Guidelines On Environmental Management For Building Operations

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Nov 9, 2013 (3 years and 11 months ago)

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1

Property Management Division



















Guidelines

On

Environmental

Management

For

Building Operations


















Jones Lang LaSalle Management Services Ltd.

Residential Management Services Ltd.



2

Guidelines
on

Environmental Management

for Bui
lding Operations


Contents










Page


Introduction










3


1.

Applicable
Areas Of

Environmental Management




4
-

17

2.

Environmental Management Procedures






18
-

19

3.

Environmental Purchasing Practice






20
-

21



Appendix I:

List of applicable Envi
ronmental Ordinances/Regulations, Codes of
Practice and Government Documents related to Building
Management.

22
-

23


Appendix II:

General Procedures for handling serious environmental incidents
within building areas.

24
-

25



































3


Introduction




The Property Management
Divison

of Jones Lang La
S
alle Limited h
as

since 1999, established a
n

environmental polic
y

and has since 2000, progressively introduced

i
t’s environmental management system into the operations of all properties un
der its
management.


This guideline serves as an important basic document for the Company’s Environmental
Management System and all Management Surveyors and Buildings
-
in
-
Charge (BICs), should
refer and strictly adhere to the basic rules that have been set
out during the execution of all
environmental management procedures.


This guideline is the property of Jones Lang La
S
alle Limited and any unauthorized reproduction
or circulation of this document is strictly prohibited without prior approval from the Comp
any.
















Jones Lang La
S
alle Limited








Property Management
Division








Environmental and Cleaning Committee








1
st

July, 2000























4


1.

Applicable
Areas Of

Environmental
Management




1.

Management of Solid Waste


The large
amounts of solid waste generated each day throughout Hong Kong, have in
recent years, constituted serious pressure on the natural environment.


These large amounts of solid waste generated within buildings each day
are
disposed of
and discarded after they
have been removed and all Management Surveyors and
Buildings
-
in
-
Charge should observe and enforce the following rules:


a.

Refuse collection License


Cleaning Companies responsible for refuse collection or refuse collection
companies under employment should p
ossess the relevant license issued by the
Government.


b.

Collection of Refuse by Management Company


If the collection and the removal of waste is carried out by the Management
Company, it should adopt proper authorized methods and legislative procedures
to
handle or dispose of such waste.


c.

Waste Collection and Recycling


In order to reduce waste and natural resources, buildings should provide facilities
for
separation
of waste materials and arrange for their recovery.


Generally, recoverable waste materials
include paper, aluminum cans, plastic
bottles and printer toner cartridges.



2.

Handling
of

Chemical
Waste
and

Use of Chemical

Material
s


During day
-
to
-
day building operations, the need to handle wastes, such as those specified
in the Waste Disposal (Chemica
l Waste) (General) Regulations, which includes scrap
metal, effluents, or unwanted substances or by
-
products arising from the application of or
from the course of any process or trade activity, may arise. Besides, the Management
Company and/or its service
contractor may use large quantities of chemical substances
that may have negative impacts on the environment.


All Management Surveyors and Buildings
-
in
-
Charge, should observe and enforce the
following:






5


a.

Storage of Chemical Waste


Should the requiremen
t for the storage of chemical waste within the building
arise, the regulation regarding the storage and handling of that particular category
of chemical waste must be observed. This includes appropriate packaging or
containment facilities that must be labe
led for the type of chemical and storage in
a suitable and appropriate storage facility.


Before storage of any form of chemical waste, the Code of Practice issued by the
Environmental Protection Department regarding handling procedures, should be
observed
.


b.

Disposal of Chemical Waste


Prior to the removal of chemical waste from buildings, cleaning companies and
refuse collection companies should observe the requirements mentioned in the
relevant Codes of Practice that have been issued by the Environmental
Protection
Department. These Codes of Practice take into regard the transportation of these
substances and their delivery to the appropriate disposal reception points as
specified in the Regulations.



c.

