University of Brighton

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1 University of Brighton S t a n d a r d S p e c i f i c a t i o n f o r B M S R e q u i r e d C o n t r o l s S t r a t e g y Version 1.0 October 2017

2 Document Control Published document name: University of Brighton Standard Specification for BMS Required Controls Strategy Date issued: October 2017 Version 1.0 Previous review date: October 2017 (V 0.2) Next scheduled review date: October 2018 Document owner: Abigail Dombey, EFM Environmental Manager Neil Troak, Building Services Engineer Lead contact: Abigail Dombey, EFM Environmental Manager Neil Troak, Building Services Engineer The latest approved version of this document supersedes all other versions. The most recent version is filed in the EFM Health & Safety SharePoint library. Change Control Name Version Changes made Date Rob Baker 0.1 (draft) Working document, not in circulation. July 2017 Abigail Dombey 0.2 (draft) Incorporating feedback from Neil Troak and UoB Technical Team (Services). October 2017 Abigail Dombey 1.0 Updated to incorporate UoB feedback. October 2017 Suggested Updates Version Updates in line with feedback after one year in use. Major review to bring into line with current UoB priorities and developments in technology and working practice at least once every four years 2021, 2024, 2028 University of Brighton Standard Specification for BMS October 2017 Version 1 Page 1 of 16

3 Table of Contents 1. Aims Background Standards Pre-works Installation: Control Panels Hardware Field Devices Metering Field Wiring Supervisor/Graphics Software Time Schedules & Calendar Functions Heating (and CHW) Systems Frost Protection Ventilation (AHUs and Terminal Units) Retrofit Works Strip Out Works / Waste Testing and Witnessing Documentation Appendix 1 Supporting Documents University of Brighton (UoB) Guidance University of Brighton Standard Specification for BMS October 2017 Version 1 Page 2 of 16

4 1. Aims The objective of this specification is to ensure that any BMS projects undertaken at the University are properly designed, installed and commissioned and ensure that the corresponding HVAC system operates with optimal energy efficiency whilst maintaining safe, healthy and comfortable conditions for the occupants of the spaces being served. The provider is to supply a fully functioning, turnkey solution. The BMS must use direct digital control (DDC) to control the plant and must make use of networkable controllers. Monitoring and control of the plant may also include integration with a number of third party controllers through standard network protocols. The whole system should have the facility to be monitored and adjusted via graphics pages on a web accessible Supervisor. Please note that this general specification is to be read alongside any particular specification. Where there is contradiction of terms, the particular specification will take precedence. This specification should also be read in conjunction with the University s Mechanical and Electrical specifications. 2. Background The Building Management System at the University currently consists of a combination of Satchwell Sigma and Trend control systems which operate independently from one another. The different buildings are linked, via the university s own intranet system, back to the Supervisor head-ends located at the EFM office at Exion 27, Crowhurst Road. 3. Standards All installation works must meet with minimum safety requirements and good engineering practice. All BMS works must therefore comply with the latest British/European standards including, but not limited to, the AG 9/2001 standard specification published by BSRIA, CIBSE guide H and CIBSE guide C. In addition, all elements of the design, installation and commissioning of the BMS must be in full compliance with the specification and drawings as issued and must keep up-to-date with any revisions or amendments by collaborating with the client and/or main contractor. All electrical installation works are to be undertaken by an approved NICEIC contractor and must comply with current IEE regulations. All works must ensure full compliance with the building regulations (including Part L) and the CDM Regulations The BMS contractor must show a commitment to health and safety and all waste must be disposed of in accordance with the WEEE directive. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 3 of 16

