Energy Efficiency Report ABC Client · LSI Energy is a trading name of LSI Independent Utility...

LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919

Energy Efficiency Report

ABC Client

28 June 2017

Commercial in Confidence

Version Control

Prepared By Authorised By Date Version Number

Matt Fulford David Legge 25th July 2015 1.0

Building Photo


1. Executive Summary

An energy survey of the <Property>, was undertaken by LSI Utility Brokers to support

the drive to reduce energy consumption across the organisation and to support with

compliance to the Energy Saving Opportunities Scheme (ESOS).

This energy audit has been prepared in line with BS EN 16247-1:2012 standards as

outlined in the client approved audit methodology included as part of the overall

ESOS Phase One evidence pack.

The <building description>.

The <building>performs reasonably well against internal and external benchmarks for

gas consumption but not so well for electricity consumption using 34.7% more

electricity but 34.5% less gas than the CIBSE Industry benchmarks would suggest a

similar type and size of building would use. When compared to other <buildings in

client portfolio> it uses 10.2% more electricity but 18.8% less gas.

Our key findings and recommendations have been summarised in the table below

Energy saving

opportunity

Estimated

Annual

Cost

Saving (£)

Estimated

Annual

Energy

Saving

(kWh)

% Energy

Reduction

Estimated

capital

cost (£)

Simple

Payback

(years)

Turn off feature tear

drop lights during

daylight hours

£1,158 11,578 0.76% Nil Immediat

e

Optimise settings on

Dynalite and

installed PIRs

£2,557 25,573 1.68% £500 0.20 years

Controls

Optimisation

£8,120 81,203 5.32% £1,600 0.20 years


Install flow restrictors

on taps and showers

£1,376 13,764 0.90% £600 0.44 years

Clean heat rejection

grilles on air

conditioning

condensers

£585 5,850 0.38% £400 0.68 years

Insulate exposed hot

surfaces in plant

rooms

£1,223 12,235 0.80% £1,700 1.39 years

Remove extract air

filters and change

filter specification to

a low loss filter.

£390 38,900 0.26% £600 1.54 years

Change front of

house spots and

downlights to LED

£32,117 321,165 21.04% £52,750 1.64 years

Install SavaWatt

devices on to all

refrigeration units

£590 5,900 0.39% £1,640 2.78 years

Install PIR motion

sensors to BoH

lighting

£786 7,862 0.52% £2,400 3.05 years

.

Based on electricity price of 10p/kWh and a gas price of 2.5p/kWh


2. Introduction

This report is provided to <client> to form part of the requirements for identifying

energy saving opportunities under ESOS Phase One. As part of the requirements

under ESOS, a representative sample of sites has been chosen to identify the energy

saving opportunities available to the client across their entire estate.

<Client description>.

2.1 Site Details

An energy survey of the <Building and Address>, was completed on the 13th May

2015 by Matt Fulford. Matt is a highly experience energy auditor with over 15 years’

experience in sustainability and energy matters in the built environment. He is a

chartered surveyor with RICS and a member of the Energy Institute and has audited

hundreds of buildings of varying types.

The t<building> opened in 2010 as a newly constructed building. Being only 5 years

old, it is a purpose built venue with good standards of modern construction and has

been well maintained.

The building has an electricity and gas use from direct mains supplies.

Building Ownership Leased

Location Town Centre

Footprint 6,721.5

The <building> opening hours are:

Show Days 0800 - 2300

Dark 0800 - 1800


3. Energy Usage Details

3.1 Energy Consumption

The <Building>uses 914,755 kWh/year of electricity a year and 611,742 kWh/yr of gas,

costing the business approximately £106,800 per year in total.

The current electrical data has been taken directly from Stark using the AMR data used

for billing and invoicing purposes. This is a 100% complete set of data for the period of

1/4/14 to 31/3/15 and is considered to be highly accurate. The gas data has also been

taken from Stark on the same basis and is again considered to be highly accurate and

fully complete data.

3.2 Energy Benchmarking

The annual electrical usage has been examined against industry benchmark data for

theatres (which are included under the ‘Entertainment Halls’ category) from CIBSE

TM46:2008, updated 2012.

Size

(m2 GIA)

Annual

Electrical

Usage

(kWh)

Actual

kWh/m2

Benchmark

kWh/m2

Variance

from

Benchmark

Electricity 6,712.5m2 914,755 136.1 101 +34.7%

Thermal

(Gas)

6,712.5m2 611,742 91 139 -34.5%

The benchmark is based on:


Usage times: Mainly evenings, some day time use, all days of the week (reference

total 2,856 per year).