Chemical Waste Produced during Electrical and Mechanic
al Maintenance
by Contractors


Contractors should be made aware and reminded of the Ordinances, Regulations
and Codes of Practice regarding the disposal of any chemical wastes that might
be generated by them during the course of their maintenance works. Ma
nagement
Surveyors should also make a statement to the effect that all wastes generated
during the course of any contractual work in any property managed by Jones
Lang La
S
alle Limited, should be disposed of by the contracted party in
accordance with the pr
ovisions set out in the relevant legislation.


All Buildings
-
in
-
Charge should enforce strict supervision over the performance
of contractors
in relation
to specific clauses incorporated into the relevant service
contracts.


d.

Handling of Construction Waste C
ontaining Asbestos


Parts of old buildings especially
insulation
facilities, may still have portions
constructed with asbestos which could pose as hazards to human health if these
are handled incorrectly. The
demolition
of asbestos fitted parts during reno
vation
or

fitting
-
out works as well as their transportation, should be conducted in
accordance to the Waste Disposal (Chemical Waste) (General) Regulation and
Code of Practice issued by the Environmental Protection Department. The
Regulation specifies the
necessary requirements for packaging, transportation
and disposal of the
asbestos
material.





6



e.

Usage of Chemical Materials


At times, service contractors may use large quantities of chemical materials
during the course of their work, like cleaning compan
ies, pest control companies
and landscape and gardening companies. Management Surveyors should attach a
statement to their service contracts highlighting the dangers posed to health and
pollution to the environment that might be caused by the use of these
chemicals.
Also to be stated, should be the contractors’ requirements to use less chemical
materials or to have these replaced or substituted with natural or organic
products.




3.

Water Pollution Control


The daily discharge of effluents from buildings, inc
luding polluted
rain
water, are major
causes of harbor pollution and threat to marine life.


The Government has divided Hong Kong into different Water Control Areas and Sub
-
Water Control Areas

in accordance with

the Water Pollution Control Ordinance.


All
Management Surveyors and Buildings
-
in
-
Charge should be aware that the law is
breached whenever contaminating effluents in discharge from buildings exceed the
standard specified by the Ordinance and should observe the following instructions to
reduce the po
llution level.


a.

Connections to Communal Sewers/Drains


Applications based on the Water Pollution Control Ordinance should be made to
the Environmental Protection Department prior to any new sewage discharge or
connections to communal sewers.


b.

Flushing Syst
ems and Manhole Management


Timetables should be formulated for the periodic cleaning of manholes within the
building premises including those used for effluents and rainwater in order to
avoid the accumulation of contaminants and the development of germs.


In order to achieve the correct standard for sewage discharge set by the
Environmental Protection Department and to reduce the level of contaminants
effectively, Management Surveyors and Buildings
-
in
-
Charge may consider
employing professional contractors

to manage the flushing systems and
manholes. Also, water samples should be taken on a regular basis for analysis.








7


c.

Management of Water Drains


The design of building rain water drains as well as those inside building areas,
serve as channels for the

collection of uncontaminated water which is then
discharged directly into river channels or the harbor.




Buildings
-
in
-
Charge should arrange regular inspections and cleaning of all rain
-

water drains to ensure that all these discharge channels are free o
f contaminant
build
-
up have not become polluted.


If rainwater discharges from the buildings are made directly into a Water Control
Area, Management Surveyors should prepare tighter inspection and cleaning
schedules or timetables together with water sample
s for analysis to ensure that
the level of contaminants does not exceed the discharge standard for the Water
Control Area.


d.

Management of Grease Trap Systems


Management Surveyors should exercise effective supervision over grease trap
facilities for restau
rants and food processors, and to ensure that these facilities
comply with the instructions and regulations of the Environmental Protection
Department.


In order to achieve meet the discharge standards set by the Environmental
Protection Department, estima
tes of sewage discharge from communal grease
traps should be made and the services of professional contractors adopting
advance biological techniques to clear grease and other contaminants, should be
engaged.


e.

Management of Small Sewage Treatment Facilitie
s


Due to location, some properties may not be connected to nearby communal
sewers thus justifying the need to install small sewage treatment systems that
include septic tanks.


