Dunbar and Boardman

Dunbar and Boardman is the Consultants Voice

2012-02-21T08:58:00.000Z

This year Dunbar and Boardman are taking up residency in as the Consultants Voice in Elevation Magazine. At the end of 2011 Mick Watts retired from Dunbar and Boardman having spent the last fifty years working in the Lift industry. We asked him to write a retrospective piece on his professional life.

In the mid 1970’s to early 1980’s I designed random logic and microprocessor lift control systems and in that period I met with various Lift Consultants. So I thought (erroneously as it happens) I had a pretty good idea of what a Lift Consultant did. When I joined Dunbar and Boardman I quickly realised that I didn’t know the half of it and was fortunate indeed to have tuition from those at the top of the profession. In common with many people with a lift engineering background I tended to assume that most people were only interested in what makes a lift go up and down but in the real world I could not have been further from the truth. Developers want advice on how to spend the minimum amount of cash necessary to achieve an acceptable level of service in a new building. They rarely understand the complexities of lift engineering (and why should they!!) and usually seek the most cost effective solution. The Lift Consultant uses his expertise and experience to achieve that aim.

Coming into Lift Consultancy (delete “exclusively”) from a lift manufacturing/engineering and R&D background, it was rather disconcerting to discover these shortcomings. My experience as a control system designer generally speaking, meant that contact with the Client was usually via a third party and then only if there was a need to refine the software. This rarely happened so the expectation was that generally everyone was happy with the finished product. I now realise that the notion that the customer always gets what he paid for is rather naive.

In the worst case scenario, unless a Lift Consultant is on the scene, customers may be faced with a ‘take it or leave it’ attitude from some Lift Contractors. In short, they may put their own technical proposals ahead of the operational requirements of the Client and the timely employment of a Lift Consultant may be the best means by which to avoid this type of problem.

I am reminded of a LEIA conference where around 150 associate members were gathered to discuss the latest lift codes and standards. The after dinner speaker began by saying he hardly dare mention the fact or bring himself to utter the ‘C’ word but ... he had noticed “there was a Consultant in our midst”. Obviously this was a little bit tongue in cheek and part of the banter used to gain the attention of the dozy delegates but there is little doubt that some Lift Contractors, usually those who try to cut corners, have used an entirely different ‘C’ word to describe Consultants who rightly insist that the work is carried out to meet their specification.

How does a prospective developer ensure the finished building will be what he requires? Developers obviously want to keep costs to a minimum. Architects, maybe because lifts are considered to be low value components (in percentage terms) compared to the total building cost, may use less experienced staff for the task of shoe horning the lifts into the building. Because an efficient lift system will be fundamental to the overall working of the finished building, due regard needs to be taken of the size, speed and grouping of the lifts. Shaft sizes and layout are therefore crucial so it is important that a Lift Consultant is appointed as early as possible in a building project. The size and location shafts and pit depths need to be determined early in the design process to ensure that they can accept any Lift Contractors standard products. There are many obvious and well recorded pitfalls (no pun intended) if an architect doesn’t provide correctly dimensioned shafts and pits.

The Lift Consultant is there to ensure the customer gets what best suits the application and to advise what is available in the marketplace. They are able to offer a ‘cradle to grave’ approach to the life of the lift installation. High tech solutions with more than one lift in a single shaft, double decking and/or DSC need to be discussed at the building design stage to ensure the most efficient and cost effective solution. However, high tech solutions of this type often prevent the option of an alternative maintenance contractor. In an ideal world, the manufacturer should maintain his own equipment. Commercially this can be tricky since control of availability and/or artificially high costs of spare parts, expertise of the workforce etc. often lead to escalation of maintenance prices. Long term maintenance contracts are essential in this situation.

Codes and Standards

Back in what some may term ‘the good old days’ where there were a number of UK lift manufacturers, everyone in the industry worked to the British Standard lift code and tried their utmost to make the best lifts in the world. Apprentices were taught by master craftsmen and learned first hand about every aspect of the components that went into a lift.

