BMCS Spec 09-03-07

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Project Title: Financial Tower

Project Location: Ho Chi Minh, Vietnam

Client: Bitexco

Document Title: Building Management Control System Specification

Document Number: 17800/DS/Sp/ Building Management Control System

Document Revision: DD/P1 09/03/2007 - DRAFT

Originator: dsa Engineering

Project Number: 06.10350.00
Bitexco Financial Tower, Ho Chi Minh City

Building Management Control System Specification

TABLE OF CONTENTS

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TABLE OF CONTENTS

SECTION TITLE

17800 General Provisions
17801 Scope of Work for BMCS
17803 Operating & Maintenance
17863 Electric Motor Starters
17864 Motor Control Centres
17865 Variable Frequency Controllers
17900 Building Management
17902 Points of Schedule


Mechanical and Public Health Services Specification
Section BMCS General Provisions

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SECTION 17800 Building Management and Control System General Provisions

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PART 100 - GENERAL
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1.1 RELATED SECTIONS

1.1.1. The General and Supplementary Conditions are a part of the
requirements for the work under this Division of the Specifications.

1.1.2. This section applies to all Division 17 sections.

1.2 SUMMARY

1.2.1. Division 17 of the Specifications requires the furnishing and installing of
all items, including every article, device or accessory (whether or not
specifically called for by item) reasonably necessary to facilitate each
systems functioning as indicated by the design and the equipment
specified. Elements of the Work include, but are not limited to, materials,
labour, supervision, supplies, equipment, transportation, storage, utilities
and all required permits, licenses, fees and royalties.

1.3 QUALITY ASSURANCE

1.3.1. The building management and control system installation shall be of the
highest quality in accordance with the standards as specified and shall
conform to:

1.3.1.1. The HCMC Building Regulations

1.3.1.2. Wiring Regulations for Electrical Installations, BS 7671,
sixteenth edition, published by the Institution of Electrical
Engineers including all amendments to the above, as and
when issued.

1.3.1.3. The 2003 International Building Code (IBC)

1.3.1.4. Requirements of the Gas and Water statutory authorities,
Local Authority and Insurance Companies concerned.

1.3.1.5. Relevant British, European and International Standards and/or
Codes of Practice for materials and equipment and methods
of installation not specifically covered by the 2003 IBC.

1.3.2 Should any change in Drawings or Specifications be required to comply
with governmental regulations, the Contractor shall notify the
Construction Administrator prior to execution of the Work. The work shall
be carried out according to the requirements of such code in accordance


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with the instruction of the Construction Administrator and at no additional
cost to the Client.

1.3.3 The provisions of Standards, Codes, Laws, Ordinances, etc., shall be
considered minimum requirements. In case of conflict between their
published requirements, the Construction Administrator shall determine
which is to be followed and his decision shall be binding. Specific
requirements of this specification and/or the drawings which exceed the
published requirements shall take precedence over them.

1.3.4 Execute work in strict accordance with the best practices of the trades in
a thorough, substantial, workmanlike manner by competent workmen.
Provide a competent, experienced, full-time Superintendent who is
authorised to make decisions on behalf of the Contractor.

1.4 DEFINITIONS

1.4.1. Use the following definitions for discernment within the Drawings and
Specifications.

1.4.1.1. PROVIDE means to supply, purchase, transport, place,
erect, connect, test and turn over to Client, complete and
ready for regular operation, the particular work referred to.

1.4.1.2. INSTALL means to move from property line, set in place,
join, unite, fasten, link, attach, set up or otherwise connect
together before testing and turning over to Client of equipment
supplied under another division. Installation to be complete
and ready for regular operation, the particular work referred to.

1.4.1.3. FURNISH means to supply all materials, labour, equipment,
testing apparatus, controls, tests, accessories and all other
items customarily required for the proper and complete
application for the particular work referred to.

1.4.1.4. WIRING means the inclusion of all wire ways, fittings,
conductors, connectors and outlet boxes, connections, joints
and all other items necessary and/or required in connection
with such work.

1.4.1.5. CONDUIT means the inclusion of all fittings, hangers,
supports, sleeves, etc.

1.4.1.6. AS DIRECTED means as directed by the Contract
Administrator, or his representative.

1.4.1.7. CONCEALED means embedded in masonry or other
construction, installed behind wall furring or within double
partitions, or installed within hung ceilings.