Building features: Large assembly and seating areas with associated ticketing, bar and

snack services for performance events with associated dressing

rooms.

Services included: Heating, lighting, cooling of main entertainment spaces and

circulation. Ticketing and snack provision.

All the theatres in the <client porfoilio> has an average consumption of 123.49kWh/m2

electricity and 112.11kWh/m2 for gas. This theatre therefore consumed 10.2% more

electricity than the average <clinet> venue and 18.8% less gas than the

<client>average.

The lower gas consumption is likely to be a factor of the modern construction with the

use of ground source heat pumps and other energy efficiency features. The higher gas

consumption is likely to be a factor of the high lighting loads.


3.3 Load Breakdown

The main energy consuming plant can be summarized as follows:

Service Description Estimated

Proportion of

Usage

Heating Heating provided from four Water Furnace

Envision ground source heat pumps

supplemented by two 600kW Hoval

UltraGas boilers

34%

Hot Water Provide from two 138 kW indirect

calorifiers served from gas boilers

6%

Cooling Cooling provide from the ground source

heat pumps

8.5%

Lighting Mainly T5 fluorescents and compact

fluorescents throughout back of house.

PAR 38, tear drop CFLs and AR111 spots

front of house

35%

Other Power All PCs, copiers and other office IT

equipment. Power for stage lighting, hover

systems and catering.

16%

Load Breakdown

Heating Hot Water Cooling Lighting Other Power


There is a high load from the heating and hot water and in some regard, this is higher

than would be expected given the modern building and use of the ground source heat

pump. There is also a high lighting load (this excludes the stage lighting). By far the

largest contributor to this lighting load is the front of house lighting, particularly the

AR111 foyer spots.

3.4 Energy Metering and Profiling

The electricity meters are located in the

external electrical intake room. They are

Elster A1700 meters. Both have a pulse

output and are fully connected to AMR by

Stark to which the client has full access.

The gas meter is located in the same

vicinity as the electricity meters. It is an

Elster BK-G55 which is fitted with a pulse

block and fully connected to the same accessible Stark AMR system.


The full AMR provides clear profiling and the profiles for the consumption have been

reviewed. December 2014 profiles are shown below.

There is a base load of just under 20kW, this rises to around 80kW in line with the

occupation patterns. One can see the ‘dark’ days when there are no shows on and

a good shut down on Christmas day indicating a good correlation between

consumption and occupation.


The gas usage has been reviewed over the same period. This shows a much more

erratic usage with less correlation to occupation.

The gas usage has been further reviewed in June to strip out the heating effect and to

review the hot water profile.

This shows more usage than would be expected for hot water (at around 25% of the

total gas use) with a profile that has little correlation to occupation.


4. Saving Recommendations

Note – all capital cost figures provided are estimates and have been provided based on

previous prices for similar projects, market testing or budgets from suppliers direct.

They do not include any main contractor overheads, if bundled together in such a way,

project management internally or externally, or VAT and the like.

All operational energy savings are estimated using the current energy consumption

data over a 12 month period as detailed in section 3.1. Any changes outside of the

scope of this report may impact the estimated savings.

Savings cannot be assumed to be cumulative.

4.1 Lighting

The main bank of house lighting within the building

is already of a good efficiency standard using T5

fluorescent tubes. There is little merit it converting

this to LED.

The front of house lighting is much more inefficient

in terms of both usage times and lamp type.

Estimates suggest that the front of house lighting

makes up over 80% of the total lighting load in the

building. There are four main fittings. The AR111

quad spots are by far the worst energy user

consuming around 70% of the total buildings

lighting load as they are high energy and left on for long durations. There are also the

teardrop feature lighting fittings, which are left on all the time that the building is open,

even in daylight. As an architecture feature, they provide little functional light. There are

also MR8 halogen downlights in areas such as the WC’s and some PAR38 spots.


It is reported to be a condition of the lease that the teardrop lights remain on during all

daylight and occupied hours. It would seem perverse that a modern, reputable energy

efficient building, is deemed to have to rely on over 20,000kWh at the cost of £2,000 a

year to make an architectural statement. It is recommended that this requirement is

discussed with the landlord and that they are switched off in daylight hours.

It is further recommended that the other front of house fittings are changed for LED

lamps. On the basis that the on-site teams fit the lamps into the existing fittings, the

payback would be just over 1.5 years, based on the cost of purchasing the LED lamps.

