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Mr Kenneth CHANTechnical Review Committee Panel Chair (Site Aspects )
25 July 2012
BEAM Pro Training and Examination BEAM Plus Version 1.2 – Site Aspects (SA) for Existing Buildings
2
Section 2 Site Aspect Credits
Sa P1 Environmentally Purchasing Plan Prerequisite
Sa 1 BEAM Certified Building 5
Sa 2 Noise from Building Equipment 1
Sa 3 Light Pollution 1
Sa 4 HSE Management 1 + 1 Bonus
Sa 5 Environmental Purchasing Practices 1
Sa 6 Building and Site O&M 3
Sa 7 Building Services O&M 3
Sa 8 Staffing and Resources 1
Sa 9 User Guidance 1
Sa 10 Green Cleaning 1
Total 18 + 1 Bonus
BEAM Plus - Site Aspect
3
SA P1 Prerequisite – Environmentally Purchasing Plan
Demonstrate that environmentally purchasing plan and procedure either following with company guideline orother international standards shall be in place
Purchase materials, products and equipment
- no significant negative impact on EHS
4
SA 1 BEAM Certified Building
Credit:
3 - 5 credits for the building has been certified with BEAM grades (e.g. Platinum, Gold or any other grade)
BEAM ratings:
Before 2004 version
After 2004 version
Credits to be achieved
Excellent Platinum 5
Very Good Gold 4
Good Silver 3
Fair Bronze 3
5
SA 1 BEAM Certified Building
• BEAM certification should be valid
• Other assessment method
– Details of the assessment method
– Evidence of certification
(e.g. letter or certificate)
– Certification remains current
E.g. BEAM Plus
A building certified with Platinum rating of BEAM New Building 5 credits
A building certified with Platinum rating of BEAM Existing Building exceeding 5 years
0 credit
Platinum Platinum
Gold Gold
Silver Silver
Certified Bronze
6
SA 1 BEAM Certified Building
Alternative:
Up to 4 credits for an uncertified building that meets the listed performance characteristics in Site Aspects of BEAM for New Buildings
E.g. New Building
(credit)
Existing Building (credit)
Bridge connecting the building with the mainstream public transport (within 10 mins walk) (SA 2)
1 0.5
40% of site area is covered with greenery (SA 7) 2 0.5
Provide adequate mitigation measures for construction noise for all sensitive receivers
1 0.5
Total 1.5
(Max. 4)
7
SA 2 Noise From Building Equipment
Credit:
1 credit for demonstrating that the level of the intruding noise at the façade of the potential noise sensitive receivers is in compliance with the criteria recommended in the Hong Kong Planning Standards and guidelines.
Objective :
- Reduce the nuisance caused to neighbors by noise from building services equipment.
Pre-requisites :
- Compliance with the Noise Control Ordinance and Subsidiary Regulations.
8
SA 2 Noise From Building Equipment
Measurement :
- Made at the FAÇADE of the potential noise sensitive receivers.
- Be conducted in accordance with the TECHNICAL MEMORANDUM –for the Assessment of Noise from Places other than Domestic Premises, Public Places or Construction Sites (by Environmental Protection Department).
9
SA 2 Noise From Building Equipment
Assessment : (How credit is awarded)
- Level of Intruding Noise ( 5 dB(A) ) below Acceptable Noise Level (ANL) in Table 3 of TECHNICAL MEMORANDUM; or
- If, BACKGROUND being ( 5 dB(A) ) below ANL- Then, Level of Intruding Noise SHOULD NOT higher
than the background.
Applicant’s Duty :
- Provide Evidences:- Detailed analysis, calculation and/or measurement.- With assessment criteria.
- If, there was Noise Abatement Notice:- Evidence of full compliance with the requirement
remedial action.
