beam plus version 1.2 – site aspects (sa) for existing .... kc_site aspects_e… · sa 2 noise...

Mr Kenneth CHANTechnical Review Committee Panel Chair (Site Aspects )

25 July 2012

BEAM Pro Training and Examination BEAM Plus Version 1.2 – Site Aspects (SA) for Existing Buildings

2

Section 2 Site Aspect Credits

Sa P1 Environmentally Purchasing Plan Prerequisite

Sa 1 BEAM Certified Building 5

Sa 2 Noise from Building Equipment 1

Sa 3 Light Pollution 1

Sa 4 HSE Management 1 + 1 Bonus

Sa 5 Environmental Purchasing Practices 1

Sa 6 Building and Site O&M 3

Sa 7 Building Services O&M 3

Sa 8 Staffing and Resources 1

Sa 9 User Guidance 1

Sa 10 Green Cleaning 1

Total 18 + 1 Bonus

BEAM Plus - Site Aspect

3

SA P1 Prerequisite – Environmentally Purchasing Plan

Demonstrate that environmentally purchasing plan and procedure either following with company guideline orother international standards shall be in place

Purchase materials, products and equipment

- no significant negative impact on EHS

4

SA 1 BEAM Certified Building

Credit:

3 - 5 credits for the building has been certified with BEAM grades (e.g. Platinum, Gold or any other grade)

BEAM ratings:

Before 2004 version

After 2004 version

Credits to be achieved

Excellent Platinum 5

Very Good Gold 4

Good Silver 3

Fair Bronze 3

5


• BEAM certification should be valid

• Other assessment method

– Details of the assessment method

– Evidence of certification

(e.g. letter or certificate)

– Certification remains current

E.g. BEAM Plus

A building certified with Platinum rating of BEAM New Building 5 credits

A building certified with Platinum rating of BEAM Existing Building exceeding 5 years

0 credit

Platinum Platinum

Gold Gold

Silver Silver

Certified Bronze

6


Alternative:

Up to 4 credits for an uncertified building that meets the listed performance characteristics in Site Aspects of BEAM for New Buildings

E.g. New Building

(credit)

Existing Building (credit)

Bridge connecting the building with the mainstream public transport (within 10 mins walk) (SA 2)

1 0.5

40% of site area is covered with greenery (SA 7) 2 0.5

Provide adequate mitigation measures for construction noise for all sensitive receivers

1 0.5

Total 1.5

(Max. 4)

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SA 2 Noise From Building Equipment

Credit:

1 credit for demonstrating that the level of the intruding noise at the façade of the potential noise sensitive receivers is in compliance with the criteria recommended in the Hong Kong Planning Standards and guidelines.

Objective :

- Reduce the nuisance caused to neighbors by noise from building services equipment.

Pre-requisites :

- Compliance with the Noise Control Ordinance and Subsidiary Regulations.

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Measurement :

- Made at the FAÇADE of the potential noise sensitive receivers.

- Be conducted in accordance with the TECHNICAL MEMORANDUM –for the Assessment of Noise from Places other than Domestic Premises, Public Places or Construction Sites (by Environmental Protection Department).

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Assessment : (How credit is awarded)

- Level of Intruding Noise ( 5 dB(A) ) below Acceptable Noise Level (ANL) in Table 3 of TECHNICAL MEMORANDUM; or

- If, BACKGROUND being ( 5 dB(A) ) below ANL- Then, Level of Intruding Noise SHOULD NOT higher

than the background.

Applicant’s Duty :

- Provide Evidences:- Detailed analysis, calculation and/or measurement.- With assessment criteria.

- If, there was Noise Abatement Notice:- Evidence of full compliance with the requirement

remedial action.

10

SA3 - Light Pollution

Credit:

1 credit for obtrusive light from exterior lighting meets relevant performance specified by CIE, CIBSE and ILE

Environmental Zone

Sky Glow ULR [Max %]

Light into Win-dows Ev [Lux] (1)

Source Intensity I [kcd] (2)

Building Luminance Before curfew (3)

Before curfew

After curfew

Before curfew

After curfew

AverageL (cd/m2)

Maximum L (cd/m2)

E1 (4) 0 2 1* 0 0 0 0

E2 2.5 5 1 20 0.5 5 10

E3 5.0 10 2 30 1.0 10 60

E4 15.0 25 5 30 2.5 25 150

Obtrusive Light Limitations for Exterior Lighting Installations

Source: CIBSE Factfile 7 (2003)

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SA 3 Light Pollution

Light into Windows

12

SA 3 Light Pollution

Sky Glow

13

SA 4 - Health, Safety & Environment Management

Credit:

1 credit for adopting OHS management system to OHSAS 18001 orEMS to ISO 14001 and 1 bonus credit for having both certified

2 credits

• 2 valid certificates available

• Commitment to renew upon next due

1 credit only

• No certificate but practices conforming to OHSAS 18001 or ISO 14001 in place

– Policies

– Objectives and targets

– Communications

– Responsibilities

– Action taken

– Results / outcomes

14

SA 5 Environmental Purchasing Practices

Credit:

1 credit for demonstrating 70% of purchased items are environmentally friendly materials, products or equipment for the past 12 months orequivalent programme for implementation.

