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THE ENERGY SAVING SOLUTIONS IN

OFFICE BUILDINGS’ MANAGEMENT

AND OPERATION May 16, 2014

1 Integrity - Challenges - Respect – No compromise on quality - Life Balance

www.pmcweb.vn

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I. General introduction

II. Technical system operation

III.Energy saving solutions

IV.Outcomes

CONTENT

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i. General introduction

Objectives of PMC

PMC awares that by reducing energy consumption, we contribute to the

sustainable future of each client, partner, employee, community and to our

environment.

In each project managed by PMC, technologies and standard processes are

effectively applied to reduce water and electricity consumption, minimize

waste release to the environment and enhance efficient use of natural energy

sources.

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ii. TECHNICAL SYSTEM

OPERATION

1. VRV III Air Conditioning System

is an advanced system with solutions assisting in effective management, monitoring and control such as:

Scroll compressor

is driven by

inverter with the

ability to change

the speed of

compressor and

allow adjustment

of cooling capacity

in each area

according to the

users’ need.

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• Heat exchanger and cooling fans are designed to

achieve the best performance.

• Use intelligent temperature control in

combination with thermal sensors, electronic

throttle valve help the FCU operates perfectly

and save energy.

ii. TECHNICAL SYSTEM

OPERATION

1. VRV III Air Conditioning System

is an advanced system with solutions assisting in effective management, monitoring and control such as:

Use electric current

sensor to monitor

energy

consumption and

give necessary

warning to the

operator.

Use Intelligent Management Software to

help manage, monitor and control the entire

air conditioning system of the building.

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ii. TECHNICAL SYSTEM

OPERATION 2. Lighting system

Objective: maximize natural lighting will significantly reduce energy consumption

Emergency

staircase areas

are lit by

windows and

energy saving

lighting fixtures.

Motion sensor

Lighting at staircase

Office and basement areas use neon lights with installed capacitor to

improve capacity cosφ from 0.55 to 0.85

Lobby areas use energy saving lighting fixtures.

Toilet area uses lamps with high switching frequency tubes to improve bulb

life-span and motion sensors with timer function to enable automatic

on/off turning.

Application of EIB intelligent

lighting technology to

control and schedule

lighting. Use sensor to allow

self-control the automatic

system and reduce

electricity consumption.

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ii. TECHNICAL SYSTEM

OPERATION 3. Elevator System

Elevator system in building consumes estimatedly 10% of electricity. The following control features contribute to

improve performance, reduce energy consumption and prolong the lifetime of elevator:

Elevator monitoring software

To be controlled by the inverter (VVVF), use

direct drive and fully automatic

Process signal in priority order.

Process signal by artificial intelligence

microprocessor (AI) to optimize the elevator

journey. For example: when you call for elevator,

the nearest or empty elevator will automatically

move to your floor.

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ii. TECHNICAL SYSTEM

OPERATION 4. Ventilation System

Restrooms are ventilated with local exhaustion fan with

10-15 air change.

Conditioned areas are supplied with fresh air at the

rate of (20-30)m3 per hour.

Staircases are installed with pressurization fans with

suitable pressure and capacity. Odor absorber fan system controlling

Basement’s air exhaustion by forced ventilation system

includes wind turbines, inlets and exhaust air ducts.

These fans are driven by the inverters, thus they

can adjust airflow and save energy.

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ii. TECHNICAL SYSTEM

OPERATION 5. Electricity System

Capacitors are set-up in automatic control mode to ensure a stable

cosφ factor at above 0,98.

Building circuit passes through switching cabinets organized in

spacious area to allow convenient inspection, monitoring,

maintenance and periodic equipment cleaning.

The management of electricity consuming systems at engine room,

public area, etc. is monitored via power meter for each area on each

floor.

A standby generator is placed in spacious room with 20cm thick

soundproofed, heat insulated wall, spring vibration reduction system

and silencer to minimize noise leak to outside when the engine

operates.

The cabinets of electricity distribution system

The electricity meter count

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III. ENERGY SAVING

SOLUTIONS 1. Energy Management Board

Energy Management Board model in projects

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Director of O&M

(Chairman)

Building Director

(Vice Chairman)

Chief Engineer’s Assistant

Standing Member

Financial Member

Other Departments Finance – Accounting

Dept.

