3

SA P1 Prerequisite – Environmentally

Purchasing Plan

Demonstrate that environmentally purchasing plan and

procedure either following with company guideline or

other 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)

7

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.

8


Measurement :

- Made at the FAÇ ADE 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).

9


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

Average

L (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)

11

SA 3 Light Pollution

Light into Windows

12

SA 3 Light Pollution

Sky Glow

http://en.wikipedia.org/wiki/File:Empire_State_Building_Night.jpg

13

SA 4 - Health, Safety & Environment

Management

Credit:

1 credit for adopting OHS management system to OHSAS 18001 or

EMS 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 or

equivalent 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)

15

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

Maintenance Credit:

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


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


Maintenance

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


Maintenance

20


Maintenance

(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


Maintenance

Remarks:


- 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.

22

Example of Green Roof

Source :Example of a green roof at the Hong Kong

Polytechnic 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

SA 6 Building And Site Operation

And Maintenance

(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


Maintenance

25


Maintenance

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.

26

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

27

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

D orset H ouseA /C PL AN T LO G SH EET

Da te : 02-Ja n-0 1

H O U RS 0 0 0 1 02 03 04 05 06 07 08 0 9 1 0 1 1 1 2 1 3 14 15 16 17 18 19 20 2 1 2 2 2 3

C H .W . Leav ing Tem p. ? 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 6.0 6.3 6.3 6.6 6.6 9.1 9 .4 9 .5 9 .4

C H .W . En terin g Tem p. ? 12 .7 12 .5 12 .7 12 .6 12.7 12.7 12.6 8.9 9.9 1 0.4 1 1.6 1 0.7 10 .7 11 .7 12 .0 12 .2 12.0 11.7 11.7 1 1.4 9.2 9 .3 9 .4 9 .6

C ond .W . Leav ing Tem p. ? 22 .1 22 .1 22 .1 22 .0 22.1 22.0 22.0 2 2.0 2 7.5 2 6.2 2 6.3 2 7.1 27 .9 28 .2 29 .4 29 .4 29.9 29.4 28.2 2 8.2 2 3.8 2 3.9 2 3.8 23 .8

C ond .W . En tering Tem p. ? 21 .6 21 .6 21 .7 21 .6 21.6 21.5 21.5 2 1.5 2 4.4 2 2.3 2 2.1 2 2.6 23 .2 23 .5 23 .7 24 .2 24.6 24.5 23.7 2 3.5 2 3.2 2 3.2 2 2.9 22 .9

Evapora to r Sat. Temp . ? 14 .5 14 .5 14 .5 14 .5 14.5 14.5 14.5 1 0.3 6.3 5 .8 6 .1 6 .0 5 .7 5 .8 5.2 5.2 5.4 5.5 5.8 5.7 1 0.8 1 1.2 1 1.6 11 .8

C ondenser S at. Temp. ? 14 .4 14 .4 14 .4 14 .4 14.3 14.3 14.3 1 0.1 3 1.2 3 0.6 3 1.8 3 2.7 33 .4 33 .9 36 .1 36 .2 36.2 35.4 33.7 3 3.5 1 1.0 1 1.2 1 1.4 11 .7

O il Temp . ? 50 .3 50 .3 50 .2 50 .3 50.4 50.3 50.4 5 0.3 4 7.4 4 7.1 4 7.1 4 7.2 47 .2 47 .6 46 .3 45 .7 46.4 47.9 47.4 4 7.4 4 7.8 4 9.2 4 9.7 50 .1

D isch arge Temp . ? 22 .2 22 .3 22 .2 22 .3 22.5 22.0 22.2 2 1.8 5 6.7 5 5.1 5 5.6 5 6.6 57 .3 57 .6 58 .9 59 .2 59.1 58.8 57.6 5 7.3 4 4.4 3 7.2 3 3.4 31 .2

Evapora to r R ef. Pre ssu re k Pa 68 4 68 4 68 4 68 4 684 684 683 5 91 5 10 5 01 5 06 5 06 49 7 50 1 49 0 49 0 495 495 502 5 00 6 01 6 11 6 17 62 3

C ondenser R ef. P ressure k Pa 68 1 68 1 67 9 67 9 681 679 679 5 86 1 141 11 21 11 61 11 87 12 12 12 32 130 6 131 0 131 0 1 28 1 1 225 1 217 6 06 6 11 6 16 61 9

O il D iff. P ressu re k Pa 0 0 0 0 0 0 0 0 2 70 2 66 2 63 2 61 25 9 25 9 25 6 25 6 257 256 257 2 57 0 0 0 0

