Built environment, Facility management, CAFM , Climate control in indoor environment , Energy efficient built environment, methods of energy efficiency in building
3. Built environment
• The term ‘built environment’ refers to aspects of our
surroundings that are built by humans, that is, distinguished from
the natural environment.
• It includes not only buildings, but the human-made spaces
between buildings, such as parks, and the infrastructure that
supports human activity such as transportation networks, utilities
networks, flood defenses , telecommunications, and so on.
• The Construction Industry Council (CIC) suggest that the built
environment, '...encompasses all forms of building (housing,
industrial, commercial, hospitals, schools, etc.), and civil
engineering infrastructure, both above and below ground and
includes the managed landscapes between and around
buildings.'
4. • Built environment' can be a useful term, as other descriptions
such as ‘buildings’, ’civil engineering’, ‘construction’, and so
on, do not fully capture the extent of our human-made
environment
• However the term itself is not widely used and is easily
misunderstood.
• As the population increases, and there is greater pressure for
sustainable development, the requirements we have from the
built environment are becoming more demanding.
• Over half the planet's population now lives in cities and this
figure is predicted to rise to more than 70% by the second
half of the century
• the human population will have increased by two billion in
the same time-frame.
5. • Because it is not always clear who is responsible for the built
environment. It is an interdisciplinary field, with involvement
form architects, engineers, town planners, landscape
designers, urban designers, central and local policy makers
and so on, but there is often an absence of leadership
• It can seem that our built environment simply develops
organically, through the constant turnover of stand-alone
developments.
• Effective development of the built environment depends on a
sustained commitment to a clear course of action over the
short, medium and long term:
6. • We all build and therefore make important contributions to the
built environment
• We design and build our lives from one experience to another.
Based on those experiences, components of the built
environment emerge from human needs,thoughts, and actions.
• Sometimes the substances of human actions are grand, and we
design and plan quality life experiences for ourselves and
others.
• At other times, human actions are short-sighted, creating
uncomfortable situations that are less fit for healthy human
activities and negatively impact the environments that
surround us and with which we are in constant interaction.
7. • There are many reasons to design, plan, and build.
• Each aspect of the built environment is created to fulfill
human purpose. As those purposes and actions are manifold,
so too are the reasons to design and build.
• Where you are sitting while reading this page, you are
surrounded by hundreds of human-created objects, all
contributing components of your built environment.
• The words on this page, this book, your chair and desk, the
nearby stereo, the cell phone and Internet that connect you
to many others throughout the world, even the walls, floor,
and ceiling of the space are humanly made or arranged and
therefore part of the built environment.
• These components are constructed by dozens, hundreds,
even thousands of material products and production systems.
9. Components of the Built Environment
• Understanding of any subject is advanced when it is organized
into sets and subsets illustrating interrelated parts and
wholes.
• So its subtle contexts are organized into seven interrelated
components
• products,
• interiors,
• structures,
• landscapes,
• cities,
• regions,
• Earth.
• The sum of the seven defines the scope of the total built
environment
10. • Products include materials and commodities generally
created to extend the human capacity to perform specific
tasks
• tools(pen and pencil, hammer and saw, peace pipe or
weapon);
• materials (bricks and mortar, wood, concrete and steel,
polymers and plastics);
• machines (radios and stereos, televisions and
telecommunication systems,
• calculators and computers, roller skates and automobiles,
• aircraft and spaceships).
11. • Interior spaces are defined by an arranged grouping of
products and generally enclosed within a structure.
• They are generally created to enhance activities and mediate
external factors (living room, workrooms, private rooms,
public assembly halls, stadiums, etc.).
12. • Structures are planned groupings of spaces defined
by and constructed of products; generally, related
activities are combined into composite structures
(housing, schools, office buildings, churches,
factories, highways, tunnels, bridges, dams, etc.).
13. • Landscapes are exterior areas and/or settings for
planned groupings of spaces and structures
(courtyards, malls, parks; gardens, sites for homes or
other structures; farms, countryside, national forests
and parks).
14. • Cities are groupings of structures and landscapes of
varying sizes and complexities, generally clustered
together to define a community for economic, social,
cultural environmental reasons (subdivisions,
neighborhood's, districts, villages, towns, and cities
of varying sizes).
15. • Regions are groupings of cities and landscapes of
various sizes and complexities; they are generally
defined by common political, social, economic,
and/or environmental characteristics (the
surrounding region of cities, counties, or multicounty
areas, a state or multistate regions, countries,
continents
16. • The Earth includes all of the above, the groupings of
regions consisting of cities and landscapes—the
entire planet, the spectacular, complex, beautiful,
still mysterious
17. •Built Environment – Facilities Management
•Energy Efficient Built Environment And LEED Systems
•Recycling, Temperature/ Sound Control In Built Environment
•Security Systems : Intelligent/ Smart Buildings
•Aesthetics Of Built Environment
•Role Of Urban Arts Commissions
•Repair & Rehabilitation Of Structures & Heritage Structures
MODULE NO : - 05
18. 5.1 FACILITIES MANAGEMENT IN THE
BUILT ENVIRONMENT
i. Definition of Facilities Management by IFMA (International Facilities
Association): “Facility management is a profession thatManagement
encompasses multiple disciplines to ensure functionality of the built
iii.
environment by integrating people, place, process and technology.”
ii. After the completion of a construction project, the building(s) are
typically handed over to the owner or developer.