10
SA3 - Light Pollution
Credit:
1 credit for obtrusive light from exterior lighting meets relevant performance specified by CIE, CIBSE and ILE
Environmental Zone
Sky Glow ULR [Max %]
Light into Win-dows Ev [Lux] (1)
Source Intensity I [kcd] (2)
Building Luminance Before curfew (3)
Before curfew
After curfew
Before curfew
After curfew
AverageL (cd/m2)
Maximum L (cd/m2)
E1 (4) 0 2 1* 0 0 0 0
E2 2.5 5 1 20 0.5 5 10
E3 5.0 10 2 30 1.0 10 60
E4 15.0 25 5 30 2.5 25 150
Obtrusive Light Limitations for Exterior Lighting Installations
Source: CIBSE Factfile 7 (2003)
11
SA 3 Light Pollution
Light into Windows
12
SA 3 Light Pollution
Sky Glow
13
SA 4 - Health, Safety & Environment Management
Credit:
1 credit for adopting OHS management system to OHSAS 18001 orEMS to ISO 14001 and 1 bonus credit for having both certified
2 credits
• 2 valid certificates available
• Commitment to renew upon next due
1 credit only
• No certificate but practices conforming to OHSAS 18001 or ISO 14001 in place
– Policies
– Objectives and targets
– Communications
– Responsibilities
– Action taken
– Results / outcomes
14
SA 5 Environmental Purchasing Practices
Credit:
1 credit for demonstrating 70% of purchased items are environmentally friendly materials, products or equipment for the past 12 months orequivalent programme for implementation.
Objective :
-Encourage purchasing practices which reduce the environmental impact of products used in the operation and maintenance of buildings
Assessment : (How credit is awarded)
- Purchasing Practices on the use of environmentally friendly materials should be demonstrated, e.g. (next slide)
15
SA 5 Environmental Purchasing Practices
Document required:- Provide Documentary evidence, e.g.
- Correspondence with suppliers- Samples of invoices- Records of Purchases, etc.
16
SA 6 Building And Site Operation And MaintenanceCredit:
1-3 credits under SA 6. 1 credit for each aspects of a) Building Maintenance, b) External Areas and Facilities, c) Operations and Maintenance Manual
Objective :
- Encourage planned inspection, maintenance and repair of the building fabric and structure, external areas to enhance safety and reduce environmental impacts.
17
SA 6 Building And Site Operation And Maintenance
(a) Building Maintenance
1 credit for implementing an effective system of regular inspection, cleaning and maintenance of the building’s fabric and structure.
Assessment : (How credit is awarded)
- Demonstrate an appropriate frequency of inspections, adequate preventive maintenance, and timely / adequate repairs are undertaken.
18
SA 6 Building And Site Operation And Maintenance
Remarks:
- SA 6a specified the MINIMUM information required, e.g.
Applicant’s Duty :
- Demonstrate that- the system of inspections, cleaning, maintenance and
general repairs to the building fabric and structural elements
- are effective in maintaining reliability and prolonging service life
19
SA 6 Building And Site Operation And Maintenance
20
SA 6 Building And Site Operation And Maintenance
(b) External Areas and Facilities
1 credit for implementing an effective system of regular inspection, cleaning and maintenance of areas and facilities external to the building.
Assessment : (How credit is awarded)
Demonstrate an appropriate frequency of inspections, adequate preventive maintenance, and timely / adequate repairs appropriated to type and extent of external areas and facilities.
21
SA 6 Building And Site Operation And Maintenance
Remarks:
Applicant’s Duty :- provide evidence in terms of inspections, cleaning, maintenance and
repairs, etc, to demonstrate their adequacy in relation to the size of the external area and extent of the facilities.
- This credit shall not apply where the building footprint exceeds 80% of the site area, unless,
- The building roof, podium and/or sky gardens, etc. have facilities accessible to building users.
- Assessment covers ALL external areas and facilities under the responsibility of the management team, e.g.
- Slopes, roads, landscaping, stairs, recreational facilities, etc.