1.5 ABBREVIATIONS

1.5.1. MCC Motor Control Centre


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1.5.2. EMCC Emergency Motor Control Centre

1.5.3. FCC Fire Control Centre

1.5.4. IEE Institute of Electrical Engineers

1.5.5. BS British Standards

1.5.6. CIBSE Chartered Institute of Building Services Engineers

1.5.7. BMCS Building Management and Control System

1.6 GUARANTEE

1.6.1. Submit a single guarantee stating that the work is in accordance with the
Contract Documents. Guarantee work against faulty and improper
material and workmanship for a period of one year from the date of issue
of the Architects Certificate of practical completion, except that where
guarantees or warranties for longer terms are provided or specified
herein, the longer term shall apply. Correct any deficiencies which occur
during the guarantee period, within 24 hours of notification, without
additional cost to the Owner, to the satisfaction of the Owner. Obtain
similar guarantees from subcontractors, manufacturers, suppliers and
sub-trade specialists.

1.7 SUBSTITUTIONS

1.7.1. Contract Documents are based on equipment manufacturers as called
out in the Specifications and indicated on the Drawings. Acceptance of
substitute equipment manufacturers does not relieve Contractor of the
responsibility to provide equipment and materials that meet the
performance as stated or implied in the Contract Documents. Submit
proposals to provide substitute materials or equipment, in writing, with
sufficient time for review prior to the date equipment must be ordered to
maintain project schedule. Reimburse Owner for costs associated with
the review of the proposed substitution whether substitution is accepted
or rejected.

1.7.2. Indicate revisions required to adapt substitutions including revisions by
other trades. Substitutions that increase the cost of the work and related
trades are not permitted.

1.7.3. The proposed substitution shall conform to the size, ratings, and
operating characteristics of the equipment or systems as specified and
shown on the Drawings.

1.7.4. Proposals for substitutions shall include the following information:

1.7.4.1. A description of the difference between the Contract
Document requirements and that of the substitution, the


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comparative features of each and the effect of the change on
the end result performance. Include the impact of all changes
on other contractors and acknowledge the inclusion of
additional costs to the other trades.

1.7.4.2. Schematic drawings and details.

1.7.4.3. List of revisions to the Contract Documents that must be made
if the substitution is accepted.

1.7.4.4. Estimate of costs the Owner may incur in implementing the
substitution, such as test, evaluation, operating and support
costs.

1.7.4.5. Statement of the time by which a Contract modification
accepting the substitution must be issued, noting any effect on
the Contract completion time or the delivery schedule.

1.7.4.6. A statement indicating the reduction to the Contract price if the
Owner accepts the substitution. Include required
modifications to all related trades.

1.8 SUBMITTALS AND REVIEWS

1.8.1. Submit co-ordinated installation drawings, manufacturers shop drawings,
and product data sheets, samples, and test reports as specified.

1.8.1.1. Following notice to proceed by the Contract Administrator
include the following on the construction schedule to ensure
submittals are provided in a timely manner.

1.8.1.2. Within one month after notice to proceed by the Contract
Administrator, submit a complete typed list of all electrical
equipment manufacturers and material suppliers for the
equipment proposed to be provided on this project, as well as
names of all subcontractors.

1.8.1.3. Within one month after notice to proceed by Contract
Administrator, prepare an index of all submittals for the
project. Include a submittal identification number, a cross-
reference to the Specification sections or Drawing number,
and an item description. Prefix the submittal identification
number by the Specification sections to which they apply.
Indicate on each submittal, the submittal identification number
in addition to the other data specified.

1.8.1.4. After the Contract is awarded, obtain complete shop drawings,
product data and samples from the manufacturers, suppliers,
vendors, and all subcontractors, for all materials and
equipment as specified. Submit data and details of such
materials and equipment for review. Prior to submission,
certify that the shop drawings, product data and samples are
in compliance with the Contract Documents. Check all


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materials and equipment upon their arrival on the job site and
verify their compliance with the Contract Documents. Modify
any work which proceeds prior to receiving accepted shop
drawings as required to comply with the Contract Documents
and the shop drawings.

1.8.1.5. A minimum period of ten working days, exclusive of transmittal
time, will be required in the Engineers office each time a shop
drawing, product data and/or samples are submitted for
review.

