CENTRE FOR ENVIROMENT PLANNING AND TECHNOLOGY Construction Project Management Department

FACILITY MANAGEMENT
Project Management-1

Submitted By Ishan Juneja CP-0612

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Facility Management
WHAT IS FACILITY MANAGEMENT? What is Facility Management (FM)? is a question that is often asked by building owners and occupiers as well as professionals in the property industry. Well, here are some definitions taken from various websites: All services required for the management of buildings to maintain and increase their value. The means of providing maintenance support, project management and user management during the building life cycle. 'The integration of multi-disciplinary activities within the built environment and the management of their impact upon people and the workplace'.

All of these definitions are correct; essentially Facility Management or Facilities Management as it is commonly called in Europe is quite simply the management of buildings and services. This sounds suspiciously close to Project Management (PM) and of course so it should as FM developed from PM and the two are fundamentally linked. However, FM has a much wider definition than traditional PM services. The International Facility Management Association (IFMA), the Worlds leading FM professional body, defines FM as, A profession that encompasses multiple disciplines to ensure functionality of the built environment by integrating people, place, process and technology. That sounds a bit long winded but it accurately identifies the management of multi-disciplines through people, process and technology. Typically FM might be split into two areas of hard and soft services. The hard services relate to the actual fabric and building systems and might also be considered as the more traditional PM services. Hard Services include: Building fabric maintenance Air conditioning maintenance Decoration & refurbishment Lift & escalator maintenance M&E plant maintenance Fire safety system maintenance Plumbing & drainage Minor project management

Soft Services include: Cleaning Recycling Security

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Pest control Grounds maintenance Waste disposal

Building Management System Building Management System (BMS) is a high technology system installed on buildings that controls and monitors the buildings mechanical and electrical equipment such as: Air handling and cooling plant systems Lighting Power systems Fire systems Security systems

BMS consists on software and hardware.

Why do we need a Building Management System? All Buildings have some form of mechanical and electrical services in order to provide the facilities necessary for maintaining a comfortable working environment. These services have to be controlled by some means to ensure, for example, that there is adequate hot water for sinks the water tank is full the cooling with ventilation and possibly heating is provided to ensure comfort conditions wherever, irrespective of the number of occupants or Individual preferences. Security is well controlled and monitored, etc.

Basic controls take the form of manual switching, time clocks or temperature switches that provide the on and off signals for enabling pumps, fans or valves etc.

The purpose of a Building Management System (BMS) Is to automate and take control of these operations in the most efficient way possible for the occupiers/business, within the constraints of the installed plant.

What is a Building Management System and how does it work? The BMS is a stand alone computer system that can calculate the pre-set requirements of the building and control the connected plant to meet those needs. Its inputs, such as temperature sensors and outputs, such as on/off signals are connected into outstations around the building. Programmes within these outstations use
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this information to decide the necessary level of applied control. The outstations are linked together and information can be passed from one to another. In addition a modem is also connected to the system to allow remote access. In order to fulfil the requirements of Green Building standards and initiatives, the systems shall support integration with a standard integration platform, advanced controllability, and sophisticated monitoring, measurement, verification and versatile reporting. The most important prerequisite for achieving Green Building status is the efficient functional integration of building systems. The systems shall function smoothly together according to modes of the building or the space, prevailing conditions and needs/preferences of the users. The integrated operations shall be fully automatic, triggered by one input, having appropriate impact to all systems in the building. System integration shall enable significantly lower energy consumption, real-time control and monitoring, and dynamic graphics according to needs. System integration shall create better environmental air quality, radically improved energy performance and increased water efficiency, according to requirements of LEED and other Green Building standard and initiatives. System integration shall also allow for efficient system maintenance and full-scale service provisioning with radically lower cost and better quality services. Easy access to building systems shall ensures that everything is in perfect condition and functions in the optimal way at all times. Should anything disturbing happen, immediate response shall be available. Integration shall facilitate undisturbed conditions in the building and sustainable development through minimized energy consumption, first-class security and significantly lower life cycle costs.

What are Intelligent Building Technologies?