5 4. Pre-works Due to the highly diverse nature of plant and equipment in use across the university estate the specific requirements of each individual system will vary and are not detailed here. However although not exhaustive some of the general requirements in respect of such systems are given below. Any likely or proposed deviation from these should be discussed with University of Brighton Technical Team (Services) at an early stage. A programme of works must be submitted prior to works commencing in order to show a schedule of the different elements/phases of the project along with lead in times for labour and materials. The BMS contractor must also survey the site prior to any works commencing to ensure familiarity with the site and to ensure any specific requirements of the works and workspace have been understood. A written description of the proposed software configuration will be required to confirm how the plant will operate and confirmation of how and where exactly BMS hardware, panels, field devices and cabling are to be installed. The BMS contractor is responsible for all elements of the design, supply, installation, engineering and commissioning of the BMS and associated field wiring and devices. The BMS contractor must make allowances for attendance to site meetings and any required out-of-hours working where required by the client. If not provided within tendering documentation, a full points schedule should be issued for review. The BMS contractor is to forward ideas for energy saving initiatives which could be implemented as part of the proposed project works in order to help the University achieve its ambitious carbon reduction targets. The BMS contractor is to consider the full scope of the project prior to commencing works and should raise any concerns or queries with the University prior to ordering materials or scheduling labour. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 4 of 16

6 5. Installation: 5.1 Control Panels The BMS contractor is responsible for the supply, off-loading and installation any new control panels or enclosures that may be required as part of the works. Form 2 type panels are to be supplied with separate power and controls sections and their construction must comply with all relevant British standards. On the panel front, Hand/Off/Auto switches are to be provided for all plant. It is essential that in the hand position the plant is effectively enabled, for instance in the case of switching a boiler to hand control the back end valve if fitted will open and the boiler will run under its own controls, including high and low fire facilities etc. Under normal circumstances a general priority alarm shall be generated when a panel switch is turned to the Hand position. In the Auto position the plant will be under BMS control. Lamps should be provided to indicate running and tripped conditions, normal and fault conditions, boiler lockout and high temperature faults, pressurisation unit fault, frost thermostat operation etc. as appropriate to indicate the status of all plant being controlled via the panel. These lamps shall be LED type and coloured green for normal or run status, and red for fail or fault status. The panel must also be fitted with a lamp test facility and a mains isolator. The panel must be labelled with its location and reference to the power feed it is served from along with for all panel lights and switches. An energy meter should be installed at on the distribution board that feeds the control panel rather than on the control panel itself. Where the panel incorporates the monitoring of a gas valve, a gas valve reset switch should be fitted to the panel front. A BMS Maintenance switch shall be fitted to all control panels with BMS Normal and BMS Alarm Inhibit positions. When switched to the BMS Alarm Inhibit position this will prevent the generation of alarms whilst maintenance work is being carried out, with the exception of fire status and control circuit status alarms. The operation of the switch will generate a high priority alarm at the main terminal. Where human-interface displays are to be installed these must be of the networkable type to permit interrogation of the site s entire BMS. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 5 of 16

7 Internally, all panels are to have at least 10% spare capacity on the backplate as well as on terminal connections and within any installed trunking. All wires are to be correctly numbered using slide-on cable markers and these must correspond to the numbering shown on any associated wiring diagrams etc. There should be a 13A double gang socket installed along with ventilation and heater units where necessary. An O&M manual for the panel must be provided and stored securely in a document holder inside the panel. Where modifications are undertaken to a panel, all existing drawings should be updated to reflect the changes made. Hard-wired, fail-safe interlocks shall be used for all critical plant in addition to being monitored via the BMS. Any plant likely to suffer from damage during a fault condition should also be hardwired. Hardwired points should override equipment whether running in hand or auto. On activation of the buildings fire alarm system a signal will be sent to each control panel via hard-wired interlock, this will shut down all ventilation plant operated from the control panel. At this stage the ventilation plant will be under the control of the fireman s override and reset switches, status of these switches will be monitored by the BMS. When the fire condition has cleared and all switches are in the normal position the plant will automatically reset without the need for local resetting in the plant room. The BMS contractor is to allow for the supply and installation of equipment and cabling required to connect new BMS controllers onto the site s BMS network. Data points are to be provided by others. Pre insulated red blade terminals will be used as standard when terminating cables at the outstation. 5.2 Hardware The University will only accept the installation of the latest Trend (IQ4) or Schneider Struxureware controllers and associated I/O devices. For retrofit projects or additions to existing controls systems, the University s preference is for the new controls to match the existing BMS installed. BMS controls, including packaged controls, from other manufacturers are not to be supplied or installed on any site without prior written agreement from the University s Technical Team (Services). All controllers must be open protocol, IP addressable and programmable. Every outstation is to be accessible for interrogation/reprogramming via a direct connection to an engineer s laptop and each controller is to have its own dedicated data point. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 6 of 16

