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Features December 2007
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The
greening of UK offices
 Poorly
maintained air conditioning systems can increase energy consumption
in offices by as much as 60 per cent so it pays to get your servicing
policy right, says Bill McLoughlin, Managing Director of DelracACS
Climate change is increasing pressure on building services companies
to ensure that the systems for which they are responsible function
at their optimum level in order to maximise fuel efficiency and
reduce carbon emissions. Well maintained air conditioning systems
make a significant contribution to the greening of older offices
by ensuring that they are as energy efficient as possible.
But what can you do to ensure that your office’s air conditioning
system is operating at peak efficiency? The answer will, to certain
extent, depend on the age and state of the air conditioning system
itself, but it will most certainly include regular checks to help
ensure efficient operation. And that means keeping a maintenance
schedule and producing a checklist of activities to ensure cooling
systems and controls are operating effectively.
The Carbon Trust has produced a series of recommendations for
maintenance including the following:
Check condensers. These reject heat that has been removed from
inside a building and are usually located outside. Check condensers
are unobstructed and always ensure condensing and evaporating
devices are clean and well maintained.
Check regularly for refrigerant charge and leakage in air conditioning
and comfort cooling plant.
Check insulation on pipework and replace any damaged sections.
Damaged insulation on refrigerant pipework will affect the temperature
of refrigerant flowing through a system and thus consume more
energy in maintaining the required temperature. Pay specific attention
to pipework located outside a building.
Clean fans, filters and air ducts. Blocked filters lead to reduced
airflow and increased operating costs. Consider fitting gauges
to indicate when replacement of filters is required. Dirty components
can reduce efficiency by up to 60 per cent.
Stay safe. Keep heat exchangers and cooling tower water treatment
processes spotless to save energy and prevent health problems
such as Legionella.
Ensure thermostats are calibrated annually to ensure they respond
correctly to actual temperatures.
The Building Services Research and Information Association (BSRIA)
agrees that maintenance is a critical issue, pointing out that
the recently adopted Energy Performance of Buildings Directive
places far more emphasis on the performance of mechanical and
electrical services in buildings, forcing more attention to be
paid to management and maintenance practices.
BSRIA’s view is that facilities managers faced with poorly
performing m&e services have to ask themselves whether they
are worth maintaining. But this decision is not always as easy
as it at first appears, says BSRIA: “Faced with a lack of
information on the true maintenance needs of building services,
a financial director is forced to set aside a sum of money every
year based on little more than the opinion of the facilities engineer,
plus some hazy idea of what nasty things might happen to the business
if the lights went out. As a result, maintenance is usually based
on preserving the physical assets using failure prevention and
asset care.”
BSRIA believes that a maintenance strategy must add value to the
business process. “What's needed is a reliable way of assessing
the maintenance needs of the services against the business risk
of plant failing in service,” it says.
However, maintenance is not the only issue facing those responsible
for air conditioning plant. General housekeeping is also important
in order to reduce heat gains as much as possible and thus lower
cooling requirements and costs. Again, the Carbon Trust has some
suggestions:
Turn cooling thermostats up to ensure cooling is activated at
as high a temperature as possible to maintain comfort levels.
Match air flow rates to demand in order to avoid occupant discomfort.
Keep a logbook detailing control settings, maintenance information
and any records of the commissioning process.
Encourage staff involvement by demonstrating how building occupants
can be more in control of their own environment. Explain how thermostats
operate and give guidance on recommended operating temperatures
and on how to set heating or cooling units correctly. Display
instructions on individual units and ensure that remote controls
are accessible.
Existing buildings account for around half the UK’s total
carbon emissions and air conditioning in offices and this alone
makes air conditioning a crucial environmental issue. But there
is also further proof of its importance with reports that the
UK Green Building Council has enlisted the help of office rental
giant Land Securities Trillium to help test environmentally unfriendly
office blocks.
Results of the tests – which will look at buildings from
the 1960s and 1970s and 1980s and examine ways to reduce energy
consumption – should be available at the end of the year.
The UK Green Building Council is also reported to be leading a
Government project to put in place energy standards for new non-domestic
buildings.
ecobuild
2008
 Ecobuild
returns to Earls Court next February, double the size with more
than twice the number of exhibitors, more free seminars (there
were 60 in 2007, there will be over 75 next year) and a whole
series of impressive attractions linked to the key themes –
zero carbon, water management and renewable energy.
With zero carbon legislation looming, Ecobuild’s Road to
zero carbon and Zero carbon house attractions will be crowd-pullers
and particularly interesting ones too. The Road to zero carbon
– realised as a series of external wall elevations –
shows how different combinations of superstructure, insulation
and cladding can contribute to a low carbon outcome.
