Andy Lewry, BRE, Energy management, facilities management
Andy Lewry

Energy management – the challenge for facilities managers

With energy costs rising, concerns over resilient energy supplies, and statutory obligations connected to emissions and climate change policies, facilities managers will have to face many challenges. Andy Lewry and Cameron Steel discuss how facilities managers can face them

Commissioning Specialists' Association, commissioning
Benefiting positively from experience — Tony Anderson.

What can the commissioning industry gain from ‘lessons learned’ on projects?

Tony Anderson of the Commissioning Specialists’ Association highlights the important and often overlooked issue of using previous problem-solving solutions to address challenges in new projects.

air conditioning, GWP, Mitsubishi, R32, refrigerants

Are you ready for the F-Gas Regulations?

The F-Gas Regulations are about to get much tougher as we move into 2018. Modern Building Services brought together a panel of industry experts to examine the issues facing the sector as gases such as R410A surge in price and R32 enters the UK market. Andrew Brister reports.

BREEAM
Behind the BREEAM success story Kerri-Emma Dobson.

BREEAM’S success founded on commitment to R & D

The BREEAM (Building Research Establishment Environmental Assessment Method) environmental assessment method and rating system for buildings is the most widely used such method in the world and dominates the European green-building market. Kerri-Emma Dobson of BRE explains the reasons for its success and how it is preparing for the future.

Wieland Electric, structured cabling
Plug-in connectivity is one of the key benefits of structured-wiring systems.

Getting smart with cabling

Making buildings smarter isn’t just about digital technologies, it’s also about getting smarter with construction processes. Mark Redfern of Wieland Electric discusses the benefits of structured cabling.

LG, Multi V5, VRF

Multi V 5 - Ultimate Comfort

During the concept of LG’s latest VRF solution, Multi V 5, efficiency was only a part of its concept consideration. Ultimate Comfort is a driving force behind Multi V 5’s application to the market in recognition of the 3 main areas of user concern.

CentraLine, HAWK 8000

CentraLine extends its reach

CentraLine completes the NX product family by introducing the powerful HAWK 8000 controller for efficient and safe integration of building applications.

CentraLine, Niagara
Web-based supervisor software, ARENA NX

The power of Niagara eXtended…and more besides

Niagara eXtended (NX) is the CentraLine building-management system. It is expanded upon the industry-leading Niagara software platform and offers additional benefits and value to CentraLine customers and partners.

Efficient in every way

With CentraLine you can rest assured that it’s not just our logo that is green. Our products are designed to be energy efficient and to conform to the latest energy efficiency standards, but it is just as important that our green approach extends to efficient engineering, and in turn delivers additional benefits to our end users.

Andy Lewry, controls, BMS, BEMS, energy efficiency, performance gap
Even choosing the correct controls are chosen does not necessarily guarantee performance — Andy Lewry.

Taking control of building performance

The control of energy in buildings is generally poor, and the performance gap can inflate energy bills by up to 400%. Andy Lewry discusses how controls can help.

Metsec, cost overruns, cost over-runs
Closing the cost gap — Ryan Simmonds.

Bringing cost over-runs on projects under control

Why is there so often a significant difference between projected costs versus final costs? Ryan Simmonds of voestalpine Metsec examines the reasons and reviews how changing the approach to planning the project can bring inbound and outbound project costs closer together.

BREEAM, sustainable, sustainability
The second-highest BREEAM rating in the world — the new studio building at Wimbledon College of Arts.

Sustainable masterpiece at Wimbledon Art College

A new studio building for Wimbledon College of Arts, designed as a simple, flexible space with excellent natural light and ventilation, has become a beacon for those in the higher education sector seeking to place sustainability centre stage for future developments — and has achieved a BREEAM ‘Outstanding’ rating.

