are to New Zealand. New Zealand’s reputation for having a clean, green environment is a major attraction for many international visitors, and the “100% Pure” international marketing campaign by Tourism New Zealand builds a perception for the whole tourism experience based around this theme. The New Zealand Tourism Strategy 2015 launched by the Government in November 2007 and developed by three agencies (the Ministry of Tourism, Tourism New Zealand and the Tourism Industry Association) provides a vision for the tourism sector to be a leading contributor to a sustainable New Zealand economy in ways that incorporate economic, social, cultural and environmental benefits. The accommodation sector is an integral part of the tourism industry, and according to research conducted as part of the Tourism New Zealand’s 2007/08 Visitor Experience Monitor, accommodation accounts for up to 12 percent of a visitor’s overall holiday experience. This research also revealed that environmental issues impacted on the choice of accommodation
by 21 percent of visitors, with 38 percent of these suggesting they would be willing to pay more to offset any environmental impact. Visitors to New Zealand expect accommodation providers to carry out environmentally friendly practices such as recycling (82 percent), energy conservation (69 percent) and water conservation (69 percent) (Visitor Experience Monitor, 2007/08). Hotels and Motels in Hamilton and Rotorua were chosen for this research as these two cities predominantly host different categories of guests. Rotorua is a major tourist destination and has been described as “…an iconic tourism destination offering classic and cultural experiences for the international and domestic traveller” (Coleman, 2009, pg.1). Rotorua was also one of six regions in New Zealand to participate in the Ministry for the Environment and the Ministry of Tourism’s “Sustainability Tourism Project 2005-2008” and stemming from this project, the Rotorua Sustainable Tourism Charter was formed by locals involved in the industry. Motels in Hamilton, and close surrounds, predominantly service the corporate and domestic markets. Data were collected in two phases. The first phase employed a qualitative method to determine what actions if any, hotel owners/operators were taking to address the four areas of sustainability (being environmental, economic, social, and cultural issues) and to determine if guests were requesting information on the accommodation provider’s approach to sustainability. The second phase used a quantitative method to gather data. A survey was developed based on the data obtained from the initial interviews and this was sent to hotels and motels. A total of 46 completed surveys were received. The survey contained five sections covering environmental initiatives; economic initiatives; social initiatives; cultural initiatives; sustainability generally and the Qualmark rating scheme (which is the organisation that star rates accommodation providers). A general section on demographics was also included. The five sections contained thirty-three questions using a five point Likert scale to measure the level of agreement with each statement. At the end of each section participants were asked to describe initiatives they had, or were considering undertaking. A final question asked participants to comment on
Hotel Engineer | Vol 14 No. 4 | 33
the issue of carbon miles/carbon footprint and its impact on the New Zealand tourism industry, and their specific hotel.
introduce new technology to accommodate these (McNamara & Gibson, 2008; Tzschentke et al., 2008).
There have been numerous studies of tourist accommodation facilities of all sizes, in a diverse range of countries and destinations with significant tourism industries, to determine the level of interest and action being undertaken to address the issue of sustainability in this part of the tourism sector. Of interest also to researchers has been the attitudes of facility owners/ managers towards sustainability, the reasons for implementing initiatives, the barriers that prevent taking action, and the attitudes of guests towards sustainable business practices. A majority of the studies have focussed on the environmental component of sustainability.
The potential for guests to view sustainable management practices negatively is a major factor in many accommodation businesses deciding not to implement initiatives. The hospitality experience revolves around the notion of being pampered and getting away from what you have at home, so initiatives such as not laundering linen and towels each day, and those that reduce consumption of electricity and water, run contrary to this, and customers can perceive these as a drop in standards (Dewhurst & Thomas, 2003; Gustin & Weaver, 1996; Scanlon, 2007; Tzschentke et al., 2008). Guest cooperation is required to implement many initiatives and can influence whether they are ultimately successful or not (Kirk, 1995; McNamara & Gibson, 2008). Others in the industry think that environmental management systems and other initiatives can have a positive influence on how customers view the hospitality industry (Sloan et al., 2004). For some accommodation owners/managers implementing energy saving devices was carried out in spite of customers, as they were seen to deliberately waste electricity by leaving lights and heaters on when they were not even in their rooms (Tzschentke et al., 2004). McKercher (1993) summed up tourists as being nothing more than consumers, interested only in the tourism experience, and sustainability measures not being a feature in any part of that experience.
While many owners of small-sized accommodation facilities acknowledge that the environment needs protecting in order to maintain its appeal to tourists, many do not consider that their own business needs to implement any initiatives towards sustainable development. Often environmental principles are easy to agree with, but there is little evidence of action in support of the principles (Horobin & Long, 1996). There is evidence that accommodation businesses of all sizes have however, introduced some sustainable management practices mainly due to the potential for savings through the reduction of operating costs. Initiatives that produce savings in energy consumption, water consumption, and waste management (known as environmental management programmes) are popular as costs for these utilities continue to rise (Bohdanowicz, 2005; Hobson & Essex, 2001; Knowles, Macmillan, Palmer, Grabowski & Hashimoto, 1999; Scanlon, 2007; Sloan et al., 2004; Tzschentke, Kirk, & Lynch, 2008; Vernon et al., 2003). As well as these areas being commonly subjected to legislation, there is also a relatively short payoff period for initiatives in these areas, therefore they are considered by various sized accommodation businesses as being practical and viable (Stabler & Goodall, 1997; Bohdanowicz, 2005). However, it has been found that some larger hotels, and those that are part of a chain, consider that an environmental management programme is more beneficial in the areas of public relations in terms of enhancing the brand image, and marketing (Kirk, 1995, 1998; Bohdanowicz, 2005). Other factors that can determine whether environmental initiatives are viewed positively relate to the size and age of the accommodation facility. Larger-sized facilities are much more likely to implement environmental initiatives/management practices (McNamara & Gibson, 2008; Hobson & Essex, 2001; Stabler & Goodall, 1997). Accommodation facilities affiliated to a chain are also more likely to implement environmental measures as members can benefit from accessing and sharing information, and economies of scale. Chains also can be considered a stakeholder group that can influence the adoption of particular measures and operational techniques (Álvarez Gil, Burgos Jiménez, & Céspedes Lorente, 2001). The age of the facilities and existing building structures can prohibit improvements associated with environmental initiatives, as it can be costly to make significant alterations, undertake structural work or
A number of surveys conducted in countries from around the world, suggest that guests are making choices on their accommodation based on sustainability principles. In the US, Kimpton Hotels & Restaurants found that 16 percent of guests chose to stay in its properties because of the company’s environmental practices. In North America it was found that 73 percent of hotel guests are willing to participate in a hotel’s green programme once they are aware of the programme (Kyriakidis & Felton, 2008). In the UK, Travelodge surveyed 2,000 of its customers and found that almost 90 percent believed that hotels and tourism companies have a responsibility to operate in a way that protects the environment. It found that 54 percent of guests wanted to offset the carbon emissions from their next stay. Research also revealed that 80 percent of UK tourists are prepared to pay an extra £30 – £70 per night to stay in an environmentally-friendly hotel. (Sustainable tourism: Facts & Figures, 2008). Britain’s own green travel market was worth approximately £409 million in 2006 and was said to be increasing by 25 percent a year (Gough, A. 2008). Finally the very nature of the tourism industry influences how and to what extent sustainability practices are adopted. Hobson & Essex (2001) state “… the highly fragmented nature of the tourism industry, involving accommodation, transportation, destinations, attractions, as well as the public sector, acts as a barrier to the common interpretation and widespread acceptance and adoption of the concept of sustainability…” (Hobson & Essex, 2001, pg. 134). Data Analysis This first part of the data analysis presents the findings of the survey carried out among Owner/Operators. Section
Hotel Engineer | Vol 14 No. 4 | 35
one of the survey contained twelve statements which the Operators/Owners completed on the types of environmental initiatives participants had or would introduce with the reasons being either to save money, or because it was good for the environment. Table 1 illustrates the results in ascending mean. The closer the mean is to 1 the stronger the agreement. There was very strong agreement with “Have or will be introducing recycling as it is good for the environment” (mean = 2.07). Conversely there was the least agreement with “Have or will be introducing recycling to save money” (mean = 2.91).
Table 2: Economic Initiatives
Table 1: Environmental Initiatives from Owners/Operators Mean
with the statement “Consider economic initiatives are important in making my motel more profitable” (mean = 2.02) and “Have or will be introducing customer surveys because it will help improve my business” (mean= 2.13). There was agreement that “Have or will join an accreditation scheme, like Qualmark because it will increase guest numbers” (mean = 2.52) and “Have or will be investigating bulk purchase partnerships as it will save money” (mean = 2.52). Respondents neither agreed nor disagreed with the statement “Have or will be undertaking a feasibility study because it will improve my business” (mean = 3.05).
Std. Dev
Mean
Std. Dev
2.02
1.22
Have or will be introducing recycling as it is good for the environment
2.07
1.45
Consider economic initiatives are important in making my motel more profitable
Have or will be introducing non-toxic cleaning products as they are good for the environment
2.24
1.08
Have or will be introducing customer surveys because it will help improve my business
2.13
1.19
Have or will use energy saving light bulbs because they are good for the environment
2.28
1.24
Have or will join an accreditation scheme, like Qualmark because it will increase guest numbers
2.52
1.50
Have or will use energy saving light bulbs because they save money
2.36
1.38
Have or will be investigating bulk purchase partnerships as it will save money
2.52
1.23
Consider environmental initiatives are important in operating my motel
2.47
1.01
Have or will be undertaking a feasibility study because it will improve my business
3.05
1.12
Have or will be participating in conservation projects because it is good for the environment
2.60
1.14
Have or will be installing energy saving appliances because they save money
2.61
1.18
Have or will be installing water saving devices as it is good for the environment
2.67
1.13
Have or will be installing water saving devices because they save money
2.84
1.27
Have or will be installing energy saving appliances because they are good for the environment
2.84
1.00
Have or will be introducing non-toxic cleaning products because they save money
2.86
1.3
Have or will be introducing recycling to save money
2.91
1.31
The top two statements and bottom two statements indicate that there is strong agreement that recycling and non-toxic cleaning products are good for the environment, but that these initiatives will not necessarily save money. There was almost equal agreement that energy saving light bulbs are good for the environment and will save money. One respondent commented that currently most of the environmentally friendly initiatives add significant amounts to overheads. Twenty-six percent of respondents indicated that they were implementing or intended some form of environmental initiative. The lack of free kerbside recycling by local authorities was an issue that 6.5 percent of respondents identified. One respondent stated that it was difficult for businesses as they had to drive to the recycling centre with containers small enough to fit in the car, and another stated that they did not do a lot (environmental initiatives) because they have to pay for every bit of recycling they do. Section two contained five statements relating to economic initiatives using the same scale as for Table 1. Table 2 illustrates the results in ascending mean. There was very strong agreement
36 |
Vol 14 No. 4 |
Hotel Engineer
Twenty percent of respondents indicated that they had implemented or were considering some form of economic initiatives such as: analysing the business and service processes; advertising; signage; doing laundry in-house. Of these 6.5 percent had implemented or were considering initiatives that saved money and were also considered good for the environment – installing heat pumps, putting shampoo and soap in wall dispensers instead of individually packaged products, and buying milk in bulk and putting it in jugs, thereby cutting down on both waste and packaging. 8.7 percent of respondents made a negative comment about the Qualmark scheme including that it was expensive to join and not necessary to improve the business; most guests come to the motel because of price not because I am Qualmark rated; don’t like Qualmark that’s why we chose to go with Green Globe; Qualmark focuses on rooms not customer service, rather go with Green Globe. Table 3: Social Initiatives Mean
Std. Dev
It is important that motels develop good relations with their local community
2.02
1.15
Have or will introduce workplace training schemes as it will mean staff are better at their jobs
2.20
1.08
The community is important to the successful operation of a motel
2.39
1.13
Have or will source locally produced products and services because they save money
2.49
1.01
Have or will implement family friendly policies as it will mean lower staff turnover
2.49
1.14
Have or will source locally produced products and services because it is good for the community
2.51
1.01
Have or will implement family friendly policies as it will benefit the community
2.55
1.09
Have or will introduce workplace training schemes as it will benefit the community
3.09
1.00
Section three contained eight statements relating to social initiatives and Table 3 illustrates the results in ascending mean. There was very strong agreement with the statement “It is important that motels develop good relations with their local community” (mean = 2.02). Only 10.9 percent of respondents indicated that they had implemented social initiatives including: support for local events; provision of sponsorship; donations of free accommodation; reduced tariffs for families; donating old curtains to charities – all of which could be considered as developing good relations with the local community. There was neither agreement nor disagreement with the statement “Have or will introduce workplace training schemes as it will benefit the community” (mean = 3.09). Table 4: Cultural Initiatives Mean
Std. Dev
It is important that hotels/motels promote the area’s cultural attractions
1.96
1.26
It is important that hotels/motels identify and connect with the local culture
2.04
1.19
Organisational culture is important in running a motel
2.31
1.18
Section four contained three statements relating to cultural initiatives and Table 4 illustrates the results in ascending mean. There was very strong agreement with the statement “It is
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important that motels promote the area’s cultural attractions” (mean = 1.96). However, only 6.5 percent indicated that they had implemented or were considering initiatives, and these were: “Kia Ora” as a telephone greeting; promoting local attractions so that guests will stay longer; employing anyone of any culture. A comment was made by one other respondent in this section that there are many other issues to running a successful motel and cultural initiatives are ranked low on the list, whereas morale, retention of staff, and customer satisfaction are high on the list. Table 5: NZ Tourism Strategy/Qualmark/Guest requests Mean
Std. Dev
The NZ Tourism Strategy 2015 is an important document for motel operators as it provides a guideline for becoming sustainable
2.92
1.01
The issue of sustainability is a growing trend affecting the motel industry
2.95
1.06
The Qualmark “Responsible Tourism Operations” criteria and rating scheme is important to my business because it will encourage guests to stay at my hotel/motel
3.07
1.37
Guests have shown that they are concerned with sustainability issues
3.19
1.14
Being Qualmark rated under the new environmental performance scheme will have a positive impact on my business
3.23
1.31
The last part of the survey invited other comments on these issues and 28 percent of all respondents made a comment. Of these 10.9 percent of respondents indicated that guests do not care about sustainability/environmental issues. Half suggested that most guests were more concerned with a good bed, cleanliness, a good shower, and a good price. One respondent stated that “... environmental performance had nothing to do with running a successful hotel/motel”. 6.5 percent of the respondents made a comment related to Qualmark. One respondent said that they “... enjoyed being part of the scheme but felt there was a lack of publicity about it to inbound tourists”. One respondent did not like the scheme at all, and one other stated it “... focussed too much on the motel rooms and not enough on customer service.” Two operators in the initial qualitative interviews also stated that “... guests do not care about the environment, or energy efficiency, as they leave the lights on, and the heaters on full, when they are not in their rooms and when they leave in the morning, and washing machines and dryers are also used for just one or two items by guests”. One of these operators who is a member of the Qualmark scheme commented that “... guests had always indicated on their customer feedback forms that their decision to stay in his motel was not based on the Qualmark star grading system”. He also felt that the “... Qualmark system seemed at odds with the new environmental grading system”, for example it was expected that moteliers renewed beds every three years and this seemed contrary to the “environment message”. A 46 percent response rate was recorded for the final question: “What do you think of the issue of carbon miles/carbon footprint and its impact on the New Zealand tourism industry, and your own specific property?” There was a range of comments with 19 percent of respondents indicating that they did not know, or did
not understand it and 48 percent of respondents indicated that it would have no impact or disagreed with the subject. Comments included: •
Sounds like a load of scare-mongering, money sapping bullshit to me.
