bacnet automation & control system specification

SECTION E.2.1 CAMPUS BUILDING AUTOMATION AND CONTROL SYSTEM – TABLE OF CONTENTS

UNSW DESIGN & CONSTRUCTION REQUIREMENTS – WEB ENTRY PAGE

SECTION A – INTRODUCTION

SECTION B – DEVELOPMENT & PLANNING

SECTION C – ARCHITECTURAL REQUIREMENTS

SECTION D – EXTERNAL WORKS

SECTION E.1 – HYDRAULIC SERVICES

SECTION E.2 – MECHANICAL SERVICES

SECTION E.2.1 – CAMPUS BUILDING AUTOMATION AND CONTROL SYSTEM

SECTION E.2.1 CAMPUS BUILDING AUTOMATION AND CONTROL SYSTEM – SCHEDULE OF CHANGES – VERSION 5.1...........................................................................4

1 CAMPUS BUILDING AUTOMATION AND CONTROL SYSTEMS................................5

1.1 General................................................................................................................... 5

1.2 Scope...................................................................................................................... 5

1.3 Nominated Original Equipment Manufacturer (OEM) Products...............................6

1.4 Installation Standards..............................................................................................6

1.5 BACnet Conformance.............................................................................................8

1.6 System Architecture................................................................................................8

1.7 BACnet Components..............................................................................................8

1.8 Power Supplies.......................................................................................................8

1.8.1 Uninterruptable Power Supply (UPS)...............................................................8

1.8.2 Electromagnetic Interference (EMI).................................................................8

1.9 Materials and Products...........................................................................................9

1.10 Relocation and Re-use of Existing Equipment.....................................................9

1.11 Operator Interface Hardware...............................................................................9

1.12 Operator Interface Software................................................................................9

1.13 Graphical Displays...............................................................................................9

1.14 Point Database....................................................................................................9

1.15 Alarm Management...........................................................................................10

1.15.1 Critical Alarm Management System (CAMS).................................................10

1.15.2 Critical Plant and Infrastructure (CPI) Alarms................................................10

1.15.3 Life Safety System (LSS) Alarms...................................................................10

1.15.4 Critical User Equipment (CUE) Alarms..........................................................11

1.16 Time Scheduling................................................................................................11

UNSW Design & Construction Requirements1/18

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1.17 Trend Logs........................................................................................................11

1.18 Engineering – DDC/Code..................................................................................11

1.19 Backups.............................................................................................................12

1.20 Passwords.........................................................................................................12

1.21 Field Devices.....................................................................................................12

1.21.1 Temperature Sensors....................................................................................12

1.21.2 Humidity Sensors...........................................................................................12

1.21.3 Differential Pressure Switches.......................................................................12

1.21.4 Differential Pressure Sensors (LP air)............................................................12

1.21.5 Pressure Sensors (HP air).............................................................................12

1.21.6 Flow Meters...................................................................................................13

1.21.7 Differential Pressure (DP) Switches (liquids).................................................13

1.21.8 Air Quality Sensors........................................................................................13

1.21.9 Liquid Level Switches....................................................................................13

1.21.10 Light Level Sensors....................................................................................13

1.21.11 Control Status Relay..................................................................................13

1.21.12 Control Relay (Solid State).........................................................................13

1.21.13 Control Relay (Electro-Mechanical)............................................................13

1.21.14 Current Sensor (Analogue).........................................................................13

1.21.15 Automatic Control Valves...........................................................................13

1.21.16 Electric Valve Actuators..............................................................................14

1.21.17 Damper Actuators......................................................................................14

1.22 Integrated Systems............................................................................................14

1.22.1 Fume Cupboards...........................................................................................14

1.22.2 Life Safety Systems (LSS).............................................................................14

1.22.3 Lighting Control..............................................................................................14

1.22.4 Electrical Systems..........................................................................................14

1.22.5 Generators.....................................................................................................14

1.22.6 UPS Systems.................................................................................................14

1.22.7 Hydraulic Systems.........................................................................................14

1.22.8 Fire Systems..................................................................................................15

1.22.9 Lift Systems...................................................................................................15

1.22.10 VRV/VRF Systems.....................................................................................15

1.23 System Functionality.........................................................................................15

1.23.1 Global Override - Zone Temperature Set Point Adjustment...........................15

1.23.2 Global Override - Valves................................................................................15

1.23.3 Global Override – Electric Duct Heaters (EDH).............................................15

1.23.4 Building Call Selection...................................................................................15

1.23.5 Demand Selection..........................................................................................15

1.23.6 Water Temperature Set Point Reset..............................................................15


1.23.7 Demand Management Mode..........................................................................15

1.23.8 Supply Air Temperature Monitoring...............................................................15

1.23.9 On Demand and After Hours Air Conditioning (AHAC)..................................16

1.24 Change Management Procedures.....................................................................16

1.24.1 Urgent Changes.............................................................................................16

1.24.2 Temporary Changes......................................................................................16

1.24.3 Remote Changes...........................................................................................16

1.24.4 Backup Copies of System Files.....................................................................17

1.25 Execution...........................................................................................................17