The early involvement of specialist contractors will be increasingly important to the successful design, delivery and operation of tall buildings, says BESA technical director Tim Rook. The direction of construction in this country is up. We are building faster, denser and higher — yet most tall buildings are approached as ‘bespoke’ projects with no standard approach to their design, construction and operation. With over 200 new high-rise buildings planned for London alone, it is clear that a unified set of guidelines for the supply chain is urgently needed.  Most high rise structures are mixed use — residential; retail; commercial office; leisure etc. — all of which can change radically during the building’s operating life. The design process can also last for many years and is, therefore, at the mercy of significant economic, political and social changes that can radically alter the developer’s vision for the building part way through construction.  All of this creates a unique set of challenges for the technical trades given the task of designing, installing, commissioning and operating the services.  Today’s tall buildings are more like vertical cities with a wide variety of occupants and rapid changes of use. The design team also has to be thinking extremely long-term — 80, 90, 100 years. What services will future generations of occupants need, and how will technology alter how they are delivered? Will they need a car park for all-electric, driverless cars? Will there be cars at all?  Handover Even post-occupancy warranty issues need to be considered early because these can be extremely complex to satisfy multiple tenants, all with different requirements. The project team has to be aware of the type of warranties that will be given at the end — even if the handover process is many years in the future. At the Building Engineering Services Association (BESA), we have been working on these questions for some time. We have launched an interactive ‘wiki’ to gather expert data and recently hosted a supply-chain forum comprising architects, consultants, contractors, builders and legal specialists all with particular expertise in tall buildings. In a full-day interactive session, the BESA forum looked at how tall-building supply chains currently operate and where this is creating weaknesses in delivery and long-term operation. The members considered the implications for the surrounding area and the local community and how a tall building becomes a catalyst for other projects and other spaces. The definition of ‘tall’ covers any building where, because of its height, there are specific engineering challenges, changes and additional considerations that go beyond normal practice in order to ensure a safe and efficient system.  Therefore, the forum members looked at how the specific challenges created by tall structures impacted on the design and safety of pressure systems, pipework and jointing selection, anchoring and expansion, fire systems (sprinklers, dry risers), large VRF air-conditioning systems, cold water services and many more.  Over 20% of the total construction costs are down to M&E services, according to the consultants Davis Langdon. Yet specialist contractors with crucial knowledge of these services are usually left out of the process until the later stages — a fact that the whole forum agreed was hampering project delivery and undermining ongoing operation of the completed building. With multiple types of occupant, the arrangement of the services is a ‘day-one issue’, with an early decision made about the position and nature of the services ‘core’ critical to the overall design. Similarly, construction logistics need to be considered from the outset as most tall buildings are in tight urban areas — creating serious access issues, particularly with the amount and size of equipment to be transported in. It was recognised by the forum that a great deal of value can be brought to the table by the contractors who will carry out the work and that it would be preferable to do this early in the design process. There was even a willingness to consider making this a paid-for service.  Some developers do bring in specialist contractors at design stages 2 and 3, which can be as much as five years before work starts on site in a complex tall building. However, in most cases the specialists are brought in after construction has begun — and that is too late.  Concept Architect Simon Bowden told the BESA forum that lifetime design should be a priority right from the concept design — with the architect, client and developer being clear about how long they expected the building to operate. He said, ‘You must make the building flexible enough to deal with changes in use — particularly in the office space. You need to look at the floor plate; it is wrong that so many offices are demolished when they should have been designed for re-use with a longer design life built in.’ WSP Parsons Brinkerhoff technical director Peter Brickell said ‘everything depends on the core’. “If you are building for residential then you need the core in the centre to maximise living space around the perimeter, but offices often have different requirements, with a deep floor space and only senior management out on the edge of the floorplan,’ said Mr Brickell. He said that a floor plate of approximately 18 m was a good rule of thumb because it works for residential, hotels and offices — and can be adapted later depending whether the core is in the centre or not. He added that the design team should look to ‘blur the lines between office and residential so you can change in future, aiming for spaces that could suit both, with floor-to-floor heights of around 4 m. ‘If the cores are at the edge, you can keep the integrity of the floor plate when making changes.’ However, this means that heating and cooling loads must be discussed at the outset because every occupant will have their own particular needs and targets, which have a ‘profound impact on the design of the core and, by implication, the footprint’, according to Valeria Khnykina of SSE. ‘One of the first decisions should be the position and size of plant — basement/mid-level/rooftop,’ she added. ‘If you have chiller plant on the roof, that has major structural implications. And if you have a hotel in there, will it want its own services arrangement because of its different usage patterns to the offices etc.?’ If the building is to be connected to a district-heating supply that also has to be designed early so you need to know what the loads will be — particularly if you want an efficient ∆T (hot water supplied at 90 to 105°C, with the return at 30 to 40°C). So, will there be a requirement for buffer vessels or thermal stores? The forum also discussed the role of lower-temperature systems as a result of increasing use of heat pumps and the difficulty that could create in getting the right balance of temperatures across the whole structure.  Awkward Early input from the FM team is essential to ensure good management of the technology throughout the building’s operating life. BESA vice president Giuseppe Borgese said that core services should be done in such a way ‘so that you don’t need to shut down the whole building when replacing or refurbishing’, but that often requires FM specialists to make themselves unpopular by asking awkward questions of the designers. From a construction point of view, ‘Verticality is really important,’ said Kevin Mason of Briggs. ‘In lots of projects, the services are removed from the core and that creates real problems. If you have toilets at every level, then you have waste pipes coming through in various places and that can have a big impact on your flexibility.’ He said manufacturers were producing more modular equipment and offsite fabrication was improving. ‘However, they could put more thought into how it is ultimately going to be assembled on site. For example, do the pieces of plant have to be so big? Or can you give us boxes that can be taken apart and reassembled on site to ease access and lifting issues?’ He also stressed the importance of managing operating pressures in tall buildings and techniques for avoiding the need for interstitial plant rooms as these add cost and complexity while also taking up valuable space. Advances in mobile technology mean the integration of smart systems and how they are going to control the services is another early consideration, according to Tom Smith, global director at WSP Parsons Brinkerhoff. He said this also had long-term implications for the health and well-being of occupants. This is an increasingly important consideration for clients that goes beyond obvious issues like indoor air quality to how people are being encouraged to use the stairs more often than the lift, for example, as part of the WELL Building Standard, which is now being adopted in many countries. The BESA tall-buildings forum is continuing its work to develop industry standard guidance, which will be developed and published on a sub-topic by sub-topic basis via its ‘wiki’. Adopting this dynamic, online approach will enable the working group to readily update its content with strong links between sub-topic publications and make access easier for members.  For further information or to join the wiki task please email: mark.oakes@theBESA.com.  a floor plate of approximately 18 m was a good rule of thumb because it works for residential, hotels and offices — and can be adapted later depending whether the core is in the centre or not
Summarising thinking on tall buildings — Tim Rook.