1.8.1.6. Submit three prints of all drawings. Submit three copies of
manufacturers product submittals.

1.8.1.7. The work described in shop drawing submissions shall be
carefully checked by all trades for clearances (including those
required for maintenance and servicing), field conditions,
maintenance of architectural conditions and co-ordination with
other trades on the job. Each submitted shop drawing shall
include a certification that related job conditions have been
checked by the Contractor and each Subcontractor and that
conflicts do not exist.

1.8.2. Review of submittals is for general compliance with the design concept
and Contract Documents. Comments or absence of comments shall not
relieve the Contractor from compliance with the Contract Documents.
The Contractor remains solely responsible for details and accuracy, for
confirming and correlating all quantities and dimensions, for selecting
fabrication processes, for techniques of construction, for performing the
work in s a safe manner, and for co-ordinating the work with that of other
trades. The Contractor is not relieved of the responsibility for dimensions
or errors that may be contained on submissions, or for deviations from the
requirements of the Contract Documents.


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1.8.3. Submittals will be stamped as follows:

Status Stamp Interpretation
A No Exceptions Noted Fabrication, manufacture, or
construction may proceed
providing submittal complies with
the Contract Documents.
B Exceptions Noted Fabrication, manufacture, or
construction may proceed
providing submittal complies with
the Contract Documents and the
Contract Administrators notations
are complied with.
C Revise and Resubmit The submittal does not comply
with the Contract Documents; do
not proceed with fabrication,
manufacture, or construction. The
work and shop drawings are not
permitted at the job site. Resubmit
appropriate shop drawings

1.8.4. Submittals shall be provided in the following format:

1.8.4.1. Identify each sheet or printed submittal pages (using arrows,
underlining or circling) to show applicable sizes, types, model
numbers, ratings, capacities and options actually being
proposed. Cross out non-applicable information. Note all
options specified or provided.

1.8.4.2. Submit materials and equipment by specification section
number, manufacturer, trade name, and model number.
Include copies of applicable brochure or catalogue material.

1.8.4.3. Include dimensional data for roughing in and installation and
technical data sufficient to verify that equipment meets the
requirements of the Contract Documents. Include wiring,
piping and service connection data.

1.8.4.4. Inadequate or incomplete shop drawings, product data and /or
samples will not be reviewed and will be returned to the
Contractor for re-submittal.

1.8.4.5. Unless the above information is included, the submittal will be
returned for re-submission. Re-submittals of product data or
brochures shall include a cover letter summarising the
corrections made in response to the review comments.



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1.8.5. Maintain a complete set of reviewed and stamped shop drawings and
product data on site.

1.8.6. Indicate the following on the lower right hand corner of each shop drawing
and on the front cover of each product data brochure cover:

1.8.6.1. The submittal identification number;

1.8.6.2. Title of the sheet or brochure;

1.8.6.3. Name and location of the project;

1.8.6.4. Names of the Architect, Engineer, Contractor, Subcontractor,
manufacturer, supplier and vendor;

1.8.6.5. The date of submittal; and the date of each correction.

1.8.6.6. Version and revision.

1.8.6.7. Number all pages and drawings in product data brochures
consecutively from beginning to end.

1.9. CO-ORDINATED INSTALLATION DRAWINGS

1.9.1. The Contractor shall submit co-ordinated installation drawings, showing
the services that form the Contract and co-ordinated with all other trades.

1.9.2. Drawings shall show all critical dimensions, including dimensions for
pipework, ductwork, plant and equipment.

1.9.3. Drawings shall generally be to the scale listed below:

1.9.3.1. General layout and component location drawing of each floor
level, showing sizes and dimensions, etc Scale 1:50.

1.9.3.2. Plantroom layouts, elevations, and sections showing sizes,
dimensions, etc. Scale 1:20.

1.9.3.3. Sections and elevations of ceiling voids, floor voids, partitions
and risers to clearly identify the installation and proposed co-
ordination of services Scale 1:20.

1.9.3.4. For large areas of horizontal plumbing layouts scale 1:100
drawing.

1.9.4. For each room or area of the building containing electrical equipment,
submit the following:

1.9.4.1. Floor Plans: Plan and elevation layout drawings indicating the
equipment in the exact location in which it is intended to be
installed. These plans shall be of a scale not less than 1:20.
They shall be prepared in the following manner:



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19.4.1.1. Indicate the physical boundaries of the space
including door swings and ceiling heights and
ceiling types (as applicable).