Buildings
-
in
-
Charge should arrange routine inspections of these treatment plan
ts
to ensure the proper functioning of the equipment and that the sewage discharge
from the property conforms with the standards set out in the Environmental
Protection Department’s sewage discharge guide. Also, Management Surveyors
should arrange for all
cleaning services, repairs and maintenance be awarded to
professional contractors who provide proper services.









8


4.

Air Pollution Control


In general, air pollutants emitted from buildings include smoke, black fume, grit, dust,
irritating smells and aci
dic gas that mainly originate from the production processes of
factories and oily fumes originating from restaurant kitchens. Air pollutants from
building operations and activities are mainly from emissions of grit and black fumes
produced by standby gener
ators.


The Air Pollution Control Ordinance exercises strict control over the above emissions
and Management Surveyors and Buildings
-
in
-
Charge should observe the following
instructions in order to reduce pollutant emissions from their buildings.




a.

Contro
l on the Installation of Furnaces and Chimneys of Factories


Management Surveyors should cite relevant terms from the Deed of Mutual
Covenant / Building Ordinance taking into consideration different situations in
order to control the installation of chimne
ys on external walls or other public
areas of the building. However, if the installations have been approved under
legitimate conditions, the requirement for such factories or establishments to
conform to and comply with the Air Pollution Control (Furnace,

Ovens and
Chimneys) (Installation, Alteration) Regulation and Air Pollution Control
(Smoke) Regulation in using that installation.


In cases where over
-
polluting is significant, the relevant factory as well as the
Environmental Protection Department need
to be notified for follow
-
up remedial
action.


b.

Control of Oily Fumes and Cooking Odor from Restaurants


In order to ensure that fume emissions from restaurant kitchens do not cause
nuisance to other occupants and neighboring buildings, Management Surveyors

should provide guidance and instructions for the installation of fume emission
facilities. Furthermore, the installation of these facilities should conform to the
Air Pollution Control (Furnace, Ovens and Chimneys) (Installation, Alteration)
Regulation. I
f significant violations of the law are detected in any such
installation, the person
-
in
-
charge of the restaurant and the Environmental
Protection Department will need to be notified in order that immediate remedial
follow
-
up action may be taken.


Building
s
-
in
-
Charge should make arrangements for the supervision of emission
conditions for these installations. If emissions of oily fumes or cooking odor
become a nuisance to other occupants or neighboring buildings, Buildings
-
in
-
Charge should contact the person
-
in
-
charge of the restaurant and insist that
improvements are made. All improvement works should be conducted in
accordance
with

the “Control of Oily Fumes and Cooking Odor from Restaurants
and Food Business” issued by the Environmental Protection Departme
nt.




9



c.

Management of Building Standby Generators


All standby generator installations require quality certification issued by the
Environmental Protection Department and for such reasons, Management
Surveyors should engage the services of qualified profes
sional contractors to
conduct periodic maintenance inspections and tests on these installed equipment.


Maintenance contracts should include clauses that highlight service areas to
include the control of black fume emissions and grit during routine testing
.
These black fume emissions and grit should be within the standard levels
imposed by the Environmental Protection Department. Also, these tests
should be

conducted in accordance
with

the Air Pollution Control (Smoke) Regulation with
provisions for the im
mediate improvement upon the discovery of any
nonconformance.




5.

Noise Control


Noise from building operations and activities normally originate from air
-
conditioning
systems, pumps and standby generators. The Environmental Protection Department has
issue
d a “Technical Memorandum for the Assessment of Noise from Places other than
Domestic Premises, Public Places or Construction Sites” which is in accordance to the
Noise Control Ordinance.


Management Surveyors and Buildings
-
in
-
Charge should adopt the follo
wing preventive
measures and noise elimination measures according to the relevant regulations:


a.

Measuring and Recording


Management Surveyors should base their findings upon each building facility
that might be noise contributory and measure and record the

decibels produced
by these facilities according to the above memorandum. All or any deviation
from the standard should be dealt with and arrangements for immediate
improvement works should be made.


b.

Responsibilities of Maintenance Contractors


Maintenance

contracts for the periodical maintenance of electrical and
mechanical facilities should be awarded to professional contractors with contract
terms requiring service areas to include the elimination of abnormal and
excessive noise during operations.