•
At this stage it is a subject that is rarely mentioned. Guests come to this motel for specific reasons – environmental impacts are not even considered.
•
Considerable junk science and misconceptions involved.
•
Most tourists are unconcerned as they are on holiday.
•
If people take the issue seriously it will affect tourist numbers, however I think people will more likely concentrate on local/home issues.
One-third of respondents indicated that the issue would have some impact with comments that included: •
New Zealand may become too far away for people to fly to.
•
Increased cost with no increase in returns.
•
Believe the taxes and extra costs that will be incurred by the initiative will deter people from travelling thereby having a negative affect on the tourism and motel industries.
•
Costs will be absorbed as part of holiday expenses, as airport taxes are now.
Excel SPSS was used to determine if there was any statistically significant difference between the responses from female and male participants, and between the Hamilton and Rotorua regions. Table 6 shows that there were four statements on environmental initiatives where the probability was less than 0.05. In all four statements females indicated stronger
agreement. For the statement “Have or will use energy saving light bulbs because they are good for the environment”, female participants indicated very strong agreement (mean = 1.79) compared with male participants (mean = 2.57). The statement “Have or will be introducing recycling as it is good for the environment”, female participants indicated very strong agreement (mean = 1.53) compared with male participants (mean = 2.38). The statement “Have or will use energy saving light bulbs because they save money”, female participants indicated very strong agreement (mean = 1.89) compared with male participants (mean = 2.80). The statement “Consider environmental initiatives are important in operating my hotel/ motel”, female participants indicated strong agreement (mean = 2.16) compared with male participants (mean = 2.80). Discussion An early indication that hotel/motel owners/operators were disinterested in the topic of sustainability was the slow response to the email survey and then a lack of enthusiasm when motels in Hamilton and Rotorua were visited personally to explain the nature of the research confirmed it. Although an eventual good response rate to the survey of 44.2 percent from Hamilton, and 35.9 percent from Rotorua, the overall small number of initiatives implemented or intended supports the view that sustainability principles are not a priority for owners/operators in both regions surveyed. It is surprising that Rotorua hotels/motels did not show any greater degree of interest in sustainability principles given the opportunity those involved in tourism in this region have had to learn about the concept through the Government’s project over 2005-2008. Following on from this project was the formation
Table 6: Level of Agreement on Environmental Initiatives by Female and Male using Likert Style Questions Female
Male
Mean
Std. Dev.
Mean
Std. Dev.
1.79
0.92
2.57
1.29
3.00
1.03
2.55
1.36
2.21
0.92
2.29
1.10
Have or will be participating in conservation projects because it is good for the environment
2.61
0.78
2.57
1.33
0.11
Have or will be installing energy saving appliances because they save money
2.74
0.93
2.57
1.33
0.45
Have or will be installing water saving devices as it is good for the environment
2.67
0.77
2.62
1.28
0.15
1.53
1.02
2.38
1.53
3.17
1.15
2.79
1.23
1.89
1.24
2.80
1.40
Have or will be installing energy saving appliances because they are good for the environment
2.95
0.71
2.85
1.09
Have or will be introducing recycling to save money
2.79
1.27
3.15
1.23
2.16
0.83
2.80
0.95
Have or will use energy saving light bulbs because they are good for the environment Have or will be installing water saving devices because they save money Have or will be introducing non-toxic cleaning products as they are good for the environment
Have or will be introducing recycling as it is good for the environment Have or will be introducing non-toxic cleaning products because they save money Have or will use energy saving light bulbs because they save money
Consider environmental initiatives are important in operating my motel
t-value
-2.19* 1.14 -0.23
-2.05* 0.96 -2.13* 0.33 -0.90 -2.24*
Note: * t-value two tail probability <0.05, ** t-value two tail probability <0.01
Hotel Engineer | Vol 14 No. 4 | 39
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Hotel Engineer | Vol 14 No. 4 | 41
of the Rotorua Sustainable Tourism Charter Incorporated which operates especially to encourage and educate businesses in the industry on sustainability principles. One of the objectives of the charter is “…to increase the number of businesses actively incorporating sustainable business practices and achieving measurable environmental improvements…” (Rotorua Sustainable Tourism Charter Incorporated, pg. 1). Rotorua also did not record any greater number of guest enquiries regarding sustainability principles, even with it being a significant tourist area for international and domestic visitors. There was only one statement where Rotorua respondents registered very strong agreement compared to Hamilton respondents, and this was for the statement that it is important for motels to identify and connect with the local culture. This is to be expected given that Maori culture is a main focus of the tourism experience in Rotorua, whereas Hamilton motels mainly hosts corporate guests, and major events are the main attraction in the city, such as the V8 street racing, Balloons over Waikato and Field days. While the survey results indicate various levels of agreement with many of the statements listed in all four categories of initiatives, the low percentage of respondents that actually described the initiatives they had, or intended to implement, indicates that while there is ready agreement with sustainability
principles, it does not necessarily mean owners/operators are giving priority to implementing initiatives. This corresponds with findings of a study of small-sized accommodation facilities by Horobin and Long (1996), who also found a lack of evidence of action in support of sustainability principles, although there was agreement of the importance of them. The initiatives that are a priority for just over a quarter of the motels surveyed, and are being implemented, or considered, are environmental (26 percent recorded action) and of these a high proportion (20 percent) are initiatives that reduce operating costs. In particular initiatives that save energy by using geothermal means for water heating (11 percent) were the most popular recorded, but this form of water heating is only available to motels in the Rotorua region. The next highest percentage of initiatives implemented or intended were economic (20 percent) and included in these (9 percent) were also initiatives that reduced operating costs – savings in energy usage, reduction of waste and refuse. This finding supports a significant amount of overseas research (by Bohdanowicz, 2005; Hobson & Essex, 2001; Knowles et al., 1999; Scanlon, 2007; Sloan et al., 2004, Stabler & Goodall, 1997; Tzschentke et al., 2008; Vernon et al., 2003) that found accommodation businesses of all sizes introduced sustainable management practices mainly due to the potential savings through the reduction of operating costs. These types of initiatives are popular as they are practical
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and relatively easy to implement for small and medium sized businesses, and there is a short payoff period so savings can be achieved quite quickly. Two operators indicated that they had replaced appliances - fridges and microwaves, with energy efficient models, and installing heat pumps was a consideration for one other operator. While this is a positive action in line with sustainability principles, asset replacement is a normal part of business practice; choosing energy efficient models makes good business sense, and there is also a significant amount of awareness in the marketplace of energy efficient appliances. The categories of initiatives that were least popular were social and cultural initiatives (11 percent and 7 percent respectively). The types of social initiatives mentioned in the survey list included family friendly policies, workplace training and organisational culture. A large proportion (63 percent) of survey respondents operated a motel with 10 – 20 rooms. This size business would not employ a lot of staff, with most being cleaning staff, if the operators did not do this themselves, so social initiatives like family friendly polices, workplace training and organisational culture would not be applicable and/ or a priority for motel owners/operators. The initiatives that were implemented, or intended in this category, included the provision of sponsorship or prizes of accommodation vouchers and reduction of room prices for families. These initiatives are a relatively cheap way of gaining good publicity for the operator. Michael Baines of the Motel Association of New Zealand suggested that as motel operators live in the community where they operate, they get involved in the community not because of environmental sensitivity, but because it is a good thing to do. Although there was stronger agreement by the Rotorua respondents than the Hamilton respondents of the importance of hotels/motels identifying and connecting with the local culture, cultural initiatives are not a priority for owners/operators generally, as there were only three initiatives recorded in the survey as being implemented, or intended, to support this agreement. Of the owners/operators that did comment on whether sustainability principles are a high priority for guests, all indicated that they were not a high priority and not a contributing factor in accommodation choices. Other considerations such as a good bed; cleanliness; good shower; and a reasonable price, were suggested as being more important to guests. This finding supports overseas research that found customers ranked price and service ahead of environmental concerns (Bohdanowicz, 2005; Kasim, 2007). Michael Baines, Motel Association of New Zealand, said that price was the most important question for guests and operators in the current market in respect of how much the room rate should be reduced, and that an initiative such as environmentally friendly detergent, for example, is too far removed from the realities of running the business. Further evidence of a lack of customer demand for sustainability, and it not being a priority for customers when making accommodation choices, is that the Langham Hotel in Auckland does very little to publicise that they are a member of the Green
Globe programme and have also earned a Qualmark Enviro Gold award. If there was strong demand from customers for accommodation providers to demonstrate that they give priority to sustainability principles then Green Globe membership and the Qualmark award would be publicised and marketed accordingly. John Saa of the Langham Hotel said that guests are not interested in the initiatives implemented at the hotel. He felt it was a contradiction promoting a reputation of service and luxury, and then asking guests to “use less� in the way of hot water, heating, or fresh towels and linen every day. This gives support to overseas research that found guests viewed environmental initiatives as a reduction in the quality of the service, and was a major factor in accommodation businesses not implementing initiatives (Dewhurst & Thomas, 2003; Gustin & Weaver, 1996; Scanlon, 2007; Tzschentke et al., 2008). The lack of publicity of initiatives at The Langham Hotel also supports the findings of a study of London hotels whereby only 50 percent of hotels publicised initiatives they had introduced to guests (Knowles et al., 1999). There were a number of statements where female survey respondents indicated stronger agreement than male respondents. Four of these were for environmental initiatives and two were for social initiatives (support for family friendly policies and hotels/motels developing community relations). These results support other research findings where evidence was found of more positive environmental attitudes and behaviours expressed by women than men (Dewhurst & Thomas, 2003), and that women are orientated towards showing greater concern for others in terms of considering environmental harm to people, species and resources, and tend to be more socially responsible in terms of environmental issues (Zelezny et al., 2000; Dietz et al., 2002). Family friendly policies would also appeal more to females, than males, as many women are sympathetic towards fitting work around child care requirements. The one statement that male respondents indicated stronger agreement concerned investigating bulk purchase partnerships as it will save money. A number of characteristics pertaining to the accommodation industry prohibit initiatives being implemented towards sustainable operations. 67 percent of the survey respondents leased the hotel/motel, slightly less than industry figures that suggest 80 percent of all motels are leased operations (Tourism Sector Profile, 2007). The lessee is responsible for all improvements and alterations to the hotel/motel, and some environmental initiatives require major renovations/alterations involving substantial capital costs, such as energy efficient heating systems; water conservation systems; lighting upgrades/ sensors; or appliance upgrades. Research carried out in Australia found that high capital costs of major initiatives such as these were a main barrier to implementation by accommodation facilities (McNamara & Gibson, 2008). Industry figures also suggest that one third of motels change hands each year, with an average operating time of two years (Tourism Sector Profile, 2007). This suggests that most operators would be concentrating on trying to make a profit, then getting out of the industry with as little capital outlay for improvements as possible. A short time frame such as this makes it difficult to learn and understand
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the business, and leaves little time to comprehend any new ideas and strategies. Survey results indicated that 50 percent of respondents had operated the hotel/motel between 1.5 and 3 years, with a further 17 percent having operated the hotel/motel under 1.25 years. Spending substantial funds on environmental initiatives would not be a priority for these operators, particularly if the intention was to sell the lease in the short term, unless initiatives implemented guaranteed an increased return on the sale of the lease. It would be a totally different scenario if the operator owned the hotel/motel. It was surprising that there was no evidence that the NZ Strategy 2015 document had been read by motel operators, as there were no comments about it at all, good or otherwise. A government document outlining its vision for the tourism industry could have been thought to have been read by those with a financial stake in the industry. On questioning Michael Baines, Motel Association of NZ, on the seemingly lack of knowledge of the strategy by operators, he said that the strategy was placed on the industry and that “you can lead a person to water but you can’t make them drink”. He also noted that at the time the strategy was released (November 2007), the industry had already started to see a reduction in guest numbers as petrol prices were high and disposable incomes were down, and domestic travellers are the biggest customers in the motel industry. He commented that the document was good from the point of looking at where the industry was going, like a road map, but soon loses validity over time. The issue of carbon miles/carbon footprint and its impact on the New Zealand tourism and hospitality industries, drew a response from nearly half of all survey respondents, the most comments recorded from any section of the survey. There appears a lack of understanding on the whole issue as 19 percent did not know how it would impact the industry, or did not understand the issue. The rest of the respondents were divided in opinion with nearly half (48 percent) of all comments in disagreement that there would be any impact or that tourists care about such things. Two of these comments were emotive and very much “anti” the issue. The final third of respondents did think there would be impact on tourist numbers and increased costs to operators with no increase in returns. The survey and interviews confirmed that the priority for motel owners/operators in Hamilton and Rotorua for implementing or considering initiatives is rather low, apart from moderate interest in environmental initiatives that will reduce overheads. Hotel/ motel owners/operators that did make a comment on whether guests are giving priority to sustainability principles, were of the opinion that it is not a priority for them. n REFERENCES Álvarez Gil, M. J., Burgos Jiménez, J., & Céspedes Lorente, J. J. (2001). An analysis of environmental management, organizational context and performance of Spanish hotels. International Journal of Management Science, 29(6), 457-471. Bohdanowicz, P. (2005). European hoteliers’ environmental attitudes: Greening the business. Cornell Hotel and Restaurant Quarterly, 46(2), 188-205. Coleman, J. (2009, May 1). Rotorua Tourism Industry Forum speech. Rotorua, New Zealand. [Transcript]. Retrieved June 17, 2009, from http://www.beehive.govt.nz. Dewhurst, H., & Thomas, R. (2003). Encouraging sustainable business practices in a non-regulatory environment: A case study of small tourism firms in a UK national park. Journal of Sustainable Tourism, 11(5), 383-403.
