BMS Commissionability Review. October Four Seasons Hotel Park Lane PROJECT:

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1 BMS Commissionability Review October 2009 PROJECT: Four Seasons Hotel Park Lane

2 Summary This report details our review of the BMS specification produced by i.d.a. Building Services Consulting Engineers, and related documents, issued through the contract for the Four Seasons Hotel refurbishment project. The review considers concepts and schematics from a commissioning perspective and focus s on the commissionability and robustness of the design information currently available. At this stage we have also reviewed the design panel drawings submitted by the contractor for MCC10. These are to be updated for final approved status to be given, prior to production of the panel. Page 2 of 5

3 Contents 1 Introduction 2 BMS Specification, Ref: 07/105 Jan 09 Rev B 2.1 General Comments 2.2 Software 2.3 Motor Control Centres 3 MCC 10 drawings Issued by Ashford Controls 3.1 General Comments 3.2 Specific Items Page 3 of 5

4 1 Introduction The specification produced by i.d.a. Building Services Consulting Engineers, which details the schemes for plant and building control, has been reviewed for ease of Commissionability. Associated design drawings and plant schematics have also been reviewed. Our report details observations for the benefit of, but not limited to, the testing and commissioning of the BMS control system for the mechanical and electrical services. 2 BMS Specification, Ref: 07/105 Jan 09 Rev B 2.1 General Comments 1. Alarm handling: we would recommend the additional early specification of particular requirements for alarm handling, such as priority level for defining the alarm action. This may be a client or user driven activity. With the early issue of these details then initial software can be produced to include the required information and this can be verified during the commissioning stage. Some examples are given in the Four Seasons Design Standards document. 2. The required graphic structure, including the use of Engineering Pages, should be reviewed at the earliest opportunity, again to benefit from initial engineering and review on site. 3. All of the plant references and software labelling should have been reconciled prior to the commencement of any project activities. 2.2 Software 1. Pump change over: The specification requests pump duty changeover to occur at start up (eg. Section 3.6.2). However there may well be plant operating 24 hours per day due to the nature of the building. Consideration should be made for these systems, as to whether changeover should occur during low priority night hours, or during day time priority hours when maintenance staff may be more available to follow up a changeover problem. 2. Section HWS circulation pumps proof of running is required from flow and return temperature detection this may benefit from additional contactor status monitoring. 3. Section Variable volume AHU01 (apply comment to all variable volume plant) we would recommend an additional pressure control failure alarm be generated as a general warning. 2.3 Motor Control Centres 1. Section Emergency Operation. This details control of the CHP for emergency building backup / essential power supply, as it is enabled by the BMS. As safety interlocks at the MCC are generally fail safe, then ensure the relevant MCC that controls the CHP has back up power to maintain control during power failure Cubicle sections 1. Within the Form 4 cubicle sections, the specification states Each control circuit shall be arranged to permit emergency de-energising of the starter from a remote lock-stop or the Firemans switch MCC10 drawings do not indicate this, as the 24Vac control circuit from the control section is interlocked with the emergency lockstop, which will only stop the starter if it is switched to auto, and not if it is switched to operate in hand. Advice required as to emergency operation when starters in Hand mode Control Section The following could not be located within the issued MCC10 drawings hence are raised by the author as requiring confirmation of their full requirements: Page 4 of 5

5 1. Continuous/Off/Auto Time switch selector is required within the specification with Time switch On/Off lamps for each switch. 2. Blinking alarm indication and buzzer, complete with mute audible alarm push button and also Reset button for when alarm condition clears, on each MCC. 3. A switch to control power to control section (not door interlocked), with appropriate shrouds and warning. 4. Each MCC to have a common alarm generated by hard wiring, for connection to the Central Heat Pump Alarm Panel and also the Main Fire Alarm Panel. 3 MCC 10 drawings Issued by Ashford Controls The drawings issued by the BMS contractor for MCC10 have been reviewed with consideration to the issued specification and also with regard to general good practice. The following items do not appear to meet the BMS specification (as well as the points previously highlighted in section 2.3.2), though a relaxation may have been made though the contract and unknown by the author of this report. 3.1 General Comments 1. Cubicle terminals for connection cables to control section should be numbered. 2. Power to control section to be identified and installed as per specification, page Panel facia label details not included in drawings issued. 3.2 Specific Items 1. The two MCBs feeding transformers Tx1 and Tx2, and the two secondary MCBs have the same pair of reference numbers and the primarys have the same cable number. 2. Page 20: identify 24Vac control line interlocked with safety conditions. 3. The dampers on several fans are opened by hardwiring when that fan is switched to hand but the endswitch is not interlocked with the fan enable under a damper failed to open condition, the hand overridden fan will still attempt to run against the closed damper. 4. There appears to be no BMS monitoring of the Firemans switch status, so consequential alarms may occur. 5. Smoke extract fan SEF501 how is this controlled as no details of the exhaust damper are shown on the MCC drawings or on the vent schematic, as mentioned in the Spec, and electrical schematic shows essential power to fan via the MCC, though no wiring for this shown in MCC10. Has this been changed under design development? Also the fire schematic and 11 th floor layout show no direct interface with a local fan control panel, but only a fire interface at MCC Three inputs are shown for monitoring the open status of Spa smoke dampers we assume this has been consolidated with the mechanical package and is for alarm indication only, on failure to open in a Fire condition. 7. Toilet Extract EF505 is specified to have an Extended Working pushbutton this is not shown within the panel drawings so we assume it is a software button? 8. The MCC shows a power feed to CSP2 Window Cleaning pump package, but not power to CSP1 Spa & Drench Shower pump package is this is specified elsewhere? Page 5 of 5