BUILDING ASSESSMENT REPORT ELECTRICAL SERVICES FOR 75 FOX STREET BUILDING

Transcription

1 GAUTENG DEPARTMENT OF INFRASTRUCTURE DEVELOPMENT BUILDING ASSESSMENT REPORT ELECTRICAL SERVICES FOR 75 FOX STREET BUILDING September 2014

2 Contents 1. INTRODUCTION Design Criteria and Specification Scope of the Services Scheme Report PROJECT SUMMARY Project Description ELECTRICAL SYSTEMS MV Network Switchgear and Cabling Transformers Main Low Voltage Panel Emergency Power Stand-by Generator Change-over Panel Un-interrupted Power Supply LV Distribution Boards/Floor DBs Lighting Small Power Solar System Building Earthing Bonding and Lightning Protection Power Factor Correction and Harmonic Filter RECOMMENDATIONS Imbuba House/75 Fox Energy Efficiency considerations

3 1. INTRODUCTION Imbuba House is located on 75 Fox Street, Johannesburg, Gauteng (see Locality Map): Figure 1 - Locality Map The project brief, as issued by Gauteng Funding Agency (GFA), was to conduct an initial assessment of the building electrical infrastructural condition and to provide recommendations regarding the repairs and renovations of the buildings electrical infrastructure of Imbuba House/75Fox Street Design Criteria and Specification This project will be implemented in compliance with all the requirements of the National Building Regulations and SANS Scope of the Services Scheme Report This report deals with the condition of existing electrical services and recommendations on electrical services to be implemented based on the existing systems and proposed architectural changes to the building. Remedial work to be carried on the services and equipment affected. It also deals with proposed new works as per the new layouts from the Architects. 3

4 2. PROJECT SUMMARY 2.1. Project Description The building is currently occupied on all the floors. The electrical installation is still intact, and it s in a good state except for the plant room where there are signs pointing out that there was theft copper earthing cables which now puts the entire electrical installation under danger because it unknown on where exactly this took place; However it was seen that a replacement of copper with anti-theft earthing cable took place. The due diligence involved inspecting the following: MV Network Transformers Main LV Panels Emergency Power and UPS Low Voltage DBs/Floor DBS Lighting and Small power Solar system installed on the roof. Building bonding and Lightning protection Power Factor Correction 4

5 3. ELECTRICAL SYSTEMS 3.1. MV Network Switchgear and Cabling The switchgear and its cabling are in the basement in the transformer room. The switchgears are intact but quiet old. Visually they are well maintained in a good condition. The transformer room is well ventilated and clean. Figure 2 11KV Switchgear Figure 3 11KV Switchgear Figure 4 11KV Metering Cubicle Figure 5 MV Network 5

6 Figure 6 MV Network We recommend that the MV Network (Switchgears and Metering Unit) be replaced with modern equipment because after so many years (above 25years) of existence, the protection ability of the switchgears cannot be relied up on in next coming years Transformers There are four 1000KVA transformers in the basement transformer room. All of the transformers are intact and visually they are well maintained in a good condition. The transformer room is well ventilated and clean. Figure 7 11\0.4KV Transformer 1 - Figure 8 11\0.4KV Transformer 2 - Operational Operational 6

7 Figure 9 Transformer 3&4 Operational Figure 10 Cooling Fans Figure 11 Transformer Feeder Panel (TRF 3&4) We recommend that the transformers undergo maintenance tests; otherwise they are in a good condition Main Low Voltage Panel The Main low voltage panel is in the basement in the LT room. The room was neat and clean. The distribution boards for the main LV panel and its components are very old, however they are intact, well maintained and are in a good working condition. 7

8 Figure 12 Main LT Room and Panels Figure 13 Main Supply Transformer 1 Figure 14 Main Supply Transformer 2 We recommend that the Main LT equipment be upgraded to modern equipment Emergency Power Stand-by Generator The building has 2 Generator rooms in the basement, Generator room 1 has 2 of 750kVA generator sets and Generator room 2 has 1 of 1000kVA generator set. All of these generator sets are in a good working condition and do not need replacement or upgrade. 8

9 Figure 15 Two Generator Sets (750kVA) in Generator Room1 Figure 16 Generator Set (100kVA) in Generator Room2 Figure 17 Generator-A Log Book Figure 18 Generator-B Log Book Change-over Panel The generator change-over panels are well maintained, in a good condition and they are working. 9

10 Figure 19 C/O Panel Generator-A Figure 20 C/O Panel Generator-B Figure 21 Generator Controller A Figure 22 Generator Controller-B Figure 23 C/O Panel and Generator DB (100kVA Gen-Set) We recommend that the Generator and Change-Over panels be tested and commissioned Un-interrupted Power Supply The UPS System is in the UPS room, it is intact, the condition of the system is good and compliant except for the clumsy cables and earthing cables which are not labelled. 10