The facilities management team, on behalf of the owner, will perform the
taking over task during the defects liability period, inspecting the building for
any signs of defects or design flaws before signing the taking over
documents.
iv. The FM will then take over the operations of the building proper,
ensuring that it functions as it has been built and designed to throughout
the majority of its life cycle through various maintenance and planned
regimes.
v.The FM thus plays a very significant role in the life cycle of the built
environment: The ability of the built environment to thrive and maximize its
usage depends on the operational strategy of the FM department.
19.
20. vi. There are two main types of facilities management teams:
• Managing Agents (MA): Managing agents are usually facilities management
companies who are engaged by other companies to take care of the
facilities function on their behalf;
• In-house crew: In house facilities teams are hired directly under the parent
company.
vii. Typically, an organization’s FM can be divided into two categories:
a) Core Activities:
• Core activities are those closely associated with the main business or
activity of the organization. E.g The factory production line.
• Typically, the in-house FM crew will be put in charge, mainly due to security
issues.
b) Non-Core Activities:
• Non-core activities are activities that are not directly involved in company’s
main business or activities.
• Such activities are usually managed by outsourced MA teams, if MA(s) are
being procured.
21. viii. For in-house crews, all HR functions will be handled by the parent
company which directly hires them.
ix. For Managing Agents, the managing agent companies will handle the
functions of the MA staff.
22. 5.2 MAINTENANCE STRATEGIES WITHIN
THE FACILITIES MAINTENANCE
FUNCTION
i. One of the most basic needs of the building is to ensure that its operations
are not being hindered by breakdowns. Breakdowns will cause operational
downtime and can cause serious problems to the building occupants.
Examples include:
Frequent breakdowns of lifts, causing distress to occupants who are
frequently trapped in lifts, as well as the elderly who have problems
walking and need the lifts for vertical transport;
Frequent breakdowns in the manufacturing assembly line due to old,
undersized cables.
23. ii. One of the main roles of the FM is to have a maintenance regime in place
within its management set up to ensure that the operational needs of the
building is met.
iii. Types of Maintenance: In most building maintenance operations,
maintenance can be classified as follows:
a) Planned Maintenance (PM):
1) Also known as scheduled maintenance or preventive
maintenance.
2) Comprises of drafting a maintenance schedule to ensure that
maintenance is carried out on a regular basis.
3) Salient Aim of Planned Maintenance: To minimize breakdowns of
equipment and M & E services through regular servicing and
checks. E.gs include:
• Performing maintenance checks, overhaul and oiling of lift
sheave, ropes and lift hoist;
• Regular servicing of the cooling tower in a centralized air con
system.
24. S/NoSystem Type
F r i Sat Sun M o n T ues W ed T hur s F r i Sat Sun M o n T ues W ed T hur s F r i Sat Sun M o n T
ues
W ed T hur s F r i Sat Sun M o
n
T ues W ed T hur s F r i Sat Sun
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31
1 Generator Sets
2 Fire Alarm System
3
HT Switchgear and
Transformer
4 LT Switchgear
5 Lighting
6
Chiller Water AC:
Water
Treatment.
7 Chilled Water AC:
AHU
8
Chilled Water AC:
Water
Pumps
9
Chilled Water AC:
Cooling Tower
10 MV Fan
11 Split Unit A/C
12 IDF/MDF Water
Sensors
13 Auto Glass Door
14
Automatic Sprinkler
System
15 PA System
16 Fire Extinguishers
Example of a Planned Maintenance Schedule
25. b) Corrective Maintenance (CM)
1) Also known as reactive or unplanned maintenance;
2) CM is only carried out when an equipment or service fails
unexpectedly;
3)In maintenance regimes, CM should be minimized, if not
eliminated, as it represents a downtime which will have an impact
on the operations within a building. Examples include:
• Sudden breakdown of a factory line due to a faulty belt motor,
causing production to stop for an hour;
• Water stops supplying to a residential unit for 6 hours due to
water pump breakdown, resulting to water rationing from the
local utilities department.
4)If PM is properly planned and executed, Corrective Maintenance
can be kept at a minimum, unless the equipment and services in
question are old, or in a very bad condition due to high usage and
abuse.
26. c) Conditioned Based Maintenance (CBM)
1) Diagnostic maintenance strategy using the actual condition of the
asset to decide what the type of maintenance works is required.
2) CBM dictates that maintenance should only be performed when
certain indicators show signs of decreasing performance or
upcoming failure.
3) CBM is a half way point between preventive maintenance and
corrective maintenance;
4) Usually used in factories and plants, where planned maintenance
schedule for certain equipment becomes either too unpractical or
too time consuming and costly.
