implementing effective energy conservation …. sougata...cost – benefit analysis additional capex...

I l ti Eff tiImplementing Effective Energy Conservation Programmesgy g

Sougata Nandi, B.Tech., M.Tech., LEED® AP, PMPgDirector – Sustainable Development at TECOM Investments & Enpark

Winner Emirates Energy Award 2007Who’s Who Member of the Year 2009-2010

Member of Green Building Review Committee 2009 – EHS Trakhees of PCFC

15 December 2009

Strictly prohibited from copying or distributing without approval of Sougata Nandi

15 December 2009

Energy & Water Conservation Projects


Types of Conservation Programmes

Design Stage Existing FacilityDesign Stage Existing Facility

• Carried out when a facility is being designedP id h b b fi

• Retrofit becomes a necessity, but justifies through acceptable payback

i d• Provides the best cost-benefit• Opportunity for applying renewable

energy technologies in a financially feasible mannerG b ildi tifi ti b d

periods• Opportunity to upgrade Building

Management Systems and other MEP equipmentE il bl d t• Green building certification can be used

as a framework to measure the future performance of the facility

• Capex reduction can be potentially hi d i ll i thi i h

• Easily measurable energy and water savings through comparison of past and current utility bills

• Building re-commissioning is an effective t lachieved, especially in this region where

over-design is a common feature• Helps optimize future O&M costs• However, savings estimation remains a

th ti l i

tool• Indoor environmental quality can be

improved with simultaneous reduction in O&M costsG ll i dditi l Ctheoretical exercise. • Generally requires additional Capexwhich a landlord may not budget for.

Design stage energy and water conservation programme is


Design stage energy and water conservation programme is much more effective than when a facility is already functional.

The Energy Management RADAR

Review Sustainable Development Report

Assessment The Energy Management Matrix

Deployment Sustainable Energy & Environment Division

Approach Implementation Action Plan

Result Sustainable Development Policy


• Reduction in energy consumption25%25%

Green Goals for TECOM

Begin with the end in mindBegin with the end in mind• Reduction in energy consumption

by 2011.25%25%

• Reduction in water consumption by 200930%30% 2009.30%30%

• New buildings to be LEED™ Silver certified starting 2006.100%100%

• Existing buildings to be LEED™ Certified by 2011.100%100%

• Staff to be trained in sustainability awareness every year20%20%

Expert guidance is needed to be able to define energy and water conservation goals.


Approach

Corporate P&L

% %

Optimize Building Operation Opex Savings

Capex investment in energy and water Increased savings

% %

%p

(Zero-cost)Opex Savings energy and water

conservation pilotsIncreased savings

%


Deployment

Sustainable Development

Business CaseProcess Integration New Processes

Business Case

Sustainable Development Policy LEED™ Guidelines Project Management

Skills

Management Support Set up Specialized Team KPIs/ Milestones

SEED


SEEDSustainable Energy & Environment Division

Deployment – Challenges & Resolutions

Lack of Awareness

L k f Lack of Guidelines

Lack of qualified

personnel

Lack of Processes

Lack of cohesion

Lack of InformationInformation

Lack of Reliability of Information

Lack of clearly laid out strategy

Lack of Homogeneity

Lack of ownership


The Assessment FrameworkEnergy Management Matrix

Level Energy Management Policy Organizing Staff Motivation Tracking Staff awareness/ InvestmentLevel Energy Management Policy Organizing Staff Motivation Tracking, monitoring & reporting systems

Staff awareness/ training & promotion

Investment

4 Energy management policy, action plan and regular review have commitment of top management as part of a corporate t t E t f ll

Clear delegation of responsibility for energy consumption

Formal and informal channels of communication

l l l it d b

Comprehensive system sets targets, monitors

ti

Marketing the value of energy efficiency and the performance of

t

Positive discrimination in favour of energy saving schemes with detailed i t t i l f ll strategy. Energy management fully

integrated into management structureregularly exploited by energy manager and energy staff at all levels

consumption, identifies faults, quantifies savings and provides budget tracking

energy management both within the organization and outside it.

investment appraisal of all new building, equipment and refurbishing opportunities.

3 Formal energy management policy, but Energy manager Energy committee Monitoring and Program of staff Cursory appraisal of new 3 Formal energy management policy, but no active commitment from top management

Energy manager accountable to energy committee representing all users, chaired by a member of the managing board

Energy committee used as main channel together with direct contact with major users

Monitoring and targeting reports for individual premises based on sub-metering, but savings not reported effectively to users

Program of staff training, awareness and regular publicity campaigns. Some payback criteria employed as for all other investment

Cursory appraisal of new building, equipment and refurbishment opportunities.

managing board. effectively to users other investment.

