George AdamsImmediate Past President CIBSEChampion CIC Green Panel

CIBSE TM53: 2013

Mike GoodwinChair, TM53 Project Steering GroupPrincipal authorAssociate Professor Mark Jentsch (Bauhaus-Universität Weimar, formerly of University of Southampton)TM53 Project Steering Group membersMike Goodwin (Dunwoody LLP) (chair)George Adams (SPIE Matthew Hall)Prof. Phil Banfill (Heriot Watt University)Richard Davies (Jacobs, formerly of NG Bailey)Steve Goymer (Turner & Townsend plc)Gary Hird (John Lewis Partnership)Dr Patrick James (University of Southampton)Associate Prof. Mark Jentsch (Bauhaus-Universität Weimar, formerly of University of Southampton)Barry Knight (Emerson Climate Technologies)Bob Player (John Lewis Partnership)Steve WilsonBill Wright (Wright Energy and Environment Ltd.)

scope Contents1 Introduction 12 Context 32.1 Regulatory framework 32.2 Green economy 42.3 Fuel security 62.4 Fuel price 63 Building design considerations 73.1 Pre-refurbishment surveys 73.2 Construction 83.3 Refurbishment challenges 143.4 Refurbishment brief development 204 Building services 204.1 Mechanical services 234.2 Electrical services 534.3 Public health 644.4 Building controls 674.5 Data and communications 704.6 Lifts 724.7 Economics of building services refurbishment 755 Commissioning and handover 785.1 Commissioning strategy 785.2 Seasonal commissioning 805.3 Handover strategy 805.4 Post occupancy evaluation 81References 81Index 87

The scope and extent of refurbishment works within a building may be dictated by

the type of occupant (owner occupier, tenant, sub-tenant), the structure of the

occupant’s departments, the modernisation requirements of the business, or a

change in occupier.

This results in a wide range of possible refurbishment works in various

configurations.

Therefore, a systems based approach has been followed within this publication in

order to cover the refurbishment particularities of different building components

and services and to provide advice for phased refurbishment projects.

scope

Building refurbishment can be required for: commercial reasons:

to increase floor area

to expand the business

to increase income

to attract a new occupier

to retain an existing occupier

to improve marketability

to reduce running costs

to meet corporate social responsibility

Purpose

Building refurbishment can be required for: operational reasons:

1 due to a change of use (e.g. office to hotel, retail to leisure, hotel to residential etc.)

2 due to a change of owner/tenant

3 due to increased demands (e.g. mechanical, electrical, data etc.)

Purpose

Building refurbishment can be required for: Technical reasons

Health and Safety Reasons

Legislative reasons

Energy reasons

Environmental reasons

Purpose

Figure 1.1 Flow chart of pathways showing how to navigate the information given in this publication

Figure 1.1 Flow chart of pathways showing how to navigate the information given in this publication

Figure 1.1 Flow chart of pathways showing how to navigate the information given in this publication

Figure 1.1 Flow chart of pathways showing how to navigate the information given in this publication

Box 2.1 List of the most relevant acts of parliament, regulations, standards and directives for building refurbishment projects

Figure 2.3 Timeline of extant and proposed policy measures at the time of writing of this document that are likely, either directly or indirectly, to impact on refurbishment projects

Figure 2.2 Graphical representation of the requirements of the Building Regulations England and Wales for refurbishment of non-domestic buildings

Figure 2.4 Annual UK net import/export of primary fuels since 1970 aspercentage of the primary fuel consumption in that year, based onmillion tons of oil equivalent data (data sources: historic data: Digest ofUK energy statistics (DECC, 2012a); projections 2015 and 2020: Updatedenergy and carbon emissions projections (BERR, 2008))

Quantifying the embodied carbon and environmentalimpact of building materials from extraction to demolitionis far more complex

The environmental impact of construction materials can be assessed by using tools such as the Green Guide to Specification (BRE, 2011) orBSRIA guide BG 10/2011 (Hammond and Jones, 2011).