10



c.

Operation Practices for Building Technical Personnel


Buildings
-
in
-
Charge should instruct technical staff to observe the contents of
publications “Good Practices on Pumping System Noise Control” and “Good
Practices on Ventilation System Noise Control” b
oth of which are issued by the
Environmental Protection Department.


These Practice guides serve as tools for the inspection of system operations and
the supervising of relevant maintenance procedures in order to achieve effective
noise control.



6.

Manageme
nt of Ozone Layer Depleting Agents and Substances


Present building operations activities, might still utilize agents with Ozone depleting
substances such as CFC, methyl chloroform, halons and carbon tetrachloride. Relevant
agents include refrigerants in a
ir
-
conditioners, fire extinguishers (portable as well as
fixed) and spray cans.


The Ozone Layer Protection Ordinance has already clearly restricted the import and
production of such materials to/in Hong Kong but it has not restricted their use
completely.


Management Surveyors and Buildings
-
in
-
Charge should reduce damage to the ozone
layer resulting from building operations according to the instructions below:



a.

Refrigerants used in Air
-
Conditioning Systems


Ensure that the refrigerant is use by the buildi
ng/s air
-
conditioning systems are
not those which production and import have been prohibited by law. These are
R11 and R12. A less damaging type, R22, is currently widely used but is slowly
being phased out.


Arrangements for the replacement of non
-
damagin
g refrigerant types include
R134A and should be used where applicable.


b.

Materials used by Fire
-
Fighting Systems


Ensure that all fire
-
fighting systems installed in switch rooms and adapter rooms
are not of types BTM or BCF and, if there are building which
still use these types
of fire
-
fighting system, arrangements for their replacement with carbon dioxide
(CO2) or FM200 should be made as earliest as possible.


Where CFC/halon fire extinguishers are still in use, CO2 or other
environmentally friendly chemica
l powder type substitutes should be
contemplated with total replacement as soon as possible.





11



c.

Other Ozone Depleting Agents


Buildings
-
in
-
Charge should conduct inspections regarding the composition facts
of the contents of all spray cans in use in the
buildings and to stop using any
products that have ozone
-
depleting substances that make up their composition.


Products containing ozone
-
depleting agents include spray cans used by
Contractors that should be replaced by other environmentally friendly produ
cts.




7.

Energy Efficiency Management


Building operations consume large amounts of electricity and electricity generation is
mainly reliant on the combustion of coal and oil that in turn produce large quantities of
CO2 causing temperature increases. Furthe
r, the combustion of coal in electricity
production is the major contributory factor of acid rain in different places in recent years.


These two fuel sources speed up the consumption of resources on earth and destroy the
ecosystem.


Management Surveyors a
nd Buildings
-
in
-
Charge should adopt the measures below in
order to reduce electricity consumption during building operations.:



a.

Energy
Audit


Arrange engineers to proceed with periodical energy
audits
, analyze conditions
for electricity consumption, inspe
ct the efficiency of energy
-
consuming facilities
and raise improvement suggestions.


b.

Energy Efficient Products


There are different types of energy efficient products, installations and
techniques that appear on the market that are suitable for building op
erations.


Management Surveyors should collect information

about these products and try
to use them after assessing their practicability, reliability and cost.


c.

Energy Efficien
cy

Maintenance Plan


Management Surveyors should take energy saving as the objec
tive when
formulating the Annual Maintenance Plans for buildings and energy efficiency as
the basis when arranging maintenance schedules and standards for mechanical
and electrical installations and set energy saving objectives for such proposals if
it is
practical to do so.





12



d.

Operation Timetable for Mechanical and Electrical Appliances


Buildings
-
in
-
Charge should prepare and energy efficient operational timetable
for different mechanical and electrical appliances according to actual conditions
with cont
rol of on/off times for all appliances carried out accurately either
manually or by timer mechanisms or computer control systems.



8.

Management of Water Resources


In Hong Kong, potable water is a precious natural resource that needs to be utilized
purposef
ully to avoid wastage and since building operations consume large quantities of
water, Management Surveyors and Buildings
-
in
-
Charge should observe the following
measures on water resources management:


a.