5) Aim of CBM:
• To conduct maintenance based on determining the actual
condition of equipment, instead of spending too much time and
resources (Manpower and Money) on maintenance as in the
planned maintenance strategy.
• At the same time, it does not compromise of operational
downtime, as in corrective maintenance, when emergency
servicing tends to affect the operations of the end user.
27. i. One of the main roles of the FM function is to assist its user to manage
the various contracts with vendors or contractors who are maintaining the
various functions of the building.
ii. Typically, the FM is engaged to manage the following contracts:
a) Soft Services Contracts:
• Soft services refers to jobs which typically do not involve and structural
and M & E equipment;
• They include: Cleaning, horticulture, waste disposal and pest control
services.
a) Mechanical and Electrical Contracts:
• M & E contracts refers to contracts pertaining to the upkeep and
maintenance of M & E services and equipment, such as electrical
services, Water cooling towers, chillers and etc;
• Usually the most detailed contracts.
5.3 Procurement of FM Contracts
28. c) Building Contracts
• FMs will tend to sign contracts with licensed building contractors to
carry out repair works;
• These works can include:
1) Ad hoc repair works, e.g repairing of fence, spalling concrete;
2) R & R works: For R & R works, usually the contractor will
negotiate with the FM on the rough scope of works to be
carried out, before issuing a quotation based on the Unit Price
Book (UPB).
d) Security Contracts:
• Security is of paramount importance to a built environment;
• Besides signing security contracts to hire security guards, security
contracts can be signed separately to include maintenance of
security facilities and equipment, such as EM locks, turnstiles, alarm
systems, etc
29. iii. Procurement of FM Contracts:
a) Like the Job Order Contract (JOC) format (Refer to Unit 4), the
procurement projects are tendered based on the Unit Price Book
(UPB).
b) UPB must be consistently updated so that the tendering process can
be kept up-to-date:
• Asset registers must be consistently updated when there are real
changes in the building: e.g the split unit aircon which has been
changed, the date of installation, brand/manufacturer, warranty
period, etc must be updated accordingly;
• Unit price rates must be constantly reviewed periodically to keep
them up to date with market prices. Regular market sensing
should be conducted by the contracts team within the FM function
to ensure this.
31. c) Like the JOC project, the tendering process uses the Unit Price Book as
the referencing point for its bids;
• E.g One bidder may bid 5% above UPB, the other 2%.
• The one who wins is usually the lowest bidder.
• For every item carried out, the winning contract will include 2% markup
to the stated price in UPB. Example, if the unit price per metre of cabling
is S$1.00, the contractor will mark up as S$1.02 per metre.
d) Typically for most organizations, for maintenance-type costs below a
certain budget limit, contractors are allowed to carry out work without
a quotation, provided:
• A work order has been placed to the contractor by the FM team;
• A job sheet is submitted to FM team after work is carried out. FM team
has to check and verify work is done in a satisfactory manner before
signing on the job sheet.
• Contractor will send a monthly bill/invoice for FM team to check and
certify payment.
32. e) The rates in the Unit Price Book are known as SOR (Schedule of rates);
f) For SOR items, there is no need to go for additional quotations from
external vendors, as these rates have gone through a tendering process;
g) For items not in SOR, they are known as STAR rates.
h) Star rates need to undergo a tendering process, or an external
procurement process requiring a few quotations. This is to ensure
fairness when it comes to awarding jobs to any party.
33. 5.4 ASSET TRACKING USING THE ASSET
REGISTER
i. Asset tracking is one of the most important roles of the FM team.
• Asset tracking is carried out using an asset register;
• The asset register can be linked into a database to form an asset
management database.
ii. Information in the Asset Register should include information such as:
• The equipment type (E.g Pumps, compressors, etc);
• The equipment classification (E.g Fire fighting system, electrical system,
etc);
• Date of manufacture or installation;
• Warranty Period;
• Technical specifications, such as power ratings.;
• Next recommended date of replacement (Life Cycle Management).
34. S/No.
Location
( Bldg & Room No.)
