1 Making buildings better

The Role of Facility Management

Overcoming obstacles to high density resilient cities

Jo Harris

Manager Sustainable Construction Group - BSRIA

Chair CIBSE Maintenance Task Group

2 Making buildings better

•  What we know

•  What we need

•  How best to take this forward

3 Making buildings better

What we know….

Design is not just what it looks like and feels like. Design is how it works. ~ Steve Jobs ~

4 Making buildings better

What we need… Design and Construction

•  Provide installations that are safe

•  Fit for purpose

•  Can be maintained and operated

•  Consider whole life not just capital cost

5 Making buildings better

Life expectancy

•  Bath tub

•  Worst old

•  Slow aging

•  Best new

•  Constant

•  Worst new

6 Making buildings better

What we need….. Facility Management

•  Safe and healthy environment

•  Support core business

•  Minimise environmental impact

•  Economic operation

7 Making buildings better

SOCIAL

ECONOMIC ENVIRONMENT viable

bearable equitable

What good is a house, if you haven't got a decent planet to put it on?

Henry David Thoreau (1817-1862)

How best to take this forward…. •  Environmental Assessment Methods •  Building Regulations •  City planning

•  Uneconomical = unenvironmental •  Barriers = limits and costs of implementing •  Conflicting requirements

8 Making buildings better

First floor lighting 27,000 kWh per year

Showroom lighting 111,300 kWh per year

2009 – BREEAM Excellent

Ground floor - Data centre First Floor ECON19

Good Practice

Lighting 27 kWh/m2 22 kWh/m2

Small power 34/kWh/m2 20 kWh/m2 https://connect.innovateuk.org/web/building-performance-evaluation

9 Making buildings better

Review for the future Benefit in future (Foresight)

Client / Designers and Constructors / Users and Facility Managers

Review periodically Benefit immediately (Insight)

Review what happened Benefit for future projects (Hindsight)

Remembering: Learning from experience Consolidate knowledge Manage knowledge in organisation Control for local variables and responses

Bill Bordass UBT

Project teams have to work with users

10 Making buildings better

•  Close the gap between design targets and actual performance (POE)

•  Create team ownership around sustainability and whole life

•  Reality-check assumptions as design develops with FM input

•  Enforce Regulations

•  Reduce Regulations and encourage innovation

•  Will market forces and consumer choice drive the sustainable built environment?

Next steps