11 Figure 24 UPS Units 1&2 (300kVA) Figure 25 UPS Units 1&2 (630kVA) Figure 26 UPS Return 1&2 (630kVA) Figure 27 UPS Outgoing Supplies to Various DB s Figure 28 UPS Battery Store/Room Figure 29 UPS Room Cable Reticulation (Clumsy) 11

12 Figure 30 UPS Room Earth Cables (no labels) We recommend that all the cables be contained together, labeled for compliance and the UPS be tested and commissioned LV Distribution Boards/Floor DBs The DBs on most floors are in good working condition; however there are few things to be sorted such as; Containment of wires in the DBs Upgrade the some of the DBs and Panels components to modern technology Remove/clean the DB spaces Label all the cables Figure 31 DB-E14 in the Lifts control room Figure 32 Lift DB 12

13 Figure 33 Installed Floor DB-XEL14 Figure 34 Installed Bus-bar riser Figure 35 Typical Floor DBs Figure 36 Bus-bar riser (old fuser switch) We recommend that the above mentioned issues be sorted 3.5. Lighting Small Power Most of the building floors have under floor plug points with normal and emergency power. The condition of the plugs is good. The building lighting is good in areas such as the basements, plant rooms, etc, however in the floors there are issues with the lighting and below they are stated; Light fittings are old and some are not working Insufficient light levels in the office areas due the old lights, results to lux levels not meeting minimum office requirements Very Bad connection/ wiring for the lights( connection non-compliant) On fire escapes, it s dark, emergency lights (bulkheads) to be upgraded. 13

14 Figure 37 Dark office space with some Lights not working Figure 38 Office space (insufficient light levels) Figure 39 Bad and non-compliant connection Figure 40 Office space (insufficient light levels) Figure 41 Parameter lighting 3302/E&E/H/001 14

15 We recommend that the old light fittings be replaced with new energy efficient lights to achieve minimum requirements lux levels and parameter lighting be sorted out Solar System 20 solar panels were installed on the roof. Total power calculated is about 2.2kw. It could not be ascertained what the system supports since there is no drawing or information on site. The system consists of panels and inverter but no batteries. We recommend that information be made available and the system be maintained in line with energy efficiency. Figure 42 Installed solar panels (east) Figure 43 Installed solar panels (west) 15

16 Figure 44 Solar PV Array Controller (West) Figure 45 Solar PV Array Controller (East) 3.7. Building Earthing Bonding and Lightning Protection It was seen that the building bonding and lightning protection is not intact and compliant, which in turn pose danger to the building and people in it when there is lightning. Figure 46 Building Earth Figure 47 Clumsy Earth Cables 16

17 Figure 48 Loose Lightning rod and conductor Figure 49 Lightning rod with no conductor Figure 50 Lightning rod wit h no conductor Figure 51 Lightning Conductor with Intact We recommend that the building bonding and lightning protection should undergo repairs to achieve compliance Power Factor Correction and Harmonic Filter The building has Power Factor Correction Equipment both for normal power and emergency power and Harmonic Filter Equipment in the LT Room. The PFC equipment and Harmonic are intact and in a good working condition. We recommend that these equipments be tested and commissioned, otherwise they seem good. 17

18 Figure 52 PFC Equipment (normal power) Figure 53 PFC Equipment (emergency power) Figure 54 PFC Equipment (normal power) Figure 55 Harmonic Filter We recommend that these equipments be tested and commissioned, otherwise they seem good. 18

19 4. RECOMMENDATIONS The remedial work required to meet the minimum national standard and reinstate the building s electrical system and infrastructure is recommended above on each equipment and a high level budgetary cost for the remedial work is presented below Imbuba House/75 Fox All the electrical works to be designed and re-done in accordance to SANS and SANS Below is a brief summary of the remedial work to be done. 1. Install 4 new 11KV Switchgears and Ring Main Unit 2. Main Low Voltage Board and all its associated equipment be upgraded 3. It is recommended that further examination and testing of transformers is conducted 4. Generator, Change-Over panels and UPS Systems be tested and commissioned 5. Repairing of existing floor DBs 6. Rewire the building (small power and lighting) according to current building and floor layouts 7. Building Bonding and Lighting Protection be repaired 8. We recommend that the PFC and Harmonic Filter equipments be tested and commissioned 4.2. Energy Efficiency considerations The following initiatives will be implemented. 1. Occupancy sensors in storerooms, kitchens, offices and open plan areas. 2. Introducing daylight saving in public areas and offices. 3. Installation of a BMS to control and monitor Air conditioning and lighting. 4. Installation of smart meters on all floors and this will be linked to the BMS. 5. Installation of geyser control systems where water heating is installed. 6. Use of T5 Lamps and LEDs. 7. Use of DALI controlled lights for controlling light fittings. 8. Maintaining the solar system installed and use it on energy lighting 19