M&E Description Quantity Brand Model Vendor/Supplier
System Next
Replacement
Date (LCM)
Existing Defects / Reference
1 TPHQ: Basement 1 Station Store Fan Coil Unit 1 DAIKIN
2 TPHQ: Basement 1 Radio Equipment Room Fan Coil Unit 1 DAIKIN
3 TPHQ: Basement 1 Radio Equipment Room Fan Coil Unit 1 DAIKIN
4 TPHQ: Basement 1 Armoury Fan Coil Unit 1 DAIKIN
5 TPHQ: Basement 1 Briefing Room Fan Coil Unit 1 DAIKIN
6 TPHQ: Basement 1 Armoury Fan Coil Unit 1 DAIKIN
7 TPHQ: Level 1 Report Room Fan Coil Unit 1 DAIKIN
8 TPHQ: Level 1Charge Room Fan Coil Unit 1 DAIKIN
9 TPHQ: Level 1Security Room Fan Coil Unit 1 DAIKIN
10 TPHQ: Level 1BMS Room Fan Coil Unit 1 DAIKIN
11 TPHQ: Level 1 Holding Cell 1 Fan Coil Unit 1 DAIKIN
12 TPHQ: Level 1 Holding Cell 2 Fan Coil Unit 1 DAIKIN
13 TPHQ: Level 1 Holding Cell 3 Fan Coil Unit 1 DAIKIN
14 TPHQ: Level 2 Conference Room Fan Coil Unit 1 DAIKIN
15 TPHQ: Level 2 Conference Room Fan Coil Unit 1 DAIKIN
16 TPHQ: Level 2 NCR Room 1 Fan Coil Unit 1 DAIKIN
17 TPHQ: Level 2 NCR Room 2 Fan Coil Unit 1 DAIKIN
18 TPHQ: Level 2 Interview Room Fan Coil Unit 1 DAIKIN
19 TPHQ: Level 3 Testing Branch Fan Coil Unit 1 DAIKIN
20 TPHQ: Level 3 Commander Office Fan Coil Unit 1 DAIKIN
21 TPHQ: Level 3 Conference Room Fan Coil Unit 1 DAIKIN
22 TPHQ: Level 3 SO Restroom Fan Coil Unit 1 DAIKIN
23 TPHQ: Level 4 Karaoke/Games Rm Fan Coil Unit 1 DAIKIN
24 TPHQ: Level 4 Server Room Fan Coil Unit 1 DAIKIN
25 TPHQ: Level 4 Server Room Fan Coil Unit 1 DAIKIN
26 TPHQ: Level 4 IT Office Fan Coil Unit 1 DAIKIN
27 TPHQ: Level 4 IT Office Fan Coil Unit 1 DAIKIN
28 TPHQ: Level 4 VSC Office Fan Coil Unit 1 DAIKIN
29 TPHQ: Level 4 Shooting Range Fan Coil Unit 1 DAIKIN
30 TPHQ: Level 4 PNS Office Fan Coil Unit 1 DAIKIN
31 TPHQ: Level 4 WJO Restroom Fan Coil Unit 1 DAIKIN
32 TPHQ: Level 4 Male Restroom Fan Coil Unit 1 DAIKIN
33 TPHQ: Level 4 Gymnasium Fan Coil Unit 1 DAIKIN
34 Vehicle Pound: Office Fan Coil Unit 2 Fujitsu Row - 20A
35 Road Safety Park: Conference Room Fan Coil Unit 1 Daikin
36 Road Safety Park: Multi Purpose Hall Fan Coil Unit 4 National CU-5CV11N
Sample of Asset Register using Excel Format
35. iii. Assets in the asset register can be broadly classified into categories so that
the FM can better plan and organize the maintenance of its assets.
a)Operational Assets:
• Assets which are either directly in use, or generate income for the
user;
• Requires high maintenance due to constant usage. (CM, CBM and PM
applies).
a)Non-Operational Assets: Assets which are not directly in use by user for
income generating or for other direct uses, e.g Fire alarm systems.
• These assets require the constant supervision of FM team, particularly
if they are mandated by law, such as fire sprinklers, fire alarm systems,
etc.
• May need routine scheduled maintenance program.
c)Infrastructure Assets:
• These assets do not require routine maintenance. Examples are entire
building proper, or roads and car parks.
• Minimal attention to maintenance, especially if they fall under the
auspices of external government agencies, e.g roads.
36. iv. How asset registers can be used in the FM function:
a) Day to day operations (Operational FM):
• Asset registers can be used to track the day-to-day maintenance
functions of a building, particularly those pertaining to
operations;
• Information, such as tracking the number of corrective
maintenance cases, can be documented and tracked to find out
which are the main equipment which have the most breakdown
cases.;
• By monitoring the day to day maintenance function, the FM
department is able to track the FM function on a daily basis and
prescribe the right method to deal with the building facilities.
37. b) Long-Term Strategic Planning (Strategic Management of FM):
• Data from the asset register can be used for long term strategic
planning of Facilities Management function;
• Life cycle management of equipment, for example, can be used to
determine when equipment such as generators have reached the end
of their prescribed shelf life, thus allowing management to plan for a
long term facilities budget.
• Tendering: Data from asset registers, if well maintained and updated,
can be used for tendering purposes via the Unit Price Book.
38. 5.6 Computer Aided Facilities Management (CAFM)
i. Information flow in the Facilities Industry can be as complex, if not more
complex, than the construction industry.
ii. Information between the end user, FM function and various contractors
needs to be centralized in some form to prevent miscommunication
between the various parties.
iii. A centralized information database software is thus required to
centralized information flow.
iv.Defining Computer-Aided Facilities Management (CAFM):
• The creation and utilization of Information Technology (IT)-based systems
in the built environment.
• It is a combination of Computer-Aided Design (CAD) and/or relational
database software with specific abilities for Facilities Management (FM).
