DRAFT BMS SPECIFICATION \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
Content 1.0 AUTOMATIC CONTROLS... 1 1.1 Project outline 1 1.2 Extent of work 2 1.3 Scope 3 1.4 Standards, Codes and Regulations 7 1.5 Quality control 8 1.6 Responsibilities 8 1.6.1 Design 8 1.6.2 Supply 8 1.6.3 Installation 9 1.6.4 Co-ordination with others 9 1.6.5 Setting to work the automatic controls 9 1.6.6 Setting to work the building services 9 1.6.7 Monthly Return visits 10 1.6.8 Handover 10 1.6.9 Documentation 10 1.6.10 Training 10 1.6.11 Power requirements 10 1.7 Services equipment and packaged plant 10 1.7.1 Packaged fan starters 11 1.7.2 Pump starters 11 1.7.3 Fan starters 12 1.7.4 Inverters 12 1.7.5 DX systems 12 1.7.6 Smoke damper control system 12 1.7.7 Smoke dampers 13 1.7.8 Cold water booster sets 14 1.7.9 Sprinkler pumps and tanks 14 1.7.10 Wet riser pumps and tanks 14 1.7.11 Water leak detection 14 1.7.12 Fan coil units 14 1.7.13 Three speed conventional FCU 15 1.7.14 Variable speed FCU 15 1.7.15 Chillers 15 1.7.16 Gas boilers 15 1.7.17 Gas detection system 15 1.7.18 Gas valves and meters 16 1.7.19 Heat meters 16 \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
1.7.20 Water meters 16 1.7.21 Transformer monitoring 16 1.7.22 Trace Heating 16 1.7.23 Sump pumps 17 1.7.24 Side stream de-aerator 17 1.7.25 System Uvex 17 1.7.26 Lift monitoring 17 1.7.27 Disabled toilet alarm 17 1.8 Commissioning and Guarantee 17 1.8.1 General 17 1.8.2 Commissioning Requirements 18 1.8.3 Third party attendance 19 1.8.4 Installation Report 19 1.8.5 Environmental report 20 1.9 Approvals and acceptance 21 1.9.1 Test equipment and instruments 21 1.9.2 Test certificates 22 1.9.3 Control and starter panel tests off site 22 1.9.4 Software testing off site 22 1.9.5 User Interface off site testing 22 1.9.6 Pre-commissioning checks 22 1.9.7 Electrical wiring 23 1.9.8 Point to graphic 23 1.9.9 Sensor calibration 23 1.9.10 Identification 23 1.9.11 Local authority demonstrations 23 1.9.12 Commissioning records 23 1.10 Standards of Materials and Workmanship 23 1.10.1 Submittals 23 1.10.2 Inspections/approval/requirement 24 1.11 Common Control Requirements 24 1.11.1 General 24 1.12 Instructions to client 27 1.13 Building log book part L compliance 27 1.14 Operating and maintenance manual 27 1.14.1 Preparation of Manuals 28 1.14.2 Submission of Operation and Maintenance Manuals 29 1.15 Maintenance contract 30 1.16 Labelling 30 1.17 Cables installed in conduits and trunking 30 \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
1.17.1 General 30 1.17.2 Control cables 31 1.17.3 Power cables 31 1.18 Field mounted equipment 31 1.18.1 Control valve selection 31 1.18.2 Control valves 31 1.18.3 Sensors 32 1.18.4 Flow meters 34 1.19 Electrical supply 34 2.0 CONTROL PANELS AND CONTROL PANEL... 36 2.1.1 General 36 2.1.2 Motor Control Centre (MCC) 36 2.1.3 Mechanical services power board 37 2.1.4 Motor sizes 37 2.1.5 Inverters and Thyristor 37 2.1.6 Outstation panels 37 2.1.7 Off site inspection 38 2.1.8 Outstation UPS 38 2.2 Construction 38 2.2.1 Door Interlock 38 2.3 Painting and Finishing 39 2.3.1 Painting 39 2.3.2 Galvanising 39 2.4 Cable Entries 39 2.5 Internal Wiring 40 2.5.1 General 40 2.5.2 Power Wiring (220 Volts and Above) 40 2.5.3 ELV Wiring (Control, Indication or Alarm Circuit) 40 2.5.4 Neutral Bar or Link 41 2.5.5 Arrangement and Installation of Wiring 41 2.5.6 Cable Termination and Terminals 41 2.5.7 Terminals and Terminal Boards and Connections 42 2.6 Contactors 42 2.6.1 Power changeover contactor 43 2.7 Starters 43 2.7.1 Two speed fans 44 2.7.2 Two speed fans with inverter and DOL starter 44 2.7.3 Multiple speed fans with inverter and fire mode 44 2.8 Inverters 44 2.9 Relays 46 \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
2.10 Control Circuits 46 2.11 Indicator Lights and Alarms 46 2.12 Electrical power meters 47 2.13 BMS keypad and display 47 2.14 Selector Switches 47 2.14.1 Operation in test position 48 2.15 Current Transformers 48 2.16 Isolators 48 2.17 Fuse Protection 48 2.18 Miniature Circuit Breakers 49 2.19 Earthing 49 2.20 Internal Lighting 49 2.21 Panel heating or ventilation 49 2.22 Laptop Power 49 2.23 Rubber Mat 49 2.24 Drawing Holder 49 2.25 Ease of Maintenance 49 2.26 Component Labelling 50 2.27 Name Plates and Labels 50 2.28 Safety Interlocks 50 2.28.1 Safety 50 2.28.2 BMS monitoring and action 50 2.28.3 Individual Plant isolation 50 2.28.4 Electric heater batteries 50 2.28.5 AHU frost thermostats 51 2.28.6 Fan isolation dampers 51 2.28.7 Humidifiers 51 2.28.8 Chillers 51 2.28.9 Boilers 51 3.0 DESCRIPTION OF PLANT AND SYSTEM OPERATION... 52 3.1 General 52 3.2 Description of operation 52 3.2.1 Standard Ventilation Strategies 53 3.2.2 Standard Pump Strategies 53 3.3 System Alarm Handling 54 3.4 Fire operation general 55 3.5 Plant Demand 56 3.5.1 Optimisers 56 3.5.2 Plant frost protection 56 3.5.3 Tenants demand 56 3.6 System set points 56 \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
3.7 Automatic control valves 56 3.8 Ventilation Systems 56 3.8.1 General 56 3.8.2 Office Ventilation AHU/R/1 and AHU/R/2 57 3.8.3 Entrance Hall 60 3.8.4 Office toilet extract 61 3.8.5 Basement plant room ventilation 62 3.8.6 Ventilation loading bay extract 63 3.8.7 Office and Basement smoke extract 63 3.8.8 Boiler house ventilation 64 3.8.9 Basement toilet extract 65 3.8.10 Bin store transfer fan 65 3.9 Chilled water cooling systems 65 3.9.1 General 65 3.9.2 CHW distribution pumps 66 3.9.3 Primary cooling pumps P/B/R/1, 2 and 3 67 3.9.4 Command 67 3.9.5 Fault rotation 68 3.9.6 Pump Duty rotation 68 3.9.7 Operation 68 3.9.8 Fault rotation 68 3.9.9 Pump Duty rotation 68 3.9.10 Chiller R1, R2, 68 3.9.11 Hydraulic pressurisation units 69 3.10 Heating Systems 69 3.10.1 Secondary circulation heating pumps 70 3.10.2 Secondary LTHW/DHWS heating pumps 71 3.11 CHP 72 3.11.2 Gas boiler B1, B2 73 3.12 Local cooling and heating systems 74 3.12.1 Fan coil units 74 3.12.2 Switch room cooling 74 3.12.3 Management suite cooling 75 3.13 Public Health Services 75 3.13.1 Sump pumps 75 3.13.2 Cold water potable booster set and sterilisation 75 3.13.3 Cold water non potable booster set and sterilisation 75 3.13.4 Residential potable booster set and sterilisation 75 3.13.5 Water Tank Room Leak Detection 75 3.13.6 Sprinkler water system 75 \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