Water Consumption Control


Management Surveyors should

maintain either monthly or quarterly water
consumption records and analyze the variations. Water saving as well as effective
recovering measures should be taken into consideration wherever practicable.


b.

Maintenance of Potable Water Pipes and Pumping Syste
ms


Routine inspection procedures should be formulated with timetables directed
against potable water pipes and pumping systems to minimize water wastage
through leaking.



c.

Different Water
-
Saving Measures


i)

Effective control on water consumption for general

cleaning and
irrigation of building plants and landscapes.


ii)

For buildings using fresh water for flushing purposes, the water flow for
urinals and toilet cisterns should be
adjusted

to the minimum effective
level.


iii)

Water flow for hand basin taps in public
toilets should be
adjusted

to the
minimum effective cleaning level.


iv)

Effective measures should be adopted to restrict or prevent occupants or
tenants from using water from public water sources including fire
-
fighting systems or fire hose reels.


v)

Provision
of facilities for the storage of water from swimming pools
within residential
estates

to be reused for cleaning purposes.





13



9.

Indoor Air Quality Management


The central air
-
conditioning systems in many buildings nowadays have become filled
with contaminan
ts produced by occupants and building materials under conditions of
insufficient ventilation that have caused serious problems to the quality of indoor air and
its circulation.


Management surveyors should adopt the following procedures to improve the indo
or air
quality:


a.

Survey on Indoor Air Quality


Management Surveyors should arrange for simple indoor air quality surveys to
be conducted annually by competent engineers for Carbon Dioxide levels, Indoor
air temperature levels and air movement.


Questionna
ires regarding indoor air quality should be given to occupants for their
comments and all feedback should be collected in order to produce a simple
indoor air quality investigation report for reference purposes.


If the report shows that the indoor air qua
lity is unsatisfactory, Management
Surveyors should appoint a professional contractor to conduct a thorough
investigation and analysis. The investigation should be finalized with the
compilation of a detailed report showing the major components of indoor a
ir
pollutants that have been discovered, their causes and suggestions for
improvement measures that may need to be taken.


b.

Design and Maintenance of Air
-
Conditioning Systems


The
d
esign and maintenance of air
-
conditioning systems play a vital role in
deter
mining the indoor air quality of buildings.


Management Surveyors should consult professional air
-
conditioning contractors
to maintain the proper operation of the ventilation system in order to provide
sufficient fresh air and to seek improvement/recovery
ways whenever necessary.

Besides, the Management Surveyor should arrange periodic cleaning of air ducts
and filters.


c.

Other Indoor Air Quality Improvement Measures


Management Surveyors and Buildings
-
in
-
Charge should formulate active
measures for indoor ai
r quality improvement whenever practicable, such as:


i)

Off
-
limit all public areas in buildings to smokers and create clean air
zones.


ii)

Introduce biological/environmentally friendly products to substitute air
fresheners containing chemical contents.



14



iii)

Amend

fitting
-
out control guides to incorporate directives and
suggestions on fitting
-
out works undertaken by Occupants and restrict
the adoption of partitioning designs, re
-
fitting of air
-
conditioning
equipment or building materials that may interfere or may d
amage the
indoor quality.


iv)

Buildings
-
in
-
Charge should have effective supervision over all repair and
maintenance work undertaken for public areas and building facilities and
ensure that the relevant processes and materials do not contain
substances that ma
y damage the indoor air quality.


d.

Management of Indoor Air Quality in Car Parks


Indoor car parks should have sufficient ventilation facilities to ensure dispersion
of carbon monoxide (CO), which is an endangerment to the health of car park
users.


Indoor
car parks with natural ventilation require sufficient fresh air is required.


In
-
door car parks utilizing mechanical ventilation should be inspected daily to
ensure that these ventilation systems are in proper working order twenty
-
four
hours each day.


Fu
rther, Buildings
-
in
-
Charge should draw up in
-
door air quality improvement
measures for indoor car parks, requiring drivers of vehicles to switch off engines
while waiting.