1.25.1 Sequence of Operation..................................................................................17

1.25.2 Graphics Preparation.....................................................................................17

1.26 Commissioning..................................................................................................17

1.26.1 Commissioning and Programming.................................................................17

1.26.2 Practical Completion:.....................................................................................18

1.27 Acceptance Testing...........................................................................................18

1.28 Documentation..................................................................................................18

1.29 As-built Documentation.....................................................................................18

SECTION E.3.1 – ELECTRICAL SERVICES

SECTION E.3.2 – LIGHTING

SECTION E.3.3 – SPECIAL SYSTEMS

SECTION E.3.4 – HIGH VOLTAGE

SECTION E.4 – COMMUNICATIONS

SECTION E.5 – LIFTS

SECTION E.6 – FUME CUPBOARDS

SECTION F – SPECIFIC AREA REQUIREMENTS

APPENDIX 2 – CONCRETE FOR STRUCTURES

APPENDIX 3 – UNSW CONTROL SYSTEM STANDARDS HVAC

APPENDIX 4 – DOCUMENT REQUIREMENTS

APPENDIX 5 – UNSW STANDARD PRELIMINARIES

APPENDIX 6 – SECURITY SYSTEMS


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SECTION E.2.1 CAMPUS BUILDING AUTOMATION AND CONTROL SYSTEM – SCHEDULE OF CHANGES – VERSION 5.1

As a guide only, attention is drawn to changes that have been made in the following clauses since the last revision

Clause Date

General revision

No changes August 2004

Major rewrite (Version 4.1) July 2005

General revision (Version 4.2) September 2013

Major rewrite (Version 5) July 2015

General Revision (Version 5.1) April 2016


1 CAMPUS BUILDING AUTOMATION AND CONTROL SYSTEMS

1.1 GeneralThe work shall include design, supply, installation, and commissioning of nominated control systems to achieve the performance specified in the following clauses hereafter referred to as BMS (Building Management System). All BMS infrastructure shall be connected directly through a Native BACnet communication internetwork. All communications across this internetwork shall conform to the ASHRAE Standard 135-2012, BACnet protocol. The multivendor integrated BMS BACnet network shall be referred to in the following clauses hereafter as CBACS (Campus Building Automation and Control System).

Critical Plant refers to BMS controlled and/or monitored CPI (Critical Plant and Infrastructure), LSS (Life Safety Systems), and CUE (Critical User Equipment) associated with research and human safety.

It is essential tenderers work with the UNSW Facilities Management for direction on systems configuration, integration, and familiarity with field conditions, existing equipment, communication arrangements and other matters impacting the BMS and CBACS.

1.2 Scope The scope or works encompasses the following:

(a) Furnish a totally Native BACnet system. All associated software, System Controllers, High Level Interfaces, Application Controllers, and all input/output devices shall communicate using the protocols and network standards as defined by ANSI/ASHRAE Standard 135–2012. No gateways are to be used for communicating to BACnet and non-BACnet DDC controllers.

(b) Provide all necessary BACnet compliant BTL (BACnet Testing Laboratories) listed hardware and software to meet the system’s functional specifications. Provide Protocol Implementation Conformance Statement (PICS) for all system hardware and software.

(c) Implement the detailed design for all analog and binary objects, system databases, graphic displays, and trend-logs based on control descriptions, logic drawings, configuration data, and tender documents.

(d) Design, supply, and install all equipment cabinets, panels, communication cables required, and all associated hardware necessary for complete system performance in accordance with OEM (Original Equipment Manufacturer's) instructions.

(e) Provide as-built documentation, diagrams, software registration and license codes, commissioning documentation and all other associated project operational documentation on approved media, the sum total of which accurately represents the final system.

(f) Provide all miscellaneous devices, hardware, software, interconnections, installation, and programming required to ensure a complete operating system in accordance with the sequences of operation and point database.

(g) Provide fully configured hardware and software components ready for integration to UNSW CBACS in line with current UNSW design and naming conventions.

(h) All instruments, switches, transmitters etc. shall be suitably wired and mounted to protect them from heat, vibration, and weather, with permanently mounted tags for all panels.

(i) Preparation of control shop drawings for review.

(j) Calibration and commissioning of the installed controls system in accordance with CIBSE Commissioning Code C: Automatic Controls.

(k) Provision of maintenance manuals and as-built drawings.


(l) Provision of one-year warranty on all components.

(m) Provide the necessary engineering, installation, supervision, commissioning and programming for a complete and fully operational system. Tenderers shall include in their tender price, for as many trips to the job site for installation, supervision, and commissioning as are necessary to complete the project to the satisfaction of the University’s representative.

(n) The system shall consist of all operator interfaces, microprocessor based controllers, sensors, wells, automatic control valves, transducers, and relays, automatic control valves, damper actuators, meter interfaces etc. as detailed on the points schedules.

(o) At the completion of the installation and during commissioning provide appropriate onsite training for University stakeholders.