8 Generally, controllers are to be of the expandable I/O type to allow for future expansion of the system without the need to purchase additional controllers. In any case, all controllers must be installed with spare capacity of at least 10% of each point type. All outstations must be clearly labelled with their outstation number, LAN reference and IP address. Packaged controls must be supplied with a description of operation and control strategy drawings. They shall be interfaced with the BMS by the BMS contractor who will be responsible for ensuring that the packaged controls integrate seamlessly with the BMS and that monitoring and control points can be viewed and adjusted directly from the BMS supervisor. Hardware must be installed and networked in line with manufacturers recommendations. Infrastructure components associated with networking and communications are to be agreed with the University s IS department prior to installation. 5.3 Field Devices The BMS contractor is to free issue immersion temperature sensors (and pockets), dp switches and sensors, control valves (sized by BMS contractor accounting for pressure drop, flow rate and size/type of connection) and valve/damper actuators (damper actuators to be sized by BMS contractor). Installation of all items and field wiring by BMS contractor with the exception of any wet works. All field devices are to be properly labelled with standardised referencing. Sensors should be located as per issued drawings. If the BMS contractor finds these locations to be unsuitable i.e. temperature sensors located to close to heat sources or air flows that may influence readings, then they should inform the University s Technical Team so that alternative locations may be considered. All field equipment should be protected from the elements where required, this includes devices located externally which may be exposed to UV, wet weather and frost but also internal devices which can be exposed to heat, dusty and humid conditions. For example, outside air temperature sensors must be mounted in shaded, north-facing locations. Temperature sensors will be provided to achieve adequate monitoring of environmental conditions and control of the installed plant. as a minimum 2 per floor level separated by the North and South elevation of the building. The following will normally be included: boiler flow and return temperature, primary and constant temperature circuit flow temperatures, space temperature for each individually controlled zone, compensated flow temperature for each variable temperature circuit, supply and return air temperatures, off coil duct University of Brighton Standard Specification for BMS October 2017 Version 1 Page 7 of 16

9 temperature for frost detection, HWS storage temperature, HWS secondary flow and return temperature, chilled water flow and return temperature, outside air temperature. In the case of variable temperature circuits solar and wind detectors may also be installed. Individual control and feedback of all fan coil units enabling set-point adjustment, speed control adjustment, on/off function, positioning of heating and cooling valves (%) with heating and cooling override. In addition return air temperature shall be included. Air handling plant and room located heat recovery ventilation plant shall have similar requirements to fan coil units where there shall be extensive BMS user interface. Constant air volume and variable air volume dampers shall have feedback on the BMS to indicate their positioning (%). When controlling heating systems, the BMS should consider the variance in heat sources, the heat emitting equipment itself such as radiators and heating coils and external factors such as weather in order to compensate and modulate flow and return temperatures to maximise efficiency. All field equipment is to be suitably labelled with the BMS point reference. This must match the point reference within the BMS software as well as within as built documentation. All field equipment is to be positioned in sensible locations to permit future access for maintenance and replacement. Frost thermostats fitted in air handling units will be of the automatic resetting type and will normally shut down the air handling unit and open the preheat and heating coil on detecting a temperature of 3ºC. In the case of the preheat coil this will be achieved by hardwire interlock. Pumpsets and fans should be directly monitored using differential pressure switches. Monitoring run conditions of a pump or fan using current transducers shall be avoided with the exception of direct drive fans. In general it is preferred to have two individual pump units for each heating or cooling circuit, the duty pump being rotated on a weekly basis. However in cases where twin headed variable speed pumps have been fitted these should be programmed to operate as though they were two individual pumps, a permanent power supply being maintained to each pump head and individual status monitoring being provided. The default master / slave arrangement of this type of pump may lead to incorrect indication of fault conditions. HWS Secondary circuits shall only be fitted with one pump (Prevention of Legionella growth in the stagnant pump). Inverters should, where possible, modulate motor speeds based on demand via a 0-10v output from the BMS. Inverters should also be wired to include enable, run, and fault points. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 8 of 16