3.13.7 Water Meters 75 3.14 Other plant interfaces 76 3.14.1 Trace Heating 76 3.14.2 Lift monitoring 76 3.14.3 Control panel power monitoring 76 3.14.4 Disabled toilet alarm 76 4.0 BUILDING MANAGEMENT SYSTEM... 77 4.1 Building Management System 77 4.2 General 78 4.3 Infrastructure 79 4.4 Tenants interface 80 4.5 Responsibility 80 4.6 System Supervisor 80 4.6.1 Central Processor Unit (CPU) 81 4.6.2 Visual Display Unit (VDU) 82 4.6.3 Printer 82 4.6.4 Router 82 4.7 Outstations 82 4.7.1 General 82 4.7.2 Capacity 83 4.7.3 Installation 83 4.7.4 Transmission system 84 4.7.5 Analogue inputs 84 4.8 Software upgrades 84 4.9 Direct digital control (DDC) 84 4.10 Logic diagrams 85 4.11 Electrical supply 85 4.12 Operational Facilities 85 4.12.1 General 85 4.13 Software 86 4.13.1 General 86 4.13.2 Access levels 87 4.13.3 Later Development 88 4.13.4 Plant start/stop programme 88 4.13.5 Plant cascade demand programme 88 4.13.6 Head end manual control 89 4.13.7 AHU Hold off programme 89 4.13.8 Optimisation programme 89 4.13.9 Time Control and Holiday Scheduling 89 4.13.10 Frost protection 90 \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
4.13.11 Historical data programme 90 4.13.12 Event Totalisation 90 4.13.13 Start and power failure restart programme 91 4.13.14 Control point reset programme 91 4.13.15 Sequence Control and Rotation of Plant 91 4.13.16 Fault duty rotation 92 4.13.17 Control loop initiation 92 4.13.18 Load Cycling Control 92 4.13.19 Weather Compensation Control 92 4.13.20 Sensor default control 92 4.13.21 Thermal control 93 4.13.22 Pressure control 93 4.13.23 Control Valve and Actuator Cycling 93 4.13.24 Minimum plant operation 94 4.13.25 Fan coil maintenance strategy 94 4.13.26 Equipment Cycling Protection 94 4.13.27 Alarm programme 95 4.13.28 Energy measurement and metering calculation program 97 4.13.29 Electrical energy 97 4.13.30 Maximum Demand 97 4.13.31 Run time totalisation program 98 4.13.32 Gas and water utility metering 98 4.14 Graphics 98 4.14.1 General 98 4.14.2 Movement between the Graphics 99 4.14.3 Data Display 99 4.14.4 Specific graphic displays 99 4.15 Installation, Training and Commissioning 100 4.15.1 Scope of Tests 101 \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
1.0 AUTOMATIC CONTROLS The Controls Contractor shall read this document in conjunction with all sections of the Contract preliminaries, Technical specifications, Architectural, Structural and Services drawings. The Automatic Control system, or Building Management System (BMS), will provide control and monitoring for the shell and core services. The system will be a Direct Digital Control (DDC) type with fully distributed intelligence. The system shall be configured to allow full access via a web browser and be expandable to other systems by use of BacNet/IP, LonMark/IP or Modbus/IP. The control system will be provided by a single supplier who shall have full responsibility for the works. The system shall comprise of a number of local control instruments and intelligent outstations that can operate independently of other parts of the project. When global information is required, this may be transmitted via the BMS network. However, all safety interlocking and some demand based signals shall be transmitted by hardwired connections between outstations. The Contractor is to note the building is a Section 20 building. Where specialist systems are provided, the installation and engineering shall in all ways reflect the full requirements of this specification. Wherever the term controls contractor is used this shall apply equally to the specialist suppliers. The stair/lobby fire fighting ventilation system is provided by a specialist supplier. The fan coils may be provided with an integral control system. Where this is the case the FCU supplier shall take full responsibility for the interface to the BMS and shall have a full time site presence during the flushing and commissioning of the water and air systems and the BMS associated with the FCUs. The smoke damper control system is provided by a specialist supplier. The system shall operate in the smoke mode as dictated by the smoke control system during any emergency mode. The above ground system shall during normal operation interface to the BMS to allow floor by floor operation of the smoke dampers to provide isolation for unoccupied floors. The below ground installation shall be monitored by the BMS for damper status only. The interfaces shall be software utilising Modbus or BACnet. The installation and engineering shall in all ways reflect the full requirements of this specification. The specialist supplier shall have a full time presence during the commissioning of the BMS associated with the dampers. The specialist supplier shall take full responsibility for the software interface to the BMS. The controls contractor shall include sufficient engineering time and costs to fully integrate these specialist systems within the BMS. The BMS shall provide tenant interfaces on each floor for software and hardwired extension of the base build BMS. 1.1 Project outline The project is an eight story office block located in London. The air conditioning comprises two roof mounted fresh air handling units, these provide conditioned air to the office spaces. The offices are provided with ceiling mounted fan coils. Cooling is provided by roof mounted air cooled chillers with basement circulation pumps. Heating is provided by gas fired boilers and a CHP located in the basement along with the distribution pumps. Local cooling to the electrical rooms is provided by DX units with roof mounted condensers. Support systems such as toilet extract and basement plant room ventilation systems are also provided. Smoke extract is provided for the office and basement spaces. A comprehensive smoke control system is provided by a specialist supplier. This system operates the space smoke isolation dampers and provides signals to the control panels to operate the appropriate life safety fans. \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