III. ENERGY SAVING

SOLUTIONS

2. Control energy consumption of

the Departments

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Area Time Risk control Energy consumption control

Operation – Maintenance

(O&M)

6-7h Equipments’ shut off according to iBMS schedule

7h-8h Check to avoid system risk, update the energy consumption data

8h-11h30 Carry out assigned tasks Maintenance of listed equipments

Control sub-contractors’ use of elevator Meeting room Check meeting room’s equipments 13h-14h Check restaurant’s equipments

14h-15h Check to prevent system risk

17h-18h Equipments’ shut off according to iBMS schedule

18h-20h Set up the meeting room’s equipments following BEO, address the on-going tasks

0h-2h Check to prevent system risk Check out sealing situation Check out the engineering 3h-6h Monitor at iBMS room Monitor the equipments’ operation

Daily Update the information from departments

Monitor the system operating process , control operation schedule of AC, lights and water, etc.

Cleaning Daily Cleaning

Notify O&M the abnormal operation and equipments’ break down

III. ENERGY SAVING

SOLUTIONS

2. Control Energy Consumption of

the Departments

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Area Time Risk control Energy consumption control

Operation – Maintenance

(O&M)

6-7h Equipments’ shut off according to iBMS schedule

7h-8h Check to avoid system risk, update the energy consumption data

8h-11h30 Carry out assigned tasks

Maintenance of listed equipments

Control sub-contractors’ use of elevator

Meeting room Check meeting room’s equipments

13h-14h Check restaurant’s equipments

14h-15h Check to prevent system risk

17h-18h Equipments’ shut off according to iBMS schedule

18h-20h

Set up the meeting room’s equipments following BEO, address the on-going tasks

0h-2h Check to prevent system risk Check out sealing situation

Check out the engineering

3h-6h Monitor at iBMS room Monitor the equipments’ operation

Daily Update the information from departments

Monitor the system operating process , control operation schedule of AC, lights and water, etc.

Cleaning Daily Cleaning Notify O&M the abnormal operation and equipments’ break down

III. ENERGY SAVING

SOLUTIONS

3. Energy Control Schedule over

Time

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Time Energy consumption control Area

Summer

7h30’-10h00 • Open curtains to take advantage of natural light and turn off 1/3 lighting fixtures (if possible)

• Set up AC temperature not lower than 22ºC

Office

10h00’-16h00’ • Shut curtains, windows and turn off 2/3 lighting fixtures during lunch break

• Set up the AC temperature not lower than 23ºC

13h00’-16h30’ • Shut curtains, windows and turn off lighting fixtures (if possible)

• Set up the air con temperature is not lower than 22ºC

When clients leave

• Turn off computers, photocopiers, printers, lights and other electricity devices (Except the other ones as server or specialized equipments till in use)

• Check and close all windows (if still open)

III. ENERGY SAVING

SOLUTIONS

3. Energy Control Schedule over

Time

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Time Energy consumption control Area

Winter

7h45’-11h00 • Open curtains the take advantage of natural light and turn of 1/3 light (if possible)

• Set up the air con temperature is not lower than 25ºC

Office

11h00’-13h00’ • Close the curtains, windows and turn of 2/3 lights during lunch break

13h00’-17h00’ • Open the curtains the take advantage of natural light and turn of 1/3 light (if possible)

• Set up the air con temperature is not lower than 24ºC

When clients leave

• Turn off computers, photocopiers, printers, lights and other electricity devices (Except the other ones as server or specialized equipments till in use)

• Check out and close all windows (if still open)

III. ENERGY SAVING

SOLUTIONS

3. Energy Control Schedule over

Time

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Time Energy consumption control Area

7h-17h

• Take advantage of natural light and turn of 2/3 light

• Set up the air con temperature is not lower than 22ºC

Engine and equipments’ room

17h-22h

Set up the air con temperature is not lower than

23ºC depend on each equipment’s loading

22h-7h

Set up the air con temperature is 24 ºC (if possible) or is not lower than 23ºC depend on each equipment’s loading

III. ENERGY SAVING

SOLUTIONS 4. Energy Control by IBMS

Management interface of electricity management system

IBMS system helped O & M department in the

management and operation of buildings and control

the energy consumption.