The use of integrated technological building systems, communications and controls to create a building and its infrastructure which provides the owner, operator and occupant with an environment which is flexible, effective, comfortable and secure. The advent of the personal computer (PC) with its many applications now makes it possible to integrate systems. An Intelligent Building can provide communication among automated building systems. The building operator can enjoy a single interface capable of controlling lighting, security, heating ventilating and air conditioning systems (HVAC), fire and other building systems communicating over a single broadband infrastructure, which also supports the occupants/tenants voice and data communication needs. To cite an example, the building administrator can allocate a new building location to an employee in a single process that also provides network access, phone access, security access and parking access. As a result, the new employee could find the office automatically lighted and heated after using a personalized access card at the parking lot or in the elevator.
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Identification of Stakeholders The intelligent building technologies industry involves a wide range of stakeholders, which bring with them a great variety of interests, concerns, requirements and potential opportunities. To provide structure in considering these stakeholders, they have been grouped in four categories, based on somewhat common interests and needs. These categories, and examples of the groups included in them, as follows: a) Developers/Owners/Operators This includes all who have an ownership and ownership-type interest and role in construction projects and in the ownership and operation of commercial and large residential buildings which use or could use intelligent building technologies. b) Occupants/Tenants This includes all who occupy space in the building, whether as tenants or as employees of the building owner, e.g., building occupants, tenants and end users of all kinds, including retailers and restaurants as well as those who occupy office space. c) Suppliers This includes all who supply anything within the intelligent buildings industry, both in new construction and retrofit, and in the ongoing operation of existing intelligent buildings, and including suppliers of both goods and services, e.g., the construction industry in all its aspects, architects, design engineers, all specialties, building products suppliers, building equipment and system manufacturers, researchers and developers within supplier organizations, support and maintenance organizations, teachers and educators. d) Authorities Having Jurisdiction This includes all who regulate, legislate or make rules that affect the intelligent buildings industry, including building codes, health and safety regulations, municipal by-laws that relate to land use and construction and buildings, and the requirements of fire officials and waste disposal officials, e.g., regulatory authorities; building code regulators, health and safety policy developers, all levels of government, and other industry agencies.

Intelligent Safety Systems

Closed-circuit television Card access control Smoke detection Emergency control of elevator, doors ,HVAC system UPS Data access security

1. Closed Circuit Televisions & Surveillance Systems Closed-circuit television (CCTV) is the use of video cameras to transmit a signal to a specific, limited set of monitors. It differs from broadcast television in that the signal is not openly transmitted, though it may employ point wireless links. CCTV is often used for surveillance in areas, which need security, such as banks, casinos, airports etc. Modern CCTV cameras use small high definition color cameras that can not only focus to resolve minute detail, but by linking the control of the cameras to a computer, objects can be tracked automatically.

2. Access Control System Controlling access to any premise is of vital importance at present, whether it is a high security area such as a Hospital, Airport, Bank, or any common building such as an Insurance Office, School, or Department store. There are: Portrait ID System, Swipe Card Access Control Systems, and Biometric Access Control Systems.

3. Smoke Detection System Smoke is often the first sign that the fire is occurring, therefore an automatic detection system based on smoke detectors is a valuable tool in the early detection of fire. Smoke detectors are commonly classified by their mode of operation.
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4. Passive Infrared Occupancy Sensors (PIR) Passive Infrared Occupancy Sensor turns lights on and off based on the occupancy. When the PIR sensor detects a change in the infrared heat radiated within the controlled area, lighting systems are switched ON. When occupants leave the area, lighting is switched OFF after the user adjustable time delay elapses.

5. Lighting Control System With the help of a light dimming device its possible to control the intensity of lights especially when its requirement becomes less. . This can be made possible by suitably integrating the lighting systems with the BMS through sensors by which it is also possible to turn off the lights automatically when its not needed. Hence there is the economy in using the building. Different control systems exist, again time-based control and optimizer parameter-based where a level of illuminance or particular use of lighting is required. Zones: lights are switched on corresponding to the use and layout of the lit areas, in order to avoid lighting a large area if only a small part of it needs light. Time control: to switch on and off automatically in each zone to a preset schedule for light use.

 Passive Infra-Red (PIR) Occupancy sensing: In areas which are occupied intermittently, occupancy sensors can be used to indicate whether anybody is present or not, and switch the light on or off accordingly.

Light level monitoring: this consists of switching or dimming artificial lighting to maintain taskspecific light level measured by a photocell.