2 Un-adopted energy management policy set by energy manager or senior departmental manager

Energy manager in post, reporting to ad-hoc committee, but line management and authority

Contact with major users through ad-hoc committee chaired by senior departmental manager

Monitoring and targeting reports based on supply meter data.

Energy unit has ad-hoc involvement in budget setting. Some ad-hoc staff awareness and training

Investment using short-term payback criteria only.

and authority unclear.

manager. training.

1 An unwritten set of guidelines. Energy management the part-time responsibility of someone with only

Informal contacts between energy manager and a few

Cost reporting based on invoice data.

Energy manager compiles reports for internal use within

Informal contacts used to promote energy efficiency.

Only low-cost measures taken.


limited authority and influence. users. technical department.

0 No explicit policy. No energy manager or any formal delegation of responsibility for energy consumption.

No contact with users.

No information system. No accounting for energy consumption.

No promotion of energy efficiency.

No investment in increasing energy efficiency in premises/ sites.

Based on BRECSU (Building Research Energy Conservation Support Unit) 1993 Energy Management Matrix.

Energy Conservation

An Energy Conservation Programme focuses purely on the wastage and inefficiencies in the energy consumption systems or processes and explores how to optimize the same thereby resulting in reduction in energy consumption.

If there is no wastage, there is no opportunity to save

Various issues

• Identification of Energy Saving Measures

• Performance Contracting

• Measurement & Verification

• Benchmarking Energy Consumptions


Sources of Inefficiency/ Wastage

• Inefficiency/ wastage is one of:– over-design– lack of controls– inappropriate usage

(what should be used where)old technology– old technology

– human error & insensitivity

All these can be identified and redeemed.


Overdesign: Dubiotech Headquarter

HVAC tonnage optimization:

1617181920

R

Premium RetailDuBiotechOffice

PremiumOffice Space

Mechanical

21

MechanicalHVAC tonnage optimization:-

Design Stage Design Tonnage

Demand Charge Savings (AED p.a.)

6789101112131415

Office Space

InnovationCentre

M h i l

Office Space

Tonnage Savings (AED p.a.)

1 Preliminary Design Stage 2,500 TR 0

2 Detailed Design Stage 1,800 TR 525,000/-

3 After inputs from SEED 1 550 TR 712 500/-

Parking Level L-1Parking Level L-2

PlazaG

12

3456

Retail

Office Space

Retail

Business Centre

Mechanical3 After inputs from SEED 1,550 TR 712,500/

Parking Level L 2

580,000 sq. ft. office complex

SEED has successfully achieved savings of:-• AED 712,500/- p.a. on avoided Demand Charge, amounting to• AED 17.8/- m over the 25 year Life Cycle of the Building.Other savings that have not been quantified are:-

• Reduced equipment size and consumption savings.


Eliminate Overdesign through LEED™Intent: Maximize water efficiency within tenant spaces to reduce the burden on municipal water supply and wastewater systems.(source: USGBC)( )

UAE has the highest per capita water consumption in the World. In this context, conserving water assumes centre stage. The projectteam therefore focused on water savings and not only achieved all 5 Water Efficiency points, but also achieved an additional I&Dpoint for exemplary performance in waste water re-use.The project’s water savings performance has been benchmarked against both US EPA standards as well as local practices.

Annual Water Costs (EPA baseline vs Actual)(All figures in AED/ year)

Th d ti t

WE 1.1

Water efficient landscaping: Reduce by 50%

1,200,000

1,400,000

1,600,000 The domestic water consumption in this project is 31.5% less compared to US EPA and 55.2% compared to previous standards at DIAC.

WE 1.2Water efficient landscaping: No potable use or no irrigation

WE 2

Innovative wastewater technologies

400 000

600,000

800,000

1,000,000 p Innovative wastewater technologies

WE 3.1

Water use reduction: 20% reduction

WE 3.2

‐

200,000

400,000

Domestic Water Cost Sewage Tanker Cost (temp) Irrigation Water Cost

Water use reduction: 30% reduction

WE 1.4Exemplary performance in innovative wastewater re-use


g ( p) g

Conventional (if LEED was not pursued)

LEED Silver

Overdesign in Retrofit Project

600,000 sq. ft. mixed use development in Dubai

• Facility operating on 3 Chillers (1,260 TR) out of 10 (3,800 TR) during peak summer

• 8 Primary Chilled Water Pumps being used out of 20• Owner can use the redundant HVAC equipment in a new project that will

lead to cost saving of AED 2.5 to 3 million• No tenant complaints till date• 15% Meter-to-Meter savings achieved in spite of occupancy having

increased by 130,000 sq. ft.