10 All BMS controlled pump and fan motors are to be monitored using differential pressure switches except in the case of direct drive pump/fan motors which can be monitored using a current transducers. Supply and extract, or flow and return sensors, are to be installed on all AHUs, heating and cooling systems including terminal units. 5.4 Metering The University makes use of a stand-alone Automatic Meter Reading (AMR) system for monitoring energy and water consumption. Prior works commencing, the University s Energy Management Engineer is to be consulted to confirm which metering points will be connected to the AMR system (by others) and which ones will be connected to the BMS (by the BMS contractor). As a minimum, fiscal gas and electricity meters will be connected to the AMR system. 5.5 Field Wiring The BMS contractor is responsible for the supply and installation of all field wiring associated with network communications, control wiring, and power wiring fed from the control panel including the appropriate containment, ensuring that power and controls wiring is separated. Where third party systems/services are installed with points on the BMS, connections to a volt-free contact must be made by the BMS contractor and wired back to the local control panel/outstation. Conduit and flexible conduit is permitted for final connections but flex is to be no longer than 1m and must have sufficient slack so as to not be pulled taught once installed. All powered field items to have local, accessible isolation. All cables to be numbered in the field as well as in the panel. The integration of third party systems should be achieved through the use of standard network protocols (BACnet and Modbus) and the use of separate, integration hardware should be avoided where possible. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 9 of 16

11 5.6 Supervisor/Graphics Graphics must follow the standard university template (to be issued for Trend and for Struxureware). Each user is to be given username and password and a fixed level of capabilities which can be adjusted by an administrator. Plant schematics are to have animated images when plant is running and not just when enabled. The animation should stop when the plant stops running. All time schedules are to be made available via the Supervisor graphics. All analogue inputs (sensors) shown on the graphics must be logged and graphs accessible by clicking on the sensor point. Initially these will be setup to record data every 15 minutes. All points must be labelled with the correct engineering units e.g. C All set-points to be located adjacent to the relevant sensor or output (as applicable). Calculated set-points should also be displayed and, where available, upper and lower control limits should be adjustable via the graphics pages. I.e. display a compensated VT slope with interactive settings. Digital and analogue outputs are to be manually adjustable via the BMS Supervisor to enable the overriding of control outputs. For example, a heating valve could be set to 100% provided that this does not override any interlocks that may be in place. Labels must be added to graphics to list which areas are served by the item of plant. E.g. an AHU should have text displayed to confirm what areas/floors/rooms the ductwork is serving. Reset buttons should be available for any items that may have tripped. In addition to the plant schematics, floor plans should be included. These must show the precise location of all terminal units, sensors, actuators, and controllers. Each graphic must have a button to allow the user to return the building s main page as well as the BMS main index page. Any points in alarm must be highlighted on the graphics to alert users. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 10 of 16

12 6. Software The software must be laid out in a standardised format with a consistent point labelling system. The plant/point indexes and short text references will continue to follow the existing format already adopted by the University. Information on these can be obtained by interrogating the existing system or by contacting the Energy Management Engineer. Interlocks are to be monitored via the BMS to raise alarms and aid fault-finding. Communication between outstations should be kept minimal so as to reduce network traffic. Control strategies will ensure that cooling and heating are not provided to any area simultaneously. This includes the need to ensure that third party equipment, such as A/C units, are interlocked with the BMS to avoid conflicting operation. On completion of any new works the operation of the system will be fully demonstrated to at least one of the following University of Brighton Technical team staff, the Building Services Engineer, the Mechanical Services Engineer, the Electrical Services Engineer or the Energy Management Engineer. 6.1 Time Schedules & Calendar Functions The use of time schedules should be minimised for each site. That said, specific items of plant that are likely to have very different time settings to the rest of the site should have their own, dedicated time controls. In general, however, the operation of the plant should be dictated by a single, overarching time schedule with items of plant primarily enabled via demand i.e. temperature or occupancy demands. There should also be the facility to make use of temporary time changes which resort back to default times after 1 week. There should be the facility to override the plant during holiday periods such as bank holidays and closure days using a calendar function via the Supervisor. Each building will have one holiday schedule to switch plant to frost protection. 6.2 Heating (and CHW) Systems Each site s heating system will be provided with a Summer/Winter software point to effectively turn such systems off/on during the summer months, with the timings to be adjustable via this programmable point. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 11 of 16