19.4.1.2. Illustrate all mechanical equipment proposed to be
contained therein. Include top and bottom
elevations of all mechanical equipment. The
Drawings shall be prepared utilising the dimensions
contained in the individual equipment submittals.
Indicate code and manufacturers required
clearances.

19.4.1.3. Illustrate all other equipment therein such as
pipework, ductwork, diffusers, terminal units,
structural elements, etc.

19.4.1.4. Indicate the operating weight of each piece of
equipment.

19.4.1.5. Illustrate concrete plinths.

19.4.1.6. Indicate maximum normal allowable operating
temperature for each piece of equipment (as per
each respective manufacturers recommendation).

19.4.1.7. Equipment removal routes.

1.9.5. Submittals are required for review and co-ordination of all services.

1.9.6. In preparing the Co-ordinated Installation Drawings the Contractor shall
take full account of the latest structural and architectural drawings and
any relevant drawings by other Contractors. The Contractor shall make
any adjustments to services equipment and layout necessary to comply
with variations included upon the structural and architectural drawings
and any design costs associated with such variations shall be included as
an integral part of the Contract Works.

1.9.7. The Contractor shall be responsible for preparing all working detail and
fabrication drawings as necessary for the execution of the works.

1.9.8. Drawings shall be in the latest release of AutoCad. The contractor shall
obtain from the Contract Administrator a complete set of construction
drawings in AutoCad format including current building backgrounds. The
contractor shall base co-ordinated installation drawings on the
Construction drawings and any amendments.

1.9.9. Provide dimensioned drawings in plan and elevation showing required all
cast in place brackets, unistrut etc.

1.10 PROGRESS DRAWINGS



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1.10.1. Keep on site a complete set of all reviewed plans marked up showing
progress, and incorporating any changes to the work agreed through
RFIs and instructions or required for site co-ordination.

1.10.2. Maintain on a daily basis at the project site a complete set of reviewed
installation drawings, marked up to show progress and to reflect an
accurate dimensional record of deviations between work shown on
Drawings and that actually installed. The drawings shall also indicate
areas where instructions for changes have been made. If necessary site
plans should be periodically updated to incorporate major revisions so
that the work can be clearly identified.

1.10.3. Record dimensions clearly and accurately to delineate the work as
installed; suitably identify locations of all equipment by at least two
dimensions to permanent structures. In addition, mark the progress
drawings to show the precise location of concealed work and equipment,
including concealed or embedded raceways and cables and all changes
and deviations in the electrical work form that shown on the Contract
Documents. This requirement shall not be constructed as authorisation to
make changes in the layout or work.

1.10.4. The as built drawings shall be readily available on site to the Contract
Administrator.

1.11. RECORD DRAWINGS

1.11.1. Upon completion of the installation obtain from the Contract Administrator
a complete set of AutoCad files with current building backgrounds.
Update the drawings in the latest AutoCad format using recognised
layering and drawing standards and based on the site as built information
and marked up site plans. Provide a complete record of all revisions of
the original drawings, as actually installed. The cost for making required
changes shall be included in the Contract. After review, make necessary
changes to files and then deliver them to the Owner together with a CD-
ROM of all bound AutoCad files. The Record Drawings shall not be
reviewed for accuracy nor will the Engineer assume any responsibility for
accuracy or completeness.

1.12. TESTING AND COMMISSIONING

1.12.1. Carry out testing and commissioning of all systems as required by the
individual Division 15 specifications.

1.12.2. Complete any adjustments and/or alterations which the final acceptance
tests indicate as necessary for the proper functioning of all equipment
prior to the completion date.

1.12.3. Where required in individual sections, Contractor shall carry out complete
testing on systems prior to attendance of Contract Administrator and
provide written confirmation that all tests have been successful.

1.12.4. Provide all materials and test equipment required for testing required to
obtain acceptable results. Testing materials that fail to provide


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acceptable test results shall be repaired or replaced with suitable
materials as required to obtain acceptable test results.

1.12.5. At least 2 months prior to testing including manufacturers witness testing
submit the following information:

1.12.5.1. Method statement of proposed tests.

1.12.5.2. Evidence to show that the personnel who will actually test
the systems are qualified to perform the required work.