Design Stage Energy ConservationIntent: Achieve increasing levels of energy conservation beyond the referenced standard to reduce environmental impacts associated with excessive energy use. (source: USGBC)associated with excessive energy use. (source: USGBC)

• HVAC load optimization• Enhanced levels of building envelope insulation• Heat recovery wheels• Limited glazing in building envelopeLimited glazing in building envelope• Zero use of halogen lamps• Energy efficient light bulbs & significantly low

lighting power densities• Appropriate metering to monitor energy end-use• Energy modeling

Visual DOE energy models of the project

21.7%More efficientcompared to

ASHRAE 90.1-2004

1,800,000

2,000,000

DIAC Phase 3 Sectorial Energy Consumptions(All figures in kWh/ year)

800,000

1,000,000

1,200,000

1,400,000

1,600,000

, ,

AED 956,984/-

projected energy cost savings per

year.‐

200,000

400,000

600,000

,

Interior Lighting Exterior Lighting Equipment Heating Cooling Fans External


Tower/Heat Rejection

Pumps/ Auxilliary

Equipment

Base Case Sectorial Energy Consumption Design Case Sectorial Energy Consumption

Cost – Benefit Analysis

Additional Capex for LEED Certification(All figures in AED: + denotes additional and denotes saving)

Sectorial Distribution of Estimated

200,000

250,000 200,000 219,863

(All figures in AED: + denotes additional and – denotes saving)

59,568 , 3% 86,043 , 4%

Annual Savings in Opex(All figures in AED/ year)

50,000

100,000

150,000

66,050 68,813

(115,000)

59,568 , 3% 86,043 , 4%

576,668 , 24%697,500 , 29%

(100,000)

(50,000)

-

egis

tratio

n &

at

ion

Cos

t

gy M

odel

ing

Soi

l Add

itive

ze R

educ

tion

NE

T TO

TAL

(150,000)

( )

LEE

D™

Re

Cer

tific

a

Ener

S

Irrig

atio

n Ta

nk S

iz N956,984 , 40%

D ti W t C t S T k C t (t )Domestic Water Cost Sewage Tanker Cost (temp)

Irrigation Water Cost Energy Cost

District Cooling Demand Charge

• DIAC Phase 3 Project CostAED 275 million

• Green Premium•(Additional Capex for LEED/ Project Cost)0.08% Estimated recurring annual savings =


AED 2,376,763/- per year.

Inappropriate Usage: Halogen phase-out

AED 98,000/- Capex AED 77,043/- expected savings p.a.

1.3 years payback period

182 tons of CO2emission reduced

Before (35 kW lighting load)

After (4 kW lighting load)

Additional benefits.• Improved air conditioning due to cooler lamps, occupants do not feel as hot anymore.• More uniform lighting- alternate bright and dark spots eliminated


More uniform lighting alternate bright and dark spots eliminated.• Lower maintenance cost due to longer life of energy efficient lamps (LED lamps can last more than 10 years).• Improved indoor environmental quality with no hotspots.

Retrofit for LEED PlatinumIntent: Verify and ensure that the tenant space is designed, constructed and calibrated to operate as intended. (source: USGBC)

TECOM Management Office is located in Building 4 of Dubai Internet City which is 9 years old. Over the years, the office layout has changed several times and temporary modifications have been done to the MEP systems due to varying demands of tenants. An enhanced commissioning exercise was therefore absolutely necessary, not only for LEED certification purposes, but also to align the systems with original design and resolve some of the persistent tenant complaints, particularly with regard to air-conditioning.

A third party commissioning agent wasA third party commissioning agent wasengaged to carry out re-commissioning of allMEP equipment that resulted in resolving air-conditioning problems like that existing inGroup CEO’s office.

1

Duct cleaning was also carried out through aspecialized company during the final stagesof the fit-out works in order to ensure thatdeposits in the ducts were cleaned out beforeoccupancy.