The Building Management System is a direct digital control system with fully distributed intelligence. Each major plant item shall be wired and controlled from the local motor control centre with all drives having inverters. Control panels shall be provided for each fan coil unit. 1.2 Extent of work The controls contractor shall design, supply, install, set to work, test and commission the complete automatic control and building management system required to serve all mechanical services installations specified, in the project specification, unless specifically stated otherwise hereafter. The scope will incorporate all starter panels, mechanical services power distribution boards, control outstations, software, control field devices, valve and damper actuators, inverters, all controls and power wiring, including carrier systems, setting to work, commissioning and all documentation and training necessary to allow the user to operate the installation both reliably and safely. The Controls Contractor will offload, transport to its final location and position all equipment of his supply. He will fit all equipment of his supply other than the valve bodies and pipeline temperature pockets. The Mechanical Contractor will fit all necessary pipework pockets and valves and connect to any pipeline differential pressure switches. If large plant items such as control panels are to be split for delivery, the controls contractor shall include all costs for handling and reassembly and insulation testing of power sections. The power to the fan coil units shall be wired by the electrical contractor with a fused spur. Final termination from the spur to the control unit shall be by the controls contractor. The electrical contractor shall provide power to the plant room Mechanical plant power distribution boards and all remote outstations and network hubs. The controls contractor will size, provide and install all power wiring and carrier system between the Control enclosures, the Mechanical services power boards, the MCCs and the drives including isolators and lockstop circuits. The exception to this is the power and control wiring to the staircase smoke control fans and all motorised smoke dampers, other than those that are directly related to fans. The specialist contractors shall carry out this wiring installation. The controls contractor will size, provide and install all controls wiring and carrier systems between; MCCs and Outstations, and all field mounted controls instruments and actuators and other equipment BMS interfaces. The Automatic Control enclosures shall house all motor starters, hand/off/auto switches, on/off and duty selector switches, electric interlocking and recycling relays, indicator lights, electronic control equipment, control low voltage transformers, time switches, terminal block and power and control fuse gear and isolators. All motors 1.1kW and above shall have inverters. These shall be mounted along side the plant or adjacent to the MCC. All inverters serving essential statutory life safety plant shall generally be located within the associated essential MCC room. Where non essential plant is located remotely from the MCC, the inverter shall be placed local to the plant in an IP 54 enclosure. If the plant is external to the building the inverter shall be located either in the plant housing or in an IP 65 enclosure provided and installed by the controls contractor. Where necessary the controls contractor shall include for heating in the enclosure. The MSPB and control enclosures mounted on the roof shall be complete with weather proof enclosures provided and fitted by the controls contractor. These shall include heaters for condensation protection. The Controls Contractor will take on the responsibility of obtaining from the other Contractors all necessary electrical loads together with wiring and interface diagrams. The Controls Contractor will advise Contractors of the appropriate interfaces to ensure that the BMS can carry out its appropriate functions. \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
It is the Controls Contractor's responsibility to size and select every item required for the project. The information provided in this document is for tender purposes only. 1.3 Scope The controls system shall interface to and control the building services equipment shall include but is not limited to the following: 1. Controls to office AHU AHU/R/1 and associated extract fans and ran around pump inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor; 2. Controls to office AHU AHU/R/2 and associated extract fans and ran around pump inverters, supplied by controls contractor, fitted and wired to motor by controls contractor.. Set to work by the controls contractor; 3. Controls for the office smoke extract fans. inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor. (The controls contractor shall include at tender stage extra over costs for the motors being star/double star type, including additional power caballing to each motor) 4. Controls for the office toilet extract fans. inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor. 5. Controls to entrance hall AHU inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor. 6. Controls to boiler house ventilation supply and extract fans inverters, supplied by controls contractor, fitted and wired to motor by controls contractor, set to work by the controls contractor. Thyristor and controls for the electric heater supplied and set to work by the controls contractor. 7. Controls to basement AHU and associated extract fan inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor; 8. Controls to loading bay extract fans. inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor. These fans double up as smoke extract, when in smoke control the fan speed is achieved from the fire control panel 9. Controls interface to basement toilet extract fan. Package starter provided by mechanical contractor, fitted and wired by controls contractor. 10. Controls for all chilled water circulation pumps; inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor 11. Control equipment and Interface to the chillers, through hardwired interlocks - chiller controls and starter supplied installed and commissioned by mechanical contractor. The controls contractor shall carry out all chiller package control wiring, of loose items such as the flow switches. Power wiring to crankcase heaters by controls contractor 12. Controls interface to the CHW pressurisations unit; 13. Controls interface to the CHW water treatment systems; 14. Controls for all heating water circulation pumps; inverters, supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the controls contractor \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