22
Example of Green Roof
Source :Example of a green roof at the Hong KongPolytechnic University–HKPU
Source :Caritas Tuen Mun Marden Foundation Secondary School, Tuen Mun - HSBC
Source :wikimedia.org - Tsuen Wan CityWalk (green walls
and roof garden)
Source :Roof Garden EMSD Headquarters Building
23
SA 6 Building And Site Operation And Maintenance
(c) Operations and Maintenance Manual
1 credit for providing a fully documented operations and maintenance manual for the building and site to the minimum specified.
Assessment : (How credit is awarded)
- The documentation shall provide sufficient information to all personnel who carry out works on the fabric and structure at ANY time.
- SA 6 specified the MINIMUM information required, e.g.
24
SA 6 Building And Site Operation And Maintenance
25
SA 6 Building And Site Operation And Maintenance
Remarks:
Applicant’s Duty :
- Submit a declaration that the operation and maintenance manual in use for the building is sufficiently detailed for the size and complexity of the building and external site elements.
-Environmental issues shall be included in the maintenance manual, e.g. how to reduce noise, dust, waste, water during maintenance period.
26
SA 7 Building Services Operation and Maintenance
a) Central HVAC systems
1 credit for demonstrating the operation of a planned programme of regular inspection, cleaning and maintenance of central HVAC plant
How credit could be achieved?
• Maintenance manual covering HVAC systems and equipment
• Maintenance programme (e.g. list of equipments, planned maintenance items, frequency and records of inspections etc.)
• E.g. An existing building O&M manual
27
Overview of the HVAC system
28
Modes of operation
29
Modes of operation (cont’d)
30
Schematic diagram
31
Record drawings of the installations as built
Safety procedures & instructions
33
Manufacturers info (not just catalogue) –Equipment schedule / performance curve
34
Compliance with regulations and COP
35
Commissioning record & results
36
Equipment operating parameters and control settings
HOURS 00 01 02 03 04 05 06 07 08 09 10 11 12 13 14
CH.W. Leaving Temp. ? 11.2 11.3 11.3 11.1 11.2 10.9 11.2 9.9 6.9 6.4 6.8 6.8 6.2 6.5 6.1
CH.W. Entering Temp. ? 12.7 12.5 12.7 12.6 12.7 12.7 12.6 8.9 9.9 10.4 11.6 10.7 10.7 11.7 12.0 1
Cond.W. Leaving Temp. ? 22.1 22.1 22.1 22.0 22.1 22.0 22.0 22.0 27.5 26.2 26.3 27.1 27.9 28.2 29.4 2
Cond.W. Entering Temp. ? 21.6 21.6 21.7 21.6 21.6 21.5 21.5 21.5 24.4 22.3 22.1 22.6 23.2 23.5 23.7 2
Evaporator Sat. Temp. ? 14.5 14.5 14.5 14.5 14.5 14.5 14.5 10.3 6.3 5.8 6.1 6.0 5.7 5.8 5.2
Condenser Sat. Temp. ? 14.4 14.4 14.4 14.4 14.3 14.3 14.3 10.1 31.2 30.6 31.8 32.7 33.4 33.9 36.1 3
Oil Temp. ? 50.3 50.3 50.2 50.3 50.4 50.3 50.4 50.3 47.4 47.1 47.1 47.2 47.2 47.6 46.3 4
Discharge Temp. ? 22.2 22.3 22.2 22.3 22.5 22.0 22.2 21.8 56.7 55.1 55.6 56.6 57.3 57.6 58.9 5
Evaporator Ref. Pressure kPa 684 684 684 684 684 684 683 591 510 501 506 506 497 501 490 4
Condenser Ref. Pressure kPa 681 681 679 679 681 679 679 586 1141 1121 1161 1187 1212 1232 1306 1
Oil Diff. Pressure kPa 0 0 0 0 0 0 0 0 270 266 263 261 259 259 256
CH.W. Leaving Temp. SP ? 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.5 6.2 6.0
CH. Water Flow L/S -5 -5 -5 -5 -5 -5 -5 -2 194 194 195 195 195 197 197