In the case of the AR111 replacement the use of LED has been trialled in a few fittings

successfully.

Recommendations are to replace the inefficient lighting for LED lamps within the

existing fittings as follows:

Area

Current

Light

Recommende

d Light

Capital

Investmen

t (supply

of lamps

only)

Annual

kWh

saving

Annual

Cost

saving

Payback

Front of

House Foyer

areas

AR111

quad

directional

spots

(75W)

Philips Master

LED Spot

AR111 (15W)

£50,000 280,800 £28,080 1.78

years

WC’s and

the like

10W MR8

Low

Voltage

Halogen

spot light

1.5W MR8 LED

downlight

£2,000 15,912 £1,591 1.26

years

Front of

House spots

120W PAR

38 spots

Megaman

15.5W LED

PAR 38

£750 24,453 £2,445 0.31

years


To change the above lights would cost £52,750, the annual cost saving would be

£32,116 resulting in a payback of 1.64 years.


4.2 Lighting Control

The majority of the lighting in the building is controlled by PIR

or Philips Dynalite system. The lag to off times appear a little

longer than they need to be, there is potential to trim down

the lights on timing and lux levels.

It is recommended that the Dynalite and PIRs have their

settings reviewed and reduced where possible.

In addition, a number of the back of house corridors and other

areas do not have PIR and are controlled on a simple wall switch. It is recommended

that PIRs are installed in areas which have sporadic use.

4.3 Small Power

The theatre has some office equipment such as copiers and other IT devices which are

used by staff. The large equipment tends to have power-star energy saving technology,

which was seen to be enabled in most cases, but the power saving settings should be

reviewed and put on maximum power save function.

There are a large number of refrigeration devices across the building in the bars and

the main kitchen. The replacement of the fridges for lower energy devices has been

considered in the past across the estate. The fridges within this building are all relatively

modern (5 years old) and therefore the complete replacement of the unit may not be

necessary. Instead, it is recommended to consider the installation of a SavaWatt

(www.savawatt.co.uk/) device to lower their energy consumption.

http://www.savawatt.co.uk/


4.4 Incoming Electricity

There is a 3 phase incoming supply, which has a maximum demand recorded of 304kW.

The incoming voltage was measured at 240.1v. While higher than the nominal 230v and

the optimal 220v the loads on this building does not warrant the installation of voltage

reduction equipment as any significant savings are unlikely to be achieved. It was

reported that the transformer has already been tapped down as the voltage prior to this

was 253v.

There is a 160kW, 200kVA generator installed

within the building, which has full servicing and

load testing carried out on it. In order to gain

some revenue to fund energy saving projects it

may be possible to allow the National grid to use

this installed generation capacity to manage

their peak demands. They would pay for both the

right to use it as an annual fee and additional

costs to cover any actual use. It is recommended

that this possibility is discussed with specialists in this area such as KiWi Power

(http://www.kiwipowered.com/)


4.5 Heating

The heating to the building is provided by two

Hoval UltraGas (600 D) boilers and a ground

Source Heat Pump system. The plant all

appears to be high efficiency and maintained

and in good working order.

Within the two plant rooms it was noted that

not all the pipework fittings have been

insulated and that there are exposed hot

surfaces which are resulting in excessive heat loss. It is recommended that

flexible insulation jackets and supplied and fitted onto these areas.


4.6 Cooling

The cooling to the building is provided from the ground source heat pump, which has

the capability to heat and cool at the same time.

The system appears to be working well and is suitable for this building.

There are some additional supplementary cooling units

served by split air conditioning units, which are located in

the loading bay together with some of the refrigeration

compressors.

The heat rejection grilles on these units were found to be

clogged with dust and debris which will be having an

adverse impact on the energy performance. It is

recommended that all these grilles are cleaned and the

requirement to do so is included on the six month to annual servicing of these units.


4.7 Hot Water

The hot water is provided from two indirect hot water tanks which are heated from the

main boiler circuit. Given the amount of showers and the like in the changing rooms,

the capacity is appropriate for the building. The taps and the showers were reviewed

and their flow rates were found to be almost double the recommended level with an

8l/min tap flow rate (recommended is 4.6l/min) and a 14l/min shower flow rate

(recommended is 9l/min). This will be resulting in excessive energy being used to heat

the higher hot water volumes that will be running through these. It is recommended

that flow restrictors are installed into the existing taps and showers to bring the flow to

recommended levels.