1.12.5.3. Recording forms.

1.12.6. Include the following in the recording form:

1.12.6.1. Test performed.
1.12.6.2. Test procedure
1.12.6.3. Instruments required.
1.12.6.4. System and area tested.
1.12.6.5. Date(s) and time(s) of test.
1.12.6.6. Weather conditions.
1.12.6.7. Test criteria.
1.12.6.8. Test results.
1.12.6.9. Additional pertinent data.

1.12.7. No more than 2 weeks after testing has been completed submit 1 copy of
test results, reports and certificates including evidence that test
instruments were properly calibrated at time of testing.

1.12.8. All test procedures shall be in accordance with the manufacturers
recommendations for the equipment being tested.

1.12.9. Provide a detailed schedule of completion indicating when each system is
to be completed and outlining when field testing will be performed.
Submit completion schedule for review within six months after the notice
to proceed by contract administrator has been given. Update this
schedule periodically as the project progresses.

1.12.10. Comply with the project construction schedule for the date of final
performance and acceptance testing, and complete work sufficiently in
advance of the Contract completion date to permit the execution of the
testing prior to practical completion and occupancy.

1.12.11. Where factory testing of equipment is required to ascertain
performance, and attendance by the contract administrator is required
to witness such tests, associated travel costs and subsistence shall be
paid for by the Contractor.

1.13 OPERATING AND MAINTENANCE MANUALS

1.13.1. Provide Operating and Maintenance Manuals for equipment and
materials furnished under this Division.



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1.13.2. Submit one final draft copy of Operating and Maintenance Manuals for
review at least ten weeks before the completion date. Following review,
incorporate comments and provide 3 final copies to the owner at or prior
to the training seminar.

1.13.3. Assemble data in a completely indexed volume or volumes in four-ring
binders. Print the project name on the outside of the binders.

1.13.4. Manuals shall cover all items included in the mechanical and public health
installation and shall be based on the submittals provided and reviewed.

1.13.5. Provide information including but not limited to the following:

1.13.5.1. Index of all sections and sub sections.

1.13.5.2. Description of the installation.

1.13.5.3. Comprehensive Health and Safety section detailing
maintenance and access procedures and all other Health
and Safety issues.

1.13.5.4. Alphabetical list of all system components, with the name,
address, and 24-hour phone number of the company
responsible for servicing each item during the first year of
operation.

1.13.5.5. Operating instructions for complete system, including:

1.13.5.5.1. Normal starting, operating, and shut down.

1.13.5.5.2. Emergency procedures for fire or failure of major
equipment.

1.13.5.5.3. Maintenance instructions.

1.13.5.6 Manufacturers data on each piece of equipment, including
(where relevant):

1.13.5.6.1. Installation instructions.

1.13.5.6.2. Shop Drawings and specifications.

1.13.5.6.3. Parts or components list, including
recommended items to be stocked.

1.13.5.6.4. Complete wiring and control diagrams.

1.13.5.6.5. Marked or revised prints locating all
concealed parts and all variations from the
original system design.

1.13.5.6.6. Test and inspection certificates.



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1.13.5.7. List of spares recommended by the manufacturers
used on the works.

1.13.5.8. Record Drawings.

1.14. OPERATING INSTRUCTIONS

1.14.1. Provide the services of factory trained specialists to provide an
operating instructions seminar for equipment and systems. The
seminar shall be conducted over a five day (consecutive) period.
Instruction time is defined as straight time working hours and does
not include nights, weekends, or travel time to and from the
project.

1.14.2. Submit seminar agenda, schedule and list of representatives to
the Owner for approval thirty days prior to suggested date of
seminar. Do not commence seminar until the Owner has issued a
written acceptance of the starting time and attendees. Confirm
attendance of seminar by written notification to participants.

1.14.3. Instruct Owners operating personnel in proper starting
sequences, operation, shutdown, general maintenance and
preventative maintenance procedures, including normal and
emergency procedures.

1.14.4. Submit final copies of Record Drawings and Operating and
Maintenance Manuals to Owner at seminar.

1.14.5. Submit a written record of minutes and attendees of the seminar
to the Owner.

1.15. CO-ORDINATION OF WORK

1.15.1. The Contract Documents establish scope, materials and quality
but are not detailed installation instructions. Drawings are
diagrammatic.