Early specialist support crucial for tall buildings

The early involvement of specialist contractors will be increasingly important to the successful design, delivery and operation of tall buildings, says BESA technical director Tim Rook.

Elementa Consulting, London Plan, zero emissions
A dramatic shift in the way we design, construct, refurbish and operate our buildings — Clara Bagenal George and Ed Garrod.

Developing a roadmap for a zero-emissions London

When over a hundred stakeholders got together to discuss the need for a radical rethink of London’s climate-change policy for buildings, the ideas flowed thick and fast — as Clara Bagenal George and Ed Garrod of Elementa Consulting report.

Airmec, fire dampers, maintenance, testing
New requirements for testing fire dampers — Andrew Steel.

When did you last see your fire dampers?

The requirements for fire damper testing have changed. British Standard 9999:2017 now says that all fire dampers are to be inspected and performance tested annually (not every two years as before). Andrew Steel of Airmec asks if you are you compliant?

BRE, Lewry, performance gap
What is causing the performance gap? — Andy Lewry.

Finding the performance gap

Nobody understands why there is a difference in performance, between design and the building in-use, but BRE is working on a project to find out — as Dr Andy Lewry and Lorna Hamilton explain

Remeha, Boilers, space heating
A single-piece cast-aluminium heat exchanger is the key to the small size and weight of Remeha’s Gas 220 Ace boiler.

Remeha sets new standard for boiler size and weight

Floor-standing boilers have just got a whole lot smaller with a new launch by Remeha. Ken Sharpe was invited to Holland to find out more.

BESA, Building Engineering Services Association, air conditioning, refrigerants, R410A
Time to stop burying heads in the sand — Graeme Fox.

Clients must act in face of looming refrigerant crisis

The air-conditioning and refrigeration industry is braced for a turbulent 2018 as supplies of crucial refrigerants fall off a cliff, says Graeme Fox of BESA.

LG, PEEK

The effectiveness of PEEK conponents and PEEK bearings

When manufacturers are developing a new product, one of the most important things to consider is what materials will the components be made from. Selecting the best material is a critical step in the development of a product and this selection process will determine the quality of the final product. Strength, durability, malleability and many other factors are considered when a material is being selected and each depending on the field and application of the final product, each of these factors holds a significant importance. There is one material that is making the selection process much easier for manufacturers in a wide range of industries. This material is known as PEEK (Polyether Ether Ketone).

CentraLine, ARENA NX, EasyClickpro, Merlin
CentraLine’s Supervisor, Arena NX

Get connected — easy integration at your fingertips

Arena NX, taking Supervisor to the next level CentraLine’s latest Supervisor, Arena NX, heralds a new generation of connected building management systems. The easy operation of complex facilities, extensive data acquisition and evaluation capabilities in a building, plus interdisciplinary automation strategies, are all designed to increase occupancy comfort whilst simultaneously reducing energy and maintenance costs.

BCIA Awards

BCIA awards — a record year for entries

The 2017 Building Controls Industry (BCIA) awards were chosen from its highest ever number of entrants. CentraLine was delighted to once again sponsor one of the nine award categories — Independent Building Controls and BEMS Installer. There were six finalists in this category

National Energy Foundation, carbon offsetting
Financing carbon reductions — Jane Richardson Hawkes.

Carbon offsetting as a tool to finance energy efficiency improvements

Not every project can meet carbon-emission targets set by a local authority, but the money paid for those higher emissions can be effectively used to finance other carbon-reduction strategies in an area. Jane Richardson Hawkes of the National Energy Foundation discusses how it all works.

Electrical Contractors' Association, ECA, NCEIC, ELECSA
The future becomes more uncertain — Paul Reeve.

En route to 2021: future trends in the electro-technical industry

Midway through a 10-year forward-looking vision of the electro-technical industry, how is that perspective shaping up in practice? Paul Reeve of the Electrical Contractors’ Association gives an insight.

SBEM, Darren Evans Assessments
Marcus Eves

Methodical steps to SBEM compliance

Achieving SBEM compliance for a commercial building doesn’t have to be a nightmare if a methodical approach is followed — as Marcus Eves of Darren Evans Assessments explains.

BESA, Apprentices, apprenticeships, Trailblazer
Building a pipeline of talent — Tony Howard.

How new apprenticeships can take on the skills gulf

The rhetoric around skills shortages is becoming increasingly dramatic — but the new apprenticeship regime is a source of real hope, according to Tony Howard.

EPC, Environmental Performance Certificate, MEES, Minimum Energy Efficiency Standards, Carbon2018
Beyond ticking compliance boxes — Joanne Merry.

Mastering EPCs to protect investment yield

An accurately assessed Environmental Performance Certificate (EPC), especially one that is not under-estimated, could be the key to not being able to let a building after April 2018 and expensive refurbishment work to improve energy efficiency. Joanne Merry of Carbon2018 takes up the story.

Fair shares for energy bills

Sharing energy bills among the tenants of a building according to the amount of energy each one actually uses is not only fair but can also encourage them to reduce their energy consumption. Matt Gardner of Synapsys Solutions looks at the benefits of apportioned energy and explains why the concept is gaining in popularity.