C H .W . Leav ing Tem p. 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 6.0 6.5 6.5 6.5 6.5 6.5 6 .5 6 .5 6 .5

C H . W ater Flow L/S -5 -5 -5 -5 -5 -5 -5 -2 1 94 1 94 1 95 1 95 19 5 19 7 19 7 19 7 196 195 195 1 96 -5 -4 -5 -5

C ond . W ater Flow L/S -7 -7 -7 -7 -7 -7 -7 -7 2 75 2 73 2 73 2 74 27 6 27 3 27 3 27 3 273 273 276 2 73 -7 -7 -7 -7

M oto r C urrent % 0 0 0 0 0 0 0 0 54 6 1 7 0 7 2 7 5 7 6 85 84 83 79 75 73 0 0 0 0

H V . A verag e V o lt kV -0 -0 -0 -0 -0 -0 .1 -0 .1 -0.1 1 0.6 1 0.5 1 0.6 1 0.5 10 .6 10 .7 10 .6 10 .7 10.7 10.6 10.6 1 0.6 -0 -0 -0 -0

H V . A verag e C u rren t A -0.5 -0.5 -0 .5 -0 .5 -0 .6 -0 .6 -0 .7 -0.7 3 1.2 3 7.1 4 2.7 4 3.7 45 .8 4 7 52 52 .5 51.4 49.2 45.6 4 2.8 -0.4 -0.5 -0.6 -0.6

H V . A verag e P .F. 0.96 0.96 0.9 6 0.9 6 0.9 7 0.9 7 0.9 8 0 .98 0 .96 0 .97 0 .96 0 .96 0.95 0.95 0.9 5 0.9 5 0.9 5 0.9 5 0.95 0 .95 0 .95 0 .96 0 .96 0.98

H V . B oa rd P ow er M W h M W h 4.66 4.66 4.6 6 4.6 6 4.6 6 4.6 6 4.6 6 4 .66 4 .66 4 .66 4 .66 4 .66 4.66 4.66 4.6 6 4.6 6 4.6 6 4.6 6 4.66 4 .66 4 .66 4 .66 4 .66 4.66

C h ille r On /O ff S ta tus Off Off O ff O ff O ff O ff O ff O ff O n On On On On On O n O n O n O n O n O n O ff Of f Of f Off

V o ltage K V 11 1 1 1 1 1 1 1 1 1 1 11 11 11 11 11 11

C u rren t A 31 3 8 4 1 4 4 4 4 5 0 51 52 51 49 45 41

P ow er F ac to r 0 .97 0 .97 0 .97 0 .97 0.97 0.97 0.9 7 0.9 7 0.9 7 0.9 7 0.97 0 .97

P ow er In pu t kW 5 73 7 02 7 58 8 13 81 3 92 4 94 3 96 1 943 906 832 7 58

C ooli ng Lo ad kW 24 26 32 46 39 07 318 5 367 5 428 7 4 84 9 5 11 2 4 658 4 410 4 152 39 33

C O P 4 .24 4 .62 5 .16 3 .92 4.52 4.64 5.1 4 5.3 2 4.9 4 4.8 7 4.99 5 .19

E ffic iency (kW /To n) 0 .8 0 .8 0 .7 0 .9 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0 .7

C on denser A p proach ? 3 .7 4 .4 5 .5 5 .6 5.5 5.7 6.7 6.8 6.3 6.0 5.5 5 .3

R em a rk :

CH

ILL

ER

N

O.1

Setp

oin

t is th

e

Contro

l settin

g

Opera

ting

para

mete

rs

37

Maintenance Schedule / Program List of equipment

Deta

il of pla

nned

main

tenance

Fre

q. of in

spection

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.

46


- 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

47


-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

49

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)

51

Summary of General Distribution of

Credits

0

1

2

3

4

5

Sa 1

BEAM C

ertifi

ed B

uildin

g

Sa 2

Noise f

rom B

uildin

g Equ

ipmen

t

Sa 3

Light P

olluti

on

Sa 4

HSE M

anag

emen

t

Sa 5

Enviro

nmen

tal Pu

rchas

ing P

ractic

es

Sa 6

Buildin

g and

Site

O&M

Sa 7

Buildin

g Serv

ices O

&M

Sa 8

Staff

ing an

d Res

ource

s

Sa 9

User G

uidan

ce

Sa 10

Gree

n Clea

ning

no. o

f cre

dit

credit bonus credit

Total credit: 18 + 1bonus

51

香港九龍塘達之路號賽馬會環保樓樓

section 2 site aspect credits - beam

Documents