40. v. Brief History and Background:
CAFM evolved in the late 1980's by leveraging on the proliferation of the
personal computer (PC) to automate the collection and maintenance of FM
information.
Widespread usage of Information Technology (IT) systems in almost all
disciplines eventually penetrated the construction and FM industry .
After the development of Internet-based database systems, usage of high-
end tools in FM practices increased in the FM industry. CAFM systems
provided the facility manager with the tools to track, plan, manage, and
report on facilities information.
41. vi. Features of CAFM:
1) CAFM systems consist of a variety of technologies and
information sources that may include object-oriented
database systems, CAD systems, Building Information
Modelling (BIM) and interfaces to other systems such as
a Computer Maintenance Management System (CMMS).
2) Most CAFM systems are web-based and provide a host of
features including facilities related scheduling and
analysis capabilities.
3) Data Management Tools: Data may be collected from a
variety of sources through technology interfaces or human
transfer processes. CAFM systems reuse existing data and
are able to recognize and/or convert external data into
useful information. These tools usually provide a robust
user interface to enable a user-friendly environment for
data input, editing and analysis.
42. 4) Interactive Database: Since the data is crucial in FM practice, CAFM
systems are based on fully developed relational databases that are
designed around the functional requirements of the Facility or Space
Management.
5) Interactive Graphics: CAFM systems facilitate an interactive graphics
module for basic drafting and modification of facility layouts, plans and
other visual documents.
• Using open standards based BIM and tools such as Construction
Operations Building information exchange (COBie) allows for
interoperability of various mobile tools so that the user can have
the information available when needed often saving multiple trips
and significant research time.
• Additionally, the graphics data may be maintained in a format
compatible with Geographic Information System (GIS) standards
that will allow CAFM information to be accurately shared across
multiple platforms.
43. 6) Barcode Tagging System
• Barcode tagging system may be integrated with CAFM system;
• Barcode IDs can be generated for specific assets, whose information is
stored in the CAFM system. Scanning the barcode will reveal all the
information in the database;
• Easy for asset tracking purposes.
vii. Management Functions of CAFM includes:
1) Strategic Planning:
• Tasks include analysis of property and space to provide capital planning
of new or remodel assets to improve the mission of the organization.
• CAFM will aid in determining space requirements, equipment
locations, construction costs, environmental constraints,
encroachments, and other critical planning functions.
44. 2) Space Inventory and Management: CAFM can define and standardize
space attributes and data elements as well as the physical asset
inventories of the organization including analysis of space dimensions
and utilization, hazardous material locations, evacuation routes, fire
equipment locations, and buildings attributes such as:
• Age
• Cost data
• Life expectancy
• Construction data
• Contract and Warranty data
3) Operations Management: Tracking FM functions related to operations,
such asTasks include tracking energy consumption, utilities monitoring,
lighting management, janitorial, and grounds maintenance
responsibilities and costs.
45. 4) Maintenance and Repairs:
• Tasks include monitoring routine repairs and
preventive maintenance operations.
• Safety conditions, such as a lock-out/tag-out
programcan also be
managed.
5) Assessments:
• This function typically includes building condition inspections, condition
reporting, security vulnerability and risk assessments.
• Often these have an interface for a Geographic Information System (GIS) to
achieve the benefits of a spatial reporting environment as well as CAFM.
6) Space Forecasting:
Includes the ability to determine current space utilization and to project future
space requirements based on customer or mission requirements.
This task typically includes the ability to manage the user’s requirements,
space, utilities, technology access, as well as the cost and move planning
features.
46. ix. Benefits of Incorporating the CAFM system into the FM function: Benefits
of CAFM usage in FM tasks can be organized into quality of life, cost
reduction, cost avoidance, and information improvement. Typical
benefits include the following:
1) More efficient space utilization to achieve cost savings and potential
reduction in asset inventories.
2) Reduced moving and relocation activities resulting in greatly reduced
relocation costs.
3) Continuous improvement in FM efficiencies.
4) Improved project planning leading to reductions in architectural and
engineering, construction, and building maintenance costs.
5) Fast and accurate reporting on critical facilities information.
47. FM factors affecting sustainability of building
The FM variables related to the concept of sustainable building facilities
will help incorporate FM knowledge during the design stage.
A proper application of FM principles during the design stage of a project
could decrease the environmental impact of buildings through reduced
energy consumption, efficient use of resources, improved environmental
quality and the life cycle cost which will consequently result in
sustainable building facilities.
1. Operation and Maintenance (O&M)
Facilities operations and maintenance (O&M) encompasses all the broad
spectrums of services that are required in ensuring the built
environment perform the functions for which it was designed and
constructed.
