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Presented by B. Clark

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Building Management System Most common in large buildings – now for “greening”

Controlling

Monitoring

Optimizing

If most services and lighting on BMS, approx 70% of power consumption can be monitored.

Good control of internal comfort

Increased staff productivity

Improved plant reliability and life span

Maintenance planning

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BMS tools

Benefits for Sustainable Buildings Green Star- Building management system to monitor

Building Commissioning- clauses for BMS, mechanical, electrical and hydraulic systems.

Building tuning

Environmental management

Waste management

Airtightness testing

All require contractual obligations and intended to enable the services to be optimized for efficiency.

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SA Green Star Office V1 In glossary- BMS- automatically controls the building

services systems to maintain temperature, humidity, ventilation rates and lighting levels to pre-determined load requirements and to provide safe, efficient operation of equipment.

Noted in only Energy and Water consumption where meters are monitored for unusual circumstances and for controlling electrical equipment. Not necessarily connected to the circuit being monitored and if it is , can’t consume more than 10 kVA.

BMS in operation The system is to monitor the selected operations Detect water consumption changes- meters and recycling Energy use changes- sub metering- renewables/ solar thermal Air change effectiveness changes Weather patterns and impacts – determine comfort levels Temperature settings and internal conditions Lighting levels and shading elements – automated if required Carbon dioxide monitoring – air changes Access control – most common Noise levels Mould levels in ducting Recycling and waste management Waste water monitoring

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BMS playroom- Landis & Staefa

Case Study- 40 Albert Road, Melbourne, Australia. 2005 From Article in BEPD Environment Design Guide

L. Thomas and M. Vandenberg of SJB Architects

Green Star office design – 6 Star rated

ABGR ( Australian Building Greenhouse Rating) – 5 Star rated

NABERS Office Water ( National Australian Building Environment Rating Scheme) – 5 Star rated

Building size – 1215 sq/m on 5 levels

Number of occupants – 54 staff. 9 22.5 sq/m/pers

Cost A$ 6.12m – A$ 113 333.33 per person ( R 906 666.00)

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40 Albert Road-Szencorp Green Star professional employed Pre-commissioning, commissioning and quality monitoring, Transfer of building information and documentation to owner

on completion, 12 month building tuning process – quarterly reports and final re-commissioning,

Independent commissioning agent appointed Comprehensive yet simple building users manual Contractors EMP and ISO 14001 accreditation Lighting controlled using BMS- no more then 400 lux Ventilation controlled using BMS- improved to 150% reqd Sub metering for all major uses Water usage monitored by BMS for leak detection Refrigerants contained by use of BMS leak detection

40 Albert Road- Google view- GBCA

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Szencorp parameters Building street facades are east and west, north and

south partly obscured by neighbouring properties

Mean maximum temperature in winter is 14,5 deg C

Mean maximum temperature in summer is 25,5 deg C

Temperatures of between 32 and 35 deg C- 10% summer

Diurnal temperature range of 10-11 deg C

Long term drought conditions

Dense urban forms prevent wind for natural ventilation along with orientation issues.

40 Albert Road- Street view

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Key changes to building Removal of east end stairwell

Introduction of atrium stairs for light and ventilation

Introduction of full height glazing (operable) to east façade and west to allow air to rise in new atrium- stack effect

Use of low-E glass throughout

New perforated mesh screen to east façade

Partial removal of ceilings for use of thermal mass

Creation of external amenity spaces for staff

Energy generation on site

Water harvesting and management on site

Environmental control with aid of BMS

40 Albert Road – interior & model

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40 Albert Road – report & outcomes BMS system and facilities manager are core to building Key to success was careful planning and programming System is linked to a weather station on the building Extensive metering is used to manage all aspects Intelligent system to monitor occupancy and save High level of participation due to early involvement 72% improvement from previous building to 170kg CO2/sq.m per

annum Initial 6 months saw higher consumption during tuning Gas fuelled heat pump for air-conditioning was disappointing

and accounted for 13% total consumption. Automated opening of windows at night caused dust issues Dust in urban areas is problematic for natural ventilation

40 Albert Road – before upgradeTypical low rise office building in downtown Melbourne. Retrofits are becoming more popular and the skill set is growing. Get involved.