1.3 Nominated Original Equipment Manufacturer (OEM) Products Only the following nominated OEM products and local distributors shall be used for new major capital construction works:

i. Automated Logic™ – Logical Contracting Pty Ltdii. StruxureWare™ – Schneider Electric Buildings Australia Pty Ltdiii. Reliable Controls™ – Environmental Automation Pty Ltd

It is essential contractors seek direction from UNSW Facilities Management for approved OEM products for within existing buildings and facilities to ensure continuity of the incumbent BMS.

1.4 Installation StandardsThe BMS shall be installed complying with all:

i. National and local statutory regulations.

ii. Occupational Health & Safety legislation and codes of practice.

iii. SAA Wiring Regulations (AS3000).

iv. AS/NZS 3080:2003 – Integrated Telecommunications Cabling System for Commercial Premises.

v. AS/NZS 3084:2003 – Telecommunications Pathways and Spaces for Commercial Buildings.

vi. Building Code of Australia.

vii. Original Equipment Manufacturers (OEM) instructions.

viii. Regulations and conditions of the PTT and utilities suppliers.

All cabling shall be routed via the most direct route whilst maintaining a good level of accessibility and following good general wiring practice.

Ensure that the location of all cables do not clash with other services. Locations shall be adjusted where necessary to avoid other services and to provide a uniform and symmetrical layout relative to structural members.

Co-ordinate with existing and new communications cabling, and provide power wiring installed with clearances and segregation to communications cabling as required by Communications Manual regulations and by AS3080. Provide earthed Anaconda PVC, sheathed, metallic conduit where necessary.

Care should be taken to ensure that installed cabling does not interfere with current or future UNSW network cabling. New or existing UNSW network infrastructure including tray, conduits or catenary is not to be used without prior written approval from UNSW IT Services.

All mains voltage supply feeds at switchboards shall be via switched circuit breakers, supply use and breaker rating to be indicated.


All extra-low voltage cables shall be screened twisted pair cables. They shall be affixed to discrete trays, drawn into conduit or trunking and protected as agreed with the engineer to suit the various environmental, social and mechanical locations. Cable specifications shall meet the manufacturer’s requirements, particularly respecting overall resistance and capacitance limits. No joints will be allowed in cables installed end-to-end. Trays, conduits and cables are not to be affixed horizontally at floor or pedestal level. Where cables are connected to sensors measuring extreme heat, the necessary thermal breaks with local connecting cables are to be supplied. No BMS data cable shall be installed in the same conduit as any power cable nor affixed within 25mm if surface/tray mounted.

All wiring within false ceiling spaces shall, as far as is practical, be neatly grouped and suspended. Cables shall not lay on suspended ceiling and shall be fixed to the underside of slab/floor above.

Care shall be taken to ensure that the manufacturer’s recommendations with respect to earthing data cables and controllers are obeyed.

Ethernet cable terminations shall be made using appropriate connectors and crimping tools. Crimping using pliers is not acceptable.

Cabling for inputs and outputs is to be double insulated 7/0.30 twisted and shielded with a drain wire grounded at the control panel end only unless otherwise specified.

Cabling for RS485 or MS/TP communication networks shall be double insulated 7/0.30 twisted and shielded, with a drain wire continuous throughout the network and grounded at the main control panel. LAN cabling between control panels shall be installed without splicing in a daisy chain configuration.

Cabling for Power Supplies to remotely located control panels shall be double insulated, with a minimum size of 7/0.30 and a maximum size of 7/0.50. Circuits that require cable sizes outside this range should be avoided.

Cabling for Power Supplies to main panels located in plant rooms shall be minimum of 7/0.67.

Where a MCC is fitted with Hand/Off/Auto switches, a common circuit shall monitor their auto condition, which shall cause an alarm when any switch is moved from the auto position.

All BMS cables shall be suitably identified at the terminations. These shall be recorded on the installation diagrams, wiring schedules and commissioning sheets

Sensors, actuators, switches and all field devices shall be mounted according to the OEM instructions. All will be installed with clearance to allow for servicing, and the conduit connected by methods to allow easy replacement.

Where controllers switch circuits having potentially different mains voltage supply feeds, extra low voltage relay circuits (24V dc) powered from the BMS supply shall be employed. A notice shall be fixed inside the controller detailing how all mains feeds into it can be isolated. Consideration shall be given to employing an extra low voltage control circuit for motor starter and contactor coils and shall be mandatory where MCC with separate cubicles for motor starters are employed.

All terminations shall be undertaken in terminal strips (where provided) or approved equivalent. Twist on, IDC and BP style connectors shall not be used.

Each controller shall be provided with a schedule identifying the points connecting into the I/O terminals inside the panel door.

Ethernet cable terminations are to be made using appropriate connectors and crimping tools. Crimping using pliers is not acceptable.

1.5 BACnet ConformanceBACnet compliant BTL (BACnet Testing Laboratories) listed Software, System Controllers, High Level Interfaces, Application Controllers, and all input/output devices shall communicate using the protocols and network standards as defined by ANSI/ASHRAE Standard 135–2012.


1.6 System ArchitectureThe BMS communication internetwork connected to the CBACS is based on ISO 8802-3 (Ethernet). IP network ports and infrastructure will be provided by the University IT Unit.