But it’s the Zero carbon house by Zedfactory that will be
the star of the show, for the wealth of information that this
full-size structure will convey and for its sheer scale and ambition.
Ecobuild’s organisers will take just three days to build
the house before opening it to visitors on 26 February.
The zero carbon house will be a full-size installation, stripped
back to reveal the anatomy of the building, the design features,
products and solutions which combine to make zero carbon housing
a reality now. Visitors will be able to tour the entire structure
and learn about the materials used, its systems and energy performance
as well as the pre-fabricated timber frame panels that will make
it possible to complete the entire structure in just three days
ready for the exhibition!
Team these attractions with the dedicated zero carbon seminar
series and you’ll get an impressive and condensed zero carbon
education in a day.
And that’s not all, not by a long,
long way...
Streetscene at Cityscape 2008 which, along with Ecobuild and Futurebuild
is one of the three events happening concurrently at Earl’s
Court, will be the largest indoor representation of landscape
design and public realm in the UK. Designed by landscape architects
Whitelaw Turkington and constructed by Skanska McNicholas, this
stimulating display will underline the importance of quality public
space in supporting successful, sustainable places.
With contributions from leading suppliers including Marshalls,
Charcon and Woodhouse Projects, Streetscene takes sustainability
as its key theme; the design and the materials combining to create
an attractive environment that also reflects a commitment to sustainable
sourcing, recycling, urban biodiversity and water management.
For more information, and to register, visit www.cityscapelondon.co.uk
If water management is top of your agenda, be sure to visit SoH2O
- Ecobuild’s integrated water management installation. The
complex challenge of managing water in the built environment is
revealed and demystified at SoH2O which provides an integrated
approach to water efficiency and flood risk through the use of
the latest design solutions and innovative products.
With expert advice available throughout, SoH2O will guide you
through the key issues and answer your questions about a diverse
range of subjects from managing surface water run-off, SUDs and
rainwater harvesting to the impact of impending regulations and
technical and installation challenges.
If you’re looking for more sustainable construction methods
and materials, head for Natural materials live. This feature offers
visitors the opportunity to try out natural building materials
and techniques and see for themselves the results that have brought
about the recent resurgence in ‘natural building’,
not just for housing but for commercial buildings too. Experts
will be on hand throughout to give advice on all the materials
and techniques plus the integration of natural building materials
into mainstream architecture, building regulations and structural
considerations.
Key contributors to Natural materials live are Jackie Abey and
Jill Smallcombe who, since 1999, have worked together using natural
building materials and methods on a variety of projects including
the Eden Project, Sustrans cycle routes and Somerset College of
Arts and Technology.
To help encourage new innovations, as well as up and coming eco-entrepreneurs,
Ecobuild’s newest initiative is Green Shoots. Sponsored
by Burdens, Green Shoots is dedicated to promoting innovative
products from small and emerging businesses. Burdens Environmental
has a simple strategy - to make sustainable technologies easier
for companies to sell as well as making them easier to purchase
by showcasing not only single products but by promoting the benefits
that can be achieved by combining products into systems. Burdens
Environmental is a one-stop-shop for environmentally friendly
products and services.
Green Shoots, which is designed to encourage the freshest thinking
and to create a focus for the most innovative ‘green’
construction products, is an ideal association for Burdens Environmental
which, through its nationwide network, is uniquely positioned
to encourage, assist and work with forward-thinking entrepreneurs.
Other important attractions at Ecobuild 2008 include Solar city
and the Eco Paints Pavilion. Solar city allows visitors to explore
many of the leading options available for renewable power and
heating amongst the vast array of products showcased in Solar
city, including the latest from Dulas, Riomay, Baxi Heating, Viessmann,
Applied Energy Products, Kingspan Hot Water, ICB and Solar Century.
Meanwhile, the Eco Paints Pavilion brings together expert advice
and a wide range of products to provide a valuable educational
and specifying resource. Comprising a series of supplier showcases
– including Ecos Organic Paints, ICI Paints and Bluebell
- and demonstrating the breadth of products available and applications
possible, experts in natural paints and coatings will be available
throughout the three days to answer your questions and help with
specific challenges.
Just like the zero carbon attractions, they all have dedicated
seminars to provide more formal learning alongside the hands-on
experience.
All the attractions and seminars take place on the exhibition
floor, which makes it convenient to combine seminars and attractions
with the relevant products and services from Ecobuild’s
500-strong exhibitors. For ease of navigation, the Ecobuild website
www.ecobuild.co.uk provides DIY ‘tours’ of the key
themes, listing all the exhibitors, seminars, conference sessions,
attractions and special events relevant to that theme.