15. Interface to the gas boilers, through hardwired interlocks - boiler controls and starter supplied, and commissioned by mechanical contractor. All interconnecting wiring by boiler supplier; 16. Controls associated with the heating plate heat exchangers; 17. Controls interface to the heating pressurisations units; 18. Controls interface to the heating water treatment systems; 19. Boiler house gas system complete with gas valve, gas safety systems. Monitoring gas meter, meter provided by mechanical contractor. 20. Main gas incomer, monitoring gas meter, meter provided by mechanical contractor 21. Controls interface to the CHP 22. Controls and inverters for the CHP system circulation pumps 23. Controls and inverters for the CHP ventilation fans. Including controls for the heating coils. 24. Controls interface to the heating pressurisations units 25. Controls interface for the thermal stores 26. CHP gas valve and gas safety systems. Monitoring gas meter, meter provided by mechanical contractor 27. Monitor the landlords oil system 28. Controls Interface to the basement smoke system control panel through software connections for monitoring purposes 29. Controls Interface to the lobby ventilation control system. The lobby ventilation control system including panels shall be provided, installed and set to work by the specialist supplier 30. Interface to the smoke system control panel to allow floor by floor zoning. Smoke control system to be provided with Modbus or BACnet connectivity. Dampers to be controlled and monitred for position through the BMS. Fire system shall take precedence in a fire mode 31. Hardwired connections to all smoke ventilation dampers actuators, associated with fans that require to be operated by the BMS. Actuators and dampers to be supplied by the mechanical contractor. Actuators fitted and wired by the controls contractor; 32. All floor dampers and actuators supplied, fitted, wired and set to work by the mechanical contractor. 33. Supply and installation of fan isolation and modulating damper actuators required for normal system operations; 34. Provision and installation including power and controls wiring and commissioning of the heat meters. Meters and associated equipment supplied by controls contractor; pipeline sections installed by mechanical contractor 35. Provision and installation including power and controls wiring of water meters. All RAWS approved. 36. Controls for fan coil units. Free issued to others for off site wiring. \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
37. Alternatively where FCUs with integral controls are provided, the FCU supplier shall configure all FCU control strategies and provide full engineering interface for software to the BMS. The FCU supplier shall have a full time site presence during flushing and air/water balancing of all FCU systems. The specialist supplier shall have a full time presence during all BMS commissioning associated with the FCUs. 38. Controls for all duct mounted heater/cooler batteries 39. Controls for all space heating zones 40. Controls interfaces and monitoring of LV switchroom cooling systems 41. Controls interfaces and monitoring of management suite cooling systems 42. Power provision and monitoring the trace heating systems 43. Monitoring the potable water storage tanks. All tank high level switches and temperature sensors provided by the controls contractor. 44. Supply and set to work the storage tank motorised isolation valve RAWS approved-. Valve hardwired to tank high level and water leak detection system 45. Monitoring the water sterilisation treatment system; 46. Monitoring the UV water sterilisation system; 47. Monitoring the cold water potable water booster set - Integral controls and starters supplied, installed and commissioned by the mechanical contractor. The controls contractor shall carry out all interconnecting wiring between the tanks and the pump control panel 48. Monitoring the non-potable water storage tanks. Al tank high level switches and temperature sensors provided by the controls contractor. 49. Supply and set to work the storage tank motorised isolation valve RAWS approved-. Valve hardwired to tank high level and water leak detection system 50. Monitoring the water sterilisation treatment system; 51. Monitoring the UV water sterilisation system; 52. Monitoring the cold water non potable water booster set - Integral controls and starters supplied, installed and commissioned by the mechanical contractor. The controls contractor shall carry out all interconnecting wiring between the tanks and the pump control panel 53. Monitoring the recycle water management system. All associated control instruments and actuators supplied, installed and set to work by the specialist supplier 54. Control interface to the HWS system. All HWS calorifier controls and instruments provided and set to work by the specialist supplier. 55. Controls and interface to the HWS circulation pump. 56. Monitoring the sprinkler pump and tanks BMS tank level switches provided by controls contractor. 57. Supply and installation of the water tank room leak detection system \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
58. Supply and set to work all water meters RAWS approved, associated with the mains water, the feeds to the pressurisation units and the distribution systems 59. Monitoring the sump pumps. All interconnecting wiring between the floats and the control panel to be carried out by the mechanical contractor 60. Monitoring the lifts; 61. Monitoring the disabled toilet alarm system - alarm system to be supplied, installed and commissioned by the electrical contractor; 62. Monitoring the transformers; 63. Monitoring LV tripping batteries 64. Monitoring the generator. 65. All control valves and actuators. Combined thermal control and differential valves for valves other than the terminal units - to be Tour and Anderson type KT and KTM. The controls contractor shall select all valves in conjunction with the mechanical contractor and TA; 66. All control valves and actuators for the terminal units such as FCUs, perimeter heating remote duct mounted heating/cooling coils.. All valves to be combined thermal control and differential valves - to be Frenger Optima range. The controls contractor shall select all valves in conjunction with the mechanical contractor and Frenga 67. All actuators for ventilation dampers that require to be operated by the BMS; 68. All field instruments that form the automatic controls system 69. Provision and installation of all instruments for two optimisers per floor. Provision and installation of two RH sensors to each floor. 