Objective :

-Encourage purchasing practices which reduce the environmental impact of products used in the operation and maintenance of buildings


- Purchasing Practices on the use of environmentally friendly materials should be demonstrated, e.g. (next slide)

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SA 5 Environmental Purchasing Practices

Document required:- Provide Documentary evidence, e.g.

- Correspondence with suppliers- Samples of invoices- Records of Purchases, etc.

16

SA 6 Building And Site Operation And MaintenanceCredit:

1-3 credits under SA 6. 1 credit for each aspects of a) Building Maintenance, b) External Areas and Facilities, c) Operations and Maintenance Manual

Objective :

- Encourage planned inspection, maintenance and repair of the building fabric and structure, external areas to enhance safety and reduce environmental impacts.

17

SA 6 Building And Site Operation And Maintenance

(a) Building Maintenance

1 credit for implementing an effective system of regular inspection, cleaning and maintenance of the building’s fabric and structure.


- Demonstrate an appropriate frequency of inspections, adequate preventive maintenance, and timely / adequate repairs are undertaken.

18


Remarks:

- SA 6a specified the MINIMUM information required, e.g.


- Demonstrate that- the system of inspections, cleaning, maintenance and

general repairs to the building fabric and structural elements

- are effective in maintaining reliability and prolonging service life

19


20


(b) External Areas and Facilities

1 credit for implementing an effective system of regular inspection, cleaning and maintenance of areas and facilities external to the building.


Demonstrate an appropriate frequency of inspections, adequate preventive maintenance, and timely / adequate repairs appropriated to type and extent of external areas and facilities.

21


Remarks:

Applicant’s Duty :- provide evidence in terms of inspections, cleaning, maintenance and

repairs, etc, to demonstrate their adequacy in relation to the size of the external area and extent of the facilities.

- This credit shall not apply where the building footprint exceeds 80% of the site area, unless,

- The building roof, podium and/or sky gardens, etc. have facilities accessible to building users.

- Assessment covers ALL external areas and facilities under the responsibility of the management team, e.g.

- Slopes, roads, landscaping, stairs, recreational facilities, etc.

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Example of Green Roof

Source :Example of a green roof at the Hong KongPolytechnic University–HKPU

Source :Caritas Tuen Mun Marden Foundation Secondary School, Tuen Mun - HSBC

Source :wikimedia.org - Tsuen Wan CityWalk (green walls

and roof garden)

Source :Roof Garden EMSD Headquarters Building

23


(c) Operations and Maintenance Manual

1 credit for providing a fully documented operations and maintenance manual for the building and site to the minimum specified.


- The documentation shall provide sufficient information to all personnel who carry out works on the fabric and structure at ANY time.

- SA 6 specified the MINIMUM information required, e.g.

24


25


Remarks:


- Submit a declaration that the operation and maintenance manual in use for the building is sufficiently detailed for the size and complexity of the building and external site elements.

-Environmental issues shall be included in the maintenance manual, e.g. how to reduce noise, dust, waste, water during maintenance period.

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SA 7 Building Services Operation and Maintenance

a) Central HVAC systems

1 credit for demonstrating the operation of a planned programme of regular inspection, cleaning and maintenance of central HVAC plant

How credit could be achieved?

• Maintenance manual covering HVAC systems and equipment

• Maintenance programme (e.g. list of equipments, planned maintenance items, frequency and records of inspections etc.)

• E.g. An existing building O&M manual

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Overview of the HVAC system

28

Modes of operation

29

Modes of operation (cont’d)

30

Schematic diagram

31

Record drawings of the installations as built

Safety procedures & instructions

33

Manufacturers info (not just catalogue) –Equipment schedule / performance curve

34

Compliance with regulations and COP

35

Commissioning record & results

36

Equipment operating parameters and control settings

HOURS 00 01 02 03 04 05 06 07 08 09 10 11 12 13 14

CH.W. Leaving Temp. ? 11.2 11.3 11.3 11.1 11.2 10.9 11.2 9.9 6.9 6.4 6.8 6.8 6.2 6.5 6.1