Case Study-1 HDB Hub Singapore

The HDB Hub comprises of two Office Tower Blocks namely the West and East wing. The HDB staff established their offices totally in the West wing which comprises of 33 storeys. The East wing was allocated to private commercial use and thus was leased out to many different companies. This wing comprises of 28 storeys and can be easily accessible to the public whilst the HDB wing is closely guarded with security and only accessible with the proper pass.

Intelligent Building Management System (IBMS) of HDB Hub The IBMS system for HDB Hub Centre make up of 3 networks. They are IBMS Network (IBMS LAN), Building Automation Network (BAS LAN) & NHDB Office Network (NHDB LAN).
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The IBMS Network (IBMS LAN) interconnects the various Central Severs, Client stations and BAS Workstation. It is also interfaced with NHDB LAN for other uses through standard communication components such as Routers, Bridges and Switches.

Building Automation Network (BAS LAN) provides the lowest level network structure interconnecting various LAN Controllers for ACMV and electrical system. All LAN controllers are connected directly on to the BAS LAN. Once configured, controllers operate autonomously with no interaction required from other system. All the control application modules (power failure, auto restart time schedules, optimal start stop, etc) are resident in LAN controller memory for standalone operation. NHDB office Network (HDB LAN) is connected to IBMS LAN through suitable Routers/Bridges to exchange the information for different services like Help Desk System, Intelligent Display Controllers, etc.

Intelligent Building Management System (IBMS) Control Room

The Building Automation System (BAS) installed in HDB HUB is an important part of the overall Intelligent Building Management System (IBMS). It not only shows the energy consumed in the building, it also provides monitoring and controlling functions of all the building services within the building. In HDB HUB, BAS only controls the lighting, Air-conditioning, and Mechanical Ventilation. As for fire, security, carpark, lift system, other contractors due to security reasons manage them. The BAS Workstation is loaded with Intellution iFix Supervisory Control and Data Acquisition (SCADA) software along with the necessary drivers to interface to the LON controller for monitoring and control.
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Software
Intellution iFix SCADA is popular automation software. This software turns the computer screen into an operator display station. The status of various systems is shown in graphical and text form. Different colours will indicate the different operating status of the equipment. In addition, this software allows the operator to control the (On/Off) switches of the equipments on the screen.

iFix Intellution SCADA View for Lighting Figure shows the lightings in Block B 11 storey. Those areas in GREY indicate the lights are switched off. Areas in BLUE means the light circuits in these areas are offline and areas in YELLOW mean the lights are on. The lights in Zone G are also on but they are manually controlled in the control room to be on. In the figure, Override, Command and Control are in GREEN. There is indication of KWH reading in the figure. It shows the amount of energy used on that level. From the reading, the owner knows the amount of energy used in different levels in office Block A and B.

Air Conditioning and Mechanical Ventilation (ACMV) The Air-conditioning system consists of Air Handling Units (AHU), Fan Coil Units (FCU), ducting and related works. Variable Air Volume (VAV) Air Handling Unit (AHU) is used in office blocks (Main Building) and individual FCU with multiple fan speed and individual temperature control used in meeting rooms, conference rooms, library, server room and others. The Air temperature for indoor condition is set at about 24 C and the relative humidity is around 55%.

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Air Handling Units (AHU) The Main Building is served by 86 numbers of Variable Air Volume (VAV) Air Handling Unit (AHU). The VAV units are controlled by room thermostat in order to maintain the desired environmental condition of the respective areas and rooms.

Air Handling Unit (AHU) AHU are equipped with variable speed drives (VSD) and carbon dioxide sensors. SDs are used to adjust the supply airflow rate of the AHU in accordance to the changes in load pattern and the carbon dioxide sensors are used modulate fresh air input into the system upon detection of excessive carbon dioxide level. A flushing air system is installed for each AHU. The BAS will activate the flushing air system daily to purge out foul air trapped in the air-conditioned room and refresh the air. During this operation outside and exhaust air dampers are opened but return air damper is closed and fan will be command to on position. This operation is normally scheduled after office hour. Every AHU is provided with selector switch for selecting either Manual or BAS operating mode. Under BAS mode, the AHU will operate according to the time schedule. Under Manual mode, BAS controls are disabled but monitoring functions will be retained.

