As the potential for flooding rises, FMs must start looking at long-term preventative measures, not quick fixes - and good communication is key to making it happen
By Ian Broadbent
19 October 2007
In previous columns I have referred to the flood damage we suffered at our manufacturing site in Bradford recently. Instances of flooding here have increased over the last couple of years as the weather seems to have become less predictable. Yet, despite various schemes to resolve the issue we have never been confident that the proposal on paper would do the job, and in some respects wondered whether the site and local area infrastructure may in fact no longer be able to cope with flash floods.
Each year at Hallmark we carry out an employee opinion survey (EOS). Staff measure their satisfaction against a number of things but, in particular to my area, they score against their workplace, environmental issues and safety. They also get a chance to give more open ended comments, useful in gauging feelings.
At our manufacturing site the EOS gave us lots of feedback about how staff felt in terms of the floods we have suffered. While there was some appreciation of the problems we faced, they felt not enough had been done to resolve the issue.
Since a lot of the flooding has occurred through either the roof areas or rainwater drainpipes, the general perception is that the roof is the problem. However we are also aware of potential problems with our drainage. If this backs up, it can lead to water lying on the roof. And if enough water builds up here, at best it will find a way through and at worst may give us structural issues. Finally, with the local infrastructure we have also seen problems with standing water and drainage unable to cope with demand.
Bearing this in mind, we decided to take a more holistic approach to resolving the issue. We have set up a project team that includes our site maintenance and a local consultant, and have engaged with the local authority and Yorkshire Water. Involving all these people may slow the project down but it is evident that we need the right solution Ð not a quick one.
The initial findings underline this approach. The team found blocked drains, debris from neighbouring facilities, problems with the roof and a possible need for more gutter runs and rainwater drainpipes.
As FMs it can be easy to underestimate the effect our work has on our customers, so communication is key. Another EOS will take place in June 2008 and we can expect a negative response if we havenÕt solved the issue. However, people are generally pragmatic and will understand that securing the funding, tendering, appointing and completing the work takes time. What they won't accept is lack of communication.
We have therefore briefed the operational managers on what we are doing, and why, and give them regular updates. Staff now know what is and isn't going on. And as our solution will take time to implement, we have given staff a procedure and equipment to use should floods occur in the short term.
As FMs we can spend lots on systems, solutions and projects, but communication is extremely effective - and costs little.
Ian Broadbent is director of group property services at Hallmark Cards and the BIFM FM of the Year 2006
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