CH.W. Entering Temp. ? 12.7 12.5 12.7 12.6 12.7 12.7 12.6 8.9 9.9 10.4 11.6 10.7 10.7 11.7 12.0 1

Cond.W. Leaving Temp. ? 22.1 22.1 22.1 22.0 22.1 22.0 22.0 22.0 27.5 26.2 26.3 27.1 27.9 28.2 29.4 2

Cond.W. Entering Temp. ? 21.6 21.6 21.7 21.6 21.6 21.5 21.5 21.5 24.4 22.3 22.1 22.6 23.2 23.5 23.7 2

Evaporator Sat. Temp. ? 14.5 14.5 14.5 14.5 14.5 14.5 14.5 10.3 6.3 5.8 6.1 6.0 5.7 5.8 5.2

Condenser Sat. Temp. ? 14.4 14.4 14.4 14.4 14.3 14.3 14.3 10.1 31.2 30.6 31.8 32.7 33.4 33.9 36.1 3

Oil Temp. ? 50.3 50.3 50.2 50.3 50.4 50.3 50.4 50.3 47.4 47.1 47.1 47.2 47.2 47.6 46.3 4

Discharge Temp. ? 22.2 22.3 22.2 22.3 22.5 22.0 22.2 21.8 56.7 55.1 55.6 56.6 57.3 57.6 58.9 5

Evaporator Ref. Pressure kPa 684 684 684 684 684 684 683 591 510 501 506 506 497 501 490 4

Condenser Ref. Pressure kPa 681 681 679 679 681 679 679 586 1141 1121 1161 1187 1212 1232 1306 1

Oil Diff. Pressure kPa 0 0 0 0 0 0 0 0 270 266 263 261 259 259 256

CH.W. Leaving Temp. SP ? 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.2 6.0

CH. Water Flow L/S -5 -5 -5 -5 -5 -5 -5 -2 194 194 195 195 195 197 197

Cond. Water Flow L/S -7 -7 -7 -7 -7 -7 -7 -7 275 273 273 274 276 273 273

Motor Current % 0 0 0 0 0 0 0 0 54 61 70 72 75 76 85

HV. Average Volt kV -0 -0 -0 -0 -0 -0.1 -0.1 -0.1 10.6 10.5 10.6 10.5 10.6 10.7 10.6 1

HV. Average Current A -0.5 -0.5 -0.5 -0.5 -0.6 -0.6 -0.7 -0.7 31.2 37.1 42.7 43.7 45.8 47 52 5

HV. Average P.F. 0.96 0.96 0.96 0.96 0.97 0.97 0.98 0.98 0.96 0.97 0.96 0.96 0.95 0.95 0.95 0

HV. Board Power MWh MWh 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4

Chiller On/Off Status Off Off Off Off Off Off Off Off On On On On On On On

Voltage KV 11 11 11 11 11 11 11

Current A 31 38 41 44 44 50 51

Power Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0

Power Input kW 573 702 758 813 813 924 943

Cooling Load kW 2426 3246 3907 3185 3675 4287 4849 5

COP 4.24 4.62 5.16 3.92 4.52 4.64 5.14 5

Efficiency (kW/Ton) 0.8 0.8 0.7 0.9 0.8 0.8 0.7

Condenser Approach ? 3.7 4.4 5.5 5.6 5.5 5.7 6.7

CH

ILL

ER

N

O.1

Setpoint is the

Control setting

Operating

parameters

37

Maintenance Schedule / ProgramList of equipment

Det

ail o

f pla

nned

m

aint

enan

ce

Fre

q. o

f ins

pect

ion

38

Inventories of spare parts

39

Details of supply of spares

40


b) Other Engineering systems

1 credit for demonstrating the operation of a planned programme of regular inspection, cleaning and maintenance of building’s engineering systems

Submissions for non-HVAC systems covered in SA 7 a) HVAC above

Electrical services

BMS systems

Fire services

Plumbing & drainage

Etc.

Non-HVAC

41


c) Assessment of O&M practices

1 credit for having undertaken an audit of the effectiveness of the operation and maintenance practices for all building services engineering systems

How credit could be achieved?