Carbon dioxide Sensor

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Variable Air Volume (VAV) System

Variable Air Volume Air Handling Unit This system responds to the load variation by varying the amount of air supplied into each conditioned space based on the actual instantaneous load. The higher variable of the building load, the greater is the saving. The required fan motor horsepower for a variable volume system under full load is less than that for an equivalent constant volume system. As the cooling loads for various conditioned space decrease, supply air volume reduces proportionately with the reduction in cooling load. Under a partial load condition, the fan motor horsepower reduces significantly as the volume of air is reduces. Intelligent Feature When occupants in the room increase, the VAV thermostat will sense the increase in the room temperature. VAV box will then open its damper to allow more air to the room, thus this will cause a drop in the duct static pressure sensed by the duct static pressure sensor. In order to maintain the static pressure in the duct, the BAS activates the VSD to increase the fan speed in order to build up the duct pressure to the desire point. Chilled water valve will also moderate accordingly in this system. In this case, the valve will vary depending on the supply air temperature and its set point.

VAV Thermostat
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Duct Static Pressure Sensor

In the case of fire, the smoke detector mounted at the return duct will stop the system operation immediately to prevent the smoke from circulating in the room. When the carbon dioxide level is higher than the set point, the outside and exhaust air dampers will open. During this refresh operation, outside air damper will allows fresh air from outside the building to get into the room and exhaust air damper will allows extraction of foul air out from the duct.

Smoke Detector Control and Operation The AHU has two switch modes. When manual mode is selected, LOC will show RED. When BAS mode is selected, BAS will show GREEN. In order to control the AHU from the control room, the switch mode of the equipment must be at BAS. Following figure shows the switch mode indication.

Switch Mode for BAS and Manual The user can also manually control, any point in the AHU by selecting Override and Command to GREEN. This will allow user manual control by activating the script to do the task that the user wants. Chill water valve, outside air damper, return air damper, exhaust air damper and Variable Speed Drive (VSD) can be controlled. The user can control from 0% to 100% depending on the user requirement. Normally manual control is not used often unless troubleshooting in the system is needed when an error or fault occurs.
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Override and Command Fan Coil Unit (FCU) There are 2 types of FCU used in this project. Notice in type 1 FCU does not have return air temperature, and chilled water valve is controlled by thermostat. This type of FCU is used in rooms, e.g. meeting rooms, where individual users can manual control the room temperature (i.e. occupant control the temperature by selecting the fan speed and adjusting the set point on a local thermostat). For the other type of FCU, it is controlled by the BAS using the return air temperature. When the return air is higher than the set point, chilled water valve will open to allow more chilled water to cooling coil in order to bring down the temperature and vice versa. This type is used in server room.

Type 1 Fan Coil Unit

Type 2 Fan Coil Unit

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Intelligent Feature For Type 1 FCU, the thermostat with a local temperature set point setting is provided to maintain the space temperature by controlling the 2-way ON/OFF valve. The thermostat will disable the power supply to the control valve, thus closing it when the FCU is not working. For Type 2 FCU, when the FCU is not functioning, the BAS will then detect the OFF status of the FCU and will send a close signal to the On/Off valve, thus closing it. For example, if the room temperature set point is fixed at 23 degree Celsius, but the actual room temperature is at 24 degree Celsius, BAS will give a command to open the CHW valve. Once the temperature falls below 22 degree Celsius, the BAS will shut the valve.

Main Chiller Plant

The BAS provides an automatic monitoring and control of all the Main Plant Room equipment and its associated field devices. The chiller system for the Main plant Room comprises of the following equipment: 4 units of water cooled chiller of 1050RT each (CH) 2 units of water cooled chiller of 500RT each (CH) 7 units of Primary Chilled Water Pumps (PCHWP) 10 units of Secondary Chilled Water Pump (SCHWO) All are equipped with Variable Speed Drive 7 units of Cooling Towers (CT) 7 units of Condenser Water Pumps (CWP)

Two numbers of central chilled water systems are designed to serve HDB HUB. One of the systems serves the 2 Office Tower Blocks, 6 storey podium with 3 basement car park, Rental Office slab, Staff recreation Centre and Training Centre, whereas the other serves only the New Toa Payoh Bus interchange. As for the other four blocks of Commercial Retail Blocks, air-conditioning is not provided but only the power supply to the air conditioning is provided.

Chiller Room
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Time Schedule
The chiller system operation is separated into Day Operation and Night Operation.

