User buy-in

The facilities manager has been fundamental in meeting the National Trust’s green aspirations for its headquarters in Swindon. Two years after it opened it is apparent that its successful operation is due in no small part to the FM’s appreciation of the principles of its low energy concept and, more importantly, the limitations these impose on its operation.

However, this understanding will count for nothing if occupants’ behaviour fails to accommodate the idiosyncrasies of a building. At the trust HQ, the FM’s most significant achievement has been in conveying the building’s low energy principles to its users in a manner that encouraged them to accept and overcome the design’s limitations. The success of this initiative is evident in their adoption of a “cardigan culture” occupants equip themselves to adapt to the naturally ventilated building’s foibles.

This hearts and minds approach to user buy-in is now being attempted at Vulcan House, the Home Office’s new Sheffield HQ. To help staff comprehend its low energy concept they are being given guided tours and user manuals to peruse before they move in. But such initiatives will be in vain if the facilities manager cannot maintain their commitment.

Even the best FM cannot work miracles, as the National Trust’s scheme demonstrates. Despite the continued commitment of the FM, the scheme’s designers and the occupants to its low energy ideals, the building’s energy use is higher than the designers anticipated. This is because of the IT load and an unexpectedly high hot water requirement for the kitchen. Both areas are largely outside the control of the FM. All of which goes to prove that a low energy scheme can only be truly successful as the result of a team effort.