O&M is define as the day-to-day activities which is necessary for the
building, its systems and equipment to perform their intended functions
Incorporating O&M knowledge early in design phase can help achieve
substantial economic, environmental and social benefits which will
indirectly lead to sustainable building facilities
48. Operation & Maintenance (O&M) Variables
O&M Optimization
Cost Minimization
Time Minimization
Accessibility
Efficient Material Selection (Environmental Preferable Products)
Renewable Material Usage
Durability
49. 2. Financial
Financial is claim as one of the factor of facility management (FM)
Financing is all about creating values. FM’s overall objective is to
maintain physical assets, avoid disruption on operation, extend the life
of the assets and reduce the cost.
British Institute of Facilities Management stated that up to 90% of the
cost of running, repairing and maintaining a building should be
determined at the design stage
This is because in most of the cases decision made early in design stage
can affect the overall life cycle cost of building.
There is a need to perform financial forecasting to ensure life cycle cost
of the facility and make a reliable planning to minimize the operating
cost, maximize the revenue and profit, reduce risks, conserve capital and
achieve balance account in the end of statement
Conducting financial forecasting in design stage, will make able to cost
effectively maintain a building during the course of its life. These
indirectly will lead to sustainable building facilities as the building
facilities operate more economically.
51. 3. Environmental
Environmental has emerged as one of the major issues to be included in
building design stage, taking into account environmental impacts that
the building may cause.
Several studies have implemented sustainability practice during building
design stage as it is essential to increase overall performance of building
life cycle and attain the most sustainable solution
There are several environmental impacts that the building construction
in general comes to cause. For instance, in term of environmental
related issue, building design needs to make more efficient use of
materials to minimize the impact on the environment today and in the
future
During the process of designing, the building designer needs to consider
operational energy consumption and CO emissions, water and waste
system, landscape and biodiversity, transportation and the overall
environmental performance and sustainability issues as it may cause
environment impact during life cycle of a building
52. Improper selection of building materials by project designer increase
maintenance works as well as its budget during the life of a building as
most of the designer aim to optimize cost with sacrificing the quality and
environmental friendly factors
In order to maintain proper balance between cost, function, and
environmental issues facility mangers involvement is needed during the
design stage.
Environmental Variables
Energy Consumption and Saving
CO Emissions
Indoor Air Quality
Materiality
Solid Waste
Landscape and Biodiversity
Sustainable Design
53. 4. Project Development
Project management is known as the art of directing and organizing social
and material resources throughout the life of a project by using modern
management techniques to achieve predetermined objectives of cost, time,
quality, scope, planning and participation satisfaction.
Building is the critical issue in global urbanization which has a tremendous
impact on the environment both during construction and operation stage.
It is for that reason inevitable that ‘sustainability’ find its way to project
management methodologies and practices in the near future
project management team need to incorporate energy efficiency, focus on
renewable, whole of life considerations, waste management, aesthetics,
ecology and biodiversity, land use, cultural and community impacts,
materials use criteria into design stage in order to achieve sustainable
development
54. Project Development Variables
Energy efficiency
Renewable resources
Materiality
Waste minimization & management
Transport Efficiency
Environmental management practice
Sustainable procurement practices
Health and safety
Life Cycle
Staff Training and Development
Aesthetics
Cultural and Community Impacts
55. 5. Facility Planning and Design
Facilitates planning is concerned with the design, location, layout and
accommodation of people, machines and activities of a system or services.
Facilities planning include facilities location and facilities design
Facilities location refers to determining how the location of an activity
supports the accomplishment of the activity’s objective. However, the way
the component of an activity support the accomplishment is relay within
the realm of facilities design.
Therefore, facilities planning and design is the process of selecting the
most effectual arrangement of facilities that allows greatest efficiency in
the allocation of resources to perform the intended building service.
A good facility planning able to achieve a desired output and quality level
at minimum cost. The selection of systems, material, process and
equipment’s will directly effect the rate of output achieved and amount of
capital investment required.
56. Facility Planning and Design Variables
Minimize Capital Investment
Effectively utilize People, Equipment and Space
Space Flexibility and Ease of Maintenance
Safety and Satisfaction
57. 6. Health and Safety
Buildings generally need to consider and provided with safe and healthy
environments in order to protecting the health, safety, and welfare of
building occupants.
However, the potential for health and safety problems such as indoor air
quality, occupational illnesses and injuries, exposure to hazardous materials,
and accidents always falls on architects, engineers, and facility managers.
Thus, architects, facility managers and professionals need to take the
responsibility to design and maintain buildings to ensure safety and health of
those who will interact with the building throughout its life.
Incorporating health and safety aspects in design stage of a building will
help achieve sustainable building facility through eliminating hazards,
control nuisances and providing healthy built environment
58. Health and Safety Variables
Hazards Elimination
Legislation Compliancy
Risk Assessment and Control
59. 7. Site Selection or Location
Sustainable buildings start with proper site selection as the
sustainability of real estate development is determined by its location
and the way the site or building is developed.
Developers should consider sustainability criteria in choosing a site
in order to produce a sustainable building. Choosing a sustainable
location has numerous benefits.