Look out also for the political keynotes – Yvette Cooper
MP, Minister for Housing will be speaking – and the debates
and discussions featuring well-known names such as Janet Street-Porter
and Wayne Hemingway certain to give a lively and spontaneous edge
to your Ecobuild experience.
Ecobuild takes place on 26 – 28 February 2008. Entry to
Ecobuild and all its attractions, seminars and keynotes is free.
Register at www.ecobuild.co.uk
Ever
Vigilant
 CitectFacilities
Software chosen for new wide-ranging monitoring system covering
multi-occupancy buildings in London Borough
CitectFacilities software is providing the platform for a new,
wide-ranging system, designed by Entech Ltd, for the remote monitoring
of lifts, water pumps, water tanks, boilers, and riser pumps in
multi-occupancy buildings right across a large London Borough.
The system is providing a more efficient service to residents,
by providing real time information for rectification of faults,
and is also reducing costs through improved use of maintenance
personnel and building management services.
“The Entech/Citect monitoring system is revolutionising
the way we operate and maintain council buildings in the Borough,”
said a Council spokesman. “The system takes us from a reactive
to a proactive approach, where we often know about faults with
lifts, pumps, boilers and the like before our residents do, and
are able to rectify these faults quickly with the minimum of disruption.
In addition, the CitectFacilities platform provides us with records
of breakdown histories of equipment in our buildings, enabling
us to undertake trending to anticipate and obviate longer-term
problems.”
The London Council decided to invest in a new, more comprehensive
building monitoring system when the original remote lift monitoring
system used in many of its multi-occupancy properties became unreliable.
The previous lift monitoring solution, a DOS-based proprietary
control system, had begun to swamp the council with false alarm
calls about inoperative lifts. In addition to overcoming this
problem, the Council wanted to be able to reduce the incidence
of complaints, by being able to identify system faults quickly.
Importantly, they also wanted to extend the parameters of the
system to include other equipment on site, including water pumps,
tanks, heating boilers and riser pumps. To provide a single solution
to all these remote monitoring requirements, the Council turned
to Sidcup-based systems integrator, Entech Ltd.
The system provided by Entech is based on a number of remote sites
fitted with hardware designed to monitor equipment on site - typically
lifts, water pumps, water tanks, heating boilers and riser pumps.
It has been designed to be intuitive and guides users via a series
of simple, on screen visual indicators that identify faults or
alarms. This facility is provided by a graphic front end, which
is an integral part of the CitectFacilities software package specified
by Entech for the building monitoring system.
At the heart of the Entech system are AMACS units (Advanced Monitoring
And Control System). Designed and developed by Entech, these devices
have a number of analogue inputs, digital inputs and relay outputs
that are directly connected to the equipment to be monitored.
They are powered by on site AC power and have internal batteries
to allow communication and monitoring in the event that the mains
supply should fail.
Each AMACS unit includes an internal modem that connects to a
BT telephone line, allowing communications to the central monitoring
system, which is situated at the Council’s head offices
and manned by Council engineers, to enable reporting of alarms
and user interrogation. The value of this data to the Council
is explained by the Council spokesman. “If we have a lift
breakdown in Deptford, for example, we now know about it the moment
that it has occurred, and are able to make the best use of resources
by diverting one of our engineers that is closest to the scene.
In addition to this, the Council is responsible for a number of
sheltered housing schemes. If boilers fail in these premises then
vulnerable people can be put at risk. The new system means that
we are aware almost immediately when these problems occur and
are able to put them right straightaway, often before the tenants
know there has been a problem.”
Currently, the Council is using the Entech system to monitor 25
sites: the plan being to add 15 more sites each year, as capital
become available. Asked if the system offered potential for improved
efficiencies and cost savings for other councils across the UK,
the spokesman replied: “Absolutely.”
The Council’s planned expansion of the monitoring system,
up to a potential maximum of 300 sites, is one of the major reasons
why Entech specified CitectFacilities software. The package has
the ability to monitor and control 100,000's of I/O points from
a single server, with the scalability to grow the system to monitor
one or more multi-site facilities. CitectFacilities is also easy
to use; its open architecture and easy-to-use configuration tools
enable users to quickly develop and deploy building solutions.
Once installed, the package enables managers to lower building
operating costs and improve tenant services, by providing centralised
control and monitoring of facilities, and by integrating climate,
lighting and other systems in single or multi-site operations.
Entech/Citect Monitoring System: Principal of operation
The basic principal of operation of the London Council system
is to have remote monitoring units on each of the sites; these
dial in alarms to advise the user that there is a problem on that
site that may need attention.