No one would ever think of ‘watering down’ lift code content; in fact if anything the UK lift industry has continually worked to improve standards. Contrast this with the way mainland Europe treats compliance with the current and proposed EN lift codes.

I have come to realise that there is a fundamental difference between the UK and the rest of the EU when it comes to implementation of codes, standards and legislation. The UK will wholeheartedly embrace any new EU legislation and enforce it with traditional zeal. In contrast, the key players in the rest of Europe tend to do the least possible to comply and occasionally bend the rules or prevaricate to delay implementation.

Recent evidence of this was their inability to implement the EN81 AMD3 “protection against unintended car movement” by the original CEN deadline date, resulting in a 6 months extension beyond the 18 month implementation period. It also seems to me that there has been a missed opportunity to really improve safety of a lift while the doors are open, as the 1200mm movement (thus giving 800 - 1000mm clearance to the floor or lintel) allowed by the code is in my view excessive. With modern technology it could have been easy to restrict movement to 300mm or less thus preventing the risk of potentially fatal crushing.

It is perhaps time we realised our national psyche is diametrically opposed to that of mainland Europe. Should we impose our British Standards on any product being marketed in the UK in a similar manner to the German TŰV?

Obsolescence

It seems that continental Europe have fully embraced the principle of a shorter lifespan and cost reduced lift design but this does not gel particularly well with current UK expectations.

There are now concerns about the ever decreasing longevity of electronic components and lack of backward compatibility. A colleague in New Zealand recently advised that his company had taken a decision not to use microprocessor based controllers if they could build a relay based equivalent, because spare parts were so difficult to obtain; even on 10 year old equipment.

There are examples of UK developers who are also beginning to rebel against multinational lift companies that make it difficult for competitors to maintain their equipment or obtain spare parts. There needs to be action on the part of controller manufacturers to ensure replacement components are available for at least 15 years or any replacement is compatible.

Worldwide Variations

Historically in the UK we have built lifts to last. Indeed it is not unusual to have 50 year old lifts that are still working as well as the day they were installed. What we failed to realise is that outside the UK the criteria were vastly different. The Express Lift Company exported lifts all over the world and I was fortunate to act as troubleshooter for the engineering division. I remember being asked by the General Manager of GEC Sendirian Berhad when I was in Kuala Lumpur in 1991 why he should buy one Express lift in a crate when he could get two Gold Star lifts fully installed for the same price. Naively I said they must be rubbish. He took me on a very pleasant car journey to show them to me. When we inspected them I was really quite shocked. The installation was first class and the ride quality was spectacularly good. Yes they were cheap and cheerful but had been cost reduced in all the right areas – the door gear being particularly robust and I was reduced to stuttering “well they won’t last for 40 years”. He then patiently explained that their buildings were only designed to last around 15 years so there was little point in having a lift that would outlast the building. Sadly Express ultimately paid the price for marketing over engineered products.

When I was in Hong Kong in the early 1980’s I became aware of a strategy for lift procurement, installation and lifetime maintenance that could benefit all parties. This involved a guarantee that whoever installed a lift would continue to maintain it over its lifetime on a long term contract - a situation that would be difficult if not impossible to achieve in the UK. At that time, it was very successful in Hong Kong as the lift could be installed for an exceptionally low price to the developer (albeit at an initial loss to the lift company) with the cost of maintenance (assuming good reliability and minimum breakdowns) planned to ensure break even point in around ten years. Thereafter the lift company could reap the rewards. Naturally this meant that the lift equipment had to be of extremely high quality and durability. Sadly, this long term approach to finance is alien to the UK where last month’s bottom line figures are seemingly all that matters.

It follows that each nation appears to have its own criteria for lift equipment, both in terms of equipment longevity and lift performance. Unfortunately, as part of the EU, the UK is inexorably being dragged kicking and screaming ever closer to the European preference for very low cost products of questionable lifespan. This is precisely why Lift Consultants need to put a peg in the ground and specify equipment more suited to the longer lifespan and robustly engineered equipment favoured by their UK client base. It must also be recognised however that in this life you only get what you pay for, so this preference will come at a cost.