LG, Biomimetics

The Nature of Technology

Biology, Technology Come Together to Enhance Performance and Capacity in Next- generation Climate Solutions

CARBON2018, sub-metering, submetering
Implementing a best practice approach to metering — Joanne Merry.

Achieving effective sub-metering

With sub-metering now necessary for billing in multi-let buildings, Joanne Merry of CARBON2018 shares here experiences on how it can be a risky afterthought during development projects and the importance of careful planning.

Andy Lewry, air conditioning
Concerned about the growing proportion of electricity consumption that is due to air conditioning — Andy Lewry.

UK energy use of air conditioning reaches alarming levels

With cooling by air conditioning in offices in London generally well above typical expected consumption let alone best practice, Dr Andy Lewry of BRE examines the reasons and potential for action.

Durapipe, water treatment, legionella, Legionnaires Disease
Ensuring a truly effective hot and cold water network — Des Dolan.

Pipework hygiene begins with the pipes themselves

The design and installation of pipe systems needs including within water-quality strategies, believes Des Dolan of Durapipe.

CentraLine, Honeywell
The Hawk 8000 controller can integrate all applications and systems within a building.

CentraLine portfolio goes from strength to strength

This year promises to be an exciting one for the CentraLine approach to integrated building management, with the extension of existing products and the launch of new concepts. There is more information below, with even more information about them and the CentraLine portfolio on our web site: see link below.

CIBSE, BIM, Building Information Modelling, Soft Landings, building performance

Are you ready for a digital future?

All that data which is an inevitable part of digital engineering could easily be overwhelming — or engineers could get to grips with it to deliver buildings that perform better and help clients use them more effectively. Matt Snowden of CIBSE reviews options expressed at a recent event.

ECA, Electrical Contractors' Association, Cloud, IoT, Internet of Things
Major market opportunity — Steve Martin.

Sounding out the digital building revolution

There is no doubt of the digital building revolution, but how well are clients keeping up with it? The Electrical Contractors’ Association has carried out a survey, as Steve Martin explains.

Ilias Vazaios, Ecuity, Building Regulations, boiler, CHP
Getting the very most from natural gas — Ilias Vazaios.

Policy-driven gas efficiency

Ilias Vazaios of Ecuity argues that Government policy needs to encourage the use of more efficient gas-fired boilers and heating systems.

BESA, Part L
Allowing engineers to actually engineer — Tim Rook.

Abolish Part L and design buildings that work

Part L of the Building Regulations stifles innovation and embeds poor long-term performance into buildings, says Tim Rook of the Building Engineering Services Association.

air conditioning, LG, VRF

LG launches new VRF system

Just how far is it possible to further the performance of VRF air conditioning? Ken Sharpe has been finding out about LG’s latest range — Multi V 5.

Andy Lewry, Energy Savings Opportunity Scheme
Beyond short-term compliance reporting — Andy Lewry.

Making the most of ESOS

Having invested time and cost to comply with the Energy Savings Opportunity Scheme, Andy Lewry of BRE argues that businesses should take advantage of the recommendations made in the audit.

Building Engineering Services Association, BESA, BIM, building information modelling, NHS, energy efficiency
Exciting and challenging times for the facilities-management industry — Wayne Terry.

How BIM can deliver major energy savings for the NHS

Using BIM in tandem with increasingly sophisticated digital maintenance tools could give hard pressed NHS managers some welcome financial news, says Wayne Terry of the Building Engineering Services Association.

Whitbread, Premier Inn, Solar, photo-voltaic, renewable energy, photovoltaic

The inside story of solar PV for Premier Inns

The application of solar PV has been a major part of the energy strategy of Whitbread Hotels & Restaurants. Cian Hatton discusses the energy efficiency and economic benefits.

e-fficient Energy, Voltage stabilisation, electricity
With the increase in electricity generated from renewable energy comes the growing risk of fluctuations in Grid voltage.
iStock.com/vencavolrab

Voltage stabilisation and renewable energy

VS (voltage stabilisation) may not be the most familiar acronym to businesses, but it soon will be. Duncan Biggins of e-fficient Energy explains why VS is becoming essential as the UK’s power networks change for the greener.