70. All mechanical services power boards and support frames. The roof and basement essential power boards shall be cubicleised form 4 type 2. 71. All control panels and support frames 72. Where panels are located outside the building, the controls contractor shall provide a weatherproof enclosure and ant condensation heaters. MSPB-R-1, CE-R-1/1, 1/2, 1/3. 1/4 73. Installation of all inverters including support frames 74. Monitoring status of MSPB and CE power meters and power status 75. All controls wiring and carrier systems 76. All power wiring, including isolators for all plant items, and carrier systems for equipment connected to and or powered from the motor control centres, mechanical services power boards and control outstations; 77. All wiring power or control associated with life safety system shall be FP600. 78. All power wiring to the fan coil units from local spur \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
79. All networks, inclusive of outstations, routers, switches, panel mounted UPS and the like 80. All main plant controllers to have UPS. All routers and switches to have UPS. UPS to maintain communications from plant controllers to head end for a minimum of 60 minutes. 81. Tenants Interface outstations on each floor for hardwired and software interface for tenant complete with spare and addressed RJ45 socket, for future tenants network. 82. Interface on each floor for future connection to heat/coolth meter. Lon or M-bus. 83. All operating software, firmware and licences; 84. Complete BMS engineering and configuration; 85. Energy monitoring and management package; 86. BMS head end supervisor, inclusive of all operating software and server, complete with web browser email and SMS functions. The controls contractor shall provide a 30 minute UPS for the head end workstation; 87. Line printer for alarm and general messages; 88. A3 colour laser jet printer for reports; 89. Keypad and display screen on the MCC fascia in both the roof AHU compound and the boiler house; 90. Fully integrated BMS/controls and plant testing, setting to work and commissioning; 91. Return visits to retune the system operations; 92. Full commissioning of all inverters irrespective if these are provided by the controls contractor or not 93. Detailed trend logging and installation report of complete system; 94. Operating and maintenance manuals 95. Assistance with production of the building log book 96. Training of operators 97. All necessary consumables for the project. At project completion provide new printer cartridges and paper. 1.4 Standards, Codes and Regulations The Automatic Controls will be designed, installed, tested and commissioned in accordance with the following: Statutory Acts; Local Standards and Standard Codes of Practice; Local Authority Building Regulations; Health & Safety at Work Act; The requirements of the relevant Local Authority; The requirements of the relevant Water Authority; The requirements of the relevant Fire Authority; The fire officers committees/the loss prevention councils rules and recommendations; The Factories Act; \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
Current Institute of Plumbing Standards; The current Electrical Regulations with amendments; The Environmental Health and Safety Office; and Manufacturers Recommendations for Installation Testing Commissioning and The Landlord s Regulations and Approvals. Materials and installation will conform to the relevant current Local Standards where applicable. Where no such standards exist, the equipment will include for the known factors and requirements and will be installed to suit the manufactures recommendation. All equipment furnished for the project will be suitable for their location and suitable for purpose. Reference will be made to BS 6204, BS 5850, BS 6527, BS 6667, BS 800, BS 5486, CIBSE Guides and Commissioning Code C, BS 5750 and the Controls Group Publications. 1.5 Quality control The contract will be carried out under following the principles of the Contractor's Quality Assurance documentation. All equipment supplied will receive commercial tests to comply with IEE Regulations. All equipment will be CE marked. 1.6 Responsibilities 1.6.1 Design The Controls Contractor will examine all drawings and documentation and will produce for approval the basis of design. The design will be carried out by competent engineers and will be suitable for the intended purpose. The design will incorporate any necessary statutory requirements with respect to Health and Safety. The Controls contractor shall produce the system description of operations. These shall clearly show the system operation, hardwired and software interlocks, the operation during fault conditions, alarm handling, head end adjustments. The Controls Contractor will advise the Engineer of any changes that the Controls Contractor considers would be beneficial to the system. These modifications will not involve additional costs to the Engineer unless the Controls Contractor demonstrates, at tender stage, that the documentation issued by the Engineer is unworkable. 1.6.2 Supply The Controls Contractor will supply all materials and equipment necessary to be installed for the complete control and monitoring system. All materials and equipment will be suitable for purpose and location. All materials and equipment either manufactured by the Controls Contractor or bought from an outside source will conform to all relevant Local Standards. The equipment supplied will all be of a standard type and readily available for replacement in the event of damage or malfunction. The Controls Contractor will provide schedules of all equipment indicating the site reference, manufacturer, type and serial numbers two weeks following the placing of the order. The Controls Contractor will keep on site a detailed record of all equipment received. Where it is necessary that others install equipment, e.g. pipeline probes pockets, then the Controls Contractor will hand this equipment to the appropriate Contractor. All equipment delivered will be boxed and wrapped to prevent damage either in transit or in storage. All equipment will be stored in a clean, dry store protected from fumes, dirt and general site activities. The Controls Contractor will provide a robust and lockable storage facility for all equipment supplied by \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
