Why building automation is accelerating
Building managers are harnessing automated systems to improve accuracy and efficiency
Technology continues to transform the way buildings are managed, allowing previously manual processes to become automated. Lights and air-conditioning come on with a command, doors can be locked from a central point and maintenance requests made with a mobile app.
Now the surge in demand for contactless access control via the use of QR codes, mobile phones, biometrics and facial recognition, spurred by the COVID-19 pandemic is accelerating interest in automation of building systems as awareness grows. The technologies that are now available are already changing how we interact with and use buildings, according to JLL’s Transform with Technology report.
“There is a shift in focus towards buildings that are wired to run efficiently because it reduces operating costs and creates more resilient and user-focused buildings which has positive outcomes for investors, landlords, tenants, workers and visitors alike,” says Richard Fennell, head of property and asset management at JLL.
Energy management and reporting is a significant outcome of automation. This has been driven by a desire for sustainability, which has also helped Australia stay at No.1 in the Global Real Estate Sustainability Benchmark (GRESB) for the 11th consecutive year.
Having a sustainable automation strategy means taking a more holistic approach to adopting technology and evaluating the broader impact on the business and society. In short, the strategy aims to ensure better collaboration between humans and technology in the future of work.
“Automated technologies, when used correctly, can create capacity gain for a business because it provides workers with the opportunity to develop new in-demand skills and move into other roles within the organisation,” says Fennell. “Automation is not about replacing people; it’s about enabling better use of resources and for many businesses people are the most valuable resource.”
There is also increased awareness around the ability to ‘manage by exception’, which enables building managers to see only what’s important to them and what needs action via a central system.
“This software automates daily repetitive tasks and forecasts what building managers might need to know or alerts them to what needs attention,” says James Peterson, head of asset and digital development, JLL.
Baseline automation
In most buildings, automation is at the very least controlling energy output through energy management systems; ventilation, lighting, power and fire response through building management control systems; as well as access control, CCTV, lifts, lighting and blinds. These systems can be operated via a central operating platform.
At Barangaroo, on the edge of Sydney’s CBD, JLL has worked with Lendlease to integrate more than 40 building systems across multiple buildings into one operating platform.
“This allows us to manage the precinct efficiently and centrally, either onsite or virtually via a desktop or phone,” Peterson says.
Work orders are also being logged into systems that collate and dispatch them to contractors for completion. Scheduling time for the works and eventual payment are done with little or no human intervention.
A wave of office refurbishments spurred by the global pandemic is also prompting owners to look for data and technology that helps older buildings perform like new ones.
While the capital cost of keeping older assets up to date is prohibitive for many building owners, one way to make this process easier is through open-source technology. With strategic data capture, analysis, and artificial intelligence businesses can better understand and optimise spaces, services, systems and experiences.
An easy automation solution is using Wi-Fi sensors that create an internet of things framework to solve day-to-day problems.
“If you’re receiving complaints about the cleaning of a sporadically used area, a simple sensor counting people traffic and usage can alert the cleaner that once traffic hits a certain level, it’s time for a clean,” Fennell says.
This is delivering significant productivity and efficiency at the JLL-managed Darling Park in Sydney, an office precinct owned by GPT and AMP.
Automation for a seamless workplace
Employees want a workplace that supports their goals, so a building’s automation must be user-friendly and intuitive, Fennell says.
“Employers want to attract and retain the best staff and to do so they want to provide a smart building and an environmental social governance framework that’s attractive, along with a technology-enabled workforce able to innovate, collaborate and provide a competitive advantage to the business,” Fennell says.
Over time, spaces and services will be shared not only by building owners and tenants but also between tenants to increase income and offset lease costs, Peterson predicts. For example, a lobby coffee shop could share their premises later in the day with a small bar operator while one office tenant might utilise another tenant’s auditorium and their staff, at an individual level, can share car spaces in a truly shared economy.
“A focus on automating functions must help make tenants feel good, and make peoples’ experiences seamless, almost like you don’t even notice,” Peterson says.