Weekdays Operation 6am to 7am Force start during the day.

At 6am, the first chiller (1050RT) is switched on with the help of time schedule program function in the BAS system. The Second and third chillers will then turn on with a delay time of 20 minutes after the front chiller is switched on. Weekdays 7am to 9pm

From 7am to 9 pm, the chillers (1050RT) will either operate or stop depending on the cooling load in the rooms. Weekdays 830pm to 9pm

The time schedule, from 8pm to 9pm, in BAS will activate to turn on the 500RT chiller. 1050RT chillers will continue to run till 9pm. Weekdays 9pm to 6am

The 500RT chiller will continue to be on till 6pm where 3 1050RT are forced to start up. This cycle will go again. The 500RT will depend on the cooling load of the rooms.

Weekends & Public Holiday Operation The time schedule function will not be activated for Day Operation, but the Night Operation (9pm to 6am) will still follow the weekdays schedule.

Lighting System
The Lighting System in HDB HUB is controlled by the BAS by switching On/Off based on the predefined time schedule. However, the operation can override the Lighting command (On/Off) from the operators workstation in IBMS control room. With the help of BAS, most of the lights will be automatically switched off especially after office hours.

Zoning Following figure shows the layout of NHDBC in SCADA (Supervisory Control and Data Acquisition) view. The layout is divided into various areas, namely Block A, Block B, Block C, Block D, Block E, Block 180 and Block 180A. The zoning is done by grouping various blocks activity together. For example, Block A, Block B, Block C and Block D are office areas, thus the lighting time schedule will be from 8am to 6pm. What it means is that the office blocks lightings will automatically come on at 8am and off at 6pm sharp.

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HDB Centre Layout Zoning

After zoning into main blocks, each block will then be divided into various subzones per storey. Referring to figure below, the numbers of sub-zones will depend on the number of time extension switches (TE) available. If the office workers need the lights to be on after office hours, they have to press the time extension switch for the zone. Every time the time extension switch is pressed, the lights for that zone will be extended by an hour. The extension switches are only for the office areas and not the Lift Lobby zone. The Lift Lobby is controlled by time schedule that is from 0800hrs to 0000hrs.

SCADA Display for Light Zonings

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Efficient Lightings Schedule Block E is a recreation facility that consists of game room, jackpot room, and playground. There are row of lights that consists of three light circuits. Therefore for energy saving after 2359 hours, one circuit can be switched on for two hours at a time while the other two circuits will be off. For example, the first circuit may be ON from 2359 hours to 0200 hours, the second circuit ON from 0145 hours to 0400 hours, and the third circuit ON from 0345 hours to 0600 hours. The zoning for the car park area (basement one to basement three) is different from the office areas, as it has to be lighted twenty-four hours a day for security reasons. Taking into consideration that a row of lights consists of two circuits, the zoning is done such that all lights are on from 0600 hours to 2300 hours, one circuit turn off from 2300 hours to 0300 hours, while the other circuit turns off from 0300 hours to 0600 hours. In this way, from 2300 hours to 0600 hours, only fifty percent of the lights are on. In the case of an emergency, the followings will take place: AHU will stop operation when over-current occurs; it activates Trip from GREEN to YELLOW. For detection of smoke, the Smoke Detector will turn from GREEN to YELLOW. Then Status will turn from GREEN to RED, this is to indicate AHU stop operation.

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RESEARCH PAPER
Significant Parameters for Building Automation Performance Shariar Makarechi, Roozbeh Kangari International Journal of Facility Management (Vol.2, No.1 May 2011)

ABSTRACT: Building Automation Systems (BAS) are used to increase operational effectiveness and performance. With the ultimate goal of defining a model as performance measurement tool for BAS, the objective of this paper is to identify and illustrate the major issues impacting the BAS and the key parameters necessary for measuring the BAS performance in commercial buildings. The study has found that in addition to the human factors, BAS affects the electrical power demand and energy use and the integration of building systems automation with lighting, security, and wireless communication networks. This study also revealed the followings as key and significant parameters: cost, user needs, simplicity (of learning and operating), integration (or the level of openness to share information with other systems), and availability (of service maintenance).