13 On the Satchwell/Schneider system, points must also include the line for looking at the global Summer/winter over-ride point in outstation 1, point 231. Outside air hold-off shall be used to inhibit the heating system when the outside temperature exceeds a pre-defined upper limit. This shall be an adjustable point on the graphics. Compensation and Optimisation programme techniques shall be employed as an aid to energy conservation. The compensated flow set-point will initially be set to 70ºC at 0ºC outside air temperature and 30ºC at 20ºC outside air temperature, where fitted solar and wind detectors will provide further influence to the heating zones. Optimisers will initially be set to achieve room temperatures of 20ºC by the start of occupancy time and allowed to decay to 18 0 C by the end of occupancy time. Selfadaptation rates should be set for no more than 5% and will be checked after a suitable period of time before resetting to zero. The BMS will make use of room set-point trim to reduce the VT flow temperature set-point when the space temperature sensor/s read higher than an adjustable upper limit. In the case of boiler flow or return being 20ºC below set-point for more than fifteen minutes one hour after the system has been enabled with the exception of where this has occurred due to frost protection a high priority alarm will be generated at the terminal. CHW systems shall also employ similar sequencing, outside air hold-off and compensation control to that used by the heating systems. 6.3 Frost Protection Frost protection will normally be provided as follows: First Stage when the external air temperature drops below 2ºC, the lead heating pumps will be enabled. The lead pumps shall be disabled when the external air temperature rises 1ºC above the 2ºC set-point. Second Stage The lead boiler shall be enabled if first stage frost is on and system return water temperature falls below 5ºC. The lead boiler shall be disabled when the system return water rises to 25ºC. In the case of oil fired boilers then the lead boiler will be enabled below 5ºC and disabled at 30ºC or run for one hour whichever is the greatest. In the event of the internal temperature falling below 10ºC the lead heating pumps, lead boiler and fan coil units shall be enabled until the space temperature rises above 12ºC. This feature to be provided via the system optimiser points. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 12 of 16

14 6.4 Ventilation (AHUs and Terminal Units) All AHU s shall be controlled by the BMS with LTHW valves and fans being directly controlled and DX systems enabled via the BMS. Duct temperature/ humidity sensors will be directly connected to the BMS and not at via a gateway. Air handling units will be held off during winter if the outside air temperature is below 15ºC and the constant temperature flow water is less than 40ºC. Air handling units providing the sole means of heating and cooling to a specific area, as is often the case in lecture theatre s etc. will have a minimum supply air temperature set-point of 15ºC in operation during the winter months as dictated by the winter/summer switch. This set-point will be disabled during the summer months during which time the plant will be activated and disabled by suitably positioned presence detectors, thus avoiding providing cooled air to an empty area. Enthalpy control should be used where AHUs have the facility for humidification / dehumidification. Dead bands are to be used between heating and cooling. Heat recovery and free cooling is to be employed as a priority over mechanical cooling/heating methods. Night setback shall be used to widen the dead band between heating and cooling when the served space is unoccupied. Where new plant is being installed, consideration should be given to installing CO2 sensors or PIR sensors in the served space to ensure the AHU either switches off or ramps down during periods of low/no occupancy. The required solution will vary in each instance. Please liaise with the University s Energy Management Engineer for further guidance. Where multiple terminal units serve an area, the main plant heating/cooling should only be enabled when the demand from all units exceeds 10% for more than 15 minutes. Demands from a single terminal unit should not be sufficient to enable the main plant. 6.5 Alarm requirements Alarm priorities will vary depending on the severity of the fault and the nature of the building and associated plant. In the event of specialist equipment or particularly complex systems being part of the installation, alarm requirements should be discussed with members of the University of Brighton Technical Team (Services) as soon as possible. However alarm priorities should in general fall into the following categories: University of Brighton Standard Specification for BMS October 2017 Version 1 Page 13 of 16

