making the most from metering

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MAKING THE MOST FROM METERING EMEX PHIL DRAPER MCIBSE, SENIOR TECHNICAL AND SUSTAINABILITY MANAGER

November 2016

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ENABLING REMARKABLE PLACES TO PERFORM

AGENDA

• Who are Broadgate Estates

• Best practice around the hardware and software

• Recharges

• Energy management via metering

• Occupier engagement and energy detailed usage

• Benefits metering data can provide for plant replacement / Case Study of

what can be done

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BROADGATE ESTATES

The Broadgate Tower

Broadgate Estates is a leading property management

company in the UK. We manage an unrivalled portfolio

of prestigious landmark buildings and sophisticated

mixed-use destinations, delivering unrivalled service

and value for our customers.

Backed by one of the UK’s largest REITs we offer

independent service and advice to our clients.

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PROPERTY MANAGEMENT SPECIALIST

• Over 11 million sq ft of buildings under management

• 10 estates, 73 commercial buildings and 45 retail assets

• Over £247 million managed service charges including utilities

per annum

• Over £935 million rent collected per annum

Drake Circus MidCity Place

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PRESTIGIOUS MULTI-LET BUILDINGS IN LONDON

201 Bishopsgate

MidCity Place

2 More London Riverside Two Pancras Square 5 Hanover Square 10 Portman Square

30 North Colonnade Broadgate Tower Central St Giles

Plantation Place Ropemaker Place The Leadenhall Building

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BEST PRACTICE AROUND THE HARD WARE AND SOFTWARE

Without reliable hard ware and software the AMR software might as well not be

there

Systems are never perfect, but good support from the provider will avoid problems

for the end customer

A good AMR system will need a number of experts to piece it together which will

give the best output:

• Designer

• Installer

• Commissioner

• Energy Manager

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Meter selection is Vital

Consider the following

• Location of MID metering

• CT selection and Disconnect terminals

• Benefits of on board or local storage

• Pulse collection

• Use of Customer Access Terminals (CAT boxes)

• Current and future water meter locations

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Meter parameters on both the meters and software can make a difference

The following parameters and reporting outputs are important

• Electrical – Volts, Amps, kW, kWh, PF and KVar

• Gas – M3, kw and kWh (using calorific value and pressure details)

• Thermal – Flow, T in, T out, kW and kWh

• Water – l/s and total volume

• BMS data to monitor occupancy

A kWh reading or pulses only tell part of the story

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Communication of metering data can take place in many different formats:

Hard wired or Wireless

IP or RS485 / 232

Mbus, Modbus

Local data storage requirements

Data reliability is key

Web based or local station

Multiple site access

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Commissioning is KEY

Verification of meters should take place;

• Competent person,

• Using calibrated instruments

• Formally documenting all information

All the above requires the upmost attention for any metering project

Formal communication commissioning is required for data accuracy

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BENEFITS OF THERMAL METERS

Thermal meter outputs on the AMR

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OCCUPIER RECHARGES

Correctly set up AMR systems with the right software can recharge up to 90% of a

buildings energy to occupiers

Recharging to every HH improves accuracy and adds occupier engagement

Occupier recharges can be issued to accounts by 01:00 on the 1st of the month

covering all HH slots in a month

Aids the heat network regulations of the data to be provided

The Benefits of using AMR for recharges

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OCCUPIER RECHARGES

Can be set up to provide full break down for all services charged

Out puts can be set up to be imported directly into an accountancy software to

generate invoices

Occupiers can be provided access to allow them full visibility

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ENERGY MANAGEMENT VIA METERING

Improved control to implement only a 30min reduction in primary plant operation

over a 12 hour day can save 4%

HH metering can reduce implementation time for ISO 50001

Comparing HH data on chiller inputs vs outputs allows COP to be reviewed

dynamically

Monitoring chiller start up via metering can improve chiller reliability

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ENERGY MANAGEMENT VIA METERING

The ability to compare various utilities and other influences at the same time, such

as outside air temperatures and thermal usage improves the ability to identify

further savings, or reduces time to identify them

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OCCUPIER ENGAGEMENT

Providing high levels of detail in recharges to an occupier would allow them to

manage their individual services in which they get benefit from

Offering expertise in how to navigate and understand energy would allow

occupiers to undertake basic energy management themselves, more then just

reporting on consumption data

For a non technical manager to understanding how a kWh relates to the bill they

receive allows them to put energy in a term they understand

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OCCUPIER ENGAGEMENT

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OTHER BENEFITS OF METERING

Using thermal meter flow data to help re-commission a system

Thermal meter primary temperature can be used to help optimise boiler or chiller

performance

Monitoring voltage in various locations can allow sizing of VO units to reduce the

ROI of their installation

Identifying and managing TRIAD periods or maximum demands of a supply could

reduce the unit price

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USING METERING TO THE FULL – CASE STUDY

In 2009 the Land lord control systems

consumed 3,795,863 kWh in gas and electric

The Building has an EPC rating of C (73)

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USING METERING TO THE FULL – CASE STUDY

With the introduction of the heat pump, it helped us In 2015 to reduce the Land

lord control systems consumed to 920,277 kWh in gas and electric, an overall a

75% reduction in kWh consumption

The Building now operates at a DEC of 38,

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THANKS FOR STAYING AWAKE

WHO’S FIRST FOR THE QUESTIONS

making the most from metering

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