10.

Management of Shuttle Bus Services


Management Surveyors and Buildings
-
in
-
Charge o
f buildings that provide shuttle bus
services should follow the instructions below when planning and supervising shuttle bus
services to reduce the air pollution level to the lowest possible limit.


a.

Purchase and Rental Contract


Arrangements for the purcha
se of new motor vehicles and approval of new
contracts for the provision of shuttle bus services should be undertaken with
environmental points borne in mind such as, fuel type and fuel consumption as
well as engine noise and waste gas emissions.


b.

Legislat
ive Requirements


When drafting clauses in vehicle rental contracts or preparing maintenance plans,
cite or refer to the relevant legislation where applicable, such as:


i)

Noise Control (Motor Vehicles) Regulation and

ii)

Road Traffic (Construction and Maintenan
ce of Vehicles) Regulation



15



c.

Maintenance Plan


Buildings
-
in
-
charge should consult professional vehicle engineers or qualified
agents in order to formulate proper maintenance plans for vehicles owned by the
building.


The focus of the maintenance plan shou
ld include:


i)

The maintenance of the vehicles according to the manufacturer’s
instructions regarding the maintenance date maintenance standard.


ii)

Should problems arise regarding the normal functioning of the vehicle’s
performance such as the decrease in the
fuel efficiency and continuous
visual warnings on the dashboard, immediate arrangements should be
made for the inspection of the vehicle’s engine and waste gas emission
system.


iii)

The vehicle lubrication oil should be changed on a regular basis or
according
to the mileage specifications given by the manufacturer. Oil
types should not deviate from the manufacturer’s recommendations and
should be carefully poured to avoid spillage since excess will be
consumed at a much quicker rate.


Further, if the lubricatin
g oil is changed privately, any spent oil should
not be mixed with other substances or agents nor should the oil be
disposed of in sewers or on the road.


iv)

Inspect the fuel injection system according to the manufacturer’s
recommendations since dirty fuel je
ts will reduce the fuel efficiency of
the vehicle which might also experience start
-
up difficulties, increase in
polluting exhaust emissions and stuttering engine performance.


v)

The air filter should be replaced according to the timetable in the vehicle
man
ual or according to actual situations that warrant the change.


vi)

Tire pressures should be checked regularly, at least once every two
months, since the maintenance of proper pressure levels contribute to a
reduction of pollution levels and a reduction of fue
l consumption.


vii)

Keep close observation of the overflow tank in order to check the level
of coolants.


viii)

Regulate vehicle functions appropriately since for most vehicles, slight
adjustments normally bring about improvements in fuel efficiency.







16



d.

Driving
Instructions


Buildings
-
in
-
Charge should consult professional vehicle engineers or qualified
agents when preparing driving instructions for vehicles owned by the building.


The focus of these instructions should include:


i)

Keep vehicles in stable/ good driv
ing condition as it can reduce fuel
consumption and produce less polluting waste gases.


ii)

Choose the most direct and appropriate ways in planning routes.


iii)

Restrict the switching on of engines for excessive time periods as
engines do not require pre
-
heating
in order to save fuel or reduce waste
gas emissions.


iv)

Do not change engine speeds too much when in low gear since sudden
accelerations will consume approximately 60% more fuel.


v)

Prepare an efficient operation timetable in order to estimate accurate
usage a
nd fuel consumption and limit the emission of waste gases.



11.

Environmental Management for Self
-
Occupied Units


Management companies are normally responsible for the general operations of facilities
within public areas of buildings and as they cannot exerci
se their control over the
activities of owners or tenants who occupy individual units, difficulties in the
effectiveness of controlling activities that pose as nuisances to other occupants normally
arise.


Management Surveyors and Buildings
-
in
-
Charge shoul
d attempt to implement
environmental protection measures in self
-
occupied units following the methods below.


a.

House Rules


House Rules should be drawn up according to the provisions of authority stated
in the DMC or leases to restrict the generation of noi
se, gas, odors and other
pollutants that may constitute nuisance to other occupants within the building.


b.