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Dietz, T., Kalof, L., & Stern, P. C. (2002). Gender, values, and environmentalism. Social Science Quarterly, 83(1), 353-364. Gough, A. (2008). Green is the colour. Travel Weekly, 1923. Retrieved July 22, 2008, from http://proquest.umi.com.ezproxy.waikato.ac.nz/pqdweb?index Green Globe New Zealand. (2008). Retrieved June 15, 2008, from http://www. greenglobenz.com/ Gustin, M. E., & Weaver, P. A. (1996). Are hotels prepared for the environmental consumer? Hospitality Research Journal, 20(2), 1-14. Hobson, K., & Essex, S. (2001). Sustainable tourism: A view from accommodation businesses. The Service Industries Journal, 21(4), 133-146. Horobin, H., & Long, J. (1996). Sustainable tourism: the role of the small firm. International Journal of Contemporary Hospitality Management, 8(5), 15-19. Kasim, A. (2007). Towards a wider adoption of environmental responsibility in the hotel sector. International Journal of Hospitality & Tourism Administration, 8(2), 25-49. Key Tourism Statistics. (2009, May). Ministry of Tourism. Retrieved June 6, 2009, from http://www.tourismresearch.govt.nz Kirk, D. (1995). Environmental management in hotels. International Journal of Contemporary Hospitality Management, 7(6), 3-9. Kirk, D. (1998). Attitudes to environmental management held by a group of hotel managers in Edinburgh. International Journal of Hospitality Management, 17, 33-47. Knowles, T., Macmillan, S., Palmer, J., Grabowski, P., & Hashimoto, A. (1999). The development of environmental initiatives in tourism: responses from the London hotel sector. International Journal of Tourism Research, 1, 255-265. Kyriakidis, A., & Felton, J. (2008). Too hot to handle? The hospitality industry faces up to climate change. The Travel & Tourism Competitiveness Report 2008. Retrieved July 7, 2008, from http://www.weforum.org/pdf/TTCR08/Chapter%20 1.7TooHottoHandle.pdf McKercher, B. (1993). Some fundamental truths about tourism: Understanding tourism’s social and environmental impacts. Journal of Sustainable Tourism, 1(1), 6-16. McNamara, K. E., & Gibson, C. (2008). Environmental sustainability in practice? A macro-scale profile of tourist accommodation facilities in Australia’s coastal zone. Journal of Sustainable Tourism, 16(1), 85-100. New Zealand Tourism Strategy 2015. (2007, November 7). Retrieved June 24, 2008, from http://www.nztourismstrategy.com/ New Zealand’s Environmentally Sustainable Tourism Project. Sustainable Tourism [Ministry for the Environment]. Retrieved June 24, 2008, from http://www.mfe. govt.nz/issues/sustainable-industry/initiatives/sustainable-tourism/ Rotorua Sustainable Tourism Charter Incorporated. Rules. Retrieved June 18, 2008, from http://www.rotoruanz.com/SustainableCharter/process.asp Scanlon, N. L. (2007). An analysis and assessment of environmental operating practices in hotel and resort properties. Hospitality Management, 26, 711-723. Sloan, P., Legrand, W., & Chen, J. S. (2004). Factors influencing German hoteliers’ attitudes toward environmental management. Advances in Hospitality and Leisure, 1, 179-188. Stabler, M. J., & Goodall, B. (1997). Environmental awareness, action and performance in the Guernsey hospitality sector. Tourism Management, 18(1), 19-33. Sustainable Tourism. What is sustainable tourism? Ministry of Tourism. Retrieved June 15, 2008, from http://www.tourism.govt.nz/sustainability/more-definitions. html Sustainable Tourism: Facts & Figures. (2008). Retrieved September 2, 2008, from http://greentourism.org.uk/marketinfo.html?sksearchtext=statistics Tourism Energy Efficiency Programme. (2008, July 31). Energy Efficiency and Conservation Authority. Retrieved March 11, 2009, from http://eeca.govt.nz/ search/eeca/tourismenergyefficiencyprogramme Tourism Sector Profile. (2007, May). Ministry of Tourism. Retrieved April 19, 2009, from http://www.tourismresearch.govt.nz Trends and Forecasts. (2009). Tourism New Zealand. Retrieved June 7, 2009, from http://www.tourismnewzealand.com/tourism_info/market-research/trends Tzschentke, N., Kirk, D., & Lynch, P. (2004). Reasons for going green in serviced accommodation establishments. International Journal of Contemporary Hospitality Management, 16(2), 116-124. Tzschentke, N., Kirk, D., & Lynch, P. (2008). Ahead of their time? Barriers to action in green tourism firms? The Service Industries Journal, 28, 167-178. Vernon, J., Essex, S., Pinder, D., & Curry, K. (2003). The ‘greening’ of tourism microbusinesses: Outcomes of focus group investigations in south east Cornwall. Business Strategy and the Environment, 12, 49-69. Visitor Experience Monitor 2007/08. Tourism New Zealand. Retrieved June 7, 2009, from http://www.tourismnewzealand.com/tourism_info/market-research/visitorexperience-monitor-20072008 Zelezny, L. C., Chua, P., & Aldrich, C. (2000). Elaborating on Gender Differences in Environmentalism. Journal of Social Issues, 56(3), 443-457.
Saving energy today for a greener tomorrow By MAX AGNEW
It’s not often a case study in this publication makes a detailed look of a product in action and not a hotel. However, reports about the release to the hotel industry of another device to save energy consumption were so glowing that our Publisher asked for a close study of this means of making significant savings on air conditioning in hot weather and the heating of rooms in colder months. The Melbourne based company Smart Hotel Solutions first installed its Energy Eye System in the Ibis Hotel Sydney, a hotel in Alice Springs and another at Darwin. When it was commissioned recently to install this product in the 264-room Hilton Cairns and the 237-room Holiday Inn Cairns, it was a great opportunity to have the Chief Engineer at both hotels maintain the results before and after having the Energy Eye System was installed.
E
lectric energy is becoming one of our most widely used – and abused commodities. With rising costs and our Federal Government claiming costs will go much higher with its move for action on Global Warming, conserving energy has become most important to us all. Prior to both Cairns hotels having the Energy Eye installed in all rooms, each occupied guest room in this hot northern Queensland climate would usually have all A/C units left on the whole time without any temperature regulation. As is so often the case with hotel/motels, guests when leaving their room tend to have the air conditioning settings left on cold air in hot weather, or if it is cold outside, on warm air. Before the installation commenced there, the Energy Eye was trialled at both properties. There was some concern how humidity levels in this hot area of northern Queensland would not allow A/C units to be switched off completely.
What such sceptics had not counted on was how a feature of the Energy Eye system is that it is designed to do automatic humidity control where the hotel itself can select a range of temperature set-backs and rooms are maintained at a selected temperature whenever vacant.
How the device works The Energy Eye will detect if there is anyone in the room. This is done through information being transmitted to the HVAC Control Module by a passive infrared detector working in combination with a micro door sensor. When the room is occupied, it allows the guest to have full control over all temperature settings. But once it detects the guest room is unoccupied, the HVAC operation becomes regulated by the ‘brain’ of this device, taking over and initiating energy savings. As mentioned, a key feature is how it is designed to handle automatic humidity control. This means the hotel/motel itself can select the temperature range, which is usually somewhere between 22 to 28 degrees. Rooms can then be maintained at whatever temperature the property seeks for its rooms. The system will not turn off while a guest is sleeping because the People Detector (PD) only needs to see the occupant enter the room the first time. No additional motion or heat-sensing is necessary because the room is a closed space and already considered to be occupied. Smart Hotel Solutions claim their device will save between 25 percent to 40 percent on air conditioning and heating operating expenses, depending on how aggressive each hotel wants to be with its energy savings. Unlike some over-inflated opinions on many a product, both Don Wands, Chief Engineer at Holiday Inn, and Mark Ansell, his counterpart across at Hilton Cairns, both were quick to report how they found there are significant savings to be made by using this device. They also agreed that because it can be installed in a room in less than 30 minutes, a hotel will not lose revenue having a room out of service when these are being installed. The system can >
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Saving energy today for a greener tomorrow < also be installed at any time – during a refurbishment, or during the normal daily operations of an ongoing hotel/motel. The entire 500 or so guest rooms at these two properties in Cairns were completed inside four weeks of Smart Hotel Solutions arriving in Cairns to do the job. Doran Danon, Managing Director of Smart Hotel Solutions, pointed out how their system also has a feature they call ‘Mode Off’ which does not do temperature set-backs but is used in areas where humidity is not a major issue. “While using this, the Energy Eye will still bring on the HVAC system for 15 minutes every two hours to refresh the air in the guest room when it is in an unoccupied state.” Mr Danon said their system as well as de-humidifying a room, will not cause humidity levels to rise, so will not allow any build-
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Did you know you can install wireless occupancy based sensors and wireless door micro switches to convert your hotel room into a smart energy efficient room ?
up of mould, which can be a real issue in places like northern Queensland when attacking carpets, room furniture and walls. Mark Ansell explained how the Hilton Cairns had its 264 rooms installed with this device without any major disruptions to operations. “I also found the Energy Eye was able to accurately determine the occupancy status of the rooms, and does not interfere with guest HVAC operations when guests are in the rooms. “We were able to find how there were a reduction on electricity costs, and over a month these can be quite significant, with it more than living up to our expectations.” After monitoring all energy savings since having the Energy Eye installed at the Holiday Inn, Don Wands said he could sum up its performance in one word – “fantastic.” Wands said the system was easy to install in all of their 237 rooms at a total cost of $117,000. “But I know we are now making a saving of at least 25 percent each month on expenses, so it is only a matter of time before we recoup all of our outlay with it,” he added. Both Chief Engineers of these Cairns hotels agreed how they could notice a significant reduction on the load on their central chillers within days of having the Energy Eye system installed. A hotel’s HVAC system is the single largest electricity consumer in these properties and by reducing energy wastage in every guest room, they can report a healthy reduction in their electricity bills. Smart Hotel Solutions is an Australian company that is committed to conserving energy consumption in the hospitality industry through the application of smart technologies that will reduce greenhouse gas emissions. Doron Danon, who has a Bachelor of Commerce degree majoring in Business Economics and Accounting, was the Managing Director of a South African hotel entertainment systems company for 20 years before moving to Australia and becoming a founding partner of Smart Hotel Solutions in Melbourne. His head of technical services is Roland Dolgoy, a highly qualified refrigeration and HVAC technician who has been involved with air conditioning for the past 20 years in several parts of the world. Mr Danon said all data from hotels where their Energy Eye has been installed in all rooms, confirms how installation of their system can be expected to be paid off in less than two years. “The system can be used with any HVAC type set-up, such as Central Chillers, PTAC, heat pump or Split units,” he said.
Contact Smart Hotel Solutions
on 1300 796 471 www.smartsol.com.au
While the Energy Eye is not the only system of this type now available on the market, Mr Danon said he is convinced theirs is the most cost effective and practical solution to be found in Australia. The Energy Eye system can be used in schools, apartments, offices as well as hotels/motels, large and small. n
Height Safety By Design By Bruce Haines, Noel Arnold & Associates
Employers are faced with obligations to manage work-at-height issues in the workplace. This may require formal assessment to determine which approach to height safety is best for your needs, and what solutions from the available range are appropriate. The following article provides practical design advice in accordance with WorkSafe VictoriaĂs guidelines, but also reads as interesting background for those in other states.