15 High Priority Fire alarm status, power failure, control circuit failure, alarm inhibit switch operation, gas sensor alarm, emergency knock off button and thermal link operation, pressurisation unit fault, boiler lockout, boiler high limit, failure of all pumps on any circuit, AHU smoke status, gas valve open/close status, if boiler flow or return temperature is 20ºC below set-point for more than fifteen minutes one hour after switch on. General Priority AHU airflow failure, AHU off due to low water flow temperature, frost thermostat operation, air conditioning fault alarms, HWS high limit alarms, control panel switch turned to hand position, chilled water circuit high temperature alarms, variable temperature flow temperature more than ten degrees from set-point, failure of one pump on a two pump system. Low Priority Change of state reports, hardware alarms, Note that it is not required to provide dirty filter alarms. Options for how each category of alarm is configured, and rerouting of critical alarms as well as permit a report of alarms to be displayed. 7. Retrofit Works Any new hardware, software or equipment installed on site must integrate fully with the existing BMS in that building and must be consistent with the current installation where possible. All associated wiring diagrams, descriptions of operation, and other documentation will be amended to reflect the changes made. All changes should be dated and clearly distinguishable from the original text/diagrams. Where possible Supervisor graphics will be amended to reflect the changes made. If new graphics are required then these are to match the formatting of the existing graphics. 8. Strip Out Works / Waste Any redundant controls and equipment, must be removed and disposed of by the BMS contractor. The University may choose to retain redundant equipment to replenish its stock of site spares and so the BMS contractor must liaise with a University representative prior to disposing of controllers, field devices and panel equipment. All waste must be disposed of in accordance with the WEEE directive. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 14 of 16

16 9. Testing and Witnessing On completion of any new works the operation of the whole system will be fully demonstrated to at least one of the following University of Brighton Technical Team staff, the Building Services Engineer, the Mechanical Services Engineer, the Electrical Services Engineer or the Energy Management Engineer. A 1 year warranty, starting from the date of handover, is to be provided to cover all materials and labour associated with the works. Return visits under warranty will be scheduled dependant on the severity of the fault but should be scheduled within one week of the University reporting an issue. Drawings and text-based records will be updated by the BMS contractor to reflect any changes made as part of the warranty visit. Panel drawings, software drawings and descriptions of operation are to be submitted prior to witnessing to give sufficient time for review by University representatives. For retrofits this includes updated drawings/schematics where applicable. 10. Documentation All documentation is to be issued in hardcopy (two copies) and soft copy (1 copy) and must include software backups. The O&M manual will include a full system architecture diagram, a points list for each controller, a detailed description of operation written in plain English, panel wiring diagrams, manufacturer s datasheets, service manuals and any other relevant information related to the works. These documents must be as fitted. Commissioning sheets, certificates, licences, warranties and guarantees are also to be provided to the University on completion of works. University of Brighton Standard Specification for BMS October 2017 Version 1 Page 15 of 16

17 Appendix 1 Supporting Documents It is intended that this document be used in the context of and with the support of the following documents (amongst others). Guidance BSRIA / CIBSE Guides: o o o BSRIA: AG 9/2001 Standard Specification for BMS CIBSE Guide H: Building Control Systems CIBSE Guide C: Reference Data Other Standards and Regulations o IEEE Wiring Regulations (17 th Edition) o Building Regulations (including, but not limited to, Part L) o Construction (Design and Management) Regulations 2015 (CDM 2015) o Waste Electrical and Electronic Equipment (WEEE) Regulations 2013 University of Brighton (UoB) Guidance UoB Standard Specification for Electrical Services UoB Carbon Management Plan 2017 UoB Environmental Policy University of Brighton Standard Specification for BMS October 2017 Version 1 Page 16 of 16