Voluntary Environmental Protection Activities


The provision of assistance, facilities, instructions and promotional education to
encourage building o
ccupants to carry out voluntary environmental protection
activities should be conducted to raise the whole environmental management
performance of building operations.





17




12.

Purchas
ing

Management for Services and Products


Day to day building operations ma
y require many purchases to be made for products and
services and it is for this reason that Management Surveyors and Buildings
-
in
-
charge
should observe the regulations given in section 3 of this guideline in order to execute cost
efficient purchase manage
ment rules.












































18



2.

Environmental Management Procedures



The carrying out of an Environmental Management System requires a consolidated plan,
objectives, action details, evaluation procedures and complete records.


Mana
gement Surveyors and Buildings
-
in
-
Charge of individual buildings should follow
the procedures below to set up their Environmental Management System for the building:



Procedure 1:

Environmental Assessment


An environmental assessment involves the inspecti
on of operations within the building,
collection of data and information to ensure the environmental performance of different
measures and use these findings for the formulation and preparation of reports.


A basic Environmental Management System should in
clude the following measures
(except for
the items

that are not applicable

to individual buildings
):




Management of Solid Waste



Management of Chemical Waste



Water Pollution Control



Air Pollution Control



Noise Control



Management of Ozone
-
depleting Agents



En
ergy Efficiency Management



Management of Indoor Air Quality



Management of Shuttle Bus Services (if any)



Environmental Management for Self
-
occupied Units



Purchasing Management for Products and Services



Procedure 2:

Annual Environmental Improvement Plan




After completing the “Environmental Assessment Report” mentioned in procedure 1, the
Management Surveyors or the Buildings
-
in
-
Charge should make an “Annual
Environmental Improvement Plan” which is dependant upon financial resources, human
resources and th
e intentions of the occupants of the buildings.


Such a plan should list clearly the following:




The Objectives of the Buildings’ Environmental Management System



Action details, timetables and expected completion dates for the achievement of
different obje
ctives related to the Environmental Management System





19



Procedure 3:

Quarterly Environmental Improvement Review Report


After completing the “Annual Environmental Improvement Plan”, set up an effective
implementation system including relevant Standard I
nstructions, Forms, Records and
Documentation, etc.


Progress evaluations should be conducted every three months and should be finalized by
“Quarterly Environmental Improvement Review Reports”.


The focus of these reports should be based on the comparisons

between expected target
dates set for individual objectives and actual completion dates and should include:




Time



Data



Reasons for not completing on time or over budgeting



Amendment of Objectives and Actions.



































20




3.

Environmen
tal Purchasing Practices




According to one of the policies of Jones Lang Lasalle Limited Property Management
Department, “Give priority to service contractors that provide/use environmental
materials/products”, Management Surveyors and Buildings
-
in
-
Charg
e or other building
management staff who may be involved in service/product purchasing should observe the
practices below.



Purchasing of Goods and Products


1.

Give prior consideration to purchase environmental products including goods
that (a) their produc
tion process is less polluting, (b) produced from recycled
materials, (c) can be recycled, (d) reduce consumption of natural resources.


2.

Give prior consideration to any products that have (a) no packing, (b) reusable
packing, (c) packing made from reused m
aterials.


3.

Give prior consideration to relevant contractors/suppliers if they can prove that
their product production processes and usage will produce less harm to the
environment as compared with the same type of products provided by other
contractors.


4.

G
ive prior consideration to contractors who can prove that they have
implemented relevant procedures to raise the environmental performance of their
products to comply with all environmental legislation.


5.

Usage of all products should not contain any substan
ce that would damage the
environment or need special handling and disposal procedures.


6.

All products should have appropriate labeling to instruct users of relevant
disposal procedures and practicability of reuse or recycle.



Service Contracts


7.

All service

contractors should strictly control the usage and process of materials
that will or may have damaging effects on the environment.


8.

All service contractors should use environmental products and practices in
performing service maintenance or work procedures
.


9.

All service contractors should observe the relevant Environmental Ordinances,
Regulations and Standards set by the Hong Kong Special Administrative Region
Government.



21



10.

All service contractors should provide methods or measures to reduce discharge
of p
ollutants during the implementation of building works.