I
tems of plant/equipment that could lead to a fall of more than 2 metres, even those mounted at ground level or below, are now required to be designed so they can be safely serviced and maintained. Maintenance must be able to be safely conducted on such things as items of roof-top plant (exhaust fans, air-conditioning, solar panels, header tanks etc.), skylights, high-level lighting, security cameras and building perimeter guttering. In 2007, the Prevention of Falls Regulations were amalgamated with other Victorian regulations to form the new Occupational Health and Safety Regulations 2007. Under Part 3.3, employers are obliged to ĂŤidentify any task that an employee is required to undertake at a workplace that involves a fall hazardĂ and ensure that where there is a risk of a fall, that risk is controlled. The OHS Regulations prescribe a hierarchy of risk controls from 1 to 5, with Option 1 nominated as the best or preferred approach. Option 1: Arrange for the task to be conducted at ground level, or on solid construction This option is best implemented at the design stage of building construction, when it is still possible to construct plant rooms at ground level, or to position items of plant on solid construction away from a roof area or exposed edges of the building. Similarly, roof safety for gutter maintenance can be improved at building design stage by designing the roof membrane to slope
inwards, so that future gutter maintenance tasks will not put the roofing plumber at risk of a fall. Option 2: Install passive fall prevention devices such as guard rails, a temporary work platform or roof safety mesh If Option 1 is not practicable, then Option 2 should be implemented. This option is also best accomplished during the design phase of a building, as protective parapets and safety guard rails can be designed to form part of the building - to minimize their visual impact in the appearance of the finished structure. Alternatively, permanent lightweight guard railing can be retrofitted to existing buildings, custom-built to provide risk control around specific items of plant. Guard rails, fixed ladders and work platforms should be designed and installed in conformance with the requirements of Australian Standard AS 1657. Option 2 also includes the use of temporary scaffolds and elevated work platforms such as boom-type elevating work platforms, scissor lifts and cherrypickers for the less frequent periodic maintenance tasks and monitoring activities at height. Option 3: Use a work positioning system such as an industrial rope access system or a travel restraint system Option 3 involves the introduction of an industrial rope access system or travel restraint system that has been designed and installed to met the requirements of Australian Standards AS 4488 and AS 1891. When using one of these systems a worker
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Height Safety By Design (continued) < must always wear an approved safety harness connected by rope to a certified safety anchor system. Industrial rope systems are visually less intrusive than guard railing, they are relatively inexpensive and are easy to install. One disadvantage of these systems is that the workers using them must undertake training in their application and use, to be aware of the limitations and risks they present. Also, there is an obligation on both the users of these systems and building owners to conduct periodic inspections of all fittings and fasteners. Option 4: Put in place a fall-arrest system (e.g. industrial safety net, a catch platform or safety harness system) Option 4 involves the use of an industrial rope system that includes provision for a fall from height incident. Shock absorption is built into this fall-arrest system to protect the user, typically by allowing for a stretching or unravelling of one or more of its components. As a consequence, allowance must be included in the design of the fall-arrest system for the increased length of connecting parts under a fall situation. A major consideration in the selection and use of a fall-arrest system is the need to establish and promptly implement an emergency rescue plan for the event of a fall 単 as there could be as little as 20 minutes from the time of the fall to achieve a successful rescue. Option 5: Use a fixed or portable ladder Option 5 refers to the use of a standard ladder (step ladder, extension ladder or fixed ladder) for work at height. Use of a rung or step ladder to work from is considered to be the last option and should only be considered if options 1-4 cannot be implemented. This option is discouraged unless the work height is less than 2 metres from support level, or some additional means of fall prevention is introduced, such as a permanent ladder tie-off point against the building or other means of lateral stabilisation. If they are to be used, portable ladders should conform to the requirements of the Australian Standard AS 1892. They should be rated to carry 120 Kg, be inclined at an angle of approximately 75 degrees (4:1) when in use and be positioned on a stable, level supporting surface. The degree of safety that a ladder provides can be improved by combining elements of Options 1-4 in its design. An external safety cage or a vertical fall-arrest cable can be installed with a fixed ladder to improve its safety rating. The introduction of intermediate horizontal work, or rest platforms in the design of an extended fixed ladder can similarly reduce the risks of its use. A portable ladder can also be made safer, by incorporating a work platform with safety railing in its design. Which fall prevention option is best for our workplace? The selection of an appropriate height safety work system can only be made once the required work-at-height tasks have been identified and assessed and the conditions and limitations of the associated building or surrounding structures have been inspected and reviewed. n
Technology is a must for tech-savvy hotel guests By George Nikols
I
t was not so long ago that automobiles had the most basic of technologies. In fact features such as air conditioning, power steering, power windows, airbags and reverse sensors (how did people ever drive without them) were only reserved for high-end brands and models. Within 20 years these ‘luxuries’ have became standard options, and most consumers wouldn’t think of purchasing a car without many if not all of these “necessities”.
The brand new City Center hotel development in Las Vegas features this on screen guest control panel
A bathroom mounted screen enables full guest control of all room amenities while relaxing in the tub.
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The same can be said for home appliances such as dishwashers, microwaves, washing machines and dryers. Once you have experienced the convenience of technology it’s difficult to go back to the past. Let’s not even get into advancements made in entertainment equipment like the ipod, DVD player, home theatre and the ever increasing big screen televisions. Gone are the days where a television consumed the space of an average lounge chair. Now if a TV is thicker than a kit-kat chocolate it belongs in the Flintstones. Today if you are living in the modern world you have become accustomed to a ‘flick-of-a-switch’ lifestyle where one button controls your whole life. The press of a button answers your phone, cooks your food, washes your clothes and secures your home. It seems that we have finally caught up with the Jetsons and anything that requires physical labour is reserved for the prehistoric cavemen. People who travel also expect this same convenience when they check into a hotel. Sure there are the travelers that would sleep in a broom closet if the price was right, but the majority of guests are looking for a memorable stay. A hotel room is a retreat from a busy schedule, a place to relax and be ensconced in comfort and ease. Studies have shown that the hotel stay forms a large portion of a traveler’s memories. I know I am personally still trying to wipe the memory of a dive where I once stayed. After a long day of meet and greets all I wanted to do was collapse into bed with my remote control (aka ‘personal servant’), but instead I got a TV with basic channels, slow room service, and lights that were so
bright they made me jump bolt upright in terror when switched on. At home it’s a different story - my home is my castle and my most loyal servant. I walk in the door and the lights instantly flick on and ambient music purrs gently from my surround system, transforming my environment into a haven of tranquility and comfort. If I don’t feel the same pleasurable senses in a hotel then my trip and my stay can become a long and laborious torture chamber. After all I am a modern man that expects his modern-day conveniences. When the day comes that I get the same level of comfort in a hotel that I get at home, I too will become its most loyal servant, or shall I say ‘its loyal guest’. I am pleased to say that this is becoming reality. Some newer hotels have caught up to the demands of the ‘Jetsons’ era, and have sought to automate their rooms where supreme power is given to one ‘flick-of-a-switch’ remote. To quote Scot Campbell, chief information officer for MGM Mirage who is developing the massive Las Vegas City Center Hotel - “The in-room technologies are the most exciting; we think that we are raising the bar as to what a guest will expect in their rooms.” Each City Center Hotel room includes a 1Gb fiber connection and wireless internet eight times faster than the average hotel standard, and a rich user interface controlled on the flat panel display. An integrated remote control gives guests one-touch access to dimmable lighting, room temperature, television/video systems, music, wake-up calls, curtains and requests for services. Each nightstand
communicate with one another over a wireless highway. The more devices in the wireless mesh the stronger the network becomes. City Center alone will have in excess of 100,000 wireless nodes all talking to one another. The real benefit? No low voltage wiring is required, making installation, servicing, and upgrades a snap. Zigbee has become a hotel standard for many devices wishing to communicate back to building management systems. We are starting to see mini-bars, door locks and room safes integrate zigbee® technology into their products. Bartech® was one of the first to send mini-bar consumption data back to hotel staff over this wireless standard. Door lock vendors such as Saflok® and Vingcard® have also jumped on the Zigbee® bandwagon.
Suite Control Australia featured this hotel room mock up at a recent trade show. Note the multi function lighting switches and bedside touch panel.
< will feature a seven-inch panel with touch-screen technology that navigates the same room settings as the remote control. All settings will be remembered and incorporated every time a guest is in the room. Imagine that each time you stay at the same hotel it remembers your preferred settings. It knows the temperature you like, your preferred lighting and favourite music and all you need to do is walk into a room. These rooms are not only tech-savvy but chambers of pleasure that feel as if you have walked into a magical kingdom. I don’t know about you, but I’m calling the removal truck to move in. Campbell isn’t concerned about too much technology confusing City Center guests. It’s intuitive, he says. “It’s almost something you have to touch to understand. The television is the logical place for this control; top it off with an easy-to-use room remote control and before you know it, you are interacting with the technology and you don’t even know it.” The MGM Project is quite amazing in it’s implementation but the best news is that the majority of these technologies are wireless and can be installed in any existing hotel with very little downtime. In the past vendors have struggled to create simple ways of adding modern systems to existing hotels without the need to tear holes in walls and run new wires. Some of the smarter vendors like Control4® who subsequently are providing the majority of the guest room infrastructure for the Las Vegas City Center adopted newer wireless standards such as Zigbee mesh Networks. Zigbee® uses IEEE 802.15.4 standard as a baseline and adds an additional network layer to give the system routing and networking functionality. In short a wireless Zigbbe network allows all kinds of products such as light switches, air conditioning thermostats, electric blinds and curtains etc, to
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Damon Cole, business development manager for Vintech, who distribute the Saflok® brand in the Oceania region believes “real time communication of data to and from locks will become extremely important to many hotels, we can now send door ajar information to hotel security staff if a guest room door doesn’t close correctly or even lock out a card that is repeatedly placed into unauthorized locks. All this can be done in real time over the wireless network” Other vendors such as Axxess® are thinking outside the square. They have created a zigbee® enabled room door marquee that has an integrated door bell that only buzzes in the room you’re after. I am sure we have all been woken by someone knocking on a hotel door down the corridor. Privacy and make-up room indicators are a standard feature. Probably my favourite, the tray-tracker notifies staff when an empty room-service tray is outside a hotel door. I know I have almost tripped over a bunch of empty trays on my way back to my room after a long night out on the town. According to Antonio DiMilia, VP of Hospitality Solutions for Control4® “we are dealing with educated guests who demand an experience that surpasses what they use at home. Most people have an all-in-one remote for their home theatre systems at home, so Control4® are giving them the same of option for their hotel room. They can tailor the room to their tastes all by a simple TV on screen interface” It can be a daunting task to work out just how far you go with in-room technologies. There are so many choices and levels of automation. Many hotels are adding flats screen TV’s and even supplying guests with an ipod dock. Although this doesn’t even scratch the surface of what can be achieved. The smarter hotel owners are realizing that the cost of electricity is only going up and by using room occupancy sensors, electronic light controls and smart air conditioning thermostats they can reduce power consumption by up to 50%. I have spoken to numerous hotel owners who have annual energy bills bigger than most 1st division lotto draws. It just makes sense to work to reduce these costs. I fondly recall a demonstration which showed the difference between a light globe burning at 100 percent and then the
ADVERTORIAL
Resorts World Sentosa Singles Out VISIONLINE by VingCard Wireless Online Locking Solution $6.59 Billion Integrated Resort Expects to Maximize Efficiency with New RF-Online Wireless Online Locking System eliminate the need to travel to each guestroom to perform tasks such as reprogramming individual locks or identifying and changing low batteries, as well the need for a guest to return to the front desk to change a room or extend his or her stay. With VingCard’s wireless system, important functions are just a click away – such as the ability to instantly cancel master cards without re-encoding or walking to update locks. VISIONLINE components also can communicate with multiple rooms at once, reducing the number of network components required for installation when compared to other online technologies.
V
ingCard, a leading hospitality security provider and part of the ASSA ABLOY Group, recently announced the installation of its wireless RF-online system, VISIONLINE, at Singapore’s largest integrated resort and family destination, Resorts World Sentosa, located on Singapore’s resort island of Sentosa. The product will be installed in all six hotels on the 49-hectare family destination, which will also feature a casino; Southeast Asia’s first and only Universal Studios theme park; Marine Life Park, the world’s largest oceanarium; Maritime Xperiential Museum; and Equarius Water Park. “With such a large, diverse destination, we needed a product that was going to provide the highest level of security with the flexibility to adapt to our extraordinary hotel structure,” said Mr. Andrew Hickey, vice president of rooms at Resorts World Sentosa. “With the wireless online capabilities of VISIONLINE, we feel confident that our property will be using the most reliable, efficient and secure advanced locking system available today to ensure our operations run smoothly.” Introduced to the market in 2006, VISIONLINE by VingCard is currently operating in more than 20,000 guestrooms worldwide. The product offers a cost-effective solution for properties like Resorts World Sentosa, to facilitate reliable two-way wireless online communication from standalone electronic door locks to their host security and PMS systems, which will increase the efficiency of the hotel. Unlike traditional off-line standalone locks, VISIONLINE by VingCard utilizes RF-online communication capabilities that
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“By centralizing these functions, Resorts World Sentosa can expect to increase employee productivity and efficiency of operations, maintenance and engineering at the hotel,” said Vegard Prytz, vice president and regional director of Asia Pacific at ASSA ABLOY Hospitality. “The VISIONLINE system will maximize security at the property, increasing guests’ satisfaction and ultimately improving the bottom line.” Built on the ZigBee™ Standard ISO 802.15.4 high-security open platform – the only wireless, highly-secured and open standards-based platform to address the unique needs of low power monitoring and access-control network applications – VISIONLINE offers increased reliability and performance at an affordable cost. Operating on a reliable and secure platform like ZigBee also enables smooth interface and integration opportunities for other online devices such as safes, energy management and mini bars. “As hoteliers across the globe are becoming more conscious of customer’s needs, VingCard is constantly working to provide the highest security as well as ease-of-use and convenience,” Prytz said. “As customers’ and properties’ needs continue to evolve, Resorts World Sentosa can be assured that VISIONLINE will continue to provide the ultimate security for guest and hoteliers alike.” An informational video highlighting the wireless RF-online system, VISIONLINE, can be found online at http://www. youtube.com/vingcardelsafe VingCard is a world leader in developing locking systems for the hospitality industry, offering user-friendly security systems that meet the unique operational needs of hotels and resorts. For more information, visit www.vingcard.com. n
< same light globe being dimmed to 70 percent. There was hardly any reduction in light output but the little power measurement meter showed a significant reduction in power consumption. Multiply this by one thousand rooms and its clear to see the savings. Some hotels allow guests to save even more power by offering a green mode option. If the room is set to green mode the lighting is automatically limited to a preset level. For the hotel it saves costs and for the guests it offers a way to conserve energy and perhaps save the planet! To again quote Antonio from Control 4 “today’s consumers are just as conscious of being green when they travel as they are when they’re home. Control4 Suite Systems offers hotel guests an unprecedented level of personalized automation and guest amenities coupled with cost saving energy management technology” Replacing the old-fashioned room thermostats (which most people can’t
work out anyway) with a simple remote option will not only create comfort but reduce energy costs. Rooms can also be programmed to close the curtains when the guests leave the room to save further on energy bills. From my experience, It is important to spend as much time testing products and weeding out the good from the bad. We have all heard negative stories around building automation products that didn’t perform to expectations. This is a mistake that no hotel can afford to make. Some of the better vendors install products into demo-rooms where guests can stay and experience the products first-hand. This allows the hotel to see how the technology works and helps gauge feedback from guests. This is a service we have been offering for some time now and recommend every hotel requests a 90 day trial period. The benefits of hotel automation are clear. Improved guest experience, energy
City Center allows full in room climate control through the rooms TV.
conservation, and enhanced efficiency are very much a reality, and are available here and now. No doubt in the not too distant future automated hotel rooms will be the standard rather than the exception, just as dishwashers have put paid to hands in soapy water in the modern kitchen! n George Nikols of Suite Control has over 15 years experience dealing with entertainment and energy technologies. For more information or demonstrations contact: george@suitecontrol.com.au, mob: +61 (0)404 314 860, ph: +61 1300 921 955
Neil Weenink’s
Back of House Y
ou will remember that first visual confrontation with the mechanical computer, wont you? You had heard or even read about this thing, and your conception was of a humming box of widgets various, right? Maybe like me you had read Enigma by Robert Harris, the extraordinary tale of British code breaking in WW2, importantly with the increasing use of Bombe’s, the electro-mechanical special purpose computing devices. And before that, the Colossus, built in Bletchley Park by the British, the first computer in the world merging all digital, programmable, and electronic categories. The man who linked these systems was Alan Turing, the same man who injected an apple with poison and took his life. The bite in Apples logo immortalizes Turing, a mathematical genius, and the father of the modern computer. So how did you feel sitting in front of your first machine? Naked? Dissembled? Blown out of your mind? That here is something not akin to me, not friendly to my psyche? Oh boy I felt all of the above. And from here it becomes tricky because all of us have made allegiances with the machines, or rather the machinations of the machines, the FEEL of the machines, right? And so there I was in Singapore in the late seventies with my wife teaching computer science ho hum and me with an inspiring International Hotel Group hell bent on setting up 5 distinctive 500room properties in SE Asia. Somebody said Neil you are the VP of Engineering for the Group and heck from there, well I had switched-on Secretaries, and a VP office complete with VP Computers. So the first week the VP Head of VP Secretaries said er Mr. Weenink sorry sir but are you following what the computers are saying? Pascal I told her was not my preferred language.
