Europe Facility Management Conference. Tall Buildings in the Middle East FM Vision & Challenges Presented BY Ali Alsuwaidi

Transcription

1 Europe Facility Management Conference Tall Buildings in the Middle East FM Vision & Challenges Presented BY Ali Alsuwaidi 1

2 Speaker - PROFILE 1. VP- Idama FMS 2. Global FM Board 3. MEFMA Founding Board Member 2

3 Presentation Agenda A. Why FM in Tall Buildings. B. Delivery Approach C. Technology in Tall Buildings- Smart Thinking D. Tall Building The Way to Sustainable Revolution

4 A. Why FM in Tall Buildings.

5 A. Why FM in Tall Buildings.

6 A. Why FM in Tall Buildings-Green Initiative

7 A. Why FM in Tall Buildings-Green Initiative LIGHTNING STRIKES Lightning will strike the Building throughout its life. Lightning Protection is considered essential when risk factor falls below 1 in 100,000 threshold set by BS The Risk of Strikes for the Tall Building is Calculated at less than 1 in 75 KEY ELEMENT FOR PROTECTION AGAINST DIRECT AND INDIRECT LIGHTNING STRIKES Form Faraday Cage by Bonding of cladding and Structure The cladding will be electrically Continuous and bonded to slabs and superstructure reinforcement Reinforced piles will act as principal electrode system By Bonding of Structure and Electrical systems the Building as a whole will rise in potential under strike minimizing potential differences and flash over Provide Electronic surge devices to all main switch panels and specialist equipment to protect against over voltage surges

8 A. Why FM in Tall Buildings-Green Initiative CONSIDERATIONS FOR MEP SYSTEMS Building System Chilled water, condenser water, hot water, domestic water, fire water systems Supply air, exhaust air, life safety, smoke control Supertall Unique Considerations Hydraulic pressure Shaft sizes, louvers, plant room location, stack effect Electrical systems Lightning systems Voltage drop Coordination with structure Stack effect Very high

9 B. Delivery Approach Design Challenges During Concept design Life cycle costing brief is critical FM design reviews/ FM space REQ Operational brief and operational strategies at detailed design. Resolving operational limitations (risk) Empowering your FM consultant

10 B. Delivery Approach- Design Challenges DESKTOP DETAILS Main BAS Control Room DESKTOP NO. SERVICE DESKTOP NO. SERVICE 1 Monitor & Control - -HVAC equipment -Variable Speed Drive Monitor - -GAS system -Water Treatment system -Air Cooled Condenser & Leak Detection System -Sump pump & Sewage Ejector pump -Plumbing & Fire water storage -Interior Pool & Water feature system 7 Monitoring of - -Fire Alarm system (FAS) 2 Monitoring of - -Hydrant system -Irrigation system -Aircraft Warning Light system -District Cooling Plant points Monitor -Sonimometer -Sump pump & Sewage Ejector pump 8 Monitoring of - -E-Home system (Home Automation system) 3 Monitoring of - -Automatic Transfer Switch (ATS) position -Power Monitoring & Control system (PMCS) -Generator & Fuel Oil system -Power Service & Distribution system 9 Monitoring of - -Building Property Management -Master Clock 4 Monitoring of - -Residential & Hotel Lighting system -Festive Lighting system -FOH Lighting System -Lighting Control System 10 Periodic Testing of - -Zone Control Valve - Motorised Fire Smoke Damper 5 6 Monitoring of - -Emergency Lighting system (Central Battery system) Monitoring of - -Security system 11 Monitoring & Controlling of - -Elevator System 12 to 15 For other systems

11 B. Delivery Approach- The Challenge of Handover Who is responsible for handover What is the contractor liabilities How to close the Gap during DLP Critical issue to check before handover What do you need to be handed over Quality of documentation Engagement of service provider Training needs

12 B. Delivery Approach- The Challenge of Handover Operations, Work Flow Process Review Of Operations & Maintenance Manual Review of Asset Register Service Agreements Review of ETA/ FM Review of As Built SLD s (Single line diagrams) Gas System District Cooling Elevators ELV System Review of special system Energy Consumption Calculations