Lighting control system IPAS GmbH (EIB) allows the

operator to control, track, schedule, on/off lights

remotely.

Central control system – Intelligent Manager allows the

operator to monitor, schedule, monitor operational

status of the air conditioning system.

Based on the parameters that the system provides,

O&M Dept. can evaluate the efficiency of electricity

system, the quality of maintenance and make

schedules to operate the system at optimum.

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III. ENERGY SAVING

SOLUTIONS

5. Management and Maintenance

Methods

Provide periodic

maintenance

program to

technical systems

such as air

conditioning,

power, low

voltage, and fire

protection

systems.

The device is

periodic

maintenance based

on recommended

by the

manufacturer, and

practical operation,

performed by a

team of

professional

technicians. It

should always be in

good condition,

optimal operation.

Operating

parameters, the

electricity

consumption of

technical system

is recorded at

regular, as a basis

for evaluating

energy efficiency.

Since then offer

solutions to

improve the

energy efficiency.

Schedule. on/off

air con and lights

based on actual

demand, reduce

the operating

time of the device

and save energy

Communicate,

raise awareness

of saving

electricity for staff

and customers.

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III. ENERGY SAVING

SOLUTIONS 6. Environmental Impact Control

Cleaning Dept. collects and classifies the garbage. Solid waste is collected in a container, it will be moved

by the car of Environment Company and will be

collected and handled according to law once a day.

For hazardous waste: oil, fluorescent bulbs, batteries,

and cartridge, it has very little volume, be arranged

gathering at a place as prescribed; then will be handled

according to regulations.

Septic tank will be handled every 6 month by

microbiological method

Kitchen area drains will be treated by filters and grease

traps are cleaned daily after use.

Waste management:

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III. ENERGY SAVING

SOLUTIONS

6. Environmental Impact Control

Regular vacuuming and cleaning offices, buildings

and foundation sanitation, solid waste collection to

minimize dust released into the air.

The office machines are placed ventilation position

without causing accumulation of toxic gas and

regularly maintenance.

Periodically check the concentration of hazardous

substances as well as suspended dust in the building

and outside the building, such as CO2, NOx, CO...

The big noisy machines like generators, have been

isolated in a closed room, located in the soundproof

area of basement.

Pollution control (air, noise, optic and emissions, etc)

Emissions arising from electricity generation process

is collected in the exhaust system for dust

pretreatment before discharging into the

environment through the chimney on the roof. Reduced the flow of fresh air supply fan to reduce

noise.

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iV. Outcomes 1. Outcomes

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No. Applied methods Energy saving (kWh)/month

Cost saving (1000 VNĐ)/month

1 Turn off 6 elevators after working hour 834 2579

2 take advantage of natural light and turn of 1/3 light (summer) 1368 4104

3 Change 80 light bulbs of 150w in garden and in front of the building to energy efficient light bulb - 13w

2376 3,386

4 Set up turn on/off the lobby’s lights as schedule 102 306

5 Set up the fresh air supply fans at 50% performance 15,540 44,362

6 Set up the temperature for lobby’s air cons, public areas at ½ performance and stable temperature is 25ºC

3072 9216

7 Keep 2hours checking the loading of equipments as air con temperature, wind fans, ventilation fans, lights, etc

2500

8 Check out to avoid losing water in restroom 4 times per day 700

TOTAL 67,153

iV. Outcomes 2. Awards

VNPT Tower

3rd prize, Energy Efficiency Building Award 2011

2nd prize, Energy Efficiency Building Award 2013

Agribank Tower

2nd prize, ASEAN Energy Efficiency Building Award 201

2nd prize, Energy Management in Industry and Building 2012

3rd prize, Energy Efficiency Building Award 2013

Mobifone Tower

1st prize, Energy Management in Industry and Building 2013

Received the merit of Hanoi People Committee for energy efficiency 2011 and

2013

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PROPERTY & MANAGEMENT COMPANY (PMC)

Website: www.pmcweb.vn

Tel: (+844) 3773 8686

Head Office: 21F, VNPT Tower, 57 Huynh Thuc Khang, Dong Da Dist., Ha Noi

TP.HCM: Room 505, 42 Pham Ngoc Thach, Dist. 3, TP.HCM

Đa Nang: 75 Tran Phu, Hai Chau Dist., Da Nang