1.15.2. Co-ordinate work with related trades and furnish, in writing, any
information necessary to permit the work of related trades to be
installed satisfactorily and with the least possible conflict or delay.

1.15.3. The mechanical and public health drawings show the general
arrangement of equipment and appurtenances. Follow these
drawings as closely as the actual construction and the work of
other trades will permit. Provide off-sets, fittings, and accessories
which may be required but not shown on the Drawings.
Investigate the site, and review drawings of other trades to
determine conditions affecting the work, and provide such work
and accessories as may be required to accommodate such
conditions.

1.15.4. Follow manufacturers instruction for installing, connecting, and
adjusting equipment. Submit one copy of such instructions to the


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Contract Administrator before installing any equipment. Provide a
copy of such instructions at the equipment during work on the
equipment.

1.15.5. The locations of luminaires, outlets, panels and other equipment
indicated on the drawings are approximately correct, but they are
understood to be subject to such revision as may be found
necessary or desirable at the time the work is installed in
consequence of increase or reduction of the number of outlets, or
in order to meet field conditions, or to co-ordinate with modular
requirements of ceilings, or to simplify the work, or for other
legitimate causes.

1.15.6. Exercise particular cautions with reference to the location of
sensors, panels etc, and have precise and definite locations
accepted by the Architect before proceeding with the installation.

1.15.7. The Drawings show only the general run of pipework, ductwork
routes etc. Any significant changes in location of routes etc,
necessary in order to meet field conditions shall be brought to the
immediate attention of the Architect for review before such
alterations are made. Modifications shall be made at no additional
cost to the Owner.

1.15.8. Verify with the Architect the exact location and mounting height of
outlets and equipment not dimensionally located on the Drawings.

1.15.9. Carefully check space requirements with other trades to insure
that equipment can be installed in the spaces allotted.

1.15.10. Wherever work interconnects with work of other trades, co-
ordinate with other trades to insure that they have the information
necessary so that they may properly install the necessary
connections and equipment. Identify items (controls, valves, etc.)
requiring access in order that the Ceiling Trade will know where to
install access doors and panels.

1.15.11. Consult with other trades regarding equipment so that, wherever
possible, motor controls and distribution equipment are of the
same manufacturer.

1.15.12. Furnish and set sleeves for passage of pipework through
structural masonry and concrete walls and floors and elsewhere
as required for the proper protection of each pipework passing
through building surfaces.

1.15.13. Provide detailed information on openings and holes required in
precast members for mechanical work.

1.15.14. Provide required supports and hangers for pipework, ductwork,
equipment etc, designed so as not to exceed allowable loadings
of structures.



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1.15.15. Examine and compare the Contract Drawings and Specifications
with the Drawings and specifications of other trades, and report
any discrepancies between them to the Architect and obtain
written instructions for changes necessary in the work. Install and
co-ordinate the work in co-operation with other related trades.
Before installation, make proper provisions to avoid interference.

1.15.16. Furnish services of an experienced Superintendent, who shall be
in constant charge of all work, and who shall co-ordinate work with
the work of other trades. No work shall be installed before co-
ordinating with other trades.

1.15.17. Co-ordinate with the local gas, water and sewage utility
companies as to their requirements for service connections and
provide all necessary metering provisions, builderswork, materials,
equipment, labour, testing and appurtenances.

1.15.18. Before commencing work, examine adjoining work on which this
work is in any way affected and report conditions which prevent
performance of the work. Become thoroughly familiar with actual
existing conditions to which connections must be made or which
must be changed or altered.

1.15.19. Adjust location of pipework, ductwork, equipment, etc., to
accommodate the work to prevent interference, both anticipated
and encountered. Determine the exact route and location of each
service prior to fabrication.

1.15.20. Right-of-Way: Lines which pitch have the right-of-way over those
which do not pitch. For example: condensate, steam, and
plumbing drains normally have right-of-way. Lines whose
elevations cannot be changed have right-of-way over lines whose
elevations can be changed.

1.15.21. Provide offsets, transitions and changes in direction of pipework,
ductwork as required to maintain proper head room and pitch on
the sloping lines.

1.15.22. In cases of doubt as to the work intended, or in the event of need
for explanation, request supplementary instructions from the
Architect.