13 B. Delivery Approach-The Challenge of Handover CAFM system CAFM system will be one of the central management tools for administering all services and data produced within and by the operation team CORPORATE NETWORK Finance & Admin Operations and Maintenance CAFM BAS/BMS SYSTEMS Space Management By managing and controlling the information and data, It will manage relationships and enable ownership in serving the building and it s occupants. E-HOME SYSTEM Project Management Control of Relationships & Data = Ownership SECURITY & ACCESS CONTROL SYSTEMS

14 Facilities Room Reference Work Stations PC / Telephone Centralised Security System Power - Mains Power - 3Phase DB Isolator Wall Power Sockets (double) Dust / Fume Extraction Fresh Air Ventilation Water Hot Water Belfast sink Kitchen sink and bench Floor Drainage (water) Oil Separator pit Grease Pit Water/damp proofing Sound Proofing Fire Protection Systems (as per code) Emergency Lighting Lighting UPS / Emergency Power Air conditioning Statutory Signage Fit Out Notes B. Delivery Approach-The Challenge of Handover BUILDING SERVICES MATRIX Common spaces were marked for Building Services proposed to be used for all common room / area fixtures and fittings FM FACILITIES Management Centre Open Plan Office Space Access to Natural light if possible to Private Office Office For FM Manager, Access to n Meeting Room Projector, IT comms, cupboard to ho Toilets / Washrooms / rooms To be sized by the architect to prov Changing Cleaners cupboard Rooms serviced. Lighted cupboard. Attached to bat consumables and cleaning assets Security / BMS Control room - for Console operators / mobile backup communications systems and secto and FACC. It will require emergenc reviewed when extent of equipmen Needs to be separate as it will hold Service Provider

15 B. Delivery Approach-The Challenge of Handover Inclusive Services Status Report Contracts Outsourced Contract Operating Manual Training Manual Handover Standard Operating Procedure (SOP) Service Level Agreement (SLA) Key Performance Indicator (KPI) Soft Services Cleaning Service Pest Control Pigeon Control -Falconry Bathroom Amenity Set up Hygiene Consumables Female Hygiene and Sharps System Waste Collection Waste & Recycling Management Landscaping Window Cleaning

16 B. Delivery Approach-The Challenge of Handover Inclusive Services Process Flowchart Soft Services Inclusive Halls Cleaning Services Basic Housekeeping Services for Organizer INPUT PROCESS OUTPUT Start Contacts the Real Estate and Lease Commercial or Residential Unit A Client E Signs the Snag Form F H Makes payment after receiving final bill End Real Estate Department A G Close Contract with the client Places the charges in the final billing B H Soft Services Department B F Meets the Client and discusses the R&R and their requirements. Receives the signed snag copy and sends to Real Estate Department Discuss with the Client the level of Inclusive Services provided C G Service Operation C D A pre-snag is done before tenancy Provides the Inclusive Services during the tenanted period. Before signing off the Snag, both parties need to agree incase any charges are incurred. A post-snag is done before handover to BD D E

17 B. Delivery Approach The Transition Dilima What is a transition and how long Responsibility Matrix Integration of back of office with front desk SOP is very critical Clear work flow is a major success factor Operational Dash Board-SLA/KPI Training needs Asset Registers SLA As Built Drawings O&M Manuals

18 B. Delivery Approach-The Transition Dilemma Advantages of the BMS system in high-rise buildings Centralized Monitoring & Control Facility Time Scheduling Graphical User Interface System Integration Alarm & Event Management System Scalability Data Logging System Security Reports and dash boards Conclusion

19 Centralized Monitoring & Control Facility

20 Graphical User Interface (GUI)

21 Reporting and Dashboard

22 System Integration

23 C. Technology in Tall Buildings- Smart Thinking 24 X 7 monitoring and response Operation & Maintenance Management Performance Management Real Time Diagnostics Helpdesk, Contact Management

24 C. Technology in Tall Buildings- Smart Thinking Energy Management Analysis, Benchmarking & Reporting Knowledge Management Remote Controlling of Equipment ERP

25 D. Tall Buildings The Way to Sustainable Revolution Closing operational Gaps ( HSS, TS,SS) Mix use element is very critical input factor Ability to understand design factors Communication strategy Technology base operation Leadership spirit Risk analysis & mitigation Together We Can

26 D. Tall Buildings The Way to Sustainable Revolution FM Strategic Solutions Innovative, Client-focused Strategic FM Partnered Energy Management Global Warming Waste Management Water Conservation Peace of Mind Training

27 Thank You