Each monitored item of equipment on site has specified alarm and
monitor points - alarm points are signals that trigger a dial-out
to the central system, monitor points are signals that do not
trigger a dial-out but can be used to monitor the equipment status
while looking 'on-line'. Based on the alarms received by the central
monitoring system, Council engineers can contact the relevant
maintenance companies to attend the site. Once logged onto the
system, engineers can select a site to observe the equipment in
real-time, which, in some instances, can aid fault diagnosis.
The engineers also have a limited ability to control the lifts
remotely. The remote AMACS units also monitor whether the lift
room door is open.
When the door is opened the AMACS unit starts a timer and the
person has to enter a specific code to prevent an alarm dial out.
If the person does not log in then the AMACS dials to the central
system to indicate that there is an intruder in the lift room.
If the person enters the required code the AMACS unit asks if
lift alarms generated are to be inhibited from being dialled to
the central system.
The system can accommodate multiple remote sites and multiple
users. To facilitate this, the central CitectFacilities system
has a 7-line modem installed, which allows for simultaneous user
dial out and remote site alarm dial in.
About Citect
Citect is a leading, global provider of industrial automation,
real-time intelligence, and next generation manufacturing execution
systems (MES). Leveraging open technologies, CitectHMI/SCADA and
Ampla connect to multiple plant and business systems. Its products
are complemented by Professional Services, Global Customer Support
and Educational Services, and sold in numerous industries: mining,
metals, food and beverage, manufacturing, facilities, water, gas
pipelines, power distribution and pharmaceuticals. Headquartered
in Sydney Australia, Citect has 21 offices and representation
in Oceania, Southeast Asia, China and Japan, North and South America,
Europe, Africa and the Middle East. Its products are distributed
in more than 80 countries worldwide.
Please visit www.citect.com
for further information
Armstrong solutions breathe new life into Gatwick
 BAA
is an integral part of the UK’s flying experience, with
tasks and departments ranging from security to retail and fire
safety. They are also one of the largest clients of the construction
industry. With seven of the UK’s airports under its control,
the company has an extensive portfolio of buildings to manage
and maintain from retail outlets to terminals.
A few years ago BAA found itself with a dilemma. The six-storey
office block above Gatwick’s south terminal was in need
of work. BAA could either demolish the building or undertake a
serious refurbishment. In early 2005 it chose the latter.
With a proven track record in breathing life back into run-down
buildings and creating innovative corporate interiors, Area Sq
was the refurbishment team in charge of this £6.5 million
resurrection. The team took the unimaginative building and turned
it into a bright and inspiring place for the office’s workers.
“The whole building was fairly dilapidated,” says
Colin Sawyer, Area Sq Technical Design manager for the task. “It
looked really tired inside and was basically unfit for purpose.
Because it was built in the 60s and hadn’t had much work
done to it besides essential maintenance jobs, there were no facilities
to accommodate the needs of a modern office.
“Area Sq took care of everything from the logistics of undertaking
a huge construction task in a secure airport environment, to stripping
out the ceiling tiles and partitions and removing the rotten window
frames. We turned the building back into a shell and started from
scratch. It was a big job: the original ceiling tiles had to be
prized off with metal spatulas, so many had warped and been damaged.”
In fact, the ceiling space presented Area Sq with one of the biggest
challenges of the project. The block only had a basic ventilation
system – with no place for contemporary air conditioning
equipment - and did not have the right design in place to accommodate
up-to-date fire alarm systems, or IT and communication facilities.
With the task of bringing the building into the age of technology,
Area Sq engaged the help of Armstrong to create some space-saving
designs for the project.
As the ceiling height was already relatively low, distributing
all of the required services across the ceiling space would have
created an oppressive atmosphere. Therefore, to give the illusion
of increased space, Area Sq decided to position all of the services
centrally, leaving higher ceiling heights around the edges of
the room.
Even then, little space could be spared in the middle for essential
access. Area Sq knew where to go to resolve the issue, as Sawyer
explains: “The building was never designed to accept modern
services, so the plenum was quite limited. We approached Armstrong
with our dilemma who immediately said ‘we have the product
for the job.’ We use Armstrong’s products on jobs
all across the country, so we trust them.”
Armstrong’s solution to Area Sq’s difficulties was
a unique type of suspended ceiling tile which, unlike the industry
standard, did not rely on a ‘push and lift’ action
for access. “The tile Armstrong recommended was the Orcal
Axal Vector metal tile. It was a great resolution to the space
problem – the design is really innovative. It works using
a downwardly demountable system – whereby you push the tile
sideways slightly and then it drops back down towards you. You
don’t need any special tools, so it minimises the potential
of damaging the ceiling,” said Sawyer.