Comment

Hopefully UK plc will eventually come to recognise the importance of apprenticeships and these will be available for school leavers who could be encouraged to take up a trade rather than automatically being directed towards university.

The LEIA distance learning courses and MSc in Lift Engineering are worthy examples of what is requires to get people up to speed and/or enhance their knowledge.

In this way it may be possible for the UK to again become world leaders in lift technology.

Mick Watts

A moment to think about stairs...

2011-06-16T14:51:00.000+01:00

However basic the functionality of stairs are you can’t deny that they contribute to the atmosphere of grandeur that surrounds some of our most recognisable and historic buildings.

Natural History Museum. London.

However in recent years staircases in public spaces have taken on a decidedly more humble role. Disability Laws have contributed to them being erased from the front of buildings to (quite rightly) ensure the buildings accessibility to all. Inside they are often pushed to the back of the ground floor to allow space for escalators or lifts to whisk people up to higher levels. They have become a safety measure and in many buildings in Central Business Districts are inaccessible for day to day use due to security restrictions.

However the tide is turning. In New York City, prompted by the growing number of residents with obesity, diabetes and heart disease the city’s Department for Design and Constructions (DDC) has joined forces with City Planning, Health and Mental Hygiene and Transportation Departments to tackle the cities health problems - through design.

The objective is to create a greater opportunity for daily physical activity. With much of the population spending up to 90% of their time indoors the emphasis is on adapting buildings. As stair use is one of the most accessible means for large portions of the NYC population to integrate physical activity into their daily lives the Stair is finally in the spotlight again.

The Guidelines outlined by the DDC focus on location and visibility, dimensions, creating an attractive environment and placing signs prompting people to use the stairs instead of lazier alternatives.

In the case of tall buildings in particular there is a need for an integrated vertical circulation system that includes the use of all vertical transport focusing on sustainable design as well as economical use of space for the building. Stairs can be included into sky lobbies at intervals throughout the building or where two floors share the same function (i.e let by one company where there is likely to be increased inter-floor traffic.)

Having engaged with Architects and Designers for the projects there is an obvious emphasis on aesthetics and some designs included platform breaks between ascending stairs with art installations and music integrated in the design to lure traffic towards the stairs as well as keep people engaged on their upward journey.

So for New Yorkers at least the days of dingily lit staircases at the back of a building are fast becoming a thing of the past and it would surely be a good thing for all of our hearts and minds alike if other cities were to follow suit.

If you’ve been inspired to reconsider your stairs take a look at the following website. Stair Porn has many inviting images of commercial and residential stairs that will leave you brimming with ideas.

Stair Porn

Active Design Guidelines

Five Fantastic Elevator Journeys for Spring (to five great outdoor bars)

2011-03-24T16:47:00.001Z

It’s only when the weather picks up that you get a sense of just how many people are in this city. Cycling to work becomes a Beijing like experience and Pubs spill punters across pavements, cycle paths and side streets. So if you fancy an after work pint (or lunchtime if you’re very naughty) and don’t want it knocked out of your hand by a seasonal jogger then look up, jump in a lift, and arrive with a ding at one of London’s rooftops for an altogether calmer experience…

One

Skybar at the Mint Hotel

7 Peppys Street

Tower Hill

EC3N 4AF

Mint Skylounge

Currently my go-to place for work drinks it’s recently opened and has comprehensive cocktail, wine and whisky lists as well as some good food. If speed impresses you then ride in the lift up to the 12^th floor for wonderful views of the city and South London. The large west-facing balcony is excellent for smokers, sunshine sippers and in the summer an outdoor bar and BBQ.

Two

The Boundry Rooftop

2-4 Boundary Street E2 7DD

April - October

The Boundary Rooftop

The coolest on the list, the décor and relaxed atmosphere means you’re only a couple of glasses of rose away from feeling like it’s the first day a holiday. Return to street level (in the lift obviously) for a reality check.