Network configuration including IP Addresses, Subnets, UDP/IP Port Number, MS/TP Network Number, Network Number and Device Instances will be supplied by UNSW Facilities Management upon submission of the initial BMS network topology design.

NOTE: It shall be the responsibility of tenderers and contractors to ensure that the BMS design interconnects with the University network, to achieve full system functionality.

The BMS installed shall do so without impact to other BMS and infrastructure on the integrated CBACS.

MS/TP network shall be wired in a daisy chain configuration. Star or tee connections are not permitted unless recommended by the Original Equipment Manufacturer (OEM), and shall be operated at the maximum speed specified by the BACnet Standard.

1.7 BACnet ComponentsThe system architecture shall comprise the following components, networked together to provide a system of connected devices that operate as a single BMS for the entire project, and integrate without adverse effect to the CBACS:

a) System Controllers with Ethernet network linking to the CBACS VLAN (Ethernet Ports shall be provided by UNSW IT Unit).

b) Application Controllers with inputs and outputs (I/O) control for field peripherals and systems integration and control.

c) BACnet High Level Interfaces for plant, infrastructure and field peripherals.

1.8 Power SuppliesAll transformers and power supplies for field devices to be located within designated control enclosures.

All power for BMS equipment shall be from dedicated circuits. Where a controller is dedicated to controlling a single piece of equipment power may be obtained directly from that equipment.

Power shall not be obtained by tapping into miscellaneous circuits that could be inadvertently switched off.

1.8.1 Uninterruptable Power Supply (UPS)Critical BMS installations shall be installed with UPS located within or adjacent to the designated control enclosure to supply transformer power to all BMS controllers and field devices.

1.8.2 Electromagnetic Interference (EMI)The complete installation and all equipment shall be in accordance with the Electromagnetic Compatibility (EMC) framework for commercial environments to the requirements of the Australian Communications Authority (ACA) under the Radio Communications ACT 1992, as amended. Australian standards AS 4251 and AS 4051 shall also be applicable.

1.9 Materials and ProductsAll materials and products used shall be new and current generation OEM products. Untested products shall not be used, unless explicitly approved by the University Facilities Management in writing.

Products shall be commercially available for a minimum of five years after project completion.


1.10 Relocation and Re-use of Existing EquipmentWhere equipment is to be relocated or re-used, all tests necessary to ensure that the equipment will satisfactorily perform the final duty as specified shall be carried out prior to relocation or re-use. If, after testing, any items cannot perform as specified, the University’s representative shall be advised and instructions awaited before any further work on those items is undertaken.

1.11 Operator Interface HardwareOperator interface hardware shall be provided by the University on a Virtual Machine built to the OEM’s minimum requirements.

All BMS hardware is to be BACnet compliant, BTL listed, and configured to current UNSW naming conventions in-line with the UNSW building grid references. IP addresses, subnet configuration, device instances, network numbers, port numbers etc. shall be supplied pending initial BMS network topology design approval by UNSW Facilities Management.

1.12 Operator Interface Software

All software is to be BACnet compliant, BTL listed, and configured to current UNSW naming conventions in-line with the UNSW building grid references. IP addresses, subnet configuration, device instances, network numbers etc. are available from UNSW Facilities Management upon request. All operating platform software, licenses, administration level passwords, drivers, registration details, discs, backups etc. associated with the project are to be submitted to UNSW on approved media.

1.13 Graphical DisplaysGraphical displays shall be logically laid out for easy use. Provide 2D single line, and 3D graphics in-line with the current UNSW graphics standard.

Air and water schematics graphics shall correctly represent as-built documentation.

HVAC and building systems tabulated status summary pages shall be graphically displayed to assist in system troubleshooting.

Floor plans shall be graphically displayed showing all spaces, room numbers, duct layouts and controlled plant/equipment; a directional key shall be provided for orientation.

Each Installation shall have graphical links to O&M documentation, wiring diagrams, functional descriptions and associated workshop drawings.

Sample graphics must be submitted for approval by University Facilities Management prior to final graphics implementation.

1.14 Point DatabasePoint descriptions are to be pre-fixed with the UNSW building grid reference, followed by the plant/component type, and point description.

All points are to have point names descriptive of the associated equipment or software point to form the point database.

Example: D26 – Lab 1.2 Exhaust Fan 3 Enable

Building Pre-fix: D26 - Plant/Component: Lab 1.2 Description: Exhaust Fan 3 Enable


1.15 Alarm ManagementIt is essential that contractors seek direction from UNSW Facilities Management on alarm configuration, and CAMS (Critical Alarm Management System) configuration and testing.

Alarm names shall not be abbreviated. Alarm descriptions are to be pre-fixed with the UNSW building grid reference, followed by the plant/component type, alarm description, and fault type. All alarms are to have point names descriptive of the associated equipment or software point.

Example: C25 - AHU-1 Supply Air Fan Status Fault

Building Pre-fix: C25 - Plant/Component: AHU-1 Supply Air Fan Description: Supply Air Fan Status Fault Type: Fault

1.15.1 Critical Alarm Management System (CAMS)CAMS alarms shall be configured for Critical Plant. Alarm grouping may be required into a single BACnet BV (Binary Value) summarising the geographic location, or equipment/system. CAMS alarms shall be displayed on a graphical interface for integration with the CARDAX™ security system.