QRL focusing on radiator efficiency

The campaign by British manufacturer QRL Radiator Group for the introduction of an energy-labelling system for radiators — similar to the one used for boilers, renewables, hot-water cylinders and other household essentials based on efficiency ratings A+++ to G — prompts the question what makes for an energy-efficient radiator?

Marflow Hydronics

Digital Built Britain

Chris Forbes, MD of Marflow Hydronics reflects on 2016 and industry preparedness for the future advising that it would be prudent for all businesses within the construction sector to rapidly complete their BIM Level 2 strategy and implementation and prepare for the introduction and implementation of BIM Level 3.

BESA, Building Engineering Services Association, IAQ, indoor air quality
Action by the industry — David Frise.

Industry must take air quality issue into its own hands

Despite a growing body of evidence linking rising air pollution to thousands of premature deaths, strong political action over air quality remains in short supply. David Frise of the Building Engineering Services Association says the industry should take the law into its own hands.

Ecuity, heat, heating
Optimistic about heat decarbonisation — Ilias Vazaios.

UK heat policy: getting from Germany to Sweden

Ilias Vazaios of Ecuity examines the UK approach to heat as part of UK energy and climate policy, and draws on the experience of other countries to suggest a way forward.

BIM, building information modelling, lean construction, Notable

Understanding and mitigating risk in lean construction

Eliminating waste, financial or otherwise, is a feature of construction projects — but it brings its own risks. Matthew Murray of Notable explores how to minimise those risks — including the role of building information modelling.

BESA, Building Engineering Services Association, mental health
The gift of allowing someone to confide and unload — Paul McLaughlin.

Just one life

If even one life was saved, then all the industry’s efforts to tackle mental-health issues in the workplace would be worthwhile, says Paul McLaughlin, chief executive of the Building Engineering Services Association.

 Brexit, facilities management, Airedale
The importance of strategic energy plans - Adrian Trevelyan

The implications of Brexit for facilities management

Brexit poses many questions about UK energy and environmental policy and what it means for facilities managers. Adrian Trevelyan of Airedale shares his views and offers some guidance.

Nittan, fire alarm, fire detector, smoke detector, false alarm
False alarms in student accommodation at the University of East Anglia caused by steam from bathroom next to the alarm were resolved by simply replacing the sensors.

Alarmed about steam?

Fire detectors in accommodation with en suite facilities, such as hotels and student halls of residence, can be susceptible to false alarms caused by steam. It is a real problem, for which Lee James of Nittan Europe discusses the problems and how to overcome them.

Guttridge, Engineers
A career in engineering offers diverse opportunities.

Advice and tips on attracting future engineers

Britain needs engineers — and many more of them. Doug Anderson of Guttridge discusses the importance of attracting future engineers and offers a few top tips along the way.

Search

Welcome

Welcome to Modern Building Services Online, the web edition of Modern Building Services (MBS) journal and the UK's most popular Building Services engineering site. Modern Building Services covers the entire Building Services Engineering industry. This site contains archived content from the journal, plus web-specific content.

When you go to our digital edition, you can also access the archive of digital editions.
September 2017: DIGITAL EDITION
ARCHIVE OF DIGITAL EDITIONS

Modern Building services has a group
on Linkedin - join us!

Construction Week

Show

Jobs

  • Field Sales Executive

    Successful professional technical salesperson required to sell to consultants and contractors. Unique opportunity to sell ultra-low energy, patented technology, ventilation products from a UK manufacturer. ...

  • Property Surveyor

    Property Surveyor/ Building Service Surveyor needed to work within the Technical Services team for the management of water hygiene/ legionella risk within DCC's property portfolio. We are looking for an experienced and dynamic team member to join our T......

more jobs »

Poll

"Is the Building Services industry lagging behind in the implementation of BIM?"



Calendar