It creates potential financial benefits to the developer and cost
savings by avoiding or minimizing the need to build new
infrastructure or doing extensive site grading to the developer and
benefits to the owner by restoring health and safety and graded
environment, as well as benefits to the society by reducing
environmental effects
Site Selection or Location variables
Security Accessibility
Energy Consumption Transportation / Vehicle Access
Site Utilities or Existing Infrastructures Workplace Strategies
Topography Adjacent Property
Environmental Restrictions
60. CONTROL OF INDOOR ENVIRONMENTS
Urban dwellers spend 80 to 90% of their time indoors
This fact led to the creation within these indoor spaces of
environments that were more comfortable and homogeneous than
those found outdoors with their changing climatic conditions. To
make this possible, the air within these spaces had to be conditioned,
being warmed during the cold season and cooled during the hot
season.
61. Measures for the Control of Indoor Environments
Experience shows that most of the problems that occur in indoor
environments are the result of decisions made during the design and
construction of a building.
Although these problems can be solved later by taking corrective measures, it
should be pointed out that preventing and correcting deficiencies during the
design of the building is more effective and cost-efficient.
The great variety of possible sources of pollution determines the multiplicity
of corrective actions that can be taken to bring them under control.
The design of a building may involve professionals from various fields, such
as architects, engineers, interior designers and others.
It is therefore important at this stage to keep in mind the different factors that
can contribute to eliminate or minimize the possible future problems that
may arise because of poor air quality. The factors that should be considered
are
. selection of the site architectural design
· selection of materials
ventilation and air conditioning systems used to control the quality of
indoor air.
62. Selecting a building site
Air pollution may originate at sources that are close to or far from the
chosen site. This type of pollution includes, for the most part, organic
and inorganic gases that result from combustion—whether from motor
vehicles, industrial plants, or electrical plants near the site—and
airborne particulate matter of various origins.
Pollution found in the soil includes gaseous compounds from buried
organic matter and radon. These contaminants can penetrate into the
building through cracks in the building materials that are in contact
with the soil or by migration through semi-permeable materials.
When the construction of a building is in the planning stages, the
different possible sites should be evaluated. The best site should be
chosen, taking these facts and information into consideration:
63. Data that show the levels of environmental pollution in the area, to avoid
distant sources of pollution.
Analysis of adjacent or nearby sources of pollution, taking into account such
factors as the amount of vehicular traffic and possible sources of industrial,
commercial or agricultural pollution.
The levels of pollution in soil and water, including volatile or semi volatile
organic compounds, radon gas and other radioactive compounds that result
from the disintegration of radon. This information is useful if a decision must
be made to change the site or to take measures to mitigate the presence of these
contaminants within the future building.
Information on the climate and predominant wind direction in the area, as well
as daily and seasonal variations. These conditions are important in order to
decide the proper orientation of the building.
On the other hand, local sources of pollution must be controlled using various
specific techniques, such as draining or cleaning the soil, depressurizing the soil
or using architectural or scenic baffles.
64. Architectural design
During this phase of the project decisions must be made about such
concerns as the design of interior spaces, the selection of materials, the
location of activities that could be potential sources of pollution, the
openings of the building to the outside, the windows and the ventilation
system.
Building openings
Effective measures of control during the design of the building consist
of planning the location and orientation of these openings with an eye to
minimizing the amount of contamination that can enter the building
from previously detected sources of pollution. The following
considerations should be kept in mind:
Openings should be far from sources of pollution and not in the
predominant direction of the wind. When openings are close to sources
of smoke or exhaust, the ventilation system should be planned to
produce positive air pressure in that area in order to avoid the re-entry of
vented air, as shown in figure
65. Penetration of pollution from the outside
Windows
now there is a tendency to include working windows in new
architectural projects. This confers several advantages. One of them is
the ability to provide supplementary ventilation in those areas hat need
it, assuming that the ventilation system has sensors in those areas to
prevent imbalances
It should be kept in mind that the ability to open a window does not
always guarantee that fresh air will enter a building; if the ventilation
system is pressurized, opening a window will not provide extra
ventilation.
66. Protection against humidity
The principal means of control consist of reducing humidity in the
foundations of the building, where micro-organisms, especially fungi, can
frequently spread and develop.
Dehumidifying the area and pressurizing the soil can prevent the
appearance of biological agents and can also prevent the penetration of
chemical pollutants that may be present in the soil.
Planning of indoor spaces
It is important to know during the planning stages the use to which the
building will be put or the activities that will be carried out within it. It is
important above all to know which activities may be a source of
contamination; this knowledge can then be used to limit and control these
potential sources of pollution. Some examples of activities that may be
sources of contamination within a building are the preparation of food,
printing and graphic arts, smoking and the use of photocopying machines.
The location of these activities in specific locales, separate and insulated
from other activities, should be decided in such a way that occupants of
the building are affected as little as possible.
67. Selection of materials
In trying to prevent possible pollution problems within a building,
attention should be given to the characteristics of the materials used for
construction and decoration, to the furnishings, the normal work activities
that will be performed, the way the building will be cleaned and
disinfected and the way insects and other pests will be controlled.