4.8 Air Handling

There are a number of air handling units in the building which provide conditioned air

into the spaces.

These are fitted with variable speed drives and are of good efficiency.

In order to improve the efficiency further it is recommended that the filters are reviewed.

On some of the air handling units there is a filter on the extract duct. It is usually

unnecessary to filter air from inside the building before it is removed and extracted

outside. It is recommended that the use of these filters is reviewed and the filters

removed.

Instead of using standard filters the use of

low pressure loss filters such as Revo filters

could be made which will allow the fan

speed on the variable speed drives to be

reduced to create the same air flow rates. It

is recommended that the specification of

the filters is revised in time for the next

scheduled filter change.


4.9 Controls

The building has a centralised BMS system which is a TREND IQ3 with a 963

supervisor installed on a computer in the office. This has been reviewed and

significant issues were found within the controls, causing excessive

consumption and will be resulting in the erratic gas profile and base load

electrical consumption. A fully detailed review and optimisation programme is

recommended but the initial review has highlighted a number of points

detailed below.

Time Zones:

Many of the time zones do not match the usage of the building.

The Front of House WC extract runs 24/7 which will be contributing to

the baseload. It is recommended to be reset to 08:00 to 23:00 daily.

The Back of House WC extract currently runs from 06:00 to 18:00 daily

except Sundays when it is off. Given the usage of these areas is likely to

be higher for evening shows it is recommended that this is reset to 14:00

to 23:00 daily. It is interesting to note that it is not run on Sundays yet

there have been no complaints regarding this.

The hot water runs from 06:00 to 22:00 daily but runs all through the

night on Saturday evening/Sunday morning which is reflected in the gas

consumption profiles. Given that there is tank storage, it is

recommended that this is reset to run from 08:00 to 22:30 daily.

Settings:

The occupied dead bands (between heating and cooling) is currently 1

degree. This will lead to a potential for heating and cooling to be

fighting one another and it is recommended to increase this to at least 2

degrees.

The Outside Air Hold off point is currently set at 18 degrees above which

the heating will be turned off. It is recommended this is reduced to 17

degrees


The boiler return flow set point is set to 72 degrees and does not seem

to be satisfied. It is recommended that as this is the return set point (not

the flow) it is reduced to 65 degrees.

The hot water tank set point is current 62 degrees and high limit alarms

are sounding as it is going up to 66 degrees in the tank. The reduction in

the boiler return temperature will help to reduce this but the HWS set

point should be reduced to 60 degrees in line with legionella protection

levels.

The entrance area set point is currently 28 degrees which would appear

excessive and should be reduced to 21 to 22 degrees.

Strategy:

There appears to be some fundamental errors in the strategy in two

specific areas of the controls. Without undertaking a detailed review of

the internal strategy diagrams (produced from the System Engineering

Tool (SET) which is only available to the service engineers) it is not

possible to conclude with any definite recommendations however it is

noted that the ground source heat pump operation is not able to cool

and heat at the same time. At the time of the visit it was found to be in

cooling mode with one unit satisfying demand and yet the boilers were

on and firing even through the three other ground source heat pumps

were idle.


The strategy around the heat recovery within the air handling units also

appears to be incorrect.

At the time of the visit the outside air was 17 deg. The air inside was being

extracted at 21.4 deg. The thermal wheel was running so that it was heating

the intake air yet the calculated

set point for the intake air was 15

deg as the building was wanting

to be cooled. So the intake air

was being warmed by the thermal

wheel and then the cooling coil

was on 100% in order to cool the

air down again. The frost stat in

the AHU seems to be incorrectly

labelled and shown in the wrong

position on the schematics. It ought to be labelled as the intake air stat and

positioned before the thermal wheel on the intake air duct, which is where it is

actually positioned in the system. This temperature should then control the

thermal wheel so that when the building needs to be cooled and the outside

air is cooler that the air being extracted from inside the building the thermal

wheel is bypassed so the hot air is extracted and the intake air goes straight

through the system and therefore does not need to be cooled so much by the

cooling coil.


4.10 Building Fabric

The building is only 5 years old. There are good windows and the thermal image of the

building does not highlight any significant areas of concern. No recommendations are

therefore made in respect of the fabric.

4.11Behaviours

The staff energy behaviours within the building appear reasonable and most energy

consuming items are outside of their control, being managed by automated control

systems. Therefore, no further recommendations are made in this regard.

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