If this pushes your buttons but Shoreditch is a bit too east for you Coq D’argent is reassuringly in the heart of the city, fabulously French and wall to wall suits.

Three

Coq d’Argent

No.1 Poultry Street

EC2R 8EJ

www.coqdargent.co.uk/

Most Mentioned Venues:

Four

Oxo Tower

Oxo Tower Wharf

South Bank

SE1 9PH

Oxo Tower

It’s obvious, it’s been around forever and once rated as the most overpriced dining experience in London but it does have an undeniably good view of the river and North London. There’s also a public viewing deck so if you can’t afford the bar bill then you could always stop at a friendly corner shop, kick back on the deck with your BYO and see how long it takes to get booted off the premises.

Five

Kensington Roof Gardens

99 Kensington High Street

W8 5SA

Kensington Roofgardens

To satisfy the West Londoners there’s always this iconic location. Leafy luxury that’s large enough to stroll around and balmy nights its easy to inspire a summer feeling. Turn up your collar and arrive early as at peak times the limited lifts make for a slow entrance.

Coming Soon:

I ‘m due to have a tour of this building in a couple of weeks time but until then I’ll have to go by the website – it looks and sounds impressive. I will revisit this shortly!

Restaurant Skybar with Terraces

Heron Tower

110 Bishopsgate

EC2

Heron Tower Skybar

A-Z of How vertical transport can help you go green

2011-02-07T09:41:00.000Z

Whether you’re looking after green credentials or company purse strings ‘energy efficiency’ will be words you’re used to seeing. Granted it is not a new topic of conversation but information on the role that vertical transport has to play in reducing a buildings overall energy use is not frequently covered.

Therefore here is a brief directory of options to consider in language that you don’t need an engineering degree to understand.

Destination Control

This is where you enter your desired floor in a central control panel before being directed to a specific lift rather than jumping into the first one that arrives. This optimises traffic making it potentially possible to reduce number of lifts and or derive a better service in a building. This can achieve energy savings of up to 25 – 30 % of a lift system.

Eco Efficient Operation – Escalators

Can save up to 30% energy by slowing down or stopping when not in use or increasing the efficiency of the motor in periods of low use.

Hydraulic Lifts v Electric Traction Lifts

Hydraulic lifts are energy inefficient in comparison with electric traction lifts. Hydraulic lifts should be avoided where energy efficiency is a consideration.

Life Span

Most lift and BMU installations have a design life of 20-25 years more with good maintenance. Hydraulic lifts have ‘issues’ with the oil disposal and oil leakage and ongoing maintenance etc.

Lift Drives

Soft start & stop - electronic device to control parameters coupled with variable frequency drive systems. To the non-engineers among us, this just translates into a smooth ride.

Lighting

LED and ‘eco’ efficient florescent lighting can reduce energy consumption by 80% in comparison to fluorescent lights.

Smart lighting can make additional savings meaning the lights are activated only when the lifts are in use.

Regenerative Drive Features

Regenerative drive converts the excess energy generated by an lift into electricity that can be reused elsewhere in the building. With conventional drives, this untapped energy is converted into heat, which then needs to be removed from the building by air conditioning systems.

A regenerative drive has a substantial impact on an elevator’s energy consumption and is, therefore, a must-have feature when selecting an eco-efficient elevator for a green building

When this is used in conjunction with variable frequency drive systems it can save between 40-50% energy in total.

Standby Solutions

‘Powers down’ the equipment when not in use which provides substantial reduced energy use particularly in buildings where there are periods of inactivity.

Traffic Analysis

To consider the demand and movement patterns for the building by undertaking an assessment involving the design team, this determines the optimum number and size of lifts based on the anticipated passenger demand.

The total energy consumption of the installation is also dependant on planning issues. If stairs are accessible, attractive and adjacent to the lifts, there is likely to be a reduction in the use of lifts for short trips. It is also good to avoid over-sizing of lifts, as larger lifts result in greater inertia, larger motors and more energy use. However the focus should be on appropriately sized lifts rather than ‘the smaller the better’ in order not to compromise the service.