In refurbishment projects, the environmental impact of the alternative solution of demolishing and rebuilding the building should also be considered when conducting such an assessment

Building design considerations:

Understanding the underlying design of a building to be refurbished is important in determining an appropriate refurbishment strategy as this helps to avoid performance failures post refurbishment. Therefore, prior to scheduling any refurbishment works the following questions should be considered:

? What factors led to the original building design

? when the building was first constructed

? How was the building originally intended to be operated and how is it

operated at present

? What refurbishment works have been conducted to date

? How have previous refurbishments impacted on the building’s design and

its energy and comfort performance

Figure 3.1 Heat leak paths in the façade of an early 1960s office building with prefabricated wall panels as demonstrated by an early morning thermography survey during the heating season, highlighting thermal bridges (Point A) and air leakage (Point B)

Figure 3.2 Basic structural systems used in public and commercial buildings: (a) load bearing masonry, (b) reinforced concrete structural frame with curtain wall facade, (c) steel structural frame with non-structural cladding

Table 3.1 Thermal insulation measures, timeline and typical applications (1950–2010)

Figure 4.16 Refurbishment options for sanitary accommodation in a building that has not received any major upgrades for many years

Table 4.12 lists common general lighting schemes with a timeline.

Type of lighting Performance

Figure 4.12 Change of floor types over time in relation to the electrical services

Figure 3.9 Aspects influencing the human feeling of comfort (adapted from Pistohl (2009))

Figure 4.1 Building services integration in a refurbishment project: (a) chilled beam system, (b) chilled ceiling system, (c) fan coil unit and (d) fan tile system

John Smith-Test, websupport@cibse.org, 1:45pm 04/10/2013, 1, 99999Licensed copy

Figure 4.19 Schematic representation of the data and communications systems brought together on a single infrastructure

Figure 4.18 Schematic representation of the data and communications systems thatmay be present in an existing building

Figure 4.21 Typical refurbishment cycle periods for building services systems

Table 4.14 Benchmark costs for refurbishment of building services systems in relation to new-build on a scale of 1 (significantly cheaper) to 5 (significantly more expensive) with ‘3’ representing a new-build project

Guidance on application

Guidance on cost

benchmarking

Guidance on application

Guidance on cost

benchmarking

Table 4.15 Typical risk factors for refurbishment projects with the risk factor

CIBSE Commissioning Code A: Air distribution

systems (CIBSE, 2004b)

CIBSE Commissioning Code B: Boilers (CIBSE,

2002a)

CIBSE Commissioning Code C: Automatic controls

(CIBSE, 2001)

CIBSE Commissioning Code L: Lighting (CIBSE,

2003b)

CIBSE Commissioning Code M: Commissioning

management (CIBSE, 2003c)

CIBSE Commissioning Code R: Refrigeration systems

(CIBSE, 2002b)

CIBSE Commissioning Code W: Water distribution

systems (CIBSE, 2010c)

CIBSE TM44: Inspection of air conditioning systems

(CIBSE, 2012b)

BSRIA Commissioning Guides

BSRIA BG 29/2011: Pre-commission cleaning of pipework systems

(Brown and Parsloe, 2012).

Commissioning

works should comply with the following:

Section Content

5.1.2 Commissioning of natural ventilation systems

5.1.3 Commissioning of energy meters

5.1.4 Commissioning of renewable energy systems

5.2 Seasonal commissioning

5.3 Handover strategy

5.4 Post occupancy evaluation

Commissioning

works should comply with the following:

IndexNote: page numbers in italics refer tofigures; page numbers in bold refer to tables.

abbreviations viii

absorption chillers 52–53

accent lighting 60, 62

accessibility see disabled access; maintenance access

air cooled packaged chillers 47, 49, 50

Post occupancy evaluation (POE) is an important tool for assessing building performance from the user perspective after building handover and usually includes questionnaire surveys and interviews (Hastings et al., 2007). These qualitative assessments may however be complemented byquantitative environmental monitoring as a control measure. POE represents an approach to ‘extended after care’ where buildings are periodically reviewed and the building services fine-tuned accordingly.

Besides highlighting successes and failures across building services systems, surveys and interviews with building occupants may alsoreveal deficiencies in building layout and/or management that require action for mitigation.

5.4 Post occupancy evaluation (POE)

Proposed line of treesIn order to increase shading on the ground floor, we propose to plant a line of trees a short distance from the building. This will give a high level of shading from low angle sun. The trees must be Evergreen as they will be requiredmost in the winter months and therefore must be dense at this point.

Thinking beyond