It happened that the project fell through and I was out in the wilderness. But, but we [Madeleine and self] fell in with a Hotel group desirous of our skills. Including computer driven data base stuff Ho hum. And so it was that I met Hal and importantly became integrated with the new –at that time- ‘friendly’ computer language, between machine and operator. You may recall the challenge to understand the use of keys on the earlier machines, especially if you were not already a typo literate; and then thankfully came along the machine with Alan Turing’s bite on the apple [if you will.] This was something truly remarkable. Remember the first time you heard the “Are you sure you want to shut down now?” and the blue print with the query, Say, is this the correct spelling? or May we suggest... Unbelievable stuff. I thought son of a gun, I am not threatened, the machine and I will form a team. Oh what a feeling! It would be rare these days to find a hotel with no Property Management System software. Some of you may remember the complex manual boards that used to take up half the space at the rear of the check-in counter; this with the equally complex guestroom key board were two of the many millstones for early hotel engineers. In the old Intercontinental Hotel in Dacca, as a young Chief Engineer I had my own millstone in the form of a mechanical computer, which the nineteenth century English mathematician Charles Babbage would have called a Difference Engine. [He proposed and almost completed a steam driven calculating machine the size of a room.] The machine I had the misfortune to be responsible for was much smaller but equally cantankerous. You can imagine the noise of hundreds of brass gear wheels with
each calculation. I admit to enjoying its hopeless attempts at the impossible, as in the endless crunching for the constant Pi. And so it goes. Next year is 2010, a nice rounded number, and one suspects there will be few hotel engineers still carrying pocket books to record the endless data for those in high places still insisting they receive this month after month. “Computer” was originally a job title: it was used to describe those human beings (predominantly women) whose job it was to perform the repetitive calculations required to compute such things as navigational tables, tide charts, and planetary positions for astronomical almanacs. Imagine that you had a job where hour after hour, day after day, you were to do nothing but compute multiplications. Ugh! So I am going to suggest that all hotel engineers make a toast to “Alan Turing and colleagues” during the holidays, and give thanks for their collective brilliance and far sightedness. Someone once said ‘I compute therefore I am’ – heck, all I can say is I am darned pleased the computer now does it for us!
Happy Christmas Neil & Madeleine
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ADVERTORIAL
Energy efficient, practical solutions for every chiller application By JOHN WISDOM
P
owerPax is now the number one chiller supplier in Australia.
ALL of the chillers produced at their Melbourne manufacturing facility utilize Danfoss Turbocor ( DTC ) magnetic bearing, oil free, centrifugal compressors. Although the compressors are now imported, they were originally developed in Melbourne and PowerPax was the first chiller OEM to use them. DTC are now based in Florida, USA, but still retain an R&D presence in Australia, located at the PowerPax facility. The close association between the two companies is long standing, and some current PowerPax employees are former DTC employees, who have come “home” to Australia. PowerPax have a sister company, Smardt Cooling, which is based in Montreal, Canada. Smardt have a similar manufacturing facility there which services the group’s 60 Hz market. It’s no coincidence that Smardt’s facility is located right next door to Danfoss Turbocor’s original factory location in Montreal. PowerPax and Smardt boast the largest and most developed range of oil free chillers in any market. Both PowerPax and Smardt have recently
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merged, forming the “Smardt Chiller Group”. Expansion is underway, including new manufacturing facilities in the USA and Europe, and PowerPax will open a new office in Singapore during the first quarter of 2010. The benefits attracting customers to the product are the extremely high part load efficiencies, the simplicity and reliability of oil free operation, extremely low sound and vibration levels, and the safety and flexibility of inbuilt redundancy provided by multiple compressors. PowerPax have distributors in every state and territory in Australia, as well as New Zealand and Hong Kong. The export market into Asia is developing quickly and the company now has a presence in Singapore. PowerPax are appointing and training Service Partners in every market it is entering to ensure that there is a capable support network available wherever the chillers are sold and used. Globally, energy has become a key issue and driver of product purchases and development. Governments and authorities are legislating and regulating
at a prolific pace, presenting new challenges for HVAC and process cooling designers. In the realm of chillers, PowerPax is meeting the challenges and helping to provide solutions. The fast paced rate of growth in PowerPax operations is testimony to this, as more and more chiller purchases are now based on energy efficiency and Return on Investment, rather than first cost. PowerPax have won industry awards in areas where it has nominated, and featured prominently in award winning designs and projects nominated by others. All of them unique concepts with energy efficiency the cornerstone of their existence. The unique range of PowerPax chillers has a size and capability for almost any situation: Water Cooled chillers from 200 kWR to 2.8 MW, with between one and six compressors. This range is expanding and will increase in capacity to 4 MW during 2010/11. “Split shell” options are available on many sizes. This unique concept allows the chiller heat exchanger vessels to be split into
half lengths for transportation and re-assembly in existing buildings with difficult or previously impossible access paths. Air cooled chillers from 200 kWR to 820 kWR. All with industry leading efficiencies and sound levels. Evaporatively cooled packaged chillers from 200 to 930 kWR. A unique package offering a water cooled plant efficiency within a single packaged arrangement – no cooling tower or condenser water reticulation system required. Condenserless chillers from 200 to 1200 kWR. Suitable for connection to remote condensers of various types. On suitable applications with qualifying peripheral equipment, air cooled condensing units and compressor sets are also available. The list of options available for every model is the longest in the industry, and PowerPax will consider any request within an engineering, regulation, and cost limitation. In PowerPax’ relatively short history, many hotels and the like have taken on the product and enjoyed the energy saving benefits. Hotels of varying sizes are now using the chillers, some include: Dee Why Hotel, Racecourse Hotel, Holiday Inns in five locations, Novotel Darling Harbour, Mercure Cairns and Melbourne, The Menzies, Burswood Casino, Parkwood Tavern, Crossley Hotel, Allenstown Tavern, Hilton Wintergarden, Soffitel Homebush and Brisbane, Observatory Hotel, Villa Noosa Hotel, Four Points Sheraton Sydney, Balaclava Hotel, Emerald Hotel, Australian National Hotel, Sheraton On The Park in Sydney, and the Duxton in Perth. Many are repeat purchasers, and there a few more in current production. The PowerPax Split vessel chillers in particular are unique and have found their way into Hotel Engineer’s solutions when faced with the prospect of replacing aged chillers with difficult or near impossible access. Water Cooled chillers are typically constructed with two vessels, an evaporator or cooler, and a condenser. Even when dismantled into their smallest and lightest components, these traditional chillers can be impossible to take to existing plantrooms without major building works, and with expensive cranage and rigging costs. PowerPax have overcome this problem with the unique “split vessel concept”. The two vessels are built in halves, effectively making them four vessels, and bolted back together in alignment in situ at the plantroom. The smaller components can typically be taken to the plantroom via goods lifts and narrow passageways, eliminating expensive cranes, and even helicopters in some cases, which would have been used otherwise. PowerPax chillers can be safely dismantled and reassembled without risk of contamination to the refrigeration system, since there is never any oil in PowerPax chillers. Oil attracts moisture and contaminants which cause major chiller failures down the track, if not completely removed. No risk of this at all with PowerPax chillers. The Soffitel Brisbane was the first to take advantage of this concept, and dozens more successful installations have been performed since. PowerPax have energy efficient, practical solutions for every application and consideration. n
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The seminar program will also feature a host of practical topics including: • A contractors guide to handling payment problems • An update on the upcoming new legislation on Occupational Health and Safety • A look at the potential role of solar air conditioning in Australia • How design teams can address common challenges in increasing the sustainable performance of existing buildings
ARBS 2010 –
Explore the premier building services exhibition
T
he Air Conditioning, Refrigeration and Building Services exhibition (ARBS 2010) returns to Sydney from 1214 April. It provides those working in the building services industry a chance to see hundreds of exhibitors, the latest innovations, network with thousands of peers, and attend a range of seminars, workshops and panels, all under the one roof at the Sydney Exhibition and Convention Centre. Each show, exhibition manager Sue Falcke manages to create a unique, refreshed, event, and this year the inaugural ARBS Industry Awards has been added to the exhibition. “The Awards will showcase outstanding achievements across a range of categories, from young achievers to product and service excellence to sustainable solutions, leadership and education. “It’s an opportunity to recognise the integrity, expertise and success of individuals and companies in the heating, ventilation, air conditioning, refrigeration and building services industry,” said Ms Falcke. A comprehensive three day seminar program, which will run alongside the exhibition, will host a number of international speakers, as well as leading minds from Australia. Sue Roaf, author and Professor of Architectural Engineering at Heriot Watt University and Visiting Professor at the Open University, will stimulate thinking on the process of why and how to reposition buildings and their services in the emerging markets for more resilient buildings.
“Global markets in the building industry are in turmoil after being hit by a perfect storm of economic instability, rising energy prices and a changing climate. In this environment it is important to use sense and science to help us reposition ourselves in the rapidly and radically changing markets,” warns Professor Roaf. In this gloves-off talk, she will discuss the nature and the scale of the problems we face from climate change, together with solutions that designers and industries can begin to work with as they re-position themselves to survive and thrive in the future. The highly respected Bill Bordass from the UK Usable Buildings Trust will join the program live by video link to address the disparity between accepted truths, universal beliefs and the actual science of buildings, energy and carbon. One of Dr Bordass’ passions is investigating why design intent is often so different from reality. He argues it’s not only up to the design and construction industries to solve the problem, but that it’s just as much about the occupiers – what they do and what equipment they bring in. “In many commercial buildings, heating and cooling aren’t necessarily the main energy users,” he says. “Other end uses often dominate the carbon footprint.” In his presentation, Dr Bordass will dispel some of the more common myths, and help attendees discover the real interrelationship between buildings, energy and carbon, and possible ways to move forward. “The answers are surprising, but straightforward,” he said.
• An insight into Soft Landings, an acclaimed new process that helps low energy design aspirations become a realityNavigating the regulatory environment for workers and companies in the air-conditioning and refrigeration industry • The use of energy modelling or energy simulation throughout the building design and construction process • How to establish a comprehensive commissioning process to ensure HVAC&R systems are designed, installed, tested and set up for maximum efficiency within changing building environmental management needs and seasonal fluctuations • The general principles of cogeneration technology, the products as applied to specific climate conditions, the barriers to optimal efficiency and where this technology will take us in a carbon constrained future • Navigating the energy efficiency provisions under the changes to Section J of the BCA, which come into effect May 2010. • Simple, effective ways to reduce energy consumption in new and recommissioned buildings. Ms Falcke advised that some seminars will be free of charge, while others will have a nominal registration fee. Entry to the exhibition is free. For further details on the seminar program visit www.arbs.com.au n
ARBS at a glance When:
12-14 April, 2010
Where:
Sydney Exhibition and Convention Centre Darling Harbour
Registration:
Visitors to the exhibition are encouraged to pre- register online to avoid queues on the day. Visit the website now to register online.
Info:
www.arbs.com.au
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A Warm Smile and a Friendly Greeting By STUART MULLINS, ESI Recruitment
I
t’s nice to know in a world that’s full of rage that at least there is one safe haven; inside your hotel.
Everything in this modern world drives us mad. Every straw seems like the last straw. Was it ever thus? I don’t think so. Compared with our state of limitless fury I think 20 or 30 years ago people were calmer. And what are these spontaneous eruptions about?
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They’re about junk mail.
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People who jump queues.
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Any phone call in which you hear the phrase “Your call is important to us”.
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Any call to any company, requiring you to press buttons 5 minutes before you get to talk to a human.
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Loud music in public places.
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Delivery men who compel you to take the morning off then not turning up.
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Non-washable keyboards for computers.
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Any kind of body piercing.
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The disappearance of real shops and their replacement by coffee shops, hairdressers and estate agents.
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Tasteless tomatoes.
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Speed cameras.
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Banks that cannot spell your name correctly.
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Bank fees and charges.
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Wording “Conditions apply”
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Missing screws in do-it-yourself assembly furniture.
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Fast food that looks nothing like the photo above the counter.
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Viewing houses advertised by estate agents that look nothing like the photo in their window.
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The term “Ocean glimpses”.
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Viagra emails.
