A Facility Managers Perspective

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18 Νοε 2013 (πριν από 3 χρόνια και 6 μήνες)

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A Facility Manager’s
Perspective


Jeremy Bowler
MIE Aust. MIHE (
Ret’d
)

1

1.
My background

2.
Building Owner / Operator’s perspective

3.
What effect does construction delivery have on design and
who
is the real
client?

4.
The Facility Manager’s expectations

5.
The Designer’s role and impact on operations

6.
Hydraulics


Experiences with copper


Experience with PPR

7.
A message





2

Content

My Background

3


17 Years as an engineer in
manufacturing (7 as chief engineer)


18 years as Director of Building
and Engineering at Barwon Health


2 Years as Manager of Capital
Works and Redevelopment at
Barwon Health


Last 3 years working on Asset
Management plans and operational
component of bids for Royal
Adelaide Hospital and Victorian
Comprehensive Cancer Centre

Want a facility which:


Is functional and fit for purpose


Has full availability during operating hours


Minimal interruption to operations


Lowest overall cost


balance between capital and operating


Maximises ROI


No surprises



4

Building Owner / Operator


Traditional


Design then tender


Design then construction manage


D&C


Managing Contractor


Partial design then assignment of consultants to construction
contractor


Hard FM may be tendered and managed


PPP


FM part of bid price


Who
is the real client?



5

Project Delivery and its Effect on
Design


Facility Managers want to be able to sleep at night and to be able to
work to a plan


Facility ideally designed for:


Maintainability


Availability


Accessibility


Sustainability


Flexibility


This is particularly so for basic infrastructure


Facility Managers often not technically qualified


Commissioning, Training and Documentation


PPP
Operational specs require corresponding performance with
penalties for failure to meet standards of availability and
condition


Approximately 80% FM costs and risk largely fixed by the end of design



6

Facility Manager


Easiest conforming solution
-

low risk high return


Ouch!


Responsibility to achieve the best overall outcome


Consider
WoL

and replacement strategy


Capital cost


Energy


Preventative and Reactive Maintenance


Life Cycle Replacement


Finance cost


Operator costs (Soft FM and Hospital)


Consider total system


Communicate limitations of design


Advise clients of options and risks


Current PPP documents looking for warranties of up to 40 years, plus
designs which are innovative, flexible, durable and unlikely to fail.

7

Designer’s Role


Until late 90’s, steel and copper


Copper seen as long life and trouble free


My own experience is that, in potable water systems, it is not
trouble free


1997 Geelong Hospital:


Leaks in straight lengths of DHW pipe


Leaks on bends DHW and condensate


Blue water DCW


Leaks in DHW in other buildings


1998 paper delivered at IFHE conference identifying
widespread problems in Scotland


Literature search identified further events


I was not alone!

8

Hydraulics


1999 Survey through IHEA sought incidence of pin holes,
blue water and electrical influence


Response from 94 hospitals


68% reported corrosion problems


54% had experienced pin hole corrosion, 13 of 15 hospitals in
WA


35% experienced blue water


Melbourne and Sydney metro reported few incidences


Regional areas significantly affected


2001 SBSE Seminar

9

Hydraulics

Hydraulics

10


Our response was to use PPR pipe
for potable water from 1999


Utilised in McKellar Centre
redevelopment 400+ Aged care,
palliative and rehabilitation, first
building completed 2003.


Warm water systems tested for
Legionella monthly


Review in 2012 indicated no
problems reported


Asset review of Northern Hospital
revealed failure in PPR pipe
installed in 1997. Review indicates
due to installation utilising
incorrect clipping and reported
prolonged elevated temperatures



Total system


Velocity to achieve function


Effect of velocity on system components


Correct material for application


Heat source and temperature
control


Redundancy
and system size


Control in construction to ensure design is delivered


How embedded is main reticulation?


Service
variability and sensitivity
to life cycle
changes


Commissioning plan



11

Pipework Considerations


Key infrastructure needs to be either resilient or have a
workable replacement strategy


Hydraulic systems are fundamental to operations in
hospitals,
prisons
and hotels


The
consequences of poor design and selection decisions are
usually born by someone else


Leaks cause significant damage and downtime


Leaks cause
infections (
Aspergillus

etc.)


Systems need to be considered
wholistically


Risks
and limitations of
any
design
should be
understood and
communicated


Standard practice
should be regularly reviewed to ensure it is
Good practice

12

A Message