1Making buildings better

The Role of Facility Management

Overcoming obstacles to high density resilient cities

Jo HarrisManager Sustainable Construction Group - BSRIA

Chair CIBSE Maintenance Task Group

2Making buildings better

• What we know

• What we need

• How best to take this forward

3Making buildings better

What we know….

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

~ Steve Jobs ~

4Making buildings better

Right building, right place….

Wind towers in Iran

5Making buildings better

Right building, right place….

Igloo in snow

6Making buildings better

Ski dome in Dubai?

7Making 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

8Making buildings better

Life expectancy

• Bath tub

• Worst old

• Slow aging

• Best new

• Constant

• Worst new

9Making buildings better

What we need….. Facility Management

• Safe and healthy environment

• Support core business

• Minimise environmental impact

• Economic operation

10Making buildings better

SOCIAL

ECONOMICENVIRONMENT 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

• Unenvironmental = uneconomical

• Barriers = limits and costs of implementing

• Conflicting requirements

11Making buildings better

First floor lighting 27,000 kWh per year

Showroom lighting 111,300 kWh per year

2009 – BREEAM Excellent

Ground floor - Data centreFirst Floor ECON19

Good Practice

Lighting 27 kWh/m2 22 kWh/m2

Small power 34/kWh/m2 20 kWh/m2https://connect.innovateuk.org/web/building-performance-evaluation

12Making buildings better

Review for the futureBenefit in future (Foresight)

Client / Designers and Constructors / Users and Facility Managers

Review periodicallyBenefit immediately (Insight)

Review what happenedBenefit for future projects (Hindsight)

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

Bill Bordass UBT

Project teams have to work with users

13Making 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