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The mere mention of the words “Tax cuts”
Take politics. Ministers no longer resign when they do something wrong. They must be forced out at gunpoint. Then they try and sneak back into public life when no one is looking. In business, Chairmen and Chief Executives stroll away from corporate failures with vast cheques. There is no responsibility. Nothing is anyone’s fault. Dictators who destroy a country and take safe haven on the Riviera. There is no one to complain to because everyone is blaming everything on everyone else. Cars are a focal point for rage. Drivers hate pedestrians as well as other drivers. Pedestrians hate drivers and everyone hates cyclists. Maybe we are just doing it to one another. So when next you are standing in the lobby of your hotel. Keep in mind the rage outside and the safe haven you provide, and give a warm smile and welcome to your guests, because we surely need it. Have a enjoyable weekend. And give a hug to your partner, wife, kids, brothers, sisters, nieces, nephews, mum, dad. n
How ‘Green’ is my Chemical? By Brian Clark Janitech Australasia
Once upon a time when you pictured green, you pictured rolling grassland, not cleaning chemical. However with climate change and the green revolution, all that has changed and chemical manufacturers are striving for a new, greener image with environmentally friendly products. But just how green are they?
www.cleaningconsultant.com.au
T
he first thing to understand is that environmental impact is a lot more than just the ingredients. It’s a holistic approach to sustainability centred around protecting people, protecting natural resources and protecting the environment. With this in mind, let’s look at 3 products that that are locally advertised as being ‘green’ and have a closer look at just how ‘green’ they are. The first is from the USA, the second manufactured in Sydney and the third from Brisbane. For the purpose of the study we will work on 1000 lt of chemical per month (12000 lt per year) being shipped from the place of manufacture to Melbourne and then 100 km to the customer. 1. Label / Marketing Claims – Many green chemicals purport to have ‘natural’ ingredients, but the same could be said of Sarin Gas. Other label claims include ‘Bio-degradable’, ‘Non Toxic’ and ‘meets all VOC requirements’. Unfortunately for consumers, there is no Australian Standard describing what is ‘green’ and without some sort of validating independent certification, label claims are meaningless. It should also be noted that the product may be ‘green’ but the manufacturing facility or their other products may be the planet’s worst nightmare. 2. Packaging & landfill – There is a lot to be said for innovation in packaging and it’s effect on the environment. The US Product is packed in 1 gallon 3.8 lt plastic jugs while the product from Sydney is packed in 5lt plastic containers. The Brisbane product, on
the other hand, is a super-concentrate, and is packed in 640g collapsible plastic spout pouches and initial start-up kits incorporate re-usable dispensing and application system. In all cases the plastic containers are stamped with recycling marks. However, few facilities currently recycle plastic containers and the majority will go straight to land fill. As you can see from the chart, 1000 lt usage per month in conventional packaging can generate over 3500 bottles to landfill and considerable bulk. It should be noted that the amount of nonsustainable, oil-based plastics used in a standard chemical container is many times that of the Brisbane product’s plastic smart packs, which are a strong plastic bag with a screw-top spout. 3. Freight – 90 % of detergent intermediate is water. So in essence, we are freighting a lot of water around the globe. And water means weight and bulk, which when multiplied by the distance travelled from factory to consumer, has a massive effect on non-sustainable fuel burned and the resultant CO2 produced. The figures in the comparison table compare the CO2 produced by all three products using a web-based calculator. As you can see, the US green product, which travels the furthest, produces more than 2.3 tonnes of CO2 per year in transport alone compare to less than 5kg from the Brisbane product. 4. Handling – protecting people. The lighter the package, the less the strain when lifting and handling. If all are packed 4 per carton, the 3.8 lt US and
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5lt Sydney product weigh approx 16 kg and 20 kg. The Super concentrate from Brisbane weighs less than 640g, which would equate to less than 2.6kg for the equivalent of 20 litres of standard product. Storage requirements are also important aspects when handling chemical. In bulk shipments, 1000 litres of product per month would weigh just over 1 tonne including packaging and take up approximately 2 cubic metres of storage space. The equivalent quantity in Smart pouch super-concentrates weigh only 128 kg, while the storage space required (remembering how small cleaning cupboards are) is approximately 10 % of the bottled equivalents.
5. Approvals – In the absence of comprehensive government regulations or relevant Australian Standards,
consumers are being bombarded with green-wash marketing, often based on irrelevancies. However, there are a number of independent ‘notfor-profit’ green certifying agencies, including Green Seal™ in the USA and GECA™ (Good Environmental Choice Australia), who offer fee-forservice certification and, reportedly, have stringent standards. GECA, for instance, looks not only at the product, but also at the facility and the total operation and environmental impact of the manufacturer. A GECA approval can be a costly and time consuming process, but it’s certification mark offers consumers some protection from green-wash marketing. The Green product from the USA carried no approval marks, while both Australian products examined had GECA approval.
6. Efficacy – The final test of any chemical is how well it cleans, its compatibility with surfaces or fibres and its free rinsing characteristics. No matter how ‘green’ your cleaning chemical is, poor cleaning properties can lead to excessive use of water for multiple applications, increased waste water to sewerage and degradation of the material being cleaned, leading to more frequent refurbishment. Choosing ‘green’ chemical based on label claims may make you feel good but the overall environmental impact may not be any different, or even worse, than the local product you are using now. However, the impact is considerably lessened by innovation in packaging and formulation that minimises the weight, volume and packaging factors. If you really want to make an impact look for innovation, look for independent and buy products that are close to source. n
Fig 1: Companies like Brisbane based Earth Renewable [www.earth-renewable. com] demonstrate real Innovation in manufacturing, formulation, packaging, dispensing systems are essential elements in reducing the environmental impact of cleaning chemicals.
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Security in Design By Simon Hensworth BSc (Security Science), (ICCP-Advanced), GHD Pty Ltd.
When most people think about security in buildings or facilities they often think of security guards, CCTV cameras, access control cards, keys and ID badges. All of these security measures can be effective in supporting security. However, the level to which these type of measures are relied on can be affected by the level of security offered by the basic design of the building. In other words, if the design of the building is inherently secure, then less reliance may be required on additional electronic, physical and procedural security measures.
CPTED suggests that opportunities for crime can be reduced by maximising opportunities for Natural Surveillance, Territorial Reinforcement and Natural Access Control to raise the risk perceived by would-be-offenders.
Security Add- Ons
Territorial Definition is about facilitating ownership of defined spaces, ensuring that users of a space are given clear indicators of what is public space, semi-private space and private space, and providing indicators of what are the desired behaviours permitted in each space.
When a building or facility is being designed, security is generally not the first consideration, unless the facility is a prison or a bank. Security is often not considered, at least until the architectural design is completed. Whatever security ‘holes’ are left by the design are then dealt with, generally with electronic and physical security measures that are ‘tacked-on’ to patch the problems. In some cases, security holes created by the design aren’t recognised until the building has been built and occupied, which impacts on cost, and it is generally too late to correct other than by tacking-on further security measures. In some cases add-on security measures can be effective in patching a hole in security. However, design issues can present on-going problems regardless of the addition of security measures. Adding security measures to support a non-secure design can be an on-going, frustrating and expensive exercise due to the incompatibilities, compromises and inappropriate use of technologies.
Security in Design The design of a building or facility can contribute greatly to the security of people and assets in and around a building. It can also contribute to the building’s occupant’s perception of their own safety, freeing them from fear and distraction from their work or activities. Design strategies can assist in managing many potential issues including: unauthorised access, breakand-entering, armed hold-up, theft, internal theft, fraud, graffiti, vandalism, workplace violence and assault.
CPTED CPTED (Crime Prevention Through Environmental Design) is based on embedding safety/security into the built environment.
Natural Surveillance is about maximising opportunities for surveillance by authorised users of the space. This can have several beneficial effects. It contributes towards authorised user’s perceived safety and increases risk perceived by intruders, because they feel more likely to be seen, challenged or caught. Maximising Natural Surveillance can reduce the necessity for electronic surveillance (CCTV). Maximising Natural Surveillance can also assist electronic surveillance by providing clear, open views.
Natural Access Control is about limiting or deterring admittance to spaces. This can be achieved in numerous ways, for example: channelling users of a space into areas (or thoroughfares) with good Natural Surveillance, using elements of the built environment to act as barriers and limiting the number of entry/ exit points.
DID Defense in Depth is another security concept that can enhance built-in security. The Defense in Depth concept suggests that security should not rely on any one security barrier/measure. For example, compromising one barrier (or security measure) should not provide an intruder with access to an entire facility. Rather, Defense in Depth suggests that security measures should be layered in succession, with most critical assets being located centrally to provide maximum protection.
Benefits of Built-in Security If security is considered early in the design stage, it is possible to identify potential issues that could save a lot of money, time and effort by avoiding on-going security measures to fix problems after a building/facility is established. A simple example is the removal of unnecessary doors. A door does not require a reed switch alarm, access control reader, CCTV monitoring, procedural-lock-up by a guard etc, if there is no door in the first place. Further, intruders cannot use a door as a point of entry if it does not exist. Non-essential doors or poorly located
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doors can create security problems that could be avoided simply by removing or re-locating a door in the design stage of a building or facility. Significant savings can be made by removing the necessity for (or reducing the numbers of) CCTV cameras and digital-storage space, electronic access control points and numbers of guards or patrols etc, not to mention on-going costs associated with issues like internal theft, robbery, vandalism, graffiti removal, compensation claims or litigation, and maintenance of systems equipment.
End Note An early minor investment to ensure security issues are identified and considered during the design stage of a building or facility can improve the quality of life for a building’s occupants, minimise frustration, minimise loss and provide significant savings in the lifecycle cost involved with the management of a facility. Before undertaking any activity related to this article, it is recommended you consult a licensed Security Professional. n
About the author Simon is a Senior Security Professional with global engineering consultancy GHD based in GHD’s Perth Operating Centre. Simon has a Bachelor of Science Degree in Security Science from Edith Cowan University and is an ICA (International CPTED Association) certified CPTED practitioner (Crime Prevention Through Environmental Design). Simon has provided security solutions for many clients with major assets in Western Australia. Simon is involved in all aspects of security, security technologies, promoting security and security awareness. Simon Hensworth BSc (Security Science) (ICCP – Advanced), GHD Pty Ltd T 61 8 6222 8640, E simon.hensworth@ghd.com.au
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zone is a naturally occurring gas, formed during a thunderstorm when lightning converts oxygen into ozone that has been produced in nature for over millions of years. Ozone is a very strong oxidant. When it comes into contact with microorganisms such as bacteria and fungi, or with odour particles, it oxidises them. Bulkmatech has been operating for over 24 years internationally and has entered the Australian market with a focus on providing quality ozone generators. Based in Perth, Bulkmatech has supplied hotels around Australia such as Intercontinental, Crown Plaza, Mantra and Holiday Inn with quality Ozone Generators. Our most popular unit for housekeepers is the Airzure 250 which can completely deodorise a hotel room in 20-30 minutes. “I’ve seen many hotels lose time and money when their rooms are unoccupied due to smoke smells, bad odours or even due to paint smells from renovations.” Rick Castellana. – Owner, Bulkmatech Perth. As well as providing hotels ozone to deodorize their rooms, Bulkmatech supply larger ozone units for commercial and industrial uses, such as water treatment, air conditioning ducting, cold storage, fitness centres, waste refuge rooms, pubs, restaurants and kitchens.
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How Far Should a Tread Go? By ROD HUNTER
The size of stair treads may not be as safe as they appear: radii at their front and rear edges might reduce the tread depth to below that necessary for reliable foot support and thus contribute to the risk of falls. Figure 1: Fire escape stairway
Radiused upper-front edge of treads and junction of treads with risers A radius, bevel or chamfer at the upper-front edge of treads2 (radiused tread edge) may be inherent to the method of their manufacture or fabrication and, regardless, minimises unsightly or hazardous wear effects. Radiused edges also help minimise injury from falls and the risk of walking aids or prostheses catching on treads; they may also assist in the discernment of treads (Pauls,1982). Radiused tread-riser junctions are exemplified by prefabricated metal formwork for concrete stairs (see Figures 1, 2 and 4) and, in effect, stair rods fixed at treadriser junctions for carpeted stairs (see Figure 3). Notwithstanding their advantages, radiused tread edges and junctions with risers have the adverse effect of reducing tread depth available for foot support (effective tread depth and effective going); if the radii are too great and the treads shallow, the risk of mis-steps is significantly increased. Shallower treads are typically found in fire escape stairs and residential stairs. Figure 2 and 5 show stairs whose profiles comply with the BCA (190 mm riser and 250 mm going). In each case, the tread depth is 270 mm and the going is 250 mm. However, for the tread in Figure 2, the 20 mm radius of the forward edge and the 35 mm radius of the tread-riser junction reduce the effective tread depth to 215 mm and the effective going to 235 mm, as shown in Figure 43. In contrast, the radii of the stair in Figure 5 are only 5 mm and therefore reduce the effective tread depth by only 10 mm to 260 mm.
What should the radius of tread edges be?
he deemed-to-satisfy provisions of the Building Code of Australia (BCA) stipulate the required profile of steps and stairs (going and riser height, see Figure 4), but is silent about tread edge radii. Part 1 of Australian standard AS1428 ‘Design for access and mobility, General requirements for access – New building work’ which can be for used for guidance on safe pedestrian movement and the 2001 version of which is called-up by the BCA , is also silent1.
The BCA and Part 1 of AS1428 are silent about tread edge radii, but the non-mandatory Part 2 of AS1428, ‘Enhanced and additional requirements – Buildings and facilities’ (1992) recommends a minimum tread edge radius of 10 mm and a maximum of 15 mm, although it does not refer to radiused junctions with risers. The 2009 version of Part 1 of AS1428, which will be invoked by the BCA when the proposed Access Code for Buildings is incorporated in the BCA, stipulates a maximum tread edge radius of 5 mm; but not a minimum radius or the radius of tread-riser junctions4.
Attention to the effect of radii, especially for shallow treads, seems well warranted. In a report for the Australian Buildings Codes Board, Ozanne-Smith et al (2008) state that, internationally, falls are the 2nd largest cause of unintentional injury and death after road traffic injuries and that, in Australia, falls have contributed to approximately 340 deaths and 106,000 injuries over the three years from 2002 to 2005, incurring direct costs of $13 billion. Whilst the report indicates that only 6% of these incidents were associated with stairways, this proportion is still very significant, accounting for 2,126 injuries and deaths per year at a cost of approximately $30.6 million each year according to the report. The cost of lost productivity and other indirect costs are additional to these costs. The report notes that this is a problem that will continue to grow due to the ageing of the Australian population, and to the increase in housing density and multi-storey dwellings.