Cond. Water Flow L/S -7 -7 -7 -7 -7 -7 -7 -7 275 273 273 274 276 273 273
Motor Current % 0 0 0 0 0 0 0 0 54 61 70 72 75 76 85
HV. Average Volt kV -0 -0 -0 -0 -0 -0.1 -0.1 -0.1 10.6 10.5 10.6 10.5 10.6 10.7 10.6 1
HV. Average Current A -0.5 -0.5 -0.5 -0.5 -0.6 -0.6 -0.7 -0.7 31.2 37.1 42.7 43.7 45.8 47 52 5
HV. Average P.F. 0.96 0.96 0.96 0.96 0.97 0.97 0.98 0.98 0.96 0.97 0.96 0.96 0.95 0.95 0.95 0
HV. Board Power MWh MWh 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4.66 4
Chiller On/Off Status Off Off Off Off Off Off Off Off On On On On On On On
Voltage KV 11 11 11 11 11 11 11
Current A 31 38 41 44 44 50 51
Power Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0
Power Input kW 573 702 758 813 813 924 943
Cooling Load kW 2426 3246 3907 3185 3675 4287 4849 5
COP 4.24 4.62 5.16 3.92 4.52 4.64 5.14 5
Efficiency (kW/Ton) 0.8 0.8 0.7 0.9 0.8 0.8 0.7
Condenser Approach ? 3.7 4.4 5.5 5.6 5.5 5.7 6.7
CH
ILL
ER
N
O.1
Setpoint is the
Control setting
Operating
parameters
37
Maintenance Schedule / ProgramList of equipment
Det
ail o
f pla
nned
m
aint
enan
ce
Fre
q. o
f ins
pect
ion
38
Inventories of spare parts
39
Details of supply of spares
40
SA 7 Building Services Operation and Maintenance
b) Other Engineering systems
1 credit for demonstrating the operation of a planned programme of regular inspection, cleaning and maintenance of building’s engineering systems
Submissions for non-HVAC systems covered in SA 7 a) HVAC above
Electrical services
BMS systems
Fire services
Plumbing & drainage
Etc.
Non-HVAC
41
SA 7 Building Services Operation and Maintenance
c) Assessment of O&M practices
1 credit for having undertaken an audit of the effectiveness of the operation and maintenance practices for all building services engineering systems
How credit could be achieved?
- Review on current O&M practices
- Audit of O&M practices can follow BSRIA AG 13/2000
- Audit shall be conducted every 5 years
- Continuous monitoring programme esp. priority for energy consumption
BSRIA
42
Assessment of O&M practices
Problems found during audit
Information & data collection
Review existing O&M approach
Monitoring alternative
approach results
BSRIA
43
Assessment of O&M practices
1. Review existing VAV box operation & maintenance contract
1. Sample checking of sensor error & VAV box performance through snap-shot of BMS data
2. Annual checking cycle - a routine maintenance
3. Without spare parts for VAV box and only very limited parts for control cards
4. Without services quality standards or services KPI
5. MO received cold/hot complaints and tune the system through BMS
2. Site survey
Tailor-make deflector
Shaft broken T-sensor within ceiling void
Diffuser blocked by rubber band
Others:
1. controller card loose contact
2. T-sensor attached on surface of fluorescent tube
44
Assessment of O&M practices
3. Problem Findings in maintenance contract & operation
1. Sample checking of VAV box performance through snap-shot of BMS data is not reliable
2. Customer complaints cannot be minimized even a routine maintenance is provided
3. Sample checking provided a wrong message for the suppliers to keep insufficient spare parts
4. Absence of services quality standards / services KPI to justify both services quality and cost-effectiveness of the contract