Software isolation shall be programmed and represented via a graphical alarm summary.

CAMS Alarms shall be categorised in three groups for each BMS installation:

i. CPI – Critical Plant and Infrastructure

ii. LSS – Life Safety Systems

iii. CUE – Critical User Equipment

1.15.2 Critical Plant and Infrastructure (CPI) AlarmsCPI refers to monitoring of HVAC and integrated building systems associated with Critical Plant. LLI points shall be wired in a fail-safe configuration.

Alarm names shall not be abbreviated. Alarm descriptions are to be pre-fixed with the UNSW building grid reference, followed by the area/component, alarm description, and fault type. All alarms are to have point names descriptive of the associated equipment or software point.

Example: H6 – MSB1 Electrical Mains Failure CRITICAL ALARM

Building Pre-fix: H6 - Area/Component: MSB1 Description: Electrical Mains Failure Fault Type: CRITICAL ALARM

1.15.3 Life Safety System (LSS) AlarmsLSS refers to the BMS monitoring of Gas Monitoring systems infrastructure associated with Critical Plant. LLI points shall be wired in a fail-safe configuration.

Alarm names shall not be abbreviated. Alarm descriptions shall be pre-fixed with the UNSW building grid reference, followed by the area, alarm/component, alarm description, and fault type. All alarms are to have point names descriptive of the associated equipment or software point.

Example: F10 – Room 123 Oxygen Depletion CRITICAL ALARM

Building Pre-fix: F10 - Area/Component: Room 123 Description: Oxygen Depletion Fault Type: CRITICAL ALARM


1.15.4 Critical User Equipment (CUE) AlarmsCUE refers to user Freezers, Fridges, and Incubators etc. used for storing and/or facilitating research. CUE Monitoring shall be connected to BMS via a Cat5 RJ-45 wall mounted data port for each piece of equipment, hardwired to the application controller for monitoring in a fail-safe configuration. Connection from the wall mounted data port to the equipment will be via a 2 meter Cat5 patch lead for monitoring of the general alarm in fail-safe configuration.

Software isolation shall be programmed and represented via a graphical alarm summary.

CUE alarm names shall not be detailed. Alarm descriptions are to be pre-fixed with the UNSW building grid reference, followed by the equipment area, and alarm port number.

Example: C27 – Lab 123 Alarm 4

Building Pre-fix: C27 - Area: Lab 123 Alarm Port: 4

1.16 Time SchedulingUpon initial setup the following schedules shall be programmed for each facility, with separate scheduling for each floor/area.

i. <Building Prefix> Normal Schedule: 8:00am – 6:00pmii. <Building Prefix> Extended Schedule 1: 8:00am – 9:00pmiii. <Building Prefix> Extended Schedule 2: 7:00am – 10:00pmiv. <Building Prefix> Critical Schedule: 24 hours

Additional Time Schedules (where required) shall have point names descriptive of the associated equipment, device, or software point, to form the point database. Time Schedule descriptions are to be pre-fixed with the UNSW building grid reference, followed by the plant/component type, and point description.

Example: H6 - Level-4 Normal Schedule Building Pre-fix: H6 - Plant/Component: Level-4 Description: Normal Schedule

1.17 Trend LogsTrend-logs are to be set up on all system inputs, variable set points, and operation critical points. Trend descriptions are to be pre-fixed with the UNSW building grid reference, followed by the plant/component type, and point description.

Example: F8 - AHU-8.9 Return Air Humidity

Building Pre-fix: F8 - Plant/Component: AHU-8.9 Description: Return Air Humidity

1.18 Engineering – DDC/CodeProvide software tools required to access, review and/or edit DDC/Engineering code for all installed equipment. Backup copies are to be provided on approved media with O&M documentation upon practical completion and at the end of the defect liability period to capture any changes made to the BMS.

1.19 BackupsProvide full system backups on approved media to be submitted with technical O&M documentation upon practical completion and at the end of the defect liability period to capture any changes made to the BMS.


1.20 PasswordsProvide UNSW Facilities Management with administration level password for the BMS to enable full functionality of all areas of the software interface, and programing software platforms required to view and edit DDC code, graphical interface, and system user setup.

1.21 Field Devices

1.21.1 Temperature Sensors(a) All temperature sensors associated with main plant control shall be PT100

types giving a linear 4-20mA signal. Sensor ranges shall be chosen so that the range extends to those that might be experienced under plant fault conditions.

(b) Temperature sensors associated with terminal controllers or short wiring lengths may be thermistor types. Compensation for the non-linear characteristic shall be such that the accuracy shall not exceed +/- 2% at range ends and +/- 2% at the setpoint.

(c) Duct temperature sensors shall be 4-20mA, used for ducts up to 1 meter diameter or square. Over that size, an averaging PT100/4-20mA type shall be supplied, with the element fixed by clips, zigzagged across the duct.