themselves. The Controls Contractor will off-load, position in its final location and fix all equipment of their supply. 1.6.3 Installation The Controls Contractor will install and wire all equipment necessary for the complete operation of the building management system. The control system will be installed by competent engineers regularly employed by the Controls Contractor. The complete system will be installed under the supervision of an experienced field supervisor familiar with all parts of the control system. He will ensure that the work is of the highest standard and will carry out the daily co-ordination and system interface as required to ensure the completion of the project within the agreed programme of works. The installation shall include all necessary carrier systems and supporting steel work for control panels and inverters. 1.6.4 Co-ordination with others The Controls Contractor will liaise closely with all other Contractors to ensure that the installation works proceed in an orderly and co-ordinated manner. They will, for instance, provide within 14 days of receipt of an instruction to precede a panel schedule. This will identify the size and location of every panel to be installed. The schedule will also show all electrical requirements. With regards to main wiring routes, the Controls Contractor will provide their desired routes to others in the form of drawings. The Controls Contractor will appreciate that they will not always be able to route their cables in whatever direction they demand. The single conduit runs may be site co-ordinated and will be installed in a neat and orderly manner. It is a requirement of this document that the Controls Contractor provides floor plans showing the location of any control device that is to be mounted in the occupied space. These are to be provided to the architect two weeks after receipt of the instruction to proceed. 1.6.5 Setting to work the automatic controls The controls contractor shall be responsible for setting to work the system of his supply. The controls contractor shall recognise that the BMS is an integral part of the building services and as such the operation of the major plant requires close co-operation with the M & E contractors and their appointed representatives. The controls contractor shall allow in the contract costs for the standalone commissioning of his system, i.e. the BMS from the head end to the field interface with a third party and his own equipment. In addition the controls contractor shall allow for the integrated testing required to set the building services plant to full operation. The controls contractor shall not assume a continuous commissioning operation for either his plant or the third parties. The integrated testing shall include low level operation such as running fans and pumps, through to full integrated testing of the building services to include loop tuning of heating, cooling and ventilation systems and integrated building tests covering such activates as : fire cause and effect, power failures and black building tests. 1.6.6 Setting to work the building services It is the responsibility of all contractors to set the building services to work and to leave the systems operating as described in the project specifications. The mechanical and electrical contractors shall provide full attendance to the controls contractor to allow integrated testing of packaged plant and equipment with the BMS. Testing of the BMS shall include full end to end tests such as forcing faults in chillers and DX systems and reviewing the actions of the BMS. The electrical contractor shall ensure that full attendance and co-operation is provided when testing of the \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
electrical interfaces such as breaker positions and power meters are to be carried out by the controls contractor. 1.6.7 Monthly Return visits The controls contractor shall include in the contract costs three return visits after contract completion. These shall be at four monthly intervals and have a duration of at least one month at each visit. During this time the controls contractor shall review the operating parameters of the plant to ensure efficiency of use, provide enhanced training to the user, modify head end displays as appropriate, verify the remote interfaces such as SMS and web browsers, review the maintenance and management reports. The cooling systems shall be inspected in the cooling periods and the heating in the heating period. The time shall not be spent correcting contract defects, nor carrying out maintenance. 1.6.8 Handover The controls contractor shall work in conjunction with all other contractors to enable the complete project to be handed over as set out in the contract documents. The controls contractor shall recognise that the Automatic Controls is likely to be the last system completed and therefore sufficient engineering staff shall be available throughout the hand over process. 1.6.9 Documentation The controls contractor shall provide all documentation necessary to allow the user to operate the plant both efficiently and safely. The controls contractor shall provide sufficient information to and co-operate with the mechanical contractor for the production of the building log book. 1.6.10 Training The controls contractor shall train the user s staff in all aspects of the automatic controls and BMS. 1.6.11 Power requirements The controls contractor shall carry out all power wiring of equipment connected to the motor control centres and the controls outstations. Inclusive of cabling between the spurs the LCMs and the outstations. The controls contractor shall make all final power connections, including the provision of any required cabling between the local fused spur and the terminal equipment. This shall include but not be limited to: Fan coil units All free standing outstations The power cables shall be installed within a flexible steel conduit and fixed to the building structure. Where control circuits control life safety equipment such as dampers and fan commands the cables shall be fire rated FP600 or equivalent. All power cables to life safety equipment shall be FP600 or equivalent 1.7 Services equipment and packaged plant Where other contractors or suppliers provide controls and starter gear for packaged plant or equipment, the standard of design and construction shall not be less than that described in the Controls section of this document. The following describe the minimum requirements for packaged plant over and above that set out in the package plant section of this specification and the minimum BMS interfaces required. \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
