the gcc infra- facilities management summit 21st sept...
TRANSCRIPT
1
“ Setting FM Strategies in
Tall Buildings ”
Presented By
Ali Alsuwaidi
and
Satish Chandran
The GCC Infra- Facilities Management Summit 21st Sept 2013
2
Workshop Facilitator Ali Al Suwaidi
1. PHI Founding partner 2. VP- Idama FMS
3. Global FM Board 4. MEFMA Board Director 5. GFM Board Director
Co-Presenter Satish Chandran
Principal Consultant with PHI strategic Consultants.
• 35 years in MEP and FM industry in UAE and India.
• Senior Manager Burj Khalifa, Emaar- UAE
• Director Projects for Four Seasons, Mumbai,India.
3
Workshop Agenda
4
Short video
Why FM in tall buildings an interaction with the participants for 10 min.
Why do we need FM in Tall Buildings
FM input into Design
Construction and Handover stages- FM role
Interaction with Participants on Hand over experience challenges of FM
during design and construction
Transition Dilemma
Operation stage strategy and elements
Q&A from Participants and conclusion.
Networking Break
11.45 Departure for site Visit.
Why FM in Tall Buildings
Why FM in Tall Buildings.
Why FM in Tall Buildings.
Why FM in Tall Buildings-Green Initiative
LIGHTNING STRIKES
Lightning will strike the Building throughout its life.
Lightning Protection is considered essential when risk factor falls below 1 in 100,000 threshold set by BS 6651.
Form Faraday Cage by Bonding of cladding and Structure
The Risk of Strikes for the Tall Building is Calculated at less than 1 in 75
Why FM in Tall Buildings-Green Initiative
FM Input into Design
• Discussion on role of an FM consultant at design stage of a project.
• Ideal Condition is to have the FM consultant on board along with the Project Design Consultant. Why?
• Design Review Templates
Building System Supertall – Unique Considerations
Chilled water, condenser water, hot water, domestic water, fire water systems
Hydraulic pressure
Supply air, exhaust air, life safety, smoke control
Shaft sizes, louvers, plant room location,
stack effect
Electrical systems Voltage drop
Lightning systems Coordination with structure
Stack effect Very high
CONSIDERATIONS FOR MEP SYSTEMS
FM Input into Design
Design Challenges
• During Concept design – Life cycle costing brief is critical
• FM design reviews/ FM space REQ
• Operational brief and operational strategies at detailed design.
• Resolving operational limitations (risk)
• Empowering your FM consultant
DESKTOP
NO. SERVICE
DESKTOP
NO. SERVICE
1
Monitor & Control -
-HVAC equipment
-Variable Speed Drive Monitor -
-GAS system
-Water Treatment system
-Air Cooled Condenser & Leak Detection System
-Sump pump & Sewage Ejector pump
-Plumbing & Fire water storage
-Interior Pool & Water feature system
7 Monitoring of -
-Fire Alarm system (FAS)
2
Monitoring of -
-Hydrant system
-Irrigation system
-Aircraft Warning Light system
-District Cooling Plant points Monitor
-Sonimometer
-Sump pump & Sewage Ejector pump
8
Monitoring of -
-E-Home system (Home Automation
system)
3
Monitoring of -
-Automatic Transfer Switch (ATS) position
-Power Monitoring & Control system (PMCS)
-Generator & Fuel Oil system
-Power Service & Distribution system
9
Monitoring of -
-Building Property Management
-Master Clock
4
Monitoring of -
-Residential & Hotel Lighting system
-Festive Lighting system
-FOH Lighting System
-Lighting Control System
10
Periodic Testing of -
-Zone Control Valve
- Motorised Fire Smoke Damper
5 Monitoring of -
-Emergency Lighting system (Central Battery system) 11
Monitoring & Controlling of -
-Elevator System
6 Monitoring of -
-Security system 12 to 15 For other systems
DESKTOP DETAILS – Main BAS Control Room
Design Challenges
The Challenge of Handover
• Who is responsible for
handover • What is the contractor
liabilities • How to close the Gap during
DLP • Critical issue to check before
handover • What do you need to be
handed over • Quality of documentation • Engagement of service
provider • Training needs
BUILDING SERVICES MATRIX
Common spaces were marked for Building Services … proposed
to be used for all common room / area fixtures and fittings
FM FACILITIES
Fa
cilitie
s
Ro
om
Re
fere
nc
e
Wo
rk S
ta
tio
ns
PC
/ T
ele
ph
on
eC
en
tra
lise
d S
ec
urity
Syste
mP
ow
er
- M
ain
s
Po
we
r -
3P
ha
se
DB
Iso
lato
rW
all P
ow
er
So
cke
ts
(d
ou
ble
)D
ust /
Fu
me
Extra
ctio
n
Fre
sh
Air V
en
tila
tio
n
Wa
te
r
Ho
t W
ate
r
Be
lfa
st s
ink
Kitc
he
n s
ink a
nd
be
nc
hFlo
or
Dra
ina
ge
(w
ate
r)
Oil S
ep
ara
to
r p
it
Gre
ase
Pit
Wa
te
r/d
am
p p
roo
fin
g
So
un
d P
roo
fin
gFire
Pro
te
ctio
n S
yste
ms
(a
s p
er
co
de
)Em
erg
en
cy L
igh
tin
g
Lig
htin
gU
PS /
Em
erg
en
cy
Po
we
rA
ir c
on
ditio
nin
g
Sta
tu
to
ry S
ign
ag
e
Fit O
ut
No
te
s
Management Centre
Open Plan Office Space Access to Natural light if possible to house staff above
Private Office Office For FM Manager, Access to natural light if possible
Meeting Room Projector, IT comms, cupboard to hold IT Projection equipment
and consumables. To hold 15 people / Can be split into smaller
roomsToilets / Washrooms /
Changing Rooms
To be sized by the architect to provision for the staff to be
serviced.Cleaners cupboard Lighted cupboard. Attached to bathroom to store bathroom
consumables and cleaning assets
Security / BMS Control
room - for Console
operators / mobile
backup
Needs to be separate as it will hold all the monitors, IT &
communications systems and sector controls. Linked to MCC
and FACC. It will require emergency power backup. Size to be
reviewed when extent of equipment known. To be detailed by
Service Provider
The Challenge of Handover
Help Desk
Facility Manager
Site Management Structure
Property Management Team Tenant Fit out Management
FMC FM coordinator
DLP Team under Projects.