- Review on current O&M practices

- Audit of O&M practices can follow BSRIA AG 13/2000

- Audit shall be conducted every 5 years

- Continuous monitoring programme esp. priority for energy consumption

BSRIA

42

Assessment of O&M practices

Problems found during audit

Information & data collection

Review existing O&M approach

Monitoring alternative

approach results

BSRIA

43


1. Review existing VAV box operation & maintenance contract

1. Sample checking of sensor error & VAV box performance through snap-shot of BMS data

2. Annual checking cycle - a routine maintenance

3. Without spare parts for VAV box and only very limited parts for control cards

4. Without services quality standards or services KPI

5. MO received cold/hot complaints and tune the system through BMS

2. Site survey

Tailor-make deflector

Shaft broken T-sensor within ceiling void

Diffuser blocked by rubber band

Others:

1. controller card loose contact

2. T-sensor attached on surface of fluorescent tube

44


3. Problem Findings in maintenance contract & operation

1. Sample checking of VAV box performance through snap-shot of BMS data is not reliable

2. Customer complaints cannot be minimized even a routine maintenance is provided

3. Sample checking provided a wrong message for the suppliers to keep insufficient spare parts

4. Absence of services quality standards / services KPI to justify both services quality and cost-effectiveness of the contract

5. Just tuning the BMS setting cannot fully satisfy the customer’s requirements.

4. Improvement Works 5. Long-term Strategy (continuous review)1. Continuous monitoring and improvement is required instead of sample checking

2. Site survey + customer satisfaction survey + FDD program + routine maintenance are all necessary and integrated as a one-stop shop services

3. spare parts house-keeping should line-up with the problem findings and technology development

4. Develop services quality (e.g. satisfaction level) & KPI (e.g. $/satisfaction level) for the contract and regularly review with MO & services provider (i.e. performance review meeting)

1. The leasing agreement should be clearly stated the role & responsibility of tenants on ceiling modification work

2. Re-commissioning of VAV-box performance or sensor calibration should be done for large renovation of ceiling works or when new tenants move in

3. Continuous improvement of services is required and optimize it in order to minimum interference to tenants, work load to MO & service providers

4. Development of balanced scorecard as a base for varying the maintenance cost as per the quality of services

45

SA 8 Staffing And Resources

Credit:

1 credit for the adequacy of staffing and resources to meet the operation and maintenance requirements of the building

Objective :

- Ensure staffing resources are adequate for carrying out and maintaining improvements to building and system performance.


- Managers and engineers have appropriate qualifications and/or experience, and

- Technical staff have appropriate technical and/or trade qualification befitting their assignment duties,

- Technical resources are sufficient, and - Where appropriate, continuing education and training to meet the demands of

enhancing building performance.

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- Provide details of training undertaken for up to 3 years previous, and details of plan and budgets for further training.

- Example of training scope was given

Applicant’s Duty : (How credit is awarded)

- Provide evidences, that:- Staffing arrangement; Technical resources- are sufficient to meet the demands of enhancing the

quality of operation and maintenance for the building

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-In House Technical Resource, included- Adequate space and equipment for undertaking

inspection, maintenance, etc.

Remarks :

- Where outsourcing is used,- Contractual arrangement and the experience, skills and

technical resources of any appointed contractor shall be included.

- Contractor be assessed by the Client to ensure the adequacy of their technical resources

48

SA 9 User Guidance

Credit:

1 credit for providing with comprehensive guidance on building safety, hygiene and environmental issues in a building user’s guide

Green Guideline/ Fit-out Guide: –Selection, installation and use of energy efficient equipment

–Energy efficient equipments and facilities

–Sorting, recycling and disposal of waste

(esp. hazardous waste)

–Fire safety management

–Health and hygiene

–Control of indoor pollutant sources

–Emergency procedures

–Selection of sustainable materials for fit-out

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Environmental Guidelines for Tenant

50

SA 10 - Green Cleaning

1 credit for demonstrating appropriate green cleaning procedures/practices are implemented and at least 50% of green cleaning products are used

Credit:

Procedures/practices

• Purchase of green cleaning products

• Safe and green cleaning procedures

• Staff and training requirement

• Feedback from occupants

Green Cleaning Products

• Green Seal standard for Industrial and Institutional Cleaners (GS-37)

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Summary of General Distribution of Credits

0

1

2

3

4

5

Sa 1 B

EAM

Certif

ied Bu

ilding

Sa 2 N

oise fr

om B

uilding Eq

uipm

ent

Sa 3 L

ight Pollutio

n

Sa 4 H

SE M

anag

emen

t

Sa 5 E

nviro

nmen

tal P

urch

asing Pr

actic

es

Sa 6 B

uilding an

d Site O

&M

Sa 7 B

uilding Se

rvices

O&M

Sa 8 Staffi

ng and

Res

ources

Sa 9 U

ser G

uida

nce

Sa 10 Green

Clean

ing

no. o

f cr

edit

credit bonus credit

Total credit: 18 + 1bonus

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T +852 3610 5700

F +852 3996 9108

www.beamsociety.org.hk

1/F Jockey Club Environmental Building,

77 Tat Chee Road, Kowloon, Hong Kong香港九龍塘達之路77號賽馬會環保樓1樓

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