The packaged plant shall be delivered to site complete with all starters and hardwired control systems. The package controls shall allow the plant to operate without the external influence of the BMS. The extent of packaged plant shall be developed, but shall include the following: Chillers Gas fire boilers Electric heaters Sump pumps Water pressurisation units Twin fan units Split DX systems Trace heating Domestic hot water system Cold water booster sets, including all, starters and interconnecting wiring between the tank high and low level switches and the booster set panel; and Smoke damper control system Fire fighting staircase ventilation system 1.7.1 Packaged fan starters Where packaged fan starters are provided, these shall be installed and commissioned by the mechanical Contractor. The IP65 control panel shall include duty change over and duty sharing timers for twin fan sets and all motor protection and speed controllers. The starters shall be interfaced to the BMS through an extra low voltage interface and be complete with a local/remote selector switch. The panel shall include fan run indicator and fault lamps. The interface to the BMS shall include: 1. Single Fan set Unit enable; Fan 1 running; Fan 1 fault 2. For dual fans Unit enable; Fan 1 running; Fan 2 running; Fan 1 fault; Fan 2 fault Where duplicate fan sets are provided, the controls contractor shall also install a separate DP switch across the fan set. These shall not be required where the fan serves less than two cubicles. 1.7.2 Pump starters Each pump shall be provided with a matched inverter wired to the motor. The power wiring shall be to the recommendation of the inverter manufacturer and shall be not less than 4-core with an earthed screen. An isolator shall be provided up stream of the inverter. The isolator shall have early brake late make auxiliary \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
contacts that shall be wired to the inverter enable circuit. The plant supplier shall configure the inverter such that manual operation is only possible once all external safety interlocks are satisfied. It shall be unacceptable that any inverter can be run from the key pad without the safety interlocks being healthy. All pumps greater than 1.1kW shall have inverters. 1.7.3 Fan starters Each fan shall be provided with a matched inverter wired to the motor. The power wiring shall be to the recommendation of the inverter manufacturer and shall be not less than 4-core with an earthed screen. An isolator shall be provided up stream of the inverter. The isolator shall have early brake late make auxiliary contacts that shall be wired to the inverter enable circuit. The plant supplier shall configure the inverter such that manual operation is only possible once all external safety interlocks are satisfied. It shall be unacceptable that any inverter can be run from the key pad without the safety interlocks being healthy. All fans greater than 1.1kW shall have inverters. 1.7.4 Inverters The inverters shall be provided by the controls contractor. The inverters forming part of the staircase smoke ventilation system shall be provided by the specialist supplier. The contractor supplying the inverter shall set to work and commission the units to match the BMS operations. The inverter supplier shall be responsible for all technical aspects of the inverters as described both in the mechanical specification and in clause 2.8 of this specification. The controls contractor shall however provide management of all inverters and shall provide support during commissioning to establish the operation of all inverters. Where critical systems fans are provided with inverters they shall be set to operate in the fire mode utilising the fire jog commands. If other speeds are required during a fire mode these shall be set using combination of relays wired direct to the inverter jog command. All inverters shall be IP 54 and complete with a keypad and connected to the BMS through hardwired and software connections. 1.7.5 DX systems The mechanical contractor shall supply and install all works for the DX cooling systems. The equipment shall include the internal and external units along with all controllers. The mechanical contractor shall include all interconnecting wiring and carrier systems for the power and controls between the external and internal units and the room controllers. The BMS shall enable the units and monitor for fault, the controllers shall communicate to the internal and external units. All interfaces to the BMS shall be either volt free contacts or 24VAC. If necessary the DX vendor shall provide and fit the interposing relays and contacts. 1.7.6 Smoke damper control system The smoke damper control system shall be provided, installed and commissioned by the mechanical contractor or his specialist supplier. The BMS shall interface to the panel through a Modbus or BACnet link for general monitoring and normal damper positioning. The smoke damper panel shall provide hardwired volt free outputs to the automatic control system that shall be wired, by the controls contractor FP600, directly to the MCC panels to enable the necessary fans and at the required speed. These terminal points shall be within 1M of the controls contractors control panels. \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