Reference to the radius of tread edges in other countries varies. The British Building Regulations Parts K1 and M1 are silent, as is British standard BS8300:2001 ‘Design of buildings and their approaches to meet the needs of disabled people — Code of practice’. In contrast, the New Zealand Building Code ‘Compliance Document Clause D1 – Access Routes’, stipulates for stairs that are required to be usable by people with disabilities5 a minimum radius or chamfer of 5 mm and a maximum of 10 mm. The American with Disabilities Act Accessibility Design Guidelines indicates a maximum radius for tread edges of 13 mm but does not indicate a minimum radius. The Research Council of Canada’s Division of Building Research has recommended a minimum radius of 6 mm and a maximum of 13 mm (Pauls). The New York State Residential Building Code stipulates a maximum radius of 14 mm (9/16”) or maximum bevel of 13 mm x 13 mm (½” x ½”) but not a minimum dimension.
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There are no references to radiused treadriser junctions. The New York City does not address any tread edge radii. Interpolating between these recommendations and code provisions, a suitable radius for tread edges and treadriser junctions appears to be between 5 mm and 7.5 mm6.
Minimum tread depth for foot support For greater safety, treads should be deep enough to accommodate the length of the shod foot during ascent and descent, and when resting. Provision for resting is important for people with limited stamina or who are tend to experience imbalance. Stair descent accounts for far more for injuries from falls on stairs than stair ascent (Ozanne-Smith et al; Templer, 1992). During descent, the ball of the foot typically makes contact with the tread first (Templer), followed by the heel. At the very least, tread depth should therefore accommodate the length of the foot from the ball of the foot to the heel. For shallower treads or when misjudgment occurs, the increased proportion of the foot projecting over the tread edge increases the probability of over stepping and a fall. A percentage of 70% of the foot has been suggested by Loo-Morrey et al (2004) as the minimum required for support of the metatarsal heads on treads. Roys (2006) observed that for goings of 250 mm, almost 50% of stair users had 70% or less of their foot on the tread (i.e. 30% or more overhanging the tread edge) whereas for a going of 300 mm, only 10% of users had such an overhang. In other words, people tend to take advantage of deeper treads. Templer suggests that treads should be large enough for shod feet to overhang by no more than 44 mm. He also suggests the need for an additional margin of 6 mm between the heel and the riser. However, an even greater margin than this may be required for variability of foot placement. Loo-Morrey et al propose that from 300 mm to 350 mm is the necessary minimum safe going. A minimum dimension of 300 mm is also suggested in Adultdata (Peebles et al, 1999). Like Roys, Adultdata asserts that treads should be deep
enough to support the whole of the shod foot, which, at the 95th percentile of the French male population reported in Adultdata, is 302 mm. Templer reports that for the United States male population the shoe length at the 95th percentile is 320 mm and at the 99th percentile it is 330 mm. Code requirements in Australia and other countries The British Building Regulations Parts K1 and M1 stipulate a range of minimum goings, namely:- for private buildings: 220 mm; for institutional and assembly buildings: 280 mm; for other buildings: 250 mm; for stairs that must comply with Part M1: 280 mm - 425 mm (except for accessible stairs in schools: 280 mm). The New Zealand Building Code Compliance Document Clause D1 also stipulates a size range for treads: - for service stairways and minor private stairs: 220 mm; for secondary private stairs: 250 mm; for common stairways and main private stairs: 280 mm; for accessible stairs: 310 mm. If the maximum allowable nosing under the NZBC of 25 mm is deducted, this gives allowable goings of 195 mm, 225 mm, 255 mm and 285 mm respectively.
Figure 2: Radiused tread edge and treadriser junction
http://www.stairrods.com. au/public_shop_metric/ pub_stairrods.html)
Figure 3: Stair rods
In the U.S., The New York City Building Code also has a range of minimum goings: - 279 mm for non-residential buildings, and 229 mm and 241 mm for residential buildings. The American with Disabilities Act Accessibility Design Guidelines stipulates goings of at least 280 mm. In Australia, the non-mandatory Part 2 of AS1428 recommends that goings be no less than 275 mm. Part 1 of AS1428 on the other hand is silent, deferring to the BCA for this stipulation. The BCA stipulates only one size: a going of at least 250 mm regardless of building type or occupancy. It is evident that code requirements in Australia and other countries are considerably less than recommendations resulting from research findings.
Case study The effect on foot placement of shallow treads with large radii is exemplified by
Figure 4: Profile dimensions of the stair in Figure 1
the fire escape stairway shown in Figures 1, 2 and 4. Figure 4 shows the typical placement of a foot upon the 270 mm tread. The shoe size is 8, its length is 296 mm and its overhang beyond the tread edge is 58 mm. However, the radiused edge of the tread means that
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Figure 5: Metal risers in fire escape stair
the foot overhang beyond the effective tread edge is 78 mm, providing support for approximately 74% of the foot. The length of another stairway user’s shoe was 324 mm which, for similar foot placement, resulted in an overhang beyond the effective tread edge of 106 mm, or support for approximately 67% of the shoe length.
For the person with the 324 mm shoe, and on the basis that foot placement tends occur so that the heel ends up being just in front of the riser, support for 70% of the foot plus a 6 mm margin would require a going of 288 mm, not Figure 6: Overhang of foot past tread edge (58 mm) and flat part of tread (78 m) 250 mm. Alternatively, if Templer’s 44 mm maximum overhang recommendation is applied, the going dimension would need to be 286 mm overall. This is close to the recommendations for the minimum tread sizes cited above.
majority of stair injuries (Ozanne-Smith et al), and fire escape stairs have to cater for people under duress. Evidence suggests that tread depths for all buildings, stair types, and occupants should be increased and, it is suggested here, tread edge radii should be designed or modified to be small in order to maximise effective tread depth. There is also merit effective going and effective tread depth being included in the BCA’s deemed-to-satisfy provisions.
References Loo-Morrey, M., Hallas, K., & Thorpe, S. (2004). Minimum going requirements and friction demands during stair descent. In P. McCabe (Ed.), Contemporary Ergonomics 2004 (pp. 8 - 12). CRC Press, USA. Ozanne-Smith, J.; Guy, J.; Kelly, M.; Clapperton, A. (2008). The relationship between slips, trips and falls and the design and construction of buildings, Report No. 281. Monash University , Accident Research Centre. Clayton, Australia: Monash University Accident Research Centre. Pauls, J.L. (1982). Recommendations for improving the safety of stairs. National Research Council of Canada, Division of Building Research. Ottowa: National Research Council of Canada. Peebles, L., Norris, B. (1999). Adultdata: The Handbook of Adult Anthropometric and Strength Measurements – Data for Design Safety. Dept. of Trade and Industry.UK. Roys, M. (2006). Steps and Stairs. In R. Haslam, & D. Stubbs (Eds.), Understanding and Preventing Falls (pp. 52-68). Boca Raton, Florida, USA: CRC Press Taylor & Francis Group. Scott, A. (2005). Falls on Stairways – Literature Review. Health and Safety Laboratory. Harpur Hill, Buxton, Derbyshire: Health and Safety Laboratory, UK. Templer, J. (1992). The Staircase: Studies of Hazards, Falls, and Safer Design. Massachusetts, USA: MIT Press.
End Notes 1.
This standard has been developed with respect to people with disabilities; however, for stairways and many other features it logically follows that facilitating safe access for people with disabilities also facilitates safe access for all users.
2.
The term “upper-front edge” is used rather than “nosing” because “nosing” refers to the overhang of a tread forward of the riser below.
3.
A tread-riser junction with a radius might not be problematical if the radius is small and the radiused junction is used with an inclined riser. Furthermore, during descent the natural angle of legs means that heels tend to strike each tread slightly forward of the edge of the tread above and therefore, especially where there are inclined risers, heels might not touch the radius. The diminished dimensions calculated here might also not be quite as critical for well-worn shoes that have developed slightly convex soles and heels.
Conclusion
4.
Shallow treads tend to be more hazardous than deeper treads; and shallow treads with large radii at their front edge and at their junction with risers tend to be even more hazardous the radii reduce the effective going and tread depth for foot support.
Even when the Access Code for Buildings is incorporated in the BCA, if it is incorporated in its present form, the 5 mm requirement of AS1428 Part 1 will not be obligatory under the BCA for fire-escape stairways.
5.
Under the New Zealand Building Code, at least one pedestrian access route (footpath, corridor), and therefore stairs on them, must be suitable for people with disabilities. For other routes, tread edges of stairs are therefore free from the NZBC requirement.
6.
Optimising available foot support area is not the only benefit of small radii: they also facilitate more accurate discernment of tread edges.
The previously cited studies do not indicate the radius of front and rear tread edges. Nevertheless, the considerable difference in tread depth recommendations from these studies and the tread depth of this stair, suggests that this stair’s tread depth is at the threshold of safety. Moreover, with time it might come under the threshold. Scott (2005) and Templer refer to the upward trend in anthropometric dimensions with each successive generation and the increasing need therefore to increase treads depths.
Australia’s mandatory requirement for tread depths is generally less than those of other countries. It is also considerably less than the recommendations of numerous research reports which, generally, propose treads of at approximately 300 mm. It is for this reason that Ozanne-Smith et al have proposed to the Australian Building Codes Board that the BCA requirements for goings sizes be increased. Allowances by other countries for shallower treads in residences, and Australia’s exclusion of the provisions of Part 1 of AS1428 from fire escapes seem anomalous. Residences account for the
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Rod Hunter, principal of Hunarch Consulting, has 35 years experience in research, design and compliance appraisals for building and product usability, safety, accessibility, egress, and people with disabilities. Rod is a registered architect, an ACAA-accredited access consultant, and member of Standards Australia drafting committees. End Notes and References in this article and a diagram showing treads and goings can be found at www.hunarch.com.au
Advanced Oxidation Processes and Free Hydroxyl Radicals Their relevance in disinfection of indoor heated public pools (PART 1 of a series) By ALAN LEWIS
W
e are all aware of the enormous strides in scientific research worldwide. Unlike Australia, there are many countries in the developed world investing tremendous resources in research to ensure that both potable and recreational waters are safe for human activity. Critical health issues are at stake. These are now exacerbated by global warming and the focus on conservation of energy and potable water supplies which are needed for drinking; personal hygiene; indoor and outdoor recreation as well as irrigation of food crops, leisure parks and playing fields. For more than a century, most disinfection processes rely upon Chlorine in its various forms, as the mainstay in treatment of water used for public, domestic and industrial consumption. Swimming is universally acknowledged as one of the most effective, healthy, non-impact forms of exercise and sport. Over the last decade in particular ever increasing attention has been given to Disinfection By- Products (DBPs) in swimming pools, to ensure that a satisfactory path is found which safely inactivates water borne pathogens without harming bathers. The provision of suitable recreational waters is therefore critical as more and more public aquatic facilities are built. The body fluids of bathers and chlorine are the two ingredients needed to initiate the reactions which may lead eventually to the smelly gaseous end-product - trichloramines (NCl3). This chemical has caused much consternation and controversy because it is the precursor to the formation of trihalomethanes (THMs - principally the chloroform - trichloromethane CHCl3) – considered to be potentially carcinogenic. Regardless of whether this concern is proven or not, Advanced Oxidation Processes (AOPs) focus on avoiding or reducing the primary creation of trichloramines thus preventing the potential development of THMs altogether.
Since the 1970’s, laboratory experiments have been exposing the advantages of AOPs. In 1987 Glaze et al defined these processes as ”…those which involve the generation of HYDROXYL RADICALS in sufficient quantity to affect water purification.” The most common processes are combinations and permutations of the following additional elements in the presence of free chlorine (delivered either in gas, liquid, or granular form) together with the appropriate pH control: ozone (O3) hydrogen peroxide (H2O2) Ultraviolet radiation (UV) Hydrodynamic cavitation (HC) All are quite expensive unless applied with certain innovations which economise on chemicals and Ozone and/or simple hydrodynamic devices.
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BEWARE OF THM DEVELOPMENT IN POOLS There is now ample evidence in peer-reviewed scientific literature worldwide, which shows that under particular conditions common in Australian pools, UV radiation (photolysis) actually converts trichloramines to trihalomethanes. Potentially this worsens the resultant pathological effects on swimmers. In the absence of regulations relating to the presence of THMs in pools, and the need to test for them; we in Australia await other countries to prove or disprove the eventual harmful effects of UV in chlorinated swimming water. Surely then, it is advisable to avoid the use of photolysis (for chloramine control) while other options and combinations are readily available and decidedly more cost effective.
H202
+
O3
hydrogen peroxide ozone
=
2 OH·
+
free hydroxyl radical
3 O2 oxygen
NOTE: Hydrogen peroxide may render an ORP probe totally inaccurate.
If at this stage, your eyes are starting to ‘glaze’ over, you are finding yourself in a similar situation to the chemical researchers of the 70’s who had difficulty in ascertaining just what they were producing in the water let alone in defining exactly the chemical outcome of the (oxidation) process. TESTING AND DETECTING
WHAT ARE FREE HYDROXYL RADICALS? Definition from Wikipedia: The hydroxyl radical, OH·, is the neutral form of the hydroxide ion (OH–). Hydroxyl radicals are highly reactive and consequently short-lived; however, they form an important part of radical chemistry. Molecular orbital of the hydroxyl radical with unpaired electron
Currently, the only known way of detecting these short lived -radicals and identifying their exact form is by either directly using “electron spin resonance” (ESR)- or – “spin trapping” in which aromatic compounds form conjugates with the highly reactive hydroxyl radicals. The spin adduct can then be identified using spectroscopy. These complicated detection methods, surely make it difficult for public Aquatic Centres to access; monitor and record sufficient proof that they are indeed achieving the required results. However, as experimentation has progressed it is now clear that free hydroxyl radicals are more effective in breaking down the unwanted DBPs and reducing them to benign constituents in the water or in the air above the surface. In other words the results showed an absence of odorous chlorinated gases, and more importantly, an absence of THMs. LOW LEVELS OF OZONE ARE SUFFICIENT In many aquatic centres with very heavy bather loads, the plant designers have tended to “over design” the Ozonation. This has been due to responses to chemical analyses which were in fact dealing with parameters focusing on “killing bugs” rather than reducing chloramines. The objective in this case being to justify reductions in the chlorine feed.