5. Just tuning the BMS setting cannot fully satisfy the customer’s requirements.
4. Improvement Works 5. Long-term Strategy (continuous review)1. Continuous monitoring and improvement is required instead of sample checking
2. Site survey + customer satisfaction survey + FDD program + routine maintenance are all necessary and integrated as a one-stop shop services
3. spare parts house-keeping should line-up with the problem findings and technology development
4. Develop services quality (e.g. satisfaction level) & KPI (e.g. $/satisfaction level) for the contract and regularly review with MO & services provider (i.e. performance review meeting)
1. The leasing agreement should be clearly stated the role & responsibility of tenants on ceiling modification work
2. Re-commissioning of VAV-box performance or sensor calibration should be done for large renovation of ceiling works or when new tenants move in
3. Continuous improvement of services is required and optimize it in order to minimum interference to tenants, work load to MO & service providers
4. Development of balanced scorecard as a base for varying the maintenance cost as per the quality of services
45
SA 8 Staffing And Resources
Credit:
1 credit for the adequacy of staffing and resources to meet the operation and maintenance requirements of the building
Objective :
- Ensure staffing resources are adequate for carrying out and maintaining improvements to building and system performance.
Assessment : (How credit is awarded)
- Managers and engineers have appropriate qualifications and/or experience, and
- Technical staff have appropriate technical and/or trade qualification befitting their assignment duties,
- Technical resources are sufficient, and - Where appropriate, continuing education and training to meet the demands of
enhancing building performance.
46
SA 8 Staffing And Resources
- Provide details of training undertaken for up to 3 years previous, and details of plan and budgets for further training.
- Example of training scope was given
Applicant’s Duty : (How credit is awarded)
- Provide evidences, that:- Staffing arrangement; Technical resources- are sufficient to meet the demands of enhancing the
quality of operation and maintenance for the building
47
SA 8 Staffing And Resources
-In House Technical Resource, included- Adequate space and equipment for undertaking
inspection, maintenance, etc.
Remarks :
- Where outsourcing is used,- Contractual arrangement and the experience, skills and
technical resources of any appointed contractor shall be included.
- Contractor be assessed by the Client to ensure the adequacy of their technical resources
48
SA 9 User Guidance
Credit:
1 credit for providing with comprehensive guidance on building safety, hygiene and environmental issues in a building user’s guide
Green Guideline/ Fit-out Guide: –Selection, installation and use of energy efficient equipment
–Energy efficient equipments and facilities
–Sorting, recycling and disposal of waste
(esp. hazardous waste)
–Fire safety management
–Health and hygiene
–Control of indoor pollutant sources
–Emergency procedures
–Selection of sustainable materials for fit-out
49
Environmental Guidelines for Tenant
50
SA 10 - Green Cleaning
1 credit for demonstrating appropriate green cleaning procedures/practices are implemented and at least 50% of green cleaning products are used
Credit:
Procedures/practices
• Purchase of green cleaning products
• Safe and green cleaning procedures
• Staff and training requirement
• Feedback from occupants
Green Cleaning Products
• Green Seal standard for Industrial and Institutional Cleaners (GS-37)
51
Summary of General Distribution of Credits
0
1
2
3
4
5
Sa 1 B
EAM
Certif
ied Bu
ilding
Sa 2 N
oise fr
om B
uilding Eq
uipm
ent
Sa 3 L
ight Pollutio
n
Sa 4 H
SE M
anag
emen
t
Sa 5 E
nviro
nmen
tal P
urch
asing Pr
actic
es
Sa 6 B
uilding an
d Site O
&M
Sa 7 B
uilding Se
rvices
O&M
Sa 8 Staffi
ng and
Res
ources
Sa 9 U
ser G
uida
nce
Sa 10 Green
Clean
ing
no. o
f cr
edit
credit bonus credit
Total credit: 18 + 1bonus
51
T +852 3610 5700
F +852 3996 9108
www.beamsociety.org.hk
1/F Jockey Club Environmental Building,
77 Tat Chee Road, Kowloon, Hong Kong香港九龍塘達之路77號賽馬會環保樓1樓
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