Orcal Axal Vector, like the rest of Armstrong’s Vector family
of products, isn’t just a space-saving solution. It is lightweight
and durable, making it easy to handle, transport and install –
perfect for a busy and sensitive airport environment.
However, as Sawyer explains, this was not the only technical aspect
of the tile that appealed to BAA and Area Sq. Acoustics were very
important too. “We installed an up-to-date air conditioning
system and had to choose products that kept the noise to a minimum.
As we were creating partitioned offices with meeting and conferencing
areas we had to make sure the space could be used for both public
and private conversations. The Orcal Axal Extra Micro Perforated
tile was fitted with a black acoustic fleece, which dampened the
sound and enhanced the acoustic comfort of the space.”
Finally, the visual appeal was an important consideration. The
Extra Micro Perforated version of the Orcal Axal Vector tile offers
a sleek and modern feel; the minimal 6mm reveal grid visual and
monolithic finish was instrumental in creating the required look.
As Sawyer says, “It was a decision based on design and technical
performance.”
The last of BAA’s staff moved back into the office in early
August 2007 and are enjoying their new workspace. BAA is confident
that the finished space will also be attractive to new tenants.
Buildings in 2030: high tech, low energy
 Imagine
a world where all houses use almost no energy, where wireless
technologies are built into the fabric of buildings and everyday
devices, where all buildings are designed to meet the needs of
robots and an increasingly elderly population – and where
a parallel, ‘virtual’ construction industry exists...Sounds
like the stuff of science fiction?
According to a major report released in November, these developments
are not as far away as you’d think: in fact, they are realistic
developments the building and construction industry could see
within the next quarter century.
“The World in 2030”, written by world-renowned futurologist
and author Ray Hammond, looks at the key trends which are likely
to shape society and everyday life a quarter of a century from
now. The report was launched at a high-level event in Brussels,
at which European policy makers, NGOs including Friends of the
Earth, leading academics and journalists discussed its findings
with industry representatives. It was commissioned by industry
body PlasticsEurope, to enable the industry to take steps to meet
the challenges of tomorrow, such as climate change. For example,
if half of all buildings were insulated to the highest standards
plastics can deliver, the EU could reduce CO2 emissions in buildings
by 35%, or 340 million tonnes. This would exceed the Kyoto targets
for EU27 for the sector, and would be close to half of the more
stringent EU target for the year 2020!
Ray Hammond explains: “We have no language for the future,
but anticipating it is part of our make-up. What this report does
is identify the driving forces likely to shape the next few decades
that we can see now, and project them to 2030. One thing is certain:
the rapid speed of change that we have seen since the 1980s will
not slow down: the rate of change will continue to speed up, so
much so that in some ways our lives in 2030 will be unrecognisable
compared to today.”
The report predicts that, thanks largely to plastics, all properties
will be upgraded to maximum energy efficiency as climate change
might make annual average temperatures drop by as much as three
degrees Celsius (six degrees Fahrenheit) in Europe. Insulation,
panes, thermal bridges and barriers made of plastics will greatly
contribute to increased energy efficiency. Energy savings will
also be enabled by wireless sensors attached to household appliances
and lighting, allow lights and other devices to turn off automatically
once people have left the room. It will also enable offices and
homes to continuously monitor and adjust their energy requirements.
In the future, buildings, lamp posts and church steeples will
also serve to emit internet access that will enable permanent
and ubiquitous access to an all powerful internet, an integral
part of the “always on, always connected” society
in 2030. Real-estate development in the virtual world will by
2030 be a profession as ordinary as any other.
Other findings are:
• By 2030, one billion people will be 65 or older. In Japan
scientists are developing robots made out of advanced plastic
materials will look after the elderly. All buildings will need
to be designed to meet the needs of this increasingly elderly
population.
• A revolution in medicine will have occurred. Personal
DNA mapping, powerful new gene therapy drugs and stem cell research
will mean that medicine will prevent illness and extend life.
With plastics playing a large part in healthcare, people in 2030
will reach the ages of 130 plus.
But the report also finds that some aspects of daily life in 2030
will seem very similar to today. We will still live in houses
and apartments as we do today, and children will still go to school
– supplemented, but not replaced, by virtual learning.
PlasticsEurope Executive Director Wilfried Haensel commented:
“We are aware that we sit at a critical time in the development
of our society and industry, where we face substantial, global
challenges such as climate protection and the need for greater
energy efficiency. PlasticsEurope commissioned this report to
understand more about the future, so as to ensure that our industry
and our products contribute constructively to overcoming the challenges
of today and tomorrow.”
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