11.

All service contractors should observe the Waste Disposal Ordinance when
removing or disposing of waste (including chemical waste) produced by relevant
procedures.


12.

Strictly prohibit service contracto
rs from discharging effluents containing non
-
soluble waste, sand, cement and chemical materials into the drainage system of
the building under situations where no temporary collection facility has been
installed.








































22












APPENDIX I





List of Applicable


Environmental Ordinances/Regulations,


Codes of Practice and Government Documentation


Related to Building Management






















23





Management Surveyors and Buildings
-
in
-
Charge should refer to the followin
g
Ordinances, Regulations, Codes of Practice and relevant Government Documentation
when implementing the Environmental Management Procedures in this guideline.



1.

Air Pollution Control Ordinance (Chapter 311)

2.

Air Pollution Control (Furnaces, Ovens and Chimn
eys) (Installation, Alteration)
Regulation


A Guide To

3.

Air Pollution Control (Smoke) Regulation


A Guide To

4.

Road Traffic (Construction and Maintenance of Vehicles) Regulation

5.

Noise Control Ordinance (Chapter 400)


A Guide To

6.

Noise Control (Motor Vehicle
s) Regulation

7.

Technical Memorandum for the Assessment of Noise from Places Other Than
Domestic Premises, Public Places or Construction Sites

8.

Good Practices on Pumping System Noise Control


A Booklet

9.

Good Practices on Ventilation System Noise Control


A B
ooklet

10.

Ozone Layer Protection Ordinance (Chapter 403)

11.

Ozone Layer Protection (Controlled Refrigerants) Regulation

12.

Waste Disposal Ordinance (354)

13.

Waste Disposal (Chemical Waste) (General) Regulation

14.

Code of Practice on the Handling, Transportation and Dispo
sal of Asbestos
Waste

15.

Code Practice on the Handling, Transportation and Disposal of Polychlorinated
Biphenyl (PCB) Waste

16.

Code of Practice on the Packaging, Labeling and Storage of Chemical Waste

17.

Water Pollution Control Ordinance (chapter 358)

18.

Water Polluti
on Control Ordinance


A Guide To

19.

Water Pollution Control (Sewage) Regulation

20.

Technical Memorandum Standards for Effluents Discharged into Drainage and
Sewerage Systems, Inland and Coastal Wastes

21.

Guidelines for the design of Small Sewage Treatment Plants


A Booklet

22.

Grease Traps for Restaurants and Food Processors


A Booklet

23.

Control of Oily Fume and Cooking Odor from Restaurants and Food Business


A Booklet

24.

Occupational Safety and Health Ordinance (Chapter 509)

25.

The Management of Indoor Air Quality in Offi
ces and Public Places


The
Guidance Notes


The above Ordinances, Regulations and Publications can be purchased from the
Government Publications Sales Outlet or from the Environmental Protection Department
or, borrowed from the Company’s Environmental and
Cleaning Committee.








24














APPENDIX II




General Procedures for Handling


Serious Environmental Incidents


That Might Happen Within Building Areas

























25





In the event of incidents occurring within building areas that might
result in serious
environmental pollution, Buildings
-
in
-
charge should follow the instructions below in
conjunction with the standard instructions in the Company’s Operations Manual to
handle such cases in order to reduce the possible damage to the environm
ent.



1.

Estimate the possible primary negative effects on the environment ( such as water
pollution, air pollution, annoying noise, damage of ecosystem, leakage of
chemical goods and other incidents that may affect occupants’ health)


2.

Under safe conditions,

arrange appropriate staff to handle the incident and clear
the scene to reduce damage to the environment, which should be kept to the
minimum.


3.

If the incidents pose a danger to occupants’ health or lives, arrange for the
emergency evacuation of the premi
ses or building and seek immediate help and
assistance from the relevant authorities.


4.

Buildings
-
in
-
Charge should immediately report the incident to and seek advice
from the Management Surveyors.


5.

Should the incident reveal possibilities of serious environ
mental pollution, the
Environmental Protection Department and other relevant Government
Departments and Public Utilities would need to be informed immediately.