(d) Immersion temperature sensors shall be 4-20mA mounted in stainless steel probes. All hot water pockets shall be supplied in bronze or stainless steel. All chilled water pockets shall be stainless steel. New sensor pockets shall be installed at sites indicated by the BMS contractor and agreed with the University’s representative.

(e) Outside temperature sensors shall have a range -10/+50°C, 4-20mA output, protection to IP67 standard and shall be fitted with a radiation shield.

1.21.2 Humidity SensorsHumidity sensors shall be of good stability having less than 1% drift per year and an accuracy of +/- 3% over a range of 20-90%RH including hysteresis, linearity and repeatability. Output shall be 0-10VDC or 4-20mA linear.

1.21.3 Differential Pressure SwitchesD.P. switches for fan proving and filter monitoring shall be supplied complete with duct connections and PVC connecting tubes of suitable length. The range and hysteresis adjustments shall be concealed to prevent tampering.

1.21.4 Differential Pressure Sensors (LP air)D.P. sensors for measuring air at duct pressures shall have an accuracy of 1% and a resolution of 0.1% or better with output 4-20mA. The sensors shall be supplied complete with pressure connections and connecting tubes.

1.21.5 Pressure Sensors (HP air)Pressure sensors for measuring air at pressures greater than 1 bar shall be rated to meet 2 times the maximum pressure and 1.5-2 times the working pressure. Duct pressures shall have an accuracy of 1% and a resolution of 0.1% or better with output 4-20mA. The sensors shall be supplied complete with pressure connections and connecting tubes.

1.21.6 Flow MetersFlow meters shall be installed for chilled and hot water plant totalising primary and secondary water circuits separately.

Types proposed shall be chosen to suit the application, static pressure and pressure drop. The meter range and turn-down ratio shall be chosen such that the full anticipated flow range is measured within an accuracy of +/-2% or better. No positive displacement types shall be


employed where safety is jeopardised by lack of flow. Flow meters shall supply a pulse output (max 25Hz at full rated flow) or 4-20mA. All flow metering devices shall be supplied complete with any output transducers and supplied with individual overall calibration chart. The controls contractor shall advise the University’s representative of any isolating valves or bypass circuits thought necessary for instrument service and maintenance of flow.

1.21.7 Differential Pressure (DP) Switches (liquids)DP switches for water applications shall be rated to meet 2 times the static pressure and/or 4 times the working pressure. All wetted parts shall be stainless steel and switch housing protection to IP67 standard. The range and hysteresis adjustments shall be concealed to prevent tampering.

1.21.8 Air Quality SensorsAir quality sensors shall be supplied duct-mounted in the return air from the space. The sensor shall monitor a mix of gases/impurities to provide a variable 0-10VDC or 4-20mA signal. The instrument housing shall be tamper-proof and provide protection to IP67.

1.21.9 Liquid Level SwitchesSelect by mounting style, liquid type and number of switching levels.

1.21.10 Light Level SensorsOutside light sensors shall have a range of 10-2000 Lux with an output of 0-10VDC or 4-20mA and be mounted in an IP67 enclosure. The sensor shall be mounted in an open position not subject to shade.

1.21.11 Control Status RelayTechnical Performance: A high impedance relay to produce a dry contact.

1.21.12 Control Relay (Solid State)Technical Performance: 240AC, 10 amp capacity. Normally open or normally closed to suit the application, suitable for switching inductive AC loads.

1.21.13 Control Relay (Electro-Mechanical)Technical Performance: A high impedance relay to produce a dry contact.

1.21.14 Current Sensor (Analogue)Technical Performance: End-to-end accuracy +/- 2% of full scale at each range.

1.21.15 Automatic Control Valves(a) Size control valve actuators to provide a tight close off against system head pressures

and pressure differentials.

(b) Size control valves to accommodate a maximum pressure drop to suit the installed systems.

(c) Provide true feedback as an analogue input of actuator position for all proportional air handling unit and boiler system valves, where specified.

(d) Valve actuators shall be 0-10 VDC control voltage, except where two-position control is specified.

1.21.16 Electric Valve ActuatorsElectric valve actuators shall operate from low voltage single-phase power supply and shall produce an adequate torque for all conditions of operation in the particular service. Visible indication of valve disc position shall be provided.


Actuators shall be totally enclosed with a minimum degree of protection IP66D in accordance with AS 1939 and shall mount direct on the valve shaft with no external linkages. A reversible motor shall drive the actuator through permanently lubricated steel gears running on ball and needle bearings. Adjustable end travel limit switches, factory set torque limit switches and motor thermal overload protection shall be incorporated.

Modulating electric actuators shall be fitted with position feedback in response to the control signal for Critical Plant.

1.21.17 Damper ActuatorsActuators shall be direct coupled for modulating control, with 0-10VDC control voltage for all proportional applications.

Damper actuators shall be supplied complete with all necessary mounting brackets and linkages. The BMS Contractor shall mount and stroke the actuators.

Damper actuators shall be fitted with a spring-return mechanism to provide automatic positioning in the event of a power failure, where this is required by AS1668 or other regulations or standards.