The BMS shall provide software signals to the smoke damper control system to allow each floor ground and above to operate independently of any other. The software and necessary hardware shall be developed and supplied by the controls contractor. The smoke control system supplier shall provide engineering services at no cost to the controls contractor for this work. 1.7.7 Smoke dampers The dampers complete with suitable actuators and decoders shall be supplied and fitted by the mechanical contractor. They shall be motor open/motor closed and spring closed/open on power failure. The fail safe position shall be determined to suit the life safety operation. The actuators and decoders shall be located out of the smoke extract compartment, or enclosed in a suitably fire rated enclosure. The actuator shall have separate end switches indicating closed and open positions, these shall be adjustable between 90 o and 70 o. The actuators that are required to be driven by the BMS for normal operation, interlocked directly with ventilation fans, shall be 24VAC type and be complete with open position end switches. The actuators that are controlled by the smoke control system and powered directly from the essential power circuits shall be 240V. The actuators shall be located out of the fire zone or provided by the mechanical contractor with a fire rated enclosure. All wiring associated with the control of the dampers shall be carried out in fire rated cable FP600. Where the damper is directly associated with a ventilation fan the wiring between the MCC/outstation and the damper shall be by the controls contractor. All 'remote' dampers shall be wired by the damper specialists. 1.7.7.1 Smoke make up ventilation The air make up to the offices and basement areas shall be provided from the opening shafts and the main office ventilation fans as appropriate. When required to operate the smoke control system shall set the isolation dampers to the appropriate position either open or closed and open the appropriate air make up routes. The appropriate fans shall be set to run using hardwired strategy in the control panels. This is initiated by the local fire/smoke system interface units. 1.7.7.2 Office smoke extract ventilation The roof mounted smoke extract fans provide extract from the office floors via the normal extract duct route. When required to operate the smoke damper control system sets the floor isolation dampers to the appropriate position. The two duty extract fans are enabled via hardwired signals from the fire detection OR smoke damper control system as appropriate. The controls contractor supplied control enclosure isolates the AHU normal extract systems, opens the two duty fans isolation dampers and sets the fans to work once all interlocks are proven. If a duty fan fails the standby fan is enabled. The availability of the system to run and the running status of the system is monitored by the fire/smoke damper system through hardwired interlocks. 1.7.7.3 Fire fighting staircase lobby ventilation The basement fire fighting core extract system provides ventilation to the cores. The specialist supplier shall provide all equipment and services to the standards described in this specification in addition to that required to provide the smoke control strategy. \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx
The system shall be provided and to set work by the mechanical contractor or the specialist supplier. The specialist supplier shall provide all control panels, fan inverters, actuators, controllers, controls and power wiring including carrier systems for the complete system. 1.7.8 Cold water booster sets The cold water booster sets, shall be provided with integral controls and interconnecting wiring by the mechanical contractor. The BMS shall interface for monitoring. The controls contractor shall provide and install a water board approved motorised shut off valve for the incoming water system. The actuator shall be suitable for the BMS operation and operated through hardwired control from a controls contractor supplied and installed panel. The valve shall close if the tank high level alarm is or the water leak detection is active. The valve shall remain closed for minimum of (30) minutes after the alarm has cleared. The controls contractor shall carry out all interconnecting wiring between the pumps and the tanks. The tank low level switches shall be hardwired interlocked with the pumps to prevent pumps running dry. The cold water booster set supplier shall provide the tank1/tank2/tank1&2 selector switches on the cold water booster set control panel. 1.7.9 Sprinkler pumps and tanks The sprinkler system shall be a self contained package with interface monitoring provided by the fire detection system. The BMS shall monitor the system for status. 1.7.10 Wet riser pumps and tanks The sprinkler system shall be a self contained package with interface monitoring provided by the fire detection system. The BMS shall monitor the system for status. 1.7.11 Water leak detection The tank room water leak detection system shall be supplied and installed by the controls contractor. The BMS shall interface for monitoring and activation of shut off valves through hardwired interlocks. The system shall be zoned such that major tank areas are separately monitored. 1.7.12 Fan coil units The fan coil units shall be provided by the mechanical contractor. The controls contractor shall free issue all control items to the FCU supplier, including the valves actuators and temperature sensors. If the FCUs are provided with integral controllers that are not part of the BMS package, the FCU supplier shall provide all works to the standards as detailed in this specification. The FCU supplier shall provide all hardware and software, as described in this document and as necessary to operate the FCUs. The FCU supplier shall have a full time site presence during the air and water flushing and balancing of system associated with the FCUs. The FCU supplier shall have a full site presence during the commissioning of the BMS associated with the fan coil units. The FCU shall provide all address registers to the controls contractor and shall assist in the construction of all engineering data such as graphics that are provided at the BMS head end supervisor. Irrespective of the supplier of the FCU controls the controls contractor shall wire and connect the BMS network and shall provide the cable and make the final power connections from a local spur to the FCU. \\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx