Draft BMS Spec

8/11/2019 Draft BMS Spec

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DRAFT BMS SPEC

DRAFT BMS SPECIFICATION

ALAN JONES


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Content

1.0 AUTOMATIC CONTROLS ............................................................................................................ 1

1.1 Project outline 1

1.2 Extent of work 2

1.3 Scope 3

1.4

Standards, Codes and Regulations 7

1.5 Quality control 8

1.6

Responsibilities 8

1.6.1 Design 8

1.6.2 Supply 8

1.6.3 Installation 9

1.6.4

Co-ordination with others 9

1.6.5

Setting to work the automatic controls 9

1.6.6 Setting to work the building services 9

1.6.7

Monthly Return visits 10

1.6.8 Handover 10

1.6.9

Documentation 10

1.6.10 Training 10

1.6.11

Power requirements 10

1.7 Services equipment and packaged plant 10

1.7.1

Packaged fan starters 11

1.7.2 Pump starters 11

1.7.3

Fan starters 12

1.7.4 Inverters 12

1.7.5

DX systems 12

1.7.6

Smoke damper control system 12

1.7.7 Smoke dampers 13

1.7.8

Cold water booster sets 14

1 7 9 Sprinkler pumps and tanks 14


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1.7.20 Water meters 16

1.7.21 Transformer monitoring 16

1.7.22 Trace Heating 16

1.7.23 Sump pumps 17

1.7.24 Side stream de-aerator 17

1.7.25

System Uvex 17

1.7.26 Lift monitoring 17

1.7.27 Disabled toilet alarm 17

1.8

Commissioning and Guarantee 17

1.8.1 General 17

1.8.2 Commissioning Requirements 18

1.8.3 Third party attendance 19

1.8.4 Installation Report 19

1.8.5 Environmental report 20

1.9 Approvals and acceptance 21

1.9.1 Test equipment and instruments 21

1.9.2 Test certificates 22

1.9.3 Control and starter panel tests off site 22

1.9.4 Software testing off site 22

1.9.5 User Interface off site testing 22

1.9.6 Pre-commissioning checks 22

1.9.7 Electrical wiring 23

1.9.8 Point to graphic 23

1.9.9 Sensor calibration 23

1.9.10

Identification 23

1.9.11

Local authority demonstrations 23

1.9.12 Commissioning records 23

1.10 Standards of Materials and Workmanship 23

1 10 1 Submittals 23


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1.17.1 General 30

1.17.2 Control cables 31

1.17.3 Power cables 31

1.18 Field mounted equipment 31

1.18.1 Control valve selection 31

1.18.2 Control valves 31

1.18.3 Sensors 32

1.18.4 Flow meters 34

1.19 Electrical supply 34

2.0 CONTROL PANELS AND CONTROL PANEL ........................................................................... 36

2.1.1 General 36

2.1.2 Motor Control Centre (MCC) 36

2.1.3 Mechanical services power board 37

2.1.4 Motor sizes 37

2.1.5 Inverters and Thyristor 37

2.1.6

Outstation panels 37

2.1.7 Off site inspection 38

2.1.8

Outstation UPS 38

2.2 Construction 38

2.2.1 Door Interlock 38

2.3 Painting and Finishing 39

2.3.1 Painting 39

2.3.2 Galvanising 39

2.4 Cable Entries 39

2.5

Internal Wiring 40

2.5.1 General 40

2.5.2 Power Wiring (220 Volts and Above) 40

2.5.3 ELV Wiring (Control, Indication or Alarm Circuit) 40

2 5 4 Neutral Bar or Link 41


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2.10 Control Circuits 46

2.11 Indicator Lights and Alarms 46

2.12 Electrical power meters 47

2.13 BMS keypad and display 47

2.14 Selector Switches 47

2.14.1 Operation in test position 48

2.15

Current Transformers 48

2.16 Isolators 48

2.17 Fuse Protection 48

2.18 Miniature Circuit Breakers 49

2.19 Earthing 49

2.20

Internal Lighting 49

2.21 Panel heating or ventilation 49

2.22 Laptop Power 49

2.23 Rubber Mat 49

2.24 Drawing Holder 49

2.25 Ease of Maintenance 49

2.26 Component Labelling 50

2.27 Name Plates and Labels 50

2.28

Safety Interlocks 502.28.1 Safety 50

2.28.2 BMS monitoring and action 50

2.28.3 Individual Plant isolation 50

2.28.4

Electric heater batteries 50

2.28.5 AHU frost thermostats 51

2.28.6

Fan isolation dampers 51

2.28.7 Humidifiers 51

2.28.8

Chillers 51

2.28.9 Boilers 51

3.0 DESCRIPTION OF PLANT AND SYSTEM OPERATION .......................................................... 52


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3.7 Automatic control valves 56

3.8 Ventilation Systems 56

3.8.1 General 56

3.8.2

Office Ventilation AHU/R/1 and AHU/R/2 57

3.8.3 Entrance Hall 60

3.8.4

Office toilet extract 61

3.8.5 Basement plant room ventilation 62

3.8.6

Ventilation loading bay extract 63

3.8.7 Office and Basement smoke extract 63

3.8.8 Boiler house ventilation 64

3.8.9 Basement toilet extract 65

3.8.10 Bin store transfer fan 65

3.9 Chilled water cooling systems 65

3.9.1 General 65

3.9.2

CHW distribution pumps 66

3.9.3 Primary cooling pumps P/B/R/1, 2 and 3 67

3.9.4

Command 67

3.9.5 Fault rotation 68

3.9.6

Pump Duty rotation 68

3.9.7 Operation 68

3.9.8 Fault rotation 68

3.9.9 Pump Duty rotation 68

3.9.10 Chiller R1, R2, 68

3.9.11 Hydraulic pressurisation units 69

3.10

Heating Systems 69

3.10.1

Secondary circulation heating pumps 70

3.10.2 Secondary LTHW/DHWS heating pumps 71

3.11

CHP 72

3 11 2 Gas boiler B1 B2 73


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3.13.7 Water Meters 75

3.14 Other plant interfaces 76

3.14.1 Trace Heating 76

3.14.2 Lift monitoring 76

3.14.3 Control panel power monitoring 76

3.14.4 Disabled toilet alarm 76

4.0 BUILDING MANAGEMENT SYSTEM ......................................................................................... 77

4.1 Building Management System 77

4.2 General 78

4.3 Infrastructure 79

4.4

Tenants interface 80

4.5 Responsibility 80

4.6

System Supervisor 80

4.6.1 Central Processor Unit (CPU) 81

4.6.2

Visual Display Unit (VDU) 82

4.6.3 Printer 82

4.6.4

Router 82

4.7 Outstations 82

4.7.1

General 82

4.7.2 Capacity 83

4.7.3 Installation 83

4.7.4 Transmission system 84

4.7.5 Analogue inputs 84

4.8

Software upgrades 84

4.9

Direct digital control (DDC) 84

4.10 Logic diagrams 85

4.11 Electrical supply 85

4.12 Operational Facilities 85

4.12.1 General 85

4 13 S ft 86


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4.13.11 Historical data programme 90

4.13.12 Event Totalisation 90

4.13.13 Start and power failure restart programme 91

4.13.14 Control point reset programme 91

4.13.15 Sequence Control and Rotation of Plant 91

4.13.16

Fault duty rotation 92

4.13.17 Control loop initiation 92

4.13.18 Load Cycling Control 92

4.13.19

Weather Compensation Control 92

4.13.20 Sensor default control 92

4.13.21

Thermal control 93

4.13.22 Pressure control 93

4.13.23

Control Valve and Actuator Cycling 93

4.13.24 Minimum plant operation 94

4.13.25 Fan coil maintenance strategy 94

4.13.26 Equipment Cycling Protection 94

4.13.27 Alarm programme 95

4.13.28 Energy measurement and metering calculation program 97

4.13.29 Electrical energy 97

4.13.30 Maximum Demand 97

4.13.31 Run time totalisation program 98

4.13.32 Gas and water utility metering 98

4.14 Graphics 98

4.14.1 General 98

4.14.2

Movement between the Graphics 99

4.14.3 Data Display 99

4.14.4 Specific graphic displays 99

4.15 Installation, Training and Commissioning 100

4 15 1 S f T t 101


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1.0 AUTOMATIC CONTROLS

The Controls Contractor shall read this document in conjunction with all sections of the Contract

preliminaries, Technical specifications, Architectural, Structural and Services drawings.

The Automatic Control system, or Building Management System (BMS), will provide control and monitoring

for the shell and core services. The system will be a Direct Digital Control (DDC) type with fully distributed

intelligence. The system shall be configured to allow full access viaa web browser and be expandable to

other systems by use of BacNet/IP, LonMark/IP or Modbus/IP.

The control system will be provided by a single supplier who shall have full responsibility for the works.

The system shall comprise of a number of local control instruments and intelligent outstations that can

operate independently of other parts of the project. When global information is required, this may be

transmitted viathe BMS network. However, all safety interlocking and some demand based signals shall be

transmitted by hardwired connections between outstations.

The Contractor is to note the building is a Section 20 building.

Where specialist systems are provided, the installation and engineering shall in all ways reflect the full

requirements of this specification. Wherever the term controls contractor is used this shall apply equally to

the specialist suppliers.

The stair/lobby fire fighting ventilation system is provided by a specialist supplier.

The fan coils may be provided with an integral control system. Where this is the case the FCU supplier shall

take full responsibility for the interface to the BMS and shall have a full time site presence during the flushing

and commissioning of the water and air systems and the BMS associated with the FCUs.

The smoke damper control system is provided by a specialist supplier. The system shall operate in the

smoke mode as dictated by the smoke control system during any emergency mode. The above ground

system shall during normal operation interface to the BMS to allow floor by floor operation of the smoke

dampers to provide isolation for unoccupied floors. The below ground installation shall be monitored by the

BMS for damper status only. The interfaces shall be software utilising Modbus or BACnet. The installation

and engineering shall in all ways reflect the full requirements of this specification. The specialist supplier

shall have a full time presence during the commissioning of the BMS associated with the dampers. The

specialist supplier shall take full responsibility for the software interface to the BMS. The controls contractor

shall include sufficient engineering time and costs to fully integrate these specialist systems within the BMS.

The BMS shall provide tenant interfaces on each floor for software and hardwired extension of the base build

BMS.


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The Building Management System is a direct digital control system with fully distributed intelligence. Each

major plant item shall be wired and controlled from the local motor control centre with all drives having

inverters. Control panels shall be provided for each fan coil unit.

1.2 Extent of work

The controls contractor shall design, supply, install, set to work, test and commission the complete automatic

control and building management system required to serve all mechanical services installations specified, in

the project specification, unless specifically stated otherwise hereafter. The scope will incorporate all starterpanels, mechanical services power distribution boards, control outstations, software, control field devices,

valve and damper actuators, inverters, all controls and power wiring, including carrier systems, setting to

work, commissioning and all documentation and training necessary to allow the user to operate the

installation both reliably and safely.

The Controls Contractor will offload, transport to its final location and position all equipment of his supply.

He will fit all equipment of his supply other than the valve bodies and pipeline temperature pockets. The

Mechanical Contractor will fit all necessary pipework pockets and valves and connect to any pipeline

differential pressure switches.

If large plant items such as control panels are to be split for delivery, the controls contractor shall include all

costs for handling and reassembly and insulation testing of power sections.

The power to the fan coil units shall be wired by the electrical contractor with a fused spur. Final termination

from the spur to the control unit shall be by the controls contractor.

The electrical contractor shall provide power to the plant room Mechanical plant power distribution boards

and all remote outstations and network hubs.

The controls contractor will size, provide and install all power wiring and carrier system between the Control

enclosures, the Mechanical services power boards, the MCCs and the drives including isolators and lockstop

circuits.

The exception to this is the power and control wiring to the staircase smoke control fans and all motorised

smoke dampers, other than those that are directly related to fans. The specialist contractors shall carry out

this wiring installation.

The controls contractor will size, provide and install all controls wiring and carrier systems between; MCCs

and Outstations, and all field mounted controls instruments and actuators and other equipment BMS

interfaces.

The Automatic Control enclosures shall house all motor starters, hand/off/auto switches, on/off and duty

selector switches, electric interlocking and recycling relays, indicator lights, electronic control equipment,


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It is the Controls Contractor's responsibility to size and select every item required for the project. The

information provided in this document is for tender purposes only.

1.3 Scope

The controls system shall interface to and control the building services equipment shall include but is not

limited to the following:

1. Controls to office AHU AHU/R/1 and associated extract fans and ran around pump inverters,

supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the

controls contractor;

2. Controls to office AHU AHU/R/2 and associated extract fans and ran around pump inverters,

supplied by controls contractor, fitted and wired to motor by controls contractor.. Set to work by the

controls contractor;

3. Controls for the office smoke extract fans. inverters, supplied by controls contractor, fitted and

wired to motor by controls contractor. Set to work by the controls contractor. (The controls

contractor shall include at tender stage extra over costs for the motors being star/double star type,

including additional power caballing to each motor)

4. Controls for the office toilet extract fans. inverters, supplied by controls contractor, fitted and wired

to motor by controls contractor. Set to work by the controls contractor.

5. Controls to entrance hall AHU inverters, supplied by controls contractor, fitted and wired to motor

by controls contractor. Set to work by the controls contractor.

6. Controls to boiler house ventilation supply and extract fans inverters, supplied by controlscontractor, fitted and wired to motor by controls contractor, set to work by the controls contractor.

Thyristor and controls for the electric heater supplied and set to work by the controls contractor.

7. Controls to basement AHU and associated extract fan inverters, supplied by controls contractor,

fitted and wired to motor by controls contractor. Set to work by the controls contractor;

8. Controls to loading bay extract fans. inverters, supplied by controls contractor, fitted and wired to

motor by controls contractor. Set to work by the controls contractor. These fans double up as

smoke extract, when in smoke control the fan speed is achieved from the fire control panel

9. Controls interface to basement toilet extract fan. Package starter provided by mechanical

contractor, fitted and wired by controls contractor.

10 Controls for all chilled water circulation pumps; inverters supplied by controls contractor fitted and


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15. Interface to the gas boilers, through hardwired interlocks - boiler controls and starter supplied, and

commissioned by mechanical contractor. All interconnecting wiring by boiler supplier;

16. Controls associated with the heating plate heat exchangers;

17. Controls interface to the heating pressurisations units;

18. Controls interface to the heating water treatment systems;

19. Boiler house gas system complete with gas valve, gas safety systems. Monitoring gas meter, meter

provided by mechanical contractor.

20. Main gas incomer, monitoring gas meter, meter provided by mechanical contractor

21. Controls interface to the CHP

22. Controls and inverters for the CHP system circulation pumps

23. Controls and inverters for the CHP ventilation fans. Including controls for the heating coils.24. Controls interface to the heating pressurisations units

25. Controls interface for the thermal stores

26. CHP gas valve and gas safety systems. Monitoring gas meter, meter provided by mechanical

contractor

27. Monitor the landlords oil system

28. Controls Interface to the basement smoke system control panel through software connections for

monitoring purposes

29. Controls Interface to the lobby ventilation control system. The lobby ventilation control system

including panels shall be provided , installed and set to work by the specialist supplier

30. Interface to the smoke system control panel to allow floor by floor zoning. Smoke control system tobe provided with Modbus or BACnet connectivity. Dampers to be controlled and monitred for

position through the BMS. Fire system shall take precedence in a fire mode

31. Hardwired connections to all smoke ventilation dampers actuators, associated with fans that require

to be operated by the BMS. Actuators and dampers to be supplied by the mechanical contractor.

A t t fitt d d i d b th t l t t


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37. Alternatively where FCUs with integral controls are provided, the FCU supplier shall configure all

FCU control strategies and provide full engineering interface for software to the BMS. The FCU

supplier shall have a full time site presence during flushing and air/water balancing of all FCU

systems. The specialist supplier shall have a full time presence during all BMS commissioning

associated with the FCUs.

38. Controls for all duct mounted heater/cooler batteries

39. Controls for all space heating zones

40. Controls interfaces and monitoring of LV switchroom cooling systems

41. Controls interfaces and monitoring of management suite cooling systems

42. Power provision and monitoring the trace heating systems

43. Monitoring the potable water storage tanks. All tank high level switches and temperature sensors

provided by the controls contractor.

44. Supply and set to work the storage tank motorised isolation valve RAWS approved-. Valve

hardwired to tank high level and water leak detection system

45. Monitoring the water sterilisation treatment system;

46. Monitoring the UV water sterilisation system;

47. Monitoring the cold water potable water booster set - Integral controls and starters supplied, installed

and commissioned by the mechanical contractor. The controls contractor shall carry out allinterconnecting wiring between the tanks and the pump control panel

48. Monitoring the non-potable water storage tanks. Al tank high level switches and temperature

sensors provided by the controls contractor.

49. Supply and set to work the storage tank motorised isolation valve RAWS approved-. Valve

hardwired to tank high level and water leak detection system

50. Monitoring the water sterilisation treatment system;

51. Monitoring the UV water sterilisation system;

52. Monitoring the cold water non potable water booster set - Integral controls and starters supplied,

installed and commissioned by the mechanical contractor. The controls contractor shall carry out all

i t ti i i b t th t k d th t l l


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58. Supply and set to work all water meters RAWS approved, associated with the mains water , the

feeds to the pressurisation units and the distribution systems

59. Monitoring the sump pumps. All interconnecting wiring between the floats and the control panel to

be carried out by the mechanical contractor

60. Monitoring the lifts;

61. Monitoring the disabled toilet alarm system - alarm system to be supplied, installed and

commissioned by the electrical contractor;

62. Monitoring the transformers;

63. Monitoring LV tripping batteries

64. Monitoring the generator.

65. All control valves and actuators. Combined thermal control and differential valves for valves other

than the terminal units - to be Tour and Anderson type KT and KTM. The controls contractor shall

select all valves in conjunction with the mechanical contractor and TA;

66. All control valves and actuators for the terminal units such as FCUs , perimeter heating remote duct

mounted heating/cooling coils.. All valves to be combined thermal control and differential valves - to

be Frenger Optima range. The controls contractor shall select all valves in conjunction with the

mechanical contractor and Frenga

67. All actuators for ventilation dampers that require to be operated by the BMS;

68. All field instruments that form the automatic controls system

69. Provision and installation of all instruments for two optimisers per floor. Provision and installation of

two RH sensors to each floor.

70. All mechanical services power boards and support frames. The roof and basement essential powerboards shall be cubicleised form 4 type 2.

71. All control panels and support frames

72. Where panels are located outside the building, the controls contractor shall provide a weatherproof

enclosure and ant condensation heaters. MSPB-R-1, CE-R-1/1, 1/2, 1/3. 1/4


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79. All networks, inclusive of outstations, routers, switches, panel mounted UPS and the like

80. All main plant controllers to have UPS. All routers and switches to have UPS. UPS to maintain

communications from plant controllers to head end for a minimum of 60 minutes.

81. Tenants Interface outstations on each floor for hardwired and software interface for tenant complete

with spare and addressed RJ45 socket, for future tenants network.

82. Interface on each floor for future connection to heat/coolth meter. Lon or M-bus.

83. All operating software, firmware and licences;

84. Complete BMS engineering and configuration;

85. Energy monitoring and management package;

86. BMS head end supervisor, inclusive of all operating software and server, complete with web browser

email and SMS functions. The controls contractor shall provide a 30 minute UPS for the head end

workstation;

87. Line printer for alarm and general messages;

88. A3 colour laser jet printer for reports;

89. Keypad and display screen on the MCC fascia in both the roof AHU compound and the boiler house;

90. Fully integrated BMS/controls and plant testing, setting to work and commissioning;

91. Return visits to retune the system operations;

92. Full commissioning of all inverters irrespective if these are provided by the controls contractor or not

93. Detailed trend logging and installation report of complete system;

94. Operating and maintenance manuals

95. Assistance with production of the building log book

96. Training of operators

97. All necessary consumables for the project. At project completion provide new printer cartridges and

paper.

1.4 Standards, Codes and Regulations

The Automatic Controls will be designed, installed, tested and commissioned in accordance with the


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Current Institute of Plumbing Standards;

The current Electrical Regulations with amendments;

The Environmental Health and Safety Office; and

Manufacturers Recommendations for Installation Testing Commissioning and

The Landlords Regulations and Approvals.

Materials and installation will conform to the relevant current Local Standards where applicable.

Where no such standards exist, the equipment will include for the known factors and requirements

and will be installed to suit the manufactures recommendation.

All equipment furnished for the project will be suitable for their location and suitable for purpose.

Reference will be made to BS 6204, BS 5850, BS 6527, BS 6667, BS 800, BS 5486, CIBSE Guides

and Commissioning Code C, BS 5750 and the Controls Group Publications.

1.5 Quality control

The contract will be carried out under following the principles of the Contractor's Quality Assurance

documentation. All equipment supplied will receive commercial tests to comply with IEE Regulations.

All equipment will be CE marked.

1.6 Responsibilities

1.6.1 Design

The Controls Contractor will examine all drawings and documentation and will produce for approval the basis

of design. The design will be carried out by competent engineers and will be suitable for the intended

purpose. The design will incorporate any necessary statutory requirements with respect to Health and

Safety.

The Controls contractor shall produce the system description of operations. These shall clearly show the

system operation, hardwired and software interlocks, the operation during fault conditions, alarm handling,

head end adjustments.

The Controls Contractor will advise the Engineer of any changes that the Controls Contractor considers

would be beneficial to the system. These modifications will not involve additional costs to the Engineer

unless the Controls Contractor demonstrates, at tender stage, that the documentation issued by the

Engineer is unworkable.

1 6 2 Supply


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themselves. The Controls Contractor will off-load, position in its final location and fix all equipment of their

supply.

1.6.3 Installation

The Controls Contractor will install and wire all equipment necessary for the complete operation of the

building management system. The control system will be installed by competent engineers regularly

employed by the Controls Contractor.

The complete system will be installed under the supervision of an experienced field supervisor familiar with

all parts of the control system. He will ensure that the work is of the highest standard and will carry out the

daily co-ordination and system interface as required to ensure the completion of the project within the agreed

programme of works.

The installation shall include all necessary carrier systems and supporting steel work for control panels and

inverters.

1.6.4 Co-ordination with othersThe Controls Contractor will liaise closely with all other Contractors to ensure that the installation works

proceed in an orderly and co-ordinated manner. They will, for instance, provide within 14 days of receipt of

an instruction to precede a panel schedule. This will identify the size and location of every panel to be

installed. The schedule will also show all electrical requirements.

With regards to main wiring routes, the Controls Contractor will provide their desired routes to others in the

form of drawings. The Controls Contractor will appreciate that they will not always be able to route their

cables in whatever direction they demand. The single conduit runs may be site co-ordinated and will beinstalled in a neat and orderly manner.

It is a requirement of this document that the Controls Contractor provides floor plans showing the location of

any control device that is to be mounted in the occupied space. These are to be provided to the architect

two weeks after receipt of the instruction to proceed.

1.6.5 Setting to work the automatic controls

The controls contractor shall be responsible for setting to work the system of his supply. The controlscontractor shall recognise that the BMS is an integral part of the building services and as such the operation

of the major plant requires close co-operation with the M & E contractors and their appointed

representatives. The controls contractor shall allow in the contract costs for the standalone commissioning

of his system, i.e. the BMS from the head end to the field interface with a third party and his own equipment.

In addition the controls contractor shall allow for the integrated testing required to set the building services


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electrical interfaces such as breaker positions and power meters are to be carried out by the controls

contractor.

1.6.7 Monthly Return visits

The controls contractor shall include in the contract costs three return visits after contract completion. These

shall be at four monthly intervals and have a duration of at least one month at each visit. During this time the

controls contractor shall review the operating parameters of the plant to ensure efficiency of use, provide

enhanced training to the user, modify head end displays as appropriate, verify the remote interfaces such asSMS and web browsers, review the maintenance and management reports. The cooling systems shall be

inspected in the cooling periods and the heating in the heating period. The time shall not be spent correcting

contract defects, nor carrying out maintenance.

1.6.8 Handover

The controls contractor shall work in conjunction with all other contractors to enable the complete project to

be handed over as set out in the contract documents. The controls contractor shall recognise that the

Automatic Controls is likely to be the last system completed and therefore sufficient engineering staff shall be

available throughout the hand over process.

1.6.9 Documentation

The controls contractor shall provide all documentation necessary to allow the user to operate the plant both

efficiently and safely. The controls contractor shall provide sufficient information to and co-operate with the

mechanical contractor for the production of the building log book.

1.6.10 Training

The controls contractor shall train the users staff in all aspects of the automatic controls and BMS.

1.6.11 Power requirements

The controls contractor shall carry out all power wiring of equipment connected to the motor control centres

and the controls outstations. Inclusive of cabling between the spurs the LCMs and the outstations.

The controls contractor shall make all final power connections, including the provision of any required cablingbetween the local fused spur and the terminal equipment. This shall include but not be limited to:

Fan coil units

All free standing outstations

The power cables shall be installed within a flexible steel conduit and fixed to the building structure


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The packaged plant shall be delivered to site complete with all starters and hardwired control systems. The

package controls shall allow the plant to operate without the external influence of the BMS. The extent of

packaged plant shall be developed, but shall include the following:

Chillers

Gas fire boilers

Electric heaters

Sump pumps Water pressurisation units

Twin fan units

Split DX systems

Trace heating

Domestic hot water system

Cold water booster sets, including all, starters and interconnecting wiring between the tank high andlow level switches and the booster set panel; and

Smoke damper control system

Fire fighting staircase ventilation system

1.7.1 Packaged fan starters

Where packaged fan starters are provided, these shall be installed and commissioned by the mechanical

Contractor. The IP65 control panel shall include duty change over and duty sharing timers for twin fan setsand all motor protection and speed controllers. The starters shall be interfaced to the BMS through an extra

low voltage interface and be complete with a local/remote selector switch. The panel shall include fan run

indicator and fault lamps. The interface to the BMS shall include:

1. Single Fan set

Unit enable;

Fan 1 running;

Fan 1 fault

2. For dual fans

Unit enable;


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contacts that shall be wired to the inverter enable circuit. The plant supplier shall configure the inverter

such that manual operation is only possible once all external safety interlocks are satisfied. It shall be

unacceptable that any inverter can be run from the key pad without the safety interlocks being healthy.

All pumps greater than 1.1kW shall have inverters.

1.7.3 Fan starters

Each fan shall be provided with a matched inverter wired to the motor. The power wiring shall be to the

recommendation of the inverter manufacturer and shall be not less than 4-core with an earthed screen. Anisolator shall be provided up stream of the inverter. The isolator shall have early brake late make auxiliary

contacts that shall be wired to the inverter enable circuit. The plant supplier shall configure the inverter

such that manual operation is only possible once all external safety interlocks are satisfied. It shall be

unacceptable that any inverter can be run from the key pad without the safety interlocks being healthy.

All fans greater than 1.1kW shall have inverters.

1.7.4 InvertersThe inverters shall be provided by the controls contractor. The inverters forming part of the staircase smoke

ventilation system shall be provided by the specialist supplier.

The contractor supplying the inverter shall set to work and commission the units to match the BMS

operations. The inverter supplier shall be responsible for all technical aspects of the inverters as described

both in the mechanical specification and in clause 2.8 of this specification. The controls contractor shall

however provide management of all inverters and shall provide support during commissioning to establish

the operation of all inverters.Where critical systems fans are provided with inverters they shall be set to operate in the fire mode utilising

the fire jog commands. If other speeds are required during a fire mode these shall be set using combination

of relays wired direct to the inverter jog command.

All inverters shall be IP 54 and complete with a keypad and connected to the BMS through hardwired and

software connections.

1.7.5 DX systems

The mechanical contractor shall supply and install all works for the DX cooling systems. The equipment

shall include the internal and external units along with all controllers. The mechanical contractor shall

include all interconnecting wiring and carrier systems for the power and controls between the external and

internal units and the room controllers. The BMS shall enable the units and monitor for fault, the controllers

shall communicate to the internal and external units


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The BMS shall provide software signals to the smoke damper control system to allow each floor ground and

above to operate independently of any other. The software and necessary hardware shall be developed and

supplied by the controls contractor. The smoke control system supplier shall provide engineering services at

no cost to the controls contractor for this work.

1.7.7 Smoke dampers

The dampers complete with suitable actuators and decoders shall be supplied and fitted by the mechanical

contractor. They shall be motor open/motor closed and spring closed/open on power failure. The fail safeposition shall be determined to suit the life safety operation. The actuators and decoders shall be located

out of the smoke extract compartment, or enclosed in a suitably fire rated enclosure. The actuator shall have

separate end switches indicating closed and open positions, these shall be adjustable between 90oand 70

o.

The actuators that are required to be driven by the BMS for normal operation, interlocked directly with

ventilation fans, shall be 24VAC type and be complete with open position end switches.

The actuators that are controlled by the smoke control system and powered directly from the essential power

circuits shall be 240V.The actuators shall be located out of the fire zone or provided by the mechanical contractor with a fire rated

enclosure.

All wiring associated with the control of the dampers shall be carried out in fire rated cable FP600. Where

the damper is directly associated with a ventilation fan the wiring between the MCC/outstation and the

damper shall be by the controls contractor. All 'remote' dampers shall be wired by the damper specialists.

1.7.7.1 Smoke make up ventilationThe air make up to the offices and basement areas shall be provided from the opening shafts and the main

office ventilation fans as appropriate. When required to operate the smoke control system shall set the

isolation dampers to the appropriate position either open or closed and open the appropriate air make up

routes.

The appropriate fans shall be set to run using hardwired strategy in the control panels. This is initiated by

the local fire/smoke system interface units.

1.7.7.2 Office smoke extract ventilation

The roof mounted smoke extract fans provide extract from the office floors via the normal extract duct route.

When required to operate the smoke damper control system sets the floor isolation dampers to the

appropriate position. The two duty extract fans are enabled via hardwired signals from the fire detection OR

smoke damper control system as appropriate


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DRAFT BMS SPEC

The system shall be provided and to set work by the mechanical contractor or the specialist supplier. The

specialist supplier shall provide all control panels, fan inverters, actuators, controllers, controls and power

wiring including carrier systems for the complete system.

1.7.8 Cold water booster sets

The cold water booster sets, shall be provided with integral controls and interconnecting wiring by the

mechanical contractor. The BMS shall interface for monitoring.

The controls contractor shall provide and install a water board approved motorised shut off valve for theincoming water system. The actuator shall be suitable for the BMS operation and operated through

hardwired control from a controls contractor supplied and installed panel. The valve shall close if the tank

high level alarm is or the water leak detection is active. The valve shall remain closed for minimum of (30)

minutes after the alarm has cleared.

The controls contractor shall carry out all interconnecting wiring between the pumps and the tanks. The tank

low level switches shall be hardwired interlocked with the pumps to prevent pumps running dry.

The cold water booster set supplier shall provide the tank1/tank2/tank1&2 selector switches on the coldwater booster set control panel.

1.7.9 Sprinkler pumps and tanks

The sprinkler system shall be a self contained package with interface monitoring provided by the fire

detection system. The BMS shall monitor the system for status.

1.7.10 Wet riser pumps and tanks

The sprinkler system shall be a self contained package with interface monitoring provided by the fire

detection system. The BMS shall monitor the system for status.

1.7.11 Water leak detection

The tank room water leak detection system shall be supplied and installed by the controls contractor. The

BMS shall interface for monitoring and activation of shut off valves through hardwired interlocks. The system

shall be zoned such that major tank areas are separately monitored.

1.7.12 Fan coil units

The fan coil units shall be provided by the mechanical contractor. The controls contractor shall free issue all

control items to the FCU supplier, including the valves actuators and temperature sensors.

If th FCU id d ith i t l t ll th t t t f th BMS k th FCU li


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1.7.13 Three speed conventional FCU

The FCU supplier shall supply the fan speed controller, fan enable relay and transformer both for the FCU

and the BMS controller. The FCU supplier shall wire all components and supply these in a steel enclosure

fixed to the side of the FCU chassis. The FCU shall be delivered to site complete with a 3m flying lead for

power. The BMS Contractor shall liaise with the supplier during the construction and provide the necessary

assistance to ensure that the wiring and panel design is suitable. The controls contractor shall visit the

supplier and test 10% of the FCUs to verify the production process. The units shall have heating and cooling

two port modulating valves, supply and return air temperature sensors all provided by the controls contractor.The meeting room units shall have supply air and room temperature sensors complete with temperature

adjust and override button.

1.7.14 Variable speed FCU

The FCU supplier shall supply the fan speed controller, the enable relay, running and fault indication. The

BMS contractor shall free issue the controller, controls transformer, heating and cooling two port modulating

valves for wiring off site by the FCU supplier.

The FCU shall be delivered to site complete with a 3m flying lead for power. The BMS Contractor shall liaise

with the supplier during the construction and provide the necessary assistance to ensure that the wiring and

panel design is suitable. The controls contractor shall visit the supplier and test 10% of the FCUs to verify

the production process. The units shall have two port modulating valves, supply and return air temperature

sensors.

1.7.15 Chillers

The mechanical contractor shall provide all integral controls for the chillers. The chillers shall have hardwired interlocks to the BMS for control and monitoring.

The chillers external safety interlocks such as the evaporator flow switches shall be wired by the controls

contractor.

The chiller package shall include a relay coil driven by the power feed for the crankcase heater. The

normally open contacts shall be monitored by the BMS to determine power status.

1.7.15.1 Chilled water flow temperature.

The chiller shall be provided with a 4-20mA connection that shall allow the BMS to reset the chilled water

flow temperature between limits 5.5oC to 10

oC. The flow temperature shall default to 5.5

oC if the input signal

fails.


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1.7.18 Gas valves and meters

The controls contractor shall provide, all gas valves and meters for the project. The gas valves shall be

wired from an appropriate control panel and interlocked as appropriate with the ventilation and fire systems.

The boiler house valve shall be hardwire interlocked to the fire alarm and the boiler house gas detection and

thermal link system. The valve 'closed' status shall be monitored at the panel and displayed with a lamp. In

the event of gas detection, boiler house fire alarm, EPOs or the thermal links being active, the gas valve

shall close and an audible alarm be raised on the detection panel and the boiler house control panel.

The CHP gas valve shall be hardwire interlocked to the fire alarm and the CHP gas detection and thermal

link system. The valve 'closed' status shall be monitored at the panel and displayed with a lamp. In the

event of gas detection, boiler house fire alarm, EPOs or the thermal links being active, the gas valve shall

close and an audible alarm be raised on the detection panel and the CHP control panel

The gas valves shall be supported by the gas UPS. The UPS shall support all gas safety systems.

A reset button shall be provided for each valve on the CE. In the event of a power fail and restoration a BMS

pulsed output wired in series with the reset buttons shall attempt to reset the valve. The pulse shall remainactive for (10) seconds only.

Each valve shall have an associated meter, with pulsed outputs provided by the mechanical contractor. The

BMS shall monitor the gas usages via pulsed outputs.

1.7.19 Heat meters

The heat meters shall be supplied and installed by the controls contractor, with all necessary controls

interfaces. These shall include but not be limited to: pulsed outputs for volume flow rate and energy usage.

In addition a software connection shall be provided and connected to the BMS for data recording.

All meters shall be provided with matched temperature sensors. The controls contractor shall carry out all

interconnecting power and controls wiring associated with the meters.

Heat meters are required for two purposes. The primary plant meters are required for monitoring and control

of the main equipment, these meters shall be installed as part of the base build works.

Tenants floor meters are required for future billing and monitoring of tenants services. These meters shall

not be installed in this contract. However all BMS infrastructure shall be provided including the on flooroutstation and the M-bus or LON card.

1.7.20 Water meters

The controls contractor shall provide all water meters with pulsed outputs for volume flow rate. The meters


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DRAFT BMS SPEC

The power to the trace heating panels shall be wired by the trace heating contractor, from isolators providedby the controls contractor.

1.7.23 Sump pumps

The mechanical contractor shall provide, install and set to work the sump pumps for the project. The pumps

shall have local control panels with volt free monitoring points provided for the BMS interface. The

monitoring points shall include but not be limited to:

Power available

Pump fault (common)

Pump running (common)

Sump high level

1.7.24 Side stream de-aerator

The mechanical contractor shall provide, install and set to work the side stream de-areators. The BMS shall

monitor the units for status and fault.

1.7.25 System Uvex

The mechanical contractor shall provide, install and set to work the system Uvex. The BMS shall monitor the

units for status and fault.

1.7.26 Lift monitoring

The lift contractor shall supply and install the lift management system. Within each lift motor room the lift

contractor shall provide an ELV panel to which, the lift contractor shall wire the lift monitoring points to this

ELV panel. The controls contractor shall monitor the lift status from these volt free contacts.

Lift alarms shall include:

Lift in fire mode

Passenger alarm

Maintenance

Common fault

1.7.27 Disabled toilet alarm

The electrical contractor shall provide, install and set to work the system. The BMS shall monitor the units

for status and fault


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DRAFT BMS SPEC

proper working order. The controls contractor shall formulate and issue the test method statementsindicating the testing to be carried out and the expected results. At the completion of any test the controls

contractor shall issue the result sheets, signed and annotated with relevant comments.

The commissioning will also include the off site testing of all software, starter and control panels.

The Controls Contractor will include in his bid for all labour, special instruments, materials, tools, plant and

equipment required to carry out the pre-commissioning and the performance testing of the control systems,

all in accordance with the relevant CIBSE Commissioning Codes and this specification.

The Controls Contractor will demonstrate to the complete satisfaction of the Client Representative that the

installation or any portion thereof, which has been set to work, complies with the requirements of the

specification.

Any defects of workmanship, materials, performance, maladjustment's, non-compliance with this

specification, or other irregularities which become apparent during the tests will be rectified by the Controls

Contractor, at no additional cost to the contract, and the cost of the original test together with any repeat

tests will be at the Controls Contractors expense until the whole is proved free from defects and in complete

working order to the complete satisfaction of the Client Representative. All systems will be left sound andcorrect.

The Controls Contractor will pursue his own claims against others in respect of tests that fail due to his work

being damaged by others. Damage to other work caused by failures under test will be made good at the

Controls Contractor's expenses and the Controls Contractor will make provision for meeting claims made

against him for damage to other trades works as a result of failure of the controls installations undergoing

tests.

The Controls Contractor will be required to co-ordinate and co-operate with the commissioning contractorduring these works, who will direct and co-ordinate the commissioning of all controls, mechanical services,

ductwork, air handling plant and electrical work associated. The Controls Contractor is required to provide

labour, staff and work with the commissioning Contractor until all systems are commissioned and balanced

to the Client Representatives satisfaction.

After the above-mentioned conditions have been met in full and the system is fully operational, it shall be

guaranteed for the defects liability period stated herein. Following each sectional completion of the works,

the controls manufacturer shall allow for a minimum of four additional separate visits to site to check oncontinued satisfactory control performance.

1.8.2 Commissioning Requirements

The testing and commissioning shall be as described elsewhere in the specification and conform to the

following requirements:


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All contractors shall provide services of skilled commissioning engineers, certified test equipment, tools andinstruments for any tests and make good any defects.

The controls contractor shall test, calibrate, adjust, check and reset thermostatic and automatic controls and

shall provide all test certificates and calibration charts.

The Contractors shall provide all necessary temperature and humidity records and charts and attendance so

that records can be taken of plant performance in such areas that the Client Representative may decide.

The controls contractor shall test all electrical equipment associated with the automatic controls installationand provide test certificates.

The controls contractor shall establish from the main contractor that the installation is covered by insurance

prior to carrying out full performance tests under actual working conditions.

The controls contractor shall check the operation of all alarms, safety devices and plant interlocking by

simulating fault conditions.

During the defects liability period the controls contractor shall make several visits to the site and shall carry

out thorough checks for continued satisfactory controls operation.

Such adjustments that are necessary to the controls installation under actual working conditions shall be

made by the controls contractor and reported to the Client Representative and shall take due account of

variation due to occupancy of the building, seasonal changes or variations in the operation of mechanical

plant under control etc.

Until the final check and adjustment has been carried out the contract shall not be considered for final

acceptance and the balance of retention sums shall not be released.

1.8.3 Third party attendance

The Electrical and mechanical contractors shall provide attendance to the controls contractor to allow the

controls contractor to set required field measurements such as system operating pressures required to

achieve design air and water flow rates.

Particular attention is required where the fan coil units, the smoke dampers and the fire fighting lobby

systems are integrated within the BMS.

The electrical and mechanical contractors shall provide attendance both from themselves and specialist

plant supplier, to allow the controls contractor to test all interfaces to third party equipment. The testing shall

not be limited to simulations, but will include full testing from end to end of each plant item. This would

include for instance: forcing water system high and low pressures through adding and draining water from

the systems, forcing boilers to lock out, forcing chillers to flow failures, forcing DX/VRF to fail, forcing


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DRAFT BMS SPEC

During the seven day period the mechanical contractor shall arrange for step changes to be made to theplant to demonstrate that the BMS is able to recognise the change and react accordingly.

The mechanical and electrical contractor shall provide a detailed test plan prior to commencing the works.

The testing shall include but not be limited to such items as:

1. Optimised start;

3. Building frost protection;

4. Plant frost protection;

5. Individual boiler failures;

6. Individual chiller failures;

7. Individual pump failures;

8. Inverter faults;

9. Fan coil operation

10. Smoke damper operation

11. Staircase lobby smoke control system

12. Failures of the pressurisation units;

13. Failures of water treatment plant;

14. Power failures to individual MCCs;

15. Power failures to individual remote outstations;

16. Failed temperature, pressure and humidity sensors;

17. Disconnection of network at individual MCCs;

18. Manual plant operation from the head end;

19. Issuing of emails and SMS text messages during fault conditions;

20. Operation of MCC and plant room emergency knock off buttons;

21. Failure of main switchboards;

22. Failure of mains incoming power;

23. Generator operation and failure;

24. Oil system failure;

25. Transformer faults

26. Fire cause and effect.


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The Mechanical and Controls Contractor shall submit a record of this survey in the form of a bound reportshowing plant operating conditions and times, outside and inside temperature and humidity and supply

systems wet and dry bulb temperatures.

The survey shall monitor air temperature and moisture content (including control tolerance) for at least six

positions per floor for a period of 14 days. The survey shall include the monitoring of plant start/stop times,

morning boost operation, heating and chilled water primary and secondary system flow and return

temperatures, supply and extract air temperatures and humidity.

The survey shall include the demonstration of plant loading and unloading at the dictates of the turbine watermeters and demonstration of the pump variable speed control under load variation viathe differential

pressure monitoring sensors. Appropriate commissioning contractor attendance shall be provided to

manually adjust the system where necessary to simulate load variance and to validate controls calibration for

flow measurement and differential pressure.

Include with the survey three sets of control drawings and schedules showing final set points of all controllers

required to obtain the above results.

1.9 Approvals and acceptance

Services will be tested to show their compliance with this specification and to the requirements of the

relevant service authority. Proof of compliance with any service authority requirements will be supplied to

the Client Representative. After receipt of the commissioning reports the Client Representative will check

that the claimed results are within the allowed tolerances. The Controls Contractor will give the Client

Representative 7 days written notice of his intention to demonstrate and seek an acceptance certificate for

any item or system. All tests for acceptance certification of systems or items of equipment will be witnessed

by the Client Representative or their appointed representatives. The Controls Contractor will allow for givingsuch notice and making adjustments, setting up, and other preparations for testing and for the Client

Representative or their representatives attendance in witnessing such tests. The Controls Contractor will

carry out testing and commissioning work using trained, experienced engineers. The supervising

commissioning engineers will have a minimum of five years experience in the testing and commissioning of

heating, air-conditioning and ventilation controls installations.

The controls contractor shall demonstrate the works to the main contractor who shall approve the installation

along with the appropriate mechanical and electrical contractor. The main contractor shall initial all testsheets indicating their approval and comments. When satisfied with the works the main contractor shall offer

the system for review to the Employer.

1.9.1 Test equipment and instruments

The Controls Contractor will supply and fix all necessary apparatus and instruments for making tests on the


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1.9.2 Test certificates

The Controls Contractor will provide four copies of test certificates to the Client Representative bearing the

signatures of the Controls Contractor. Test certificates will serve as a certified record that the item referred

to has been shown under test to meet the requirements of this document, Local Standards, Statutory and

Local Authority Regulations and the like, wherever applicable. Test certificates will be dated, numbered and

clearly referenced to the item tested by means of serial, chassis, or other manufacturer's reference number

permanently marked in a conspicuous position on the item concerned.

If the Client Representative does not attend to witness tests on receipt of correct period of written notice fromthe Controls Contractor then the tests will be carried out by the Controls Contractor who will sign and submit

certified copies of test certificates to the Client Representative. The Client Representative reserves the right

to have such sections of the work tested by the Controls Contractor but not witnessed by the Client

Representative, re-tested. In the event that such a re-test shows the work to be defective the Controls

Contractor will bear the cost of this and any necessary subsequent tests.

In addition to the above, test certificates will be submitted to Statutory or Local Authorities as may be

required.

1.9.3 Control and starter panel tests off site

The Controls Contractor will test all control and starter panels off site. The work will verify that the panel has

been built to the approved wiring diagrams. The controls contractor shall issue both a method statement

outlining the testing and a test report indicating the results.

All fuse/MCB sizes, overload and contactor rating are to be confirmed. The hand and automatic operation of

all switches is to be verified. All interlocks are to be tested. The panels are to be pressure tested to 2.0 KV

for one minute. An insulation resistance test will then be completed.

The Client Representative will be invited to attend the tests.

1.9.4 Software testing off site

The Controls Contractor will test all software off site. The offsite set-up will as close as possible reflect the

number of necessary interconnected outstations to simulate the site works. The software will be

demonstrated by wiring the outstation to switches lamps and potentiometers. These will represent digital

and analogue input/output points. The testing will include the full dynamic graphics to include all user

interfaces, alarm messages and dynamic displays of the simulated field points. This testing is important and

the Controls Contractor must allow plenty of time to demonstrate every point and allow the client and his

representative every opportunity to understand and if necessary modify the software or user interfaces.

It is important that these tests are started early in the project


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1.9.7 Electrical wiring

Wiring terminations to all control equipment supplied by the Controls Contractor will be checked both for

compliance with the control wiring diagrams and interlocks with other equipment shown on the electrical and

mechanical sub- Contractor's wiring diagrams. All motors will be checked for rotational direction.

The commissioning of all instrumentation supplied with the control panels will be the responsibility of the

Controls Contractor.

1.9.8 Point to graphic

Every field point shall be verified from field to graphic. Where this includes third party equipment the third

party supplier shall provide full attendance during this work.

1.9.9 Sensor calibration

Every sensor shall be verified with a certified instrument, to show that the measured value is displayed

accurately in the controller and at the head end. Where this includes third party equipment the third party

supplier shall provide full attendance during this work.

1.9.10 Identification

The identifying labels on all items of equipment will be checked as being in accordance with the

requirements detailed elsewhere and corrected where in error.

1.9.11 Local authority demonstrations

The Mechanical contractor shall co-ordinate with the local authority all tests and demonstrations demandedby building control. The controls contractor shall assist with the works, along with the fire detection

specialist. The tests shall include, but not be limited to: demonstrations of the life safety fans, including air

flow and differential pressure measurements, demonstrations of the fire detection system and its interaction

with the mechanical services.

1.9.12 Commissioning records

The Controls Contractor will submit to the Client Representative a complete set of data on all equipment and

systems which he commissions. The submittals will be on A4 size paper and the form which they take willbe agreed with the Client Representative before their submission. They will show the design figures and the

final operating values at which the systems and equipment were set by the commissioning engineer.

1.10 Standards of Materials and Workmanship


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DRAFT BMS SPEC

The Controls Contractor will provide for approval, within the agreed programme period, samples of anycomponent that is to be mounted within the occupied space. The Controls Contractor will provide points

charts within twenty-eight days following the placing of the main order.

The Controls Contractor will provide block wiring diagrams and schedules appertaining to the interfaces

between the Controls Contractor works and other parties. All block wiring diagrams will be complete with the

Controls Contractors terminal numbers.

Where the controls interfaces with other equipment the controls contractor will co-ordinate the interface

wiring diagrams and provide the necessary interface hardware.

1.10.2 Inspections/approval/requirement

The contract requires that the works of the Controls Contractor will be to the inspection, approval,

agreement, satisfaction or requirements and the like of the Client Representative. No such inspection,

approval, agreement, satisfaction or requirements and the like of the Client Representative will in any way

imply or be construed as relieving the Controls Contractor of his responsibilities for performance and

dimensions or other responsibilities described in this contract or otherwise at Law.

Where the Client Representative is required to affix their inspected stamp to the Controls Contractor's

detailed specification, drawings, manuals, samples and the like, no such inspection or stamp will in anyway

imply or be construed as relieving the Controls Contractor of his responsibilities for performance, dimensions

or other responsibilities described in this contract or otherwise at Law.

No alteration to the performance or other requirements of this specification will be made unless a variation

instruction is issued by the Client Representative, which expressly requires such alteration.

1.11 Common Contro l Requirements

1.11.1 General

The following control requirements shall be common to all systems except where specified to the contrary in

subsequent sections of the specification:

1. All duplicated equipment will be configured for automatic changeover in the event of fault and duty

rotation cycle on a daily cycle. Plant that duty rotates after a fault remains in the new position until

the next duty rotation, even if the system alarms are cleared. If a duty rotation is required and the

current standby plant is in a fault condition, the duty rotation is suppressed.

2. All main plant such as chillers, boilers and the like shall duty rotate on a weekly basis and if in a fault

condition.


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off. During this action unnecessary ventilation plant shall not be energised such as fan coil units,underfloor or trench heating systems.

7. All duplicated equipment, located in a common MCC, shall have their contactors cross-wired such

that only one drive can run at a time. If both are in the hand mode and the running drive trips the

standby drive shall start.

8. The hardwired safety interlocks for plant operation shall operate in both the MCC hand and auto

switch position. All hardwired interlocks shall be mimicked in software.

9. Fire alarms shall shut down or initiate the systems as appropriate. Stage one frost protection shall

be active during a fire mode, if required. The fire alarms shall override the auto and hand position

of all drives but not the off. Major ventilation fans shall be controlled through hardwired interlocks,

hydraulic systems shall be controlled through software.

10. When shutting down, through normal software all drives shall have a run on period set. This shall

form part of the software and is normally associated with the dissipation of heat or humidity.

11. System control loops for temperature and pressure shall be initiated, when air or water flow is proven

at the system drive. The loops shall also be enabled to suit system demands such as frost,

optimiser functions and valve positions. Heating systems shall be disabled when outside air

temperatures are above (18)oC, unless demands exist for such strategies as dehumidification.

12. High limit protection systems shall be provided for all low-pressure hot water heating and domestic

hot water service installations to restrict water temperatures within safe limits.

13. Every point will have mis-match alarms set. These include drives running when commanded to stop,

drives stopped when called to run, temperature values outside of acceptable range e.g. supply air

temperatures < 8oC, >30oC, room temperatures < 16oC, > 26oC.

14. Every drive, with the exception of small packaged plant, will be individually monitored by the BMS.

Drives are to be monitored by DP switches, current sensing relays, and phase angle shift

measurement as appropriate. The flow proving device shall be wired through auxiliary contacts on

the starter, or in series with the inverter run status such that the status of each drive is known.

Pump and fan DP switch pressure tappings shall be located down stream and upstream of any local

isolating valves or dampers.

15. Where small packaged plant is provided, typically


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22. In the event of power supply failure all safety valves shall be arranged to either close or open toreach a safe condition.

23. The hydraulic static pressure can be considered to be sixteen bar with a differential of 350 Kpa.

24. All damper actuators shall be sized to suit the damper torque. For tender purposes each actuator

shall be limited to 1m2 of damper area. All damper actuators shall have external indicators. All

damper actuators shall have end switches for monitoring purposes

25. Any flying leads associated with the actuators are to be of a LSOH material and have a maximum

length of 1500 mm. Where the dampers are used for fire or smoke control the control cabling shall

be fire rated.

26. The power cabling installation will include isolators to every packaged plant item. Motors driven from

the MCC will have isolators for drives up to and including 5kW and isolators and lockstop buttons for

all drives above 5kW. The isolators for drives shall all have auxiliary early brake late make contacts

that form part of the control circuit.

27. All equipment will be suitable for the environment in which it is to be placed. This, for example,

means that any device located outside of the building envelope will be IP65 rated. The use of

protective bags is an unacceptable solution.

28. The Controls Contractor will wire every outgoing control cable from the panels of their supply.

29. Each point in the control system will be connected to a single outstation terminal. The use of

multiplexers, raise/lower modules or the like is not permitted.

30. Sufficient hardware will be provided to allow every point: field and virtual to be logged simultaneously

for 24 hours at 1-minute intervals.

31. Sufficient hardware / software will be provided to allow global commands to be sent to the terminal

units for: stop / start, change temperature set point, open fully all control valves, 100% output on

electric heaters.

32. Each life safety drive shall have an available input wired to the BMS. This shall show that: power is

available in the starter cubicle, the starter has not tripped, the field isolator/lockstop is healthy, and

the MCC T/O/A switch is in the auto position.

33. All dials and gauges indicating pressure or temperature, etc., shall be marked in metric units.

34. The response time of all control sensing and actuating equipment shall be related to the needs of the

installations under control in order to ensure quickness of response consistent with freedom from

"hunting". The control systems shall be sufficiently sensitive to meet the control band requirements

specified without "hunting" Any limitations in this respect shall be stated in the Tender


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38. All set points shall be adjustable between reasonable limits at the head end. The software shall beconstructed such that unacceptable values can not be entered by mistake. I.e. CHW flow shall not

be possible below 5oC, HTG flow above 80

oC, Air supply temperatures below 11

oC or above 30

oC. It

shall be possible to adjust the slope of compensated circuits using the heating water values not the

outside air temperature.

39. All BMS wiring will be carried out in twisted pair cables, each pair being individually screened.

40. If multicore cables are used then, if acceptable to the Controls manufacturer, a common outer

screen may be employed.

41. BMS extra low voltage cables will have a minimum cross sectional area of 0.75 mm2(7/0.37 mmdia).

With due regard to cable resistance for sensors.

42. All power cabling shall be installed in conduit, trunking or on tray as appropriate. All power cables

shall be single core LSF in conduit with XLPE/LSF/SWA being used on tray or any exposed

surfaces. Low voltage power cables shall have a minimum csa of 2.5mm2

43. All field cables associated with an Inergen extract system shall be run in FP 400. Motor isolators

shall be metal clad.

44. All field power cables associated with the building smoke extract system shall be run in Pyro. Motor

isolators shall be metal clad.

45. All field controls cables associated with the building smoke extract system shall be run in fire rated

material.

46. All fans unless otherwise indicated shall be provided with an inverter. Where these are used for

variable flow the inverter shall be controlled accordingly. In other instances, the inverter shall becontrolled at a fixed speed utilising the fixed speed command at the inverter with the speed set in the

inverter software.

1.12 Instructions to client

The Controls Contractor will include in his Bid for instructing the Client and his representatives in the

operation of the system during testing and commissioning.

The Controls Contractor will include for a one week site training course for four operators identified by theend user.

1.13 Building log book part L compliance

The mechanical contractor shall provide the user with the building log book to comply with the building


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3. Description of operations and hardcopy of software.

4. Description of the management use of the head end supervisor. This would include but is not limited

to: booting of the system, signing on, setting and changing passwords and access levels, graphical

navigation, setting all set points, acknowledging and resetting alarms. Setting of alarm parameter

and error messages, archiving data, back up and restoration, creation of dynamic graphics,

assigning point names to field and graphic devices. The provision of a catalogue is not acceptable.

The descriptions shall be written specifically for the project.

5. Handbooks, maintenance instructions, drawings and spare parts list for all components, plant andequipment used in the Contract works.

6. Line diagrams indicating the main features of the plant, drawing attention to the method of setting the

control dampers, switchgear, safety precautions etc.