Damper actuators shall be fitted with position feedback in response to the control signal for Critical Plant.

1.22 Integrated Systems Integrated systems make up a considerable portion of the BMS control and monitoring, with LLI (Low Level Interface) and HLI (High Level Interface) as the interface mediums.

1.22.1 Fume CupboardsFume Cupboards monitoring shall be via LLI or BACnet HLI where possible.

1.22.2 Life Safety Systems (LSS)LSS monitoring shall be via BACnet or Modbus HLI.

1.22.3 Lighting ControlLighting systems shall be time schedule controlled, and monitored via BACnet HLI.

1.22.4 Electrical SystemsElectrical systems monitoring shall be via BACnet or Modbus HLI.

1.22.5 GeneratorsGenerators shall be monitored via BACnet or Modbus HLI.

1.22.6 UPS SystemsUPS fault/alarm conditions shall be BMS monitored via LLI and/or BACnet or Modbus HLI where possible.

1.22.7 Hydraulic SystemsHydraulic System fault/alarm conditions shall be BMS monitored via LLI and/or BACnet or Modbus HLI where possible.

Contractors must note the details given in Appendix 7 relating to EMACS for metering functionality.

1.22.8 Fire SystemsFire System fault/alarm conditions shall be BMS monitored via BACnet or Modbus HLI.


1.22.9 Lift SystemsLift System fault/alarm conditions shall be BMS monitored via LLI.

1.22.10 VRV/VRF SystemsVRV/VRF System conditions shall be BMS monitored via BACnet HLI.

1.23 System Functionality In addition to and in line with the design intent, the following system functionality and components shall be provided for each BMS installation to assist building tuning, operation and energy use.

1.23.1 Global Override - Zone Temperature Set Point AdjustmentZone temperature set point override shall be provided for air side plant via the graphical interface for each installation. Deselection functionality shall be provided for individual terminal.

1.23.2 Global Override - ValvesGlobal override of chilled and hot water valves for air side plant shall be adjustable via the graphical interface for each installation.

1.23.3 Global Override – Electric Duct Heaters (EDH)Global override of EDHs shall be provided via the graphical interface for each installation.

1.23.4 Building Call SelectionAll air side plant shall be selectable for addition/subtraction to the building heating and cooling calls. Selection shall be made available via equipment summary graphics.

1.23.5 Demand SelectionAll terminal units shall be selectable for addition/subtraction to the main plant temperature and/or pressure demand. Selection shall be made available via equipment summary graphics.

1.23.6 Water Temperature Set Point Reset Chilled water and hot water set point reset shall be adjusted based on building demand, building valve position or approved equivalent pending UNSW Facilities Management approval.

1.23.7 Demand Management ModeDemand Management mode shall be programmed to close chilled and hot water valves, and disable EDH’s to non-essential plant via a graphical interface.

1.23.8 Supply Air Temperature Monitoring Supply air temperature sensors shall be provided for all air side plant. This includes downstream temperature monitoring of main air side plant, terminal units, EDHs etc.

1.23.9 On Demand and After Hours Air Conditioning (AHAC)All plant shall have AHAC provision. Meeting areas, teaching spaces and CATS rooms shall have individual push button control, or interconnection to the CATS AMX system (where available) for on demand air conditioning.


1.24 Change Management ProceduresThe CBACS Contractor shall work with the University’s representative to develop a mutually satisfactory change management procedure that will be applied to any changes that affect the CBACS. The change management procedure shall ensure that:

i. No change is made without the written approval of the University

ii. No set points are adjusted without written approval of the University

iii. Every change is fully documented and O&M manuals are updated as necessary

iv. Backup copies of software are made as described below

When the BMS Contractor wishes to make any changes to the system, however minor or temporary, a Change Note shall be submitted to the University’s representative for approval before any work is undertaken. The Change Note shall fully describe the proposed change, why it is considered necessary and the effect, if any, that the change will have on the operation of the system. No change shall be implemented until the Change Note has been approved and signed by the University’s representative.

A backup copy of the affected system files shall be made before carrying out any modifications, as described below.

When an approved change has been made, a copy of the Change Note shall be inserted in the relevant section(s) of the O & M manual and shall remain there until the manual has been updated. Documentation updates shall be made within 5 working days of any change being made, and the Change Note(s) shall then be removed and filed in a separate Change Note file.

1.24.1 Urgent ChangesIf, in the opinion of the BMS Contractor, an urgent control strategy modification is necessary in order to correct a fault then the verbal approval of the University’s representative shall be sought before proceeding. If the University’s representative cannot be contacted then the urgent modification may be carried out provided that the University’s representative’s approval is sought as soon as possible afterwards, and subject to the requirements for backup copies to be made and documentation to be updated.

1.24.2 Temporary ChangesWhen a temporary change is made, there will be no need to update the O & M documentation but a copy of the Change Note shall be inserted in the manual as described above. Such Change Notes shall be removed and filed in the Change Note file once the temporary change has been reversed. Temporary changes are subject to the requirements for approval by the University’s representative and for backup copies of all affected system files to be made.