It is also possible to reduce the levels of volatile organic compounds
(VOCs), for example, by considering only materials and furniture that
have known rates of emission for these compounds and selecting those
with the lowest levels.
Today, even though some laboratories and institutions have carried out
studies on emissions of this kind, the information available on the rates of
emission of contaminants for construction materials is scarce;
this scarcity is moreover aggravated by the vast number of products
available and the variability they exhibit over time.
But the fact is that in coming years the market for construction and
decoration materials will become more competitive and will come under
more legislative pressure.
This will result in the elimination of some products or their substitution
with other products that have lower rates of emission
68. Outlined here are some considerations that can help them arrive at a
decision:
Information should be available on the chemical composition of the
product and the emission rates of any pollutants, as well as any
information regarding the health, safety and comfort of occupants exposed
to them. This information should be provided by the manufacturer of the
product.
Products should be selected which have the lowest rates of emission
possible of any contaminants, giving special attention to the presence of
carcinogenic and teratogenic compounds, irritants, systemic toxins,
odoriferous compounds and so on. Adhesives or materials that present
large emission or absorption surfaces, such as porous materials, textiles,
uncoated fibres and the like, should be specified and their use restricted.
One of the procedures recommended to minimize exposure to emissions
of new materials during the installation and finishing stages, as well as
during the initial occupation of the building, is to ventilate the building for
24 hours with 100 per cent outside air. The elimination of organic
compounds by the use of this technique prevents the retention of these
compounds in porous materials. These porous materials may act as
reservoirs and later sources of pollution as they release the stored
compounds into the environment.
69. Ventilation systems and the control of indoor climates
In enclosed spaces, ventilation is one of the most important methods
for the control of air quality. There are so many sources of pollution
in these spaces, and the characteristics of these pollutants are so
varied, that it is almost impossible to manage them completely in the
design stage.
The pollution generated by the very occupants of the building—by
the activities they engage in and the products they use for personal
hygiene—are a case in point; in general, these sources of
contamination are beyond the control of the designer.
Ventilation is, therefore, the method of control normally used to
dilute and eliminate contaminants from polluted indoor spaces; it
may be carried out with clean outdoor air or recycled air that is
conveniently purified.
70. The amount of ventilation required should be based on three fundamental
considerations: the quality of air that you wish to obtain, the quality of
outside air available and the total load of pollution in the space that will be
ventilated.
One of the factors that affects the quality of air in inside spaces is the quality
of outside air available. The characteristics of exterior sources of pollution,
like vehicular traffic and industrial or agricultural activities, put their control
beyond the reach of the designers, the owners and the occupants of the
building.
When outside air or recycled air is found to be polluted, the recommended
control measures consist of filtering it and cleaning it
Once air has been treated and cooled or heated it is delivered to indoor
spaces
71. Energy efficient built environment
Buildings consume 70 per cent of generated electrical power in the
developed world and are responsible for 40 percent of CO2 emissions.
Radical improvement in their energy efficiency is thus crucial to global
sustainability and to achieving several of the Sustainable Development
Goals.
However a conceptual transformation in building energy efficiency is
required. Until now building energy efficiency is designed and measured
by the efficiency of the component parts of the building, and the focus of
policy has been incremental component efficiency improvement.
Building science suggests that the efficiencies to be gained by component
improvements are reaching their physical limits, will come at substantial
and escalating cost, and will be difficult to maintain.
Therefore a holistic approach to the design, construction, management and
recycling over the entire life cycle of buildings is required.
72. Energy efficiency in the built environment can make significant
contributions to a sustainable energy economy.
In order to achieve this, greater public awareness of the importance of
energy efficiency is required. In the short term, new efficient domestic
appliances, building technologies, legislation quantifying building plant
performance, and improved building regulations to include installed
plant will be required.
Continuing these improvements in the longer term is likely to see the
adoption of small-scale renewable technologies embedded in the
building fabric.
Internet-based energy services could deliver low-cost building energy
management and control to the mass market enabling plant to be
operated and maintained at optimum performance levels and energy
savings quantified.
There are many technology options for improved energy performance
of the building fabric and energy systems and it is not yet clear which
will prove to be the most economic.
Therefore, flexibility is needed in legislation and energy-efficiency
initiatives.
73. Methods for achieving energy efficiency in building
Materials and construction techniques
Some green materials are
Fly ash
Green concrete using blast furnace slag, red mud, waste glass
etc.
Wood substitute like rubber wood, PVC , gypsum board
Building orientation
Building are orientated facing north south to achieve maximum
day light and windows and other glazed area are equipped with
high quality solar glass that insulate the interior against the heat
and cold
74. Energy efficient lighting
Building are to be design to allow uttermost dependence on day light
and can be supplemented with energy saving artificial lighting
Maximum use of natural light
Use of minimum glass on east and west exposure
Use of star rated lamps and tube lights
Renewable energy system
Use of rooftop solar lighting
Use of photovoltaic panels
Landscaping
Properly design roof gardens help to reduce heat loads on the
building