G C White in the fourth edition of his Handbook of Chlorination and Alternative Disinfectants (1999) writes (p241): “…the oxidation power of the hydroxyl radical, wherever it occurs, is most important to disinfection chemistry.” (my emphasis). Hydroxyl radicals are considered to be the strongest available oxidants (after fluorine). Following are the most relevant of the various pathways in which they can be created and applied in swimming pools within the most commonly accepted pH range of 7.2 - 7.8: 1. Electrolysis using Boron Doped Diamond electrodes. 2. UV-photolysis of hydrogen peroxide. H2O2 + hv » 2HO• 3. Ozone water system – by electric discharge of water. 4. Ultrasonic Cavitation
}
5. Hydrodynamic Cavitation
}
In both of these methods there is cleavage of the water molecule: H2O » HO• + H•
One of the best known chemical reactions which creates ample Hydroxyl Radicals is the “Hyperzone Reaction” in which ozonated solutions are treated with hydrogen peroxide:
A closer look at this apparent conflict in the design might have allowed for much lower Ozone outputs once the technology of ORP (Redox or Oxygen Reduction Potential) began to take prominence in the sensing and dosing of the chlorine. In NSW, this technology is now recognized and included the 1996 Health Guidelines for Public pools and Spas. However Aquatic centres built (or upgraded) in the last 2 decades, in all states, for the most part, are de-facto, currently using dual controlling systems based on Redox probes. The second reason for not regarding Ozone as a disinfectant (oxidant), but rather as an agent for reduction of chloramines, is that if the aim is to reduce the chlorine feed, then pH control is far more cost effective than Ozonation. As shown in previous articles – a pool run at pH of 7.8 would need twice as much chlorine, than if it were run at pH 7.2. So the more critical response to this challenge of reducing the chlorine feed is found in managing the pH well – and as consistently low as possible.
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Advanced Oxidation Processes and Free Hydroxyl Radicals (continued) MAINTAINING LOW pH MINIMISES CHLORINE INJECTION The consensus is that if we can keep the pool at a low pH then less chlorine is required to maintain safe water. Less chlorine in the water means less chloramines are created at the outset. The less chloramines there are in the water then the less chlorine demand there is in the continuance of the chloramine cycle from mono – to – di – to trichloramines. Clearly if we now consider how best to apply Ozone to the task of reducing chloramines, then we need much less Ozone. Why? Because if the pH is low; then the chlorine residual is low. If the chlorine residual is low there are less chloramines formed. So if we calculate the amount of Ozone required to stop mono chloramines from becoming di-chloramines we find that we do not need a great deal of Ozone to achieve this. Finally, if the low level ozone injection can be simply used to form Hydroxyl Radicals, then it effectively increases the power of the Ozone by 33%. In other words it can prevent monochloramines from becoming dichloramines. This can be interpolated from the figures discovered by researchers years ago: The comparative Oxidation Potentials are as follows:
Chlorine
1.4 V
Ozone
2.1 V
Hydroxyl radical 2.8. V
A little ozone can go a long way in reducing chloramines in a busy public pool or spa. Note that in the Hyperzone Reaction above – very powerful radical2 2 OH· are produced. These radicals are actually 2.7 times more powerful than ozone alone! In the next part of this article I will elaborate on how this can be done technically, based on the experience and results of the upgrade recently demonstrated in the Field Day held at The Spastic Centre Pool (Aquability) in Allambie Heights. n
Alan Lewis | Pool Consultant | aquazure34@gmail.com
YMCA Lagoon Spa High Performance Pool Filter Media Trial By Gordon Smith Pool Operations Manager YMCA of Auckland Inc Lagoon Leisure & Fitness Centre
I
n early 2009 I met with Peter and Nigel and after a an initial meeting Zelbrite was offered as a trial product at the YMCA Lagoon. This was a fantastic opportunity for us. I was intrigued by the product as according to the information provided we should be able to no only provide a greater water clarity but also help reduce Cac’c therefore allowing up less backwashes on the filters and less water loss. Adding up to a great saving in dollars. What we hope to achieve Zelbrite has been awarded the Smart Approved WaterMark, and is the only pool filter media that has been proven to save water. This would be my initial test however finding a media that would give crystal clear water in a spa pool would be a major bonus. Due to the high bather load and comparatively low amount of water spa pools have traditionally been high maintenance pools. Water chemistry no matter how well set requires replenishment at 30l per person per day. Water can become cloudy quick due to the high bather loads and New Zealand standard recommends that the pool be emptied al least one a week. Benefits At the time of the trial backwashing was done on one of the spa filters at once a day. This was a system set in place to counteract the CAC’C problems. For the duration of the trial this would be changed and I would manager the backwashing on and when required with the following indicators (a) the filters reached optimum filtering capacity (b) CAC’S needed reduced (c) TDS required reduction (not affected by filter media). In a sample of testing results conducted before and after the filter media was changed. It was found that a 0.5 mg/l reduction in cac’s was achieved. Most importantly backwashing was reduced from a routinely nightly event
to be done once every 3 weeks on average. This data can be taken in to consideration with other variables. Pool water chemistry and bather loads can affect the cac’s. Pool water chemistry remained constant in the data recorded. The aim being to set a ph of 7.8 to destroy cac’s and create tricholorimes ( to provide and inoffensive odor. The other variable would have been that the backwashing program was not necessary and that the current program, however this was not borne thorough in the results regarding cac’c. Issues There have been two issues the first occurred when media was expelled into the pool through the system. This was due to a deterioration of the filter system and the stone that should keep the media in place had dissolved to a level that was allowing the leak. The second consideration is the pressure feedback on filters and pumps. This also can be attributed to the age of the system. Dominion pool and spa are currently investigating to find if part of the system has collapsed. This was a problem before the trial however may interfere with the consistency of pressure and warrant more backwashing than Zeolite may normally demand. Zeolite due to its larger surface area demands a higher pressure from the filters than sand. Observations Many products on the aquatics market make claims sounding too good to be true. At first I expected Zeolite to fall in that category. The graphics and statistics were impressive however and so had many others I had encounter at trade shows before. Two things made me take consider this product as something different. Contacting John McKenny a tutor working with NSW TAFE in Newcastle. Who explained the features in pool manager’s language and Nigel’s offer to put his product on trial for me to explore. In my opinion and after the trials held here I have found that with regards to reducing backwashes and cac’s Zeolite does what it claims to do. It also provides crystal clear water whether this is in the minerals contained in the media or the surface dimensions. It does provide a level of clarity of water which could only be achieved by flocculating a sand filter. I am pleased to say that the trial has been a success and that we have achieved favorable results backing up the claims made by Zeolite. n Contact: Gordon.Smith@nzymca.com
New Swimming Pool Fencing and Barrier Laws
N
ew pool safety laws are now being implemented in Queensland following the most comprehensive review of this State’s swimming pool safety laws in nearly 20 years (with other states shortly following suit). The purpose of introducing the new laws is to further reduce the incidence of drowning and serious immersion injuries of young children. Stage 1 will focus on new pools and the changes will apply from 1 December 2009. It will include: • • • •
simplification of pool fencing laws to the latest pool fencing standards provisions to allow temporary fencing for pools under construction ensuring all new swimming pools undergo mandatory inspections mandatory cardiopulmonary resuscitation (CPR) signage that meets current best practice
Stage 2 will take effect on 1 December 2010 and will apply mostly to existing pools. It will include: • •
•
•
a mandatory point of sale and lease inspection system rationalisation of 11 current pool fencing standards to just one standard for all pools (both new and existing), including the phasing out of child-resistant doors wider application of state laws to include indoor pools and pools associated with hotels, motels, caretaker residences and caravan parks a swimming pool register.
A five-year phase-in period will apply to some of the stage two measures unless the property is sold or leased first. More information and implementation details on these important reforms will be made available shortly. For more information on the new laws, visit www.dlp.qld. gov.au/poolfencing or contact your local council. n
THE
HOTEL ENGINEER Protecting Chillers with Belzona
Product News
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Rezitech Services is an ALL Australian company with over 25 years experience in chiller repair and refurbishment.
The new Pullman from Electrolux Tough on laundry, gentle on the environment
T
he new range of Pullman washer Extractors from Electrolux Laundry have not only been designed to meet the demands of a busy Hotel laundry, but with the addition of over a tonne of steel they are heavy and reliable work-horses that also ensure the optimum operating environment for staff and our environment.
With the superior protection provided by the Belzona Polymer Coatings, plant equipment life cycles are dramatically extended. All your chiller repairs and protective coating requirements can be carried out on site by trained applicators. Visit our website for further information www.rezitech.com.au
SPDD Nozzle Plate Filters Waterco is proud to release a new line of hydraulic efficient commercial filters. Micron SPDD filters are fitted with a plate and nozzle system, which ensures uniform flow for both filtering and backwashing, ensuring maximum performance through the media bed. The nozzle plate system also allows the introduction of pressurised air directly into the bottom of the filter media. Uniform introduction of air and water through the nozzle plate provides vigorous agitation and filter media bed expansion required for an effective air/water backwash leading to reduced backwashing times and reduced volumes of water. Save up to 25% of backwash water.
The new Pullman range is available in capacities from 70 – 110Kg. The new Pullman range, like all Electrolux product has been manufactured to ISO14001 environmental standards and has the same water and energy endorsements as the rest of the range. Built tough for the laundry, but gentle for the environment… For more information please contact Electrolux Laundry Systems on 1300 550 546 (AU wide) or email sales@electroluxlaundry.com.au
Not only has Electrolux added a tonne of steel to these machines, but along with the pneumatic suspension the machine is remarkably stable even during full extraction. The reinforced, simplified transmission and constant belt tensioning by gravity assures you of a constant and precise rotation speed. The automatic door locking positions the drum in the correct position for loading or unloading each and every time. Clarus Control is standard on the new Pullman range and features the Clarus TS (Touch Screen). Easy to use, and like all Clarus machines is fully programmable with the flexibility of a pre-set timer (new date/time format) and up to 192 custom made programs that can be changed on demand to meet your requirements. The Clarus TS on the Pullman range also features explicit text messages for error codes providing the operator with a first fix option or code for reporting back to the service department for easy serviceability.
Hotel Engineer | Vol 14 No. 4 | 79
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HOTEL ENGINEER INTERNATIONAL ENVIRONMENT AWARD FOR AUSSIE COMPANY AN Australian company has been awarded a gold Gaia award in Dubai; recognising International building and construction companies that are reducing impacts on the environment. Australian Innovative Systems, a Queensland based company, won the award for designing the world’s first electrolysis system to disinfect fresh water; a safer and greener way to purify water.
Product News
“To be recognised on the world stage among leaders in the building and construction industry for a product which is a world innovation and has great advantages for the environment is wonderful,” said Ms Gosse.
Greek goddess of the earth. http://www. thebig5exhibition.com/
“Water sustainability is becoming critically important for companies and our planet and we are generating huge interest internationally with this innovation,” she said.
Established in 1974, Australian Innovative Systems Pty Ltd is a manufacturing company specialising in the disinfection of water via electrolysis. AIS currently employs more than 50 staff throughout its three manufacturing facilities in South East Queensland and exports to more than 50 countries worldwide.
“In the Middle East they are reluctant to use salt water, so our fresh water solution is generating huge interest; in fact the hotel where our award was presented, the Grand Hyatt in Dubai, will be implementing our system early next year,” Ms Gosse said.
The Ecoline system, designed in Brisbane, is a completely new approach to water treatment because you do not need to add chemicals; the system makes and regulates the chlorine levels needed to sterilise fresh water.
About Australian Innovative Systems: Perfected water, through perfected science.
Learn more about AIS Water at www.aiswater.com.au.
The Ecoline system has won the company much acclaim this year including a Telstra Small Business Award in the Innovation category for Queensland and an International Stevie Award.
The innovation eliminates the risks involved with manual chemical handling, transport, storage and dosing, making it safer for staff and better for the environment.
About the Gaia Awards: Launched in 2008, the Gaia Awards aim to promote a company or individual’s responsibility to the environment by recognising their achievements and providing a platform for companies to highlight their ‘green’ products. Named after the
Ms Elena Gosse, Executive Director of AIS said winning the Gaia Award is the most rewarding accolade in their company’s achievements.
The Classic POWERSTAR HQI® -TS has had a face-lift Introducing the new POWERSTAR HQI® -TS EXCELLENCE metal halide lamp OSRAM’s POWERSTAR HQI® -TS Excellence Photo: OSRAM
O
ffering up to 15% more light compared with its predecessors, the new POWERSTAR HQI® -TS EXCELLENCE lamp from OSRAM offers outstanding performance benefits including an extended life of 12,000 hours, a smaller and more compact design and excellent colour rendering properties. The POWERSTAR HQI® -TS EXCELLENCE metal halide lamp is a direct replacement for corresponding conventional HQI-TS lamps from OSRAM. Developed using UV filter technology, the lamp provides an intense and uniform distribution of light in combination with a high luminous flux. To increase the lifetime of the lamps even further to 16,000 hours, the POWERSTAR HQI® -TS can be combined with highly efficient POWERTRONIC electronic control gear (ECG). The lamp is available in 70W and 150W in three light colours: Warm White DE LUXE, Neutral White DE LUXE and Daylight. It is ideal for indoor applications such as lighting foyers, hotels, trade fairs, sports halls and outdoor applications including floodlighting and lighting for building façades and monuments. Product characteristics •
Direct Replacement for HQI-TS 70W and 150W versions
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Up to 15% more light in existing luminaires
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Longer average life: 12,000 hours
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Slimmer design for compact luminaires and better luminous efficiency
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3 Light colours: Warm White DE LUXE, Neutral White DE LUXE and Daylight
For more information on the POWERSTAR HQI® -TS Excellence and other OSRAM HID please visit www.osram.com.au.
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