2


Retrofit for Water ConservationIntent: Maximize water efficiency within tenant spaces to reduce the burden on municipal water supply and wastewater systems.(source: USGBC)

(7.6 lpm)BEFORE

( )

As part of TECOM’s ongoing energy and water conservation programme since April 2007, implementation of cost-effective conservation measures are always ongoing. Even before the LEED certification process started, all buildings were fitted out with water restrictors which helped reduce TECOM’s overall water consumption

Reduction in water consumption in40%

restrictors which helped reduce TECOM s overall water consumption by 26,232 million gallons between Jan – Dec 2008.

(1.9 lpm)

Reduction in water consumption in the 1st Floor toilets40%

AED/ t i ti i t d

AFTER

10,000 AED/ yr cost savings anticipated

3,500 litres of potable water go down the urinals every year per person.If all urinals of TECOM were replaced, how much will we save?

Conventional Urinals

Waterless Urinals

3 l/ flush 0 l/ flush


3 l/ flush 0 l/ flush

Retrofit for Lighting EfficiencyIntent: Achieve increasing levels of energy conservation beyond the referenced standard to reduce environmental impacts associated with excessive energy use. (source: USGBC)

Less lighting power measured against ASHRAE 90.1-2004 lighting standards 35%

How?E ffi i t li ht b lbMore average lighting level

associated with excessive energy use. (source: USGBC)

AED/ yr OPEX savings20,000

• Energy efficient light bulbs• No halogens have been used

• Utilization of daylight• Selection of light colored interiors

75%g g g

compared to similar office.Calculated based on lux levels.

SED HC

1.8 Lighting 0.7 W/ sq. ft.

g gPower Density (LPD)

W/ sq. ft.

200 lux Average Lighting Level

350 lux

Strategy and Excellence Department Human Capital Department


Human Error & Insensitivity

Get help!


Performance Contracting is a means of raising money for investments in energy

Performance Contracting

Performance Contracting is a means of raising money for investments in energy efficiency that is based on future savings. It enables money that will be saved as a result of the introduction of a new energy efficient technology to be used to offset the cost of financing, installing & operating that technology.

Equipment suppliers: Fee-based service companies:

Utility-based ESCOs:

Performance contracting services are normally offered by an independent branch of companies such as industrial control

p

Performance contracting is the only service offered by these companies, which grew out of energy management and other contractors

Some electric utilities have set up their own ESCOs to deliver demand side management programmes and to provide an additional source ofsuch as industrial control

manufacturers, both as a marketing strategy and as an additional revenue source; this is the best choice if these

management and other contractors. They are the best choice if a wider range of measures is being planned or if the contract is to cover building renovation and long-term facilities

provide an additional source of revenue. These are a good choice if the project is focused on electricity or gas technologies.

technologies are the main measure being considered.

management


Measurement & Verification

Verifying that savings actually occur is an important part of any performance contract. Couple of methods normally used:

1 Savings based on utility bills1. Savings based on utility bills Savings based on utility bills provide the most common method used for savings verification. Here, energy and water savings provide the basis for repayments. Baseline consumption is determined using past energy bills. Savings are calculated using the actual energy bills received throughout the contract period.

2. Measured savingsThe second method measured savings involves 'before' and 'after'The second method, measured savings, involves before and after measurement of utility use by the technologies installed in the project. This is the most exact method of determining savings, but also the most costly. Adjustments have to be made for weather and facility use changes, and because equipment loads can vary from day to day elaborate protocols need tobecause equipment loads can vary from day to day, elaborate protocols need to be established.


International Performance Measurement and Verification Protocol (IPMVP) has been

IPMVP

International Performance Measurement and Verification Protocol (IPMVP) has been widely used as the technical basis for determining energy savings in building retrofit projects.

I t d d i 1994 th N th A i E M t & V ifi ti P t lIntroduced in 1994 as the North American Energy Measurement & Verification Protocol (NEMVP), IPMVP has become the industry standard.

International use of NEMVP led to development of an international protocol in 1997. p p

Why baseline adjustments?Energy Consumption is dependent on various factors:• Weather Options:• Occupancy• Added Load• Disconnected Load

Options:A & BFocus on measuring the performance of specific, easily isolated systems.C• Operating Hours etc. CWhole facility energy use through utility billing or metered data.DCalibrated simulation analysis


Calibrated simulation analysis.

Calculating Energy Savings

AED 9 5 d i 8 thAED 9.5 m saved in 8 months


Luck by Chance: SPV lighting

AED 23,000/- Net Capex


AED 2,000/- savings p.a.

Thank YouThank Youwww.enpark.ae

For further questions, please [email protected] OR 050-6252287


implementing effective energy conservation …. sougata...cost – benefit analysis additional capex...

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