THE OBJECTIVE AND ASSUMPTIONS The objective of this paper is to identify and illustrate the major issues impacting the Building Automation systems and the key parameters necessary for measuring its performance. The scope of this study is limited to commercial building automation systems manufactured with tolerance, and operating limits suitable for facilities, such as office, retail, academic, courthouse, and light-institutional buildings. Industrial grade controls, with higher levels of accuracy, tolerance and performance (Franklin et al. 1990), are not within the scope of this paper. International building codes (International Code Council 2009) and other international-level facility design guidelines and standards, such as those published by the US Air Force, Army, Navy, the Whole Building Design Guide (NIBS 2006), GSA publication PQ100.1 (GSA 2004), as well as engineering guidelines of professional organizations such as (ASHRAE 2001) are used for defining the boundaries of the API model with API = 1 representing minimum and API = 5 as the optimum level of satisfaction. In this paper, it is assumed that: All building equipment and controls are properly sized, commissioned and calibrated, and all devices and components are designed and built for their applications. Furthermore, all building systems and associated devices are assumed to meet the needs and limitations of the application for which they are used. Growth in user needs will prompt proportional expansion of building automation system, which means an increase in the number of control points.
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Building automation and building controls are treated synonymously. Terminology used by American engineering professionals and reference manuals such as (ASHRAE 2009) is valid and commonly accepted.

LITERATURE SEARCH The first step in this study was to conduct a comprehensive literature search. Keyword search for automation, building, evaluation, intelligent, performance, smart, systems, and other relevant keywords were performed. The parameters that were cited with the highest frequency were identified and tabulated. Major categories for the parameters were established based on the literature search in order to identify the significant groups (aspects) of the parameters.

FINDINGS AND ANALYSIS The literature search shows that the studies list above focused on a limited parameters, and failed to investigate the issue in the course of a comprehensive and systematic list of significant parameters affecting BAS performance. Although many of them acknowledged that a number of parameters exist, none produced comprehensive list. This paper has collected key issues impacting BAS, and a comprehensive list of major parameters from surveys, practical observations, and comprehensive literature reviews.

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SUMMARY AND CONCLUSIONS A total of five key parameters were identified: cost, user needs, simplicity, integration, and availability of service and maintenance. The effect on Energy Use (energy management) and the Power Management were found to be a function of the BAS which has direct relationship with the User Needs and it proportionally affects the Cost and the level of Simplicity of the system. Reliability and Accuracy were also cited with low frequencies by the experts, however, these aspects of the various BAS alternatives can be considered compatible from one system to another, just like the different brand names in the personal computer industry that offer compatible reliability and operational accuracy. Flexibility and Accuracy are noted as proportional to User Needs. Availability of Service and Maintenance may be represented by the number of available vendors that can provide service to the system and is readily quantifiable. So the higher the value of A, the better is the expected BAS performance.

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CASE STUDY-2

ZYDUS TOWER, Ahmedabad

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Building Management System at Zydus Tower, Ahmedabad

Software developed by RACE Technologies
Zydus Tower is a 10 storey tower having corporate office wing of Zydus Candila. BMS at Zydus takes care of HVAC system and Water level system for water tanks. It is maintained by Dikshit Consultants and software was developed by RACE Technologies. 30% - 40% savings after using this system, recovery time 5-7 years. HVAC SYSTEM

Located at Basement level, consisting of 2 chillers and 3 pumps for circulating water.

It can be controlled by both versions i.e. automatically and manually if needed. Temp. at all floor can be maintained separately and temp. can be set for different zones i.e. for corridors , rooms ,reception etc. Water from borewell is used for the circulation in pipes. At an instance 2 pumps are used for circulating water whereas 1 pump is kept maintained for emergency situations if 1 of operating pump fails. Electricity load 1100 1200 Kw. 900 hp/hr consumption.
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 Water softening plant of 50000 litre capacity is used for removing hardness from water as ground water is being used here for the circulation, water after use is again transferred to borewell in order to minimise the quantity. 750 Kw generator is used as a power backup for the system. 2 nos. AHU (air handling units) and 2 nos. FCU (fan coil unit) per floor for controlling air flow.

Temp. of water at inlet-7.2 C, outlet- 12.5 C. (difference of almost 5-6 C) Natural air from outside is allowed to enter from an inlet vent located on each floor in the system to decrease the load on Air conditioner. Chillers are serviced after every 5000 hrs and having a life time of 25-30 years.

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