7. Schedule of routine maintenance, complete with list of normal consumables.

8. Schedule of periodic and preventative maintenance for specialised equipment.

9. Schedules of methods of adjustments, typical fault-finding routines.

10. Schedule of operation and maintenance risk assessment sheets in accordance with the Construction

(Design and Management) Regulations 2007.

11. Wiring diagrams of plant etc, including points, charts and logic diagrams

12. Service manual for all specialised plant, giving all details as listed above.

13. Schedule for obtaining and ordering replacement parts.

14. Schedules of equipment valves and motors related to the "As Installed" drawings and giving names,

address and telephone number of manufacturer, serial number of plant, kilowatt-power electrical

supply, performance duties and location within the building.

15. Description of emergency action that should be taken in case of a breakdown of equipment.

Telephone numbers of essential contacts shall be included.

16. Outline design data of plant.

17. Test and performance data, including all set points.18. Test Certificates.

19. Schedule of "As Installed" Drawings. These shall indicate the location and reference of every field

mounted instrument and actuator.

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Prepare the Operation and Maintenance Manuals in draft as soon as the Installation Drawings are in hand.

Make two temporary manuals with provisional record drawings and preliminary performance data available at

commencement of the project and populate throughout the works. These should be of the same format as

the final manuals with temporary insertions for items, which cannot be finalised until the Contract is

commissioned, and performance tested.

The cover shall be printed with the following information:

Operating and Maintenance Instruction Manual (Project Name and Service).

Where more than one volume is required, the cover shall also be printed with volume number.

Each section of the manual shall be divided by a stiff divider of the same size as the holder. The divider

shall be labelled as to the section of the manual.

All written instructions within the manual shall be typewritten with a margin on the left-hand side.

The arrangement of the manual shall be as follows:

1. Section One Index

2. Section Two

Description of the Design Intent

3. Section Three

Description of plant operation. The description must include step by step instructions on starting and

stopping each plant or system and a fault diagnosis procedure in diagrammatic and tabular form toshow the action necessary to correctly identify defective pieces of equipment and the steps to be

taken to rectify faults. The final set points shall be indicated.

4. Section Four

Planned maintenance instruction. This section must include systematically instruction on the

maintenance of all items of plant. Data shall also be provided for ordering replacements. Full sets of

manufacturers maintenance instructions including wiring diagrams, cable schedules, and circuit

chart. Protection and overload relay settings shall be recorded and calibration charts shall beincorporated.

5. Section Five

A set of record drawings and Test Certificates. If necessary due to the number of drawings, which

have to be included in the manual, each drawing shall be photographically reduced to size to suit the


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It shall be the Controls contractors responsibility, whenever a successive phase of contract is handed over,to amend and update the previously issued version of the Operation and Maintenance Manuals, bring it to

the appropriate stage of completion and submit same to the Engineer in due time to comply with the Health

& Safety at Work Act.

1.15 Maintenance cont ract

The Controls Contractor will include a separate quotation at the time of tender for a full maintenance contract

for the system offered. This will include:

1. Routine maintenance.

2. All replacement parts excluding consumables.

3. Immediate call out in the event of a fault, on a 24 hour, 365 day a year basis. The quotation will be

based on a fixed price with an agreed formula for increased costs.

4. The maintenance will include on a yearly cycle:

5. Upgrades of the operating system software as new standard developments are issued.6. Data back up and archiving.

7. Documentation upkeep.

8. Calibration of all sensors with replacement as necessary.

9. Testing all actuators and linkages with replacement as necessary.

10. Testing all battery back up and replacement as necessary.

11. Performance testing of each system and adjustment of parameters to achieve a balanced

environment versus energy use. If the controlled plant, e.g. boiler, is shown to have degraded year

on year, then this is outside of the controls maintenance regime.

12. Thermal imaging to ascertain weak spots of all controls starter panels with repairs as necessary.

13. Testing all safety devices with replacement as necessary.

14. All equipment necessary for the maintenance, including access tools, will be provided by the

maintenance Contractor.

1.16 Labelling

All equipment provided by the Controls Contractor will clearly labelled. The labels will be traffolyte with black

lettering on white background. The labels will, with due care and attention, be screwed to the equipment.


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1.17.2 Control cables

All low voltage cables will be single core PVC, insulated Butyl, with an LSOH outer sheath and screened if

necessary to the relevant specification, having stranded copper conductors. All BMS system wiring will

conform to the current edition of the IEE regulations. Cables will not be connected directly to the outstations.

All cables will terminate at screwed terminals and subsequently be wired to the outstation. Electrical

screening will be provided to the extra low voltage cable by the use of screened cable.

All BMS wiring will be carried out in twisted pair cables, each pair being individually screened. If multicore

cables are used then, if acceptable to the Controls Contractor, a common outer screen may be employed.Multicore cables may be used so long as all conductors are terminated on the outstation. Any unused

conductors will be terminated to earth at both ends.

BMS extra low voltage cables will have a minimum cross sectional area of 0.75 mm2 (7/0.37 mm dia). With

due regard to cable resistance for sensors.

Low voltage cables will have a minimum cross sectional area of 1.5 mm2.

Screening will be provided by an aluminium/polyester foil shield with a multistrand drain wire (7/0.37). All low

voltage BMS cables will be sheathed in LSOH material.

All controls cabling, including the BMS network will be installed in conduit or trunking.

1.17.3 Power cables

All power cables within conduit or trunking shall be single core XL/LSF 6491B. The minimum cross-sectional

area shall be 4mm2. Conductors shall be stranded throughout.

1.18 Field mounted equipment

1.18.1 Control valve selection

All control valves will be selected and sized to be suitable for the systems application and operating

conditions. Unless otherwise stated valves will be of the asymmetrical modulating type with rangeability of

50:1 having equal percentage characteristic as necessary to provide acceptable system control.

All systems with two port control valves shall have Frese Optima combination valves fitted.

Where the Frese Optima range is not available the two port valves shall be TA KTM type.

All main plant control two port valves shall be TA KTM type.

1.18.2 Control valves


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Valve authorities will be between 0.3 and 0.5 computable with economic valve pressure drops sufficient toprovide adequate control without promoting cavitation. Ensure actuators on all valves, particularly two port

valves, are capable of opening and closing the valves against maximum system operating pressures.

Provide all valves, other than on terminal units such as fan coil units, with external position indicators. They

will be complete with actuators, mounting brackets and all necessary auxiliary switches.

Unless otherwise specified and in all circumstances where valve seat leakage is likely to cause nuisance,

unnecessary bypassing or mixing losses, energy consumption, control instability, temperature conditions

above or below the required control band or where circuit isolation is required, all control valves will be of thetight shut-off type, which may entail special seatings, particularly for double-seated valves and will not be of

the rotating shoe or sliding disc type.

Seats and stems will be removable and of stainless steel, except where alternative seating material is

necessary to provide tight shut off.

Valves less than 40 NB will be of screwed BSP bronze bodied construction with stainless steel trims.

Valves of 50 NB and above will be of cast/modular iron or steel bodied construction as suitable for the

pressure and temperature conditions having stainless steel trim and flanged to PN 16.

The copper content of alloy valves will be as high as possible to avoid dezincification.

All valves will be embossed with the manufacturer's logo, valve size and direction of flow.

Provide valves with clutch or lifting mechanism to enable the valves controlled manually in the event of

power source failure.

Provide all butterfly valves with resilient settings.

1.18.3 Sensors

All sensors shall be selected and installed in accordance with the Building Controls Group document

Control Sensor Installation.

1.18.3.1 Temperature sensors

Will be PT1000 with an accuracy of +/- 0.5oC. and a yearly drift of not more than 0.1K per year. Resistance

temperature sensors will have a hysteresis value of less than 0.05%.

Room air types

Will have an accuracy of + 0.5K will be fixed in a representative location, be positioned approximately 1.5M

above finished floor level and be at least 0.5m away from any part of the heating or cooling system where

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Will have an accuracy of + 0.5K will be provided with a pocket to allow withdrawal for servicing, andinspection, without the need for draining the system, be installed in the pocket using a silicon gel or similar

non corrosive heat transfer medium. Will be positioned so that the active part of the element is wholly

submerged in the liquid.

The combined pocket an

Draft BMS Spec

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