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Conclusions and Occupants Compared to Australian data set ( 40 buildings) resulted in

top 6%

Staff rated productivity levels of +10% ( value added when see cost per person)

Air quality was deemed acceptable compared to measured purity- preference for natural and dusty.

Fluctuations of temperatures in winter

Glare in the west and shading, carried out afterwards

Client commitment, careful briefing, tangible environmental criteria, integrated design process, responsive building management and feedback.

Commissioning Mechanical and Electrical systems

ASHRAE guidelines-1-1996 and now 2005 (A/C)

CIBSE guidelines- all other services

SABS codes- 0173-1980

Dates, records of all tests and adjustments, programmes of future seasonal testing, lists of outstanding issues.

All outcomes, and changes made to the building where required, records of all recommendations for future changes.

OH&S – Design and implementation- maintenance

Training of staff and users

Integration of BMS and services

Operations manual.

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Green Star requirements Building Commissioning:

1 points awarded where demonstrated-

Comprehensive pre-commissioning, commissioning, and quality monitoring contractually required for all building services (BMS, mechanical, electrical and hydraulic) AND the works are carried out in EXACT accordance with CIBSE or ASHRAE guidelines.

1 additional point where – design team and contractor transfer knowledge to the building owner by-

Design intent, as built drawings, operations and maintenance manuals, commissioning report and training of building management staff.

Commissioning in theory Specifications of requirements- by specialist

Tenders and allowances for the installation/commissioning of the systems

Drawn up in isolation of the rest of the operations

Independent of power supply- ideal world

Process and expectations

Suppliers and installers deemed to be consistent

Leak detection and workmanship

Tolerances, cleanliness and other services.

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Commissioning guides

Commissioning in practice Commissioning is a contractual matter Details of the equipment, supplier and specs, Time frames involved and special needs- allowances (72 hours) Commissioning dates when first connected, Sources of power and switching control points (BMS) Records of all functional/commissioning testing, Personnel involved and notes taken- in report (continuous insp) List of future seasonal testing requirements, Results of these and changes made, and by whom, List of outstanding commissioning issues, shut downs, emergencies Lubrication, filtration, cleaning, monitoring systems List recommendations and any changes to building Control sheet for logging of faults, maintenance etc. Personnel and on-site realities, dust, sealants, workmanship

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Training details Ensure capacity of owners to note and record :- Sufficient training carried out for particular staff, Record what information has been issued & transferred, Ensure people employed are competent to manage, Design intent report, Review of controls, programming, alarms, problems, Building operation, normal, unoccupied, seasonal, Measures to optimize energy efficiency, (BMS) Occupational Health and Safety training/methods, Maintenance requirements and sources for goods, Obtaining and addressing occupant feedback.

Commissioning in practice Intense process –K-RITH project in Durban

Rigorous investigation and data capturing- every item

Data sets and services, drawings, specs and on site.

Contractor to participate and sign off on each item

BIM and capturing for later use. (Archicad)

Start up

Running in

Tuning

Maintenance and life expectancy. Redundancy

Facilities management and future changes

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Building User’s Guide Green Star SA allows 1 point where:- A simple and easy to use guide is issued to the owners on completion,

and includes; Notes and information suitable for a lay person, Energy and environmental strategy to be explained, Overview of the potential savings in GHG emissions, Monitoring and targeting of water, energy, air, waste, Sub metering systems and purpose, Descriptions of basic functions and diagrams of features for

ventilation, cooling, lighting systems, Transport and parking, alternatives and improvements, Materials and waste, finishes and recycling potentials, Expansion and improvement guidelines, References and further information that may be useful.

User’s guide- intent User’s guide meant for the everyday operation

Owner to use to ensure all people are aware of intent

No changes to be made unless consulted and followed

Design features and systems to be protected

Facilities manager to inform the tenants and visitors

Feedback to be obtained for future upgrades

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Building user’s guide- Queensland

Building user’s guide- Harvard

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References Green Building Council- Technical manual, Office V1.

Green Building Council Australia – rated buildings

BEDP Environment Design Guide – case studies

www.ourgreenoffice.com

References from K-RITH project in Durban

ASHRAE standards

CIBSE standards

Harvard university – Building users guide

Queensland Government- Office guides

Wikipedia- BMS