1.24.3 Remote ChangesThe BMS Contractor may be provided with remote access to the system via the Internet, pending approval of the appropriate OSA-2 documentation (available from UNSW Facilities Management). The change management procedures described in this section shall apply equally to any changes that may be made via remote access. Change notes relating to remote operations shall be faxed or e-mailed to the University’s representative. The BMS Contractor shall only make changes via remote access under emergency circumstances or in response to a written request from the University’s representative.

1.24.4 Backup Copies of System FilesA backup of all system files, programs and data, is to be made whenever any changes are to be made and saved on backup drives provided by the University.

The agreed change management procedure will be appended as a schedule to the contract.


1.25 Execution

1.25.1 Sequence of OperationAllowance shall be made for programming each point in the points list summary. Allow for programming sequences of operation, alarm points, trend logs, totalisers and energy management routines.

A customised sequence of operation for each piece of equipment shall be developed in accordance with the functional description contained in the specification for the individual project.

1.25.2 Graphics PreparationContractors s shall make themselves aware of this standard and shall ensure all proposed systems conform to the standard.

Dynamic graphic floor plans (with consistent north-south orientation) shall be prepared, showing all spaces on the work site and schematics of all controlled systems. Provide intuitive links so that every controlled input, output, and software point can be accessed from floor plan and schematic views. Provide point and click active links from the schematics to access inputs, outputs, trend logs, schedules, alarms, control loops, and any other virtual or physical control points.

Details of the graphic displays required for each project are given in the specification for the individual project.

1.26 Commissioning

1.26.1 Commissioning and ProgrammingCommissioning shall be conducted in accordance with CIBSE Commissioning Code C: Automatic Controls.

In order to properly commission the BMS, contractors shall supply all relevant test equipment, ancillary equipment, monitoring devices, network analysers, protocol testers/analysers as well as relevant personnel who are able to analyse, interpret and apply the BMS data obtained. Contractors are required to fully test and commission the BMS, or sub-systems thereof.

Prior to powering equipment, end-to-end checks of all wiring are required. Each and every input and output shall be signed off, and initialled, by the commissioning party on the commissioning sheets.

Calibration checks shall be performed of every analogue point. All control loops shall be set up and tuned during the initial start-up of the systems. A comprehensive print out of the controller program shall be submitted for review. Each and every control loop shall be signed off and initialled by the commissioning party on the commissioning sheets.

Point failures shall be rectified and require re-testing of the entire control loop until satisfactory operation is achieved.

Each control sequence shall be verified, along with the functionality of each workstation component, including graphics, reports, trend logs, and alarms. Copies of commissioning sheets shall be provided to the University’s representative. Each and every sequence will be signed off and initialled by the commissioning party on the commissioning sheets confirming that sequence has been tested through complete simulated operation for regular and fire modes.

1.26.2 Practical Completion:This section shall be read in conjunction with section 7. In addition, other references to practical completion, elsewhere in these guidelines, shall also be included.

Contractors are required to:


(a) Demonstrate and confirm that all systems are programmed and operating correctly. See “Acceptance Testing” below.

(b) Submit backup files containing up to date copies of the programs in each controller. Provide the original software for all programs provided. This includes all third party software and the control manufacturer's controller interface software and the controls graphics program if provided. Register all software with the program manufacturer and provide documentation of all software registration.

(c) LAN addresses for BMS communication shall be identified and documented in the commissioning report, and incorporated in the BMS Operation and Maintenance Manuals.

1.27 Acceptance TestingWhen the contractor is satisfied that the BMS is operating correctly, the University’s technical representative shall be invited to witness acceptance tests. The cost of such tests shall be included in the tender of any BMS works or projects.

CBACS integration, all devices, BACnet objects, points, systems and sub-systems shall be tested. Other operational matters such as system trending, alarm generation shall be tested. If there is any non-conformance or failure, the relevant system or sub-system shall be retested at no additional cost. All test results are to be suitably recorded and included in the as-built documentation.

1.28 DocumentationAt practical completion, a complete set of “as–built” documents shall be provided. These documents shall be modified incorporating any changes that occurred during the defects liability period, this revised documentation should be provided at final completion.

Printed points lists or wiring diagrams shall be laminated and mounted within the panel enclosure for each controller and shall include the name of the points connected to each controller together with the revision number and date.

NOTE: The site specific documentation is required to be in a form that any experienced BMS integrator would be able to easily understand and modify the system as may be required.

1.29 As-built DocumentationThese documents shall represent the BMS as specified, subject to approved modifications, and include schematic and single line diagrams that represent:

(a) Various systems of the BMS.

(b) Final system architecture.

(c) Final system configuration, including communication network (with associated interfacing devices and field devices).

(d) System topology- i.e. a schematic diagram showing all devices, IP addresses, LAN types and network numbers, port numbers, and MAC addresses.

(e) The physical location of each controller and field device.

(f) All input/output (I/O) point database.

(g) Wiring diagrams.

(h) All system settings and set points for proper system operation.

(i) Commissioning and acceptance test details and results.

The above shall be depicted on the system graphics, thus enabling easy accessibility for operational and maintenance needs.


bacnet automation & control system specification

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