Electricians Plumbers
Elevator Technicians Carpenters Painters etc
Security
Housekeeping Elevator Manning
Operation of utilities AMC Management PPM of common
areas and equipment
Customer
Complaint Log Opened by Help Desk
FMC
Complaint Log closed by Help
Desk
FM Team/ Specialist/ Subcontractor resolves
problem
Report sent to FM supervisor
Customer Complaint
Complaint Resolving Mechanism
Project team resolves problem
Within DLP
Within DLP
No No
Yes Yes
Within Apartment Issue Common Area Issue
FM Team/ Specialist/ Subcontractor resolves
problem
Project team resolves problem
Operations, Work Flow Process
Review Of Operations & Maintenance
Manual
Review of Asset Register
Service Agreements
Review of FM / DLP
Review of As Built SLD’s
(Single line diagrams)
•Gas System •District Cooling •Elevators
ELV System Review of special
system
Energy Consumption Calculations
The Transition Dilemma
CAFM system
CAFM system will be one of the central management tools for administering all services and data produced within and by the operation team
By managing and controlling the information and data, It will manage relationships and enable ownership in serving the building
and it’s occupants. Control of Relationships & Data = Ownership
Sp
ac
e
Ma
na
ge
me
nt
Operations and
MaintenanceProject
Management
Fin
an
ce
& A
dm
in
BAS/BMS
SYSTEMS
CORPORATE
NETWORK
E-HOME
SYSTEM
SECURITY
& ACCESS
CONTROL
SYSTEMS
CAFM
The Transition Dilemma
Contracts Outsourced Contract Operating Manual
Training Manual
Handover Standard Operating Procedure (SOP)
Service Level Agreement (SLA)
Key Performance Indicator (KPI)
Soft Services
• Cleaning Service
• Pest Control
• Pigeon Control -Falconry
• Bathroom Amenity Set up
• Hygiene Consumables
• Female Hygiene and Sharps System
•Waste Collection
Waste & Recycling Management
Landscaping
Window Cleaning
Inclusive Services – Status Report
The Transition Dilemma
Clie
ntSe
rvic
e O
pera
tion
Soft
Ser
vice
s
Dep
artm
ent
Rea
l Est
ate
Dep
artm
ent
A
Start
CB
Contacts the Real Estate and Lease
Commercial or Residential Unit
Discuss with the Client the level of
Inclusive Services provided
Close Contract with the
clientB
INPUT PROCESS OUTPUT
DC
A
Meets the Client and
discusses the R&R and their
requirements.
A pre-Snag is done before
tenancy
Provides the Inclusive Services
during the tenanted period.
DBefore signing off the Snag, both parties need
to agree incase any charges are incurred.
A post-Snag is done before
handover to BD
E
FE Signs the Snag Form
GF
Receives the signed snag
copy and sends to Real
Estate Department
Places the charges in the
final billingHG
HMakes payment after
receiving final bill End
Halls Cleaning – Basic Housekeeping Services for Organizer
Soft Services
Inclusive Services
Inclusive Services – Process Flowchart
The Transition Dilemma
The Transition Dilemma
• What is a transition and how long
• Responsibility Matrix • Integration of back of
office with front desk • SOP is very critical • Clear work flow is a
major success factor • Operational Dash
Board-SLA/KPI • Training needs
Asset
Registers
O&M
Manuals
As Built
Drawings SLA
FM Strategic Solutions
Innovative, Client-focused Strategic FM
Partnered
Energy
Management
Global Warming…
Waste Management
Training
Water Conservation
Peace of Mind
Tall Buildings –The Way to Sustainable Revolution
Time Scheduling
System Integration
System Scalability
System Security
Conclusion
Advantages of the BMS system in high-rise buildings
Centralized Monitoring & Control Facility
Graphical User Interface
Alarm & Event Management
Data Logging
Reports and dash boards
The Transition Dilemma
Centralized Monitoring & Control Facility
Graphical User Interface (GUI)
Reporting and Dashboard
System Integration
24 X 7 monitoring and response
Performance Management
Real Time Diagnostics
Operation & Maintenance Management
Helpdesk, Contact Management
Technology in Tall Buildings- Smart Thinking
Energy Management
Analysis, Benchmarking & Reporting
Knowledge Management
Remote Controlling of Equipment
Technology in Tall Buildings- Smart Thinking
ERP
Tall Buildings –The Way to Sustainable Revolution
• Closing operational Gaps ( HSS, TS,SS)
• Mix use element is very critical input factor
• Ability to understand design factors
• Communication strategy • Technology base
operation • Leadership spirit • Risk analysis & mitigation
“Together We Can”