Variable Frequency Control of Lifts

VVVF (variable voltage, variable frequency) drive systems are essentially the newest form of drive system. An old drive system (i.e DC drive systems) had the motors and generator which results in energy being lost due to the number of elements/motors employed by the system. VVVF drive systems however encompass the technology of the equipment in one control system therefore reducing ‘lost’ energy.

VVVF drive systems are the key to efficient lifts. Energy Savings can be as high as 30% in comparison to older DC equipment.

Vertical Transport - A hot topic for a hot location

2011-01-11T14:18:00.000Z

Saudi Arabia has recently surpassed its neighbours when it comes to project spend and is also in the process of building some of the largest structures in the world. As a result Vertical Transport Saudi Arabia have partnered with Saudi Coundil of Engineers (SCE) to deliver a conference (27^th February – 2^nd March) discussing the impact of VT on building efficiency optimisation – from installation, operation, management and life-cycle maintenance.

On the Agenda:

·      Understanding the level of market sophistication in Saudi, and what the future holds
·      Analysing Saudi specific code, legislation and regulation compliance
·      Are sustainable guidelines being followed? If not, what are the future consequences to building and VT integrity in terms of life-cycle costs and emissions?
·      Investigating contracts, client approval and the decision-making process in KSA
·      Elevator safety – examining the latest technologies and methodologies
·      Maximising ROI through asset management and maintenance
·      Examining the ecological trends in the elevator industry
·      Disabled access considerations at design stage
·      Harnessing energy transfer in a building
·      Highlighting sustainable, products and practices through the supply chain

Needless to say I wouldn’t be talking about this event if we weren’t going to be a part of it. Peter Boardman is due to feature on a Q & A panel.

For details of how to attend see the link below:

www.verticaltransportsaudi.com

Sydney Sojourn

2010-10-27T14:52:00.001+01:00

I have just spent a very enjoyable and busy week in Australia shaking hands attempting to charm the big names in property.

Haron Robson had a successful 25th party at the top of the Museum of Contemporary Art. I got an exceptionally warm welcome, a surprise mention in the speeches and some unforgettable mini Aussie meat pies. I also met some very helpful and friendly people who I hope to see again next time I’m in town.

Amongst meetings with a variety of companies I also got introduced to the Green Building Council of Australia’s star rating system for sustainable buildings and attended the Australian Property Institute (API) award ceremony for Excellence in Property at the Powerhouse Museum. The setting for the latter was impressive, the MC quite funny and the company excellent but the awards themselves were dull as almost every entrant received a prize of some description – for the API at least, everyone’s a winner.

As it was my first working trip to the city I saw a number of new sides to Sydney – So I thought I’d wrap up this entry with my ‘likes’ and ‘dislikes’ of the week.

Likes:

Surry Hills - Sydney’s answer to Shoreditch

Australian property market fourth fastest growing in the world – good news

Sydney Theatre Company’s Political Review – very funny

Bloody good coffee – the rumors are true

Bathers Pavilion - fantastic food, friendly staff

Australia’s Asylum Law changes regarding children in detention – excellent news

Aussie-Pomme relations – a very warm welcome

Dislikes:

AUD reaches parity with USD – widely celebrated but not by my wallet

Taxi drivers without a sat-nav - useless

City center wireless Internet access – for love nor money

Until next time …

Green Building Council of Australia

Haron Robson

Australia Property Institute NSW

Bathers Pavilion

Sydney Theatre

Going Down (Under)

2010-10-12T08:47:00.004+01:00

I am flying out to Sydney (16-23rd October) to attend Haron Robsons 25th Birthday Celebration at the MCA on Wednesday 20th - a gorgeous location and I’m very much looking forward to the event.

www.haronrobson.com.au

While in Sydney I am hoping to meet with professionals within the construction industry, namely Architects, Building owners, Agents and anyone in an Facilities Management or building consultancy role who may need our services as experts/consultants in the Vertical Transport / Building Maintenance Units.

here’s my personal Linkedin profile:
Laura Boardman Linkedin
e-mail:
lauraboardman@dunbarboardman.com
mobile:
+447971 149513

October in the Buff

2010-10-11T12:52:00.003+01:00

The Buff Dining Club celebrated it’s 20th year last Thursday at the RAC in central London. Just to clear up any confusion, the ’Buff Club’ is not as the name implies, a naked networking event. As dedicated as I am to my business development role I was quite relieved about that! (The origin of the club was attributed to the British regiment of the same name and is incidentally a breed of chicken)

Matt Battle chaired the event and Paul Morrell gave a speech about the future of the construction industry. Paul spoke engagingly on the subject encouraging us all to become greener, leaner and brighter in the way we work.

The guest list was impressive and I enjoyed conversations with a diverse range of people, although I use the word diverse I should perhaps be more specific, I am referring to job titles and not the demographic. Although for what began as a gentleman’s dining club, set in a gentleman’s members club it was a pleasure to see other female faces in the room and I enjoyed a lively and interesting discussion about women in Architecture with the guests either side of me. This was a conversation I don’t think would have got off the ground at Bangers wine bar where I was earlier that day; courtesy of The Doyle Club, although if you contest this statement please feel free to respond.

Overall Paul’s projection for our future was that it will be challenging and although he softened the blow of the tougher points with well-woven wit I sat with a mouthful of chocolate pudding as waiter re-filled my glass of wine and reflected on his ‘leaner and greener’ statement. Feeling neither, I wondering how willingly the rest of the room would change their business behaviour and tried to recall whether the car I’d seen displayed downstairs in the foyer was a hybrid?

The Buff Dining Club

The Royal Automobile Club (RAC)

The Skyroom Design Week 2010 - Talking, but not to everyone.

2010-09-24T17:05:00.014+01:00

Design Week 2010

I joined a small crowd of architects and designers last night, gathered in David Kohn’s Skyroom on Tooley Street to hear Indy Johar talk about ‘Manifesting Change 21C’. Indy was relaxed, engaging and characteristically passionate about the topics of sustainable futures and strategic design. It was fascinating to hear him discuss his view of cultural shifts; economically, technologically, environmentally and as a result corporately and how they in turn have an effect on the way Architects are working. He paints a picture of a future where briefs are more open, clients more enlightened and architects consult anthropologists and use digital context analysis models (I had to google that).

Huddled amongst creative minds in the Skyroom which floats between the semi erect Shard and the blocks of More London it was easy to be sold on Indy’s vision and the buzz in the Skyroom began to take on an almost celestial quality until that is, David Kohn himself asked a question. Your relationship with clients is adapting and moving forward but ‘what is your relationship with the construction industry?’ Indy was flummoxed, it hadn’t crossed his mind to talk to anyone ‘downstream’. At one stage in the evening someone referred to clients as ‘creatively dead from the neck up’ are those of us in the construction industry tarred with a similar brush? Or are we, as Indy’s lack of consideration suggests much worse from a creative perspective?

Is the purpose of the industry solely executional or are we capable of joining the conversation? If so, how can we prove that we are more progressive than architects perceive us to be? It was great to watch successful architectural minds engage in a lively debate but if the way we live and work is changing and as a result so too are our living and working spaces, when do you talk to the people in hard hats?

Venue: Rooftop of The Architecture Foundation

Client: Roger Zogolovitch, Lake Estates

Architect: David Kohn Architects

Talk: Manifesting Change 21C: Indy Johar, 00:/

Indy Johar 00:/

http://www.architecture00.net/people.php

David Kohn Skyroom

http://www.davidkohn.co.uk/projects/current/skyroom/

Digital Context Analysis Models:

http://www.architectmagazine.com/planning/san-francisco-digital-context-analysis-model.aspx

The Architecture Foundation

http://www.architecturefoundation.org.uk/