1.16 EXAMINATION OF SITE

1.16.1. Prior to the submitting of bids, visit the project site and become familiar
with all conditions affecting the proposed installation and make provisions
as to the cost thereof.

1.16.2. The Contract Documents do not make representations regarding the
character or extent of the sub-soils, water levels, existing structural,
mechanical and electrical installations, above or below ground, or other
sub-surface conditions which may be encountered during the work.
Evaluate existing conditions which may affect methods or cost of
performing the work, based on examination of the site for other


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information. Failure to examine the Drawings or other information does
not relieve the Contractor of responsibility for satisfactory completion of
the work.

1.17. EXCAVATION AND BACK FILL

Not Used.

1.18 CUTTING AND PATCHING

1.18.1. Where cutting, channelling, chasing or drilling or floors, walls, partitions,
ceilings or other surfaces is necessary for the proper installation, support
or anchorage of conduit or other equipment, layout the work carefully in
advance. Repair any damage to the building, piping, equipment of
defaced finished plaster, woodwork, metalwork, etc. using skilled trades
people of the trades required at no additional cost to the Owner.

1.18.2. Do not cut, channel, chase or drill unfinished masonry, tile, etc, unless
permission from the Contract Administrator is obtained. If permission is
granted, perform this work in a manner acceptable to the Contract
Administrator.

1.18.3. Where pipework, ductwork equipment etc are mounted on a painted
finished surface, or a surface to be painted, paint to match the surface.
Cold galvanise bare metal whenever support channels are cut.

1.18.4. Provide slots, chases, openings and recesses through floors, walls,
ceilings, and roofs as required. Where these openings are not provided,
provide cutting and patching to accommodate penetrations at no
additional cost to the Owner.

1.19. MOUNTING HEIGHTS

1.19.1. Unless otherwise noted or required because of special conditions, locate
outlets as follows:

1.19.1.1. Heights listed are from finished floor to centre of device.
Verify exact locations with the Contract Administrator before
installation.

1.19.1.1.1. Sensors, controllers etc: 1600m

1.19.2. Field instructions issued by the Contract Administrator take precedence
over the above list and shall be adhered to.

1.20. DEMOLITION

Not used.

1.21. CLEANING UP



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1.21.1. Avoid accumulation of debris, boxes, loose materials, crates, etc,
resulting from the installation of this work. Remove from the premises
each day all debris, boxes, etc, and keep the premises clean and free of
dust and debris.

1.21.2. Clean all fixtures and equipment at the completion of the project. Wipe
clean grilles and diffusers with a non abrasive cloth just prior to
occupancy.

1.21.3. All mechanical equipment shall be thoroughly vacuumed and wiped clean
prior to energisation and at the completion of the project. Equipment shall
be opened for observation by the Architect as required.

1.22. WATERPROOFING

1.22.1. Avoid, if possible, the penetration of any waterproof membranes such as
roofs, machine room floors, basement walls, and the like. If such
penetration is necessary, make penetration prior to the waterproofing and
furnish all sleeves or pitch-pockets required. Advise the Contract
Administrator and obtain written permission before penetrating any
waterproof membrane, even where such penetration is shown on the
Drawings.

1.22.2. Restore waterproofing integrity of walls or surfaces after they have been
penetrated without additional cost to the Owner.

1.23. SUPPORTS

1.23.1. Support work in accordance with the best industry practice. Provide
supports, hangers, auxiliary structural members and supplemental
hardware required for support of the work.

1.23.2. Provide supporting frames or racks extending from floor slab to ceiling
slab for work indicated as being supported from walls where the walls are
incapable of supporting the weight. In particular, provide such frames or
racks in mechanical equipment rooms.

1.23.3. Provide supporting frames or racks for equipment which is installed in a
free standing position.

1.23.4. Supporting frames or racks shall be of standard angle, standard channel
or speciality support system steel members, rigidly bolted or welded
together and adequately braced to form a substantial structure. Racks
shall be of ample size to assure a workmanlike arrangement of all
equipment mounted on them.

1.23.5. Mechanical equipment shall not rest on or depend for support on
suspended ceiling media (tiles, lath, plaster, as well as splines, runners,
bars and the like in the plane of the ceiling). Provide independent support
of mechanical equipment. Do not attach to supports provided for
ductwork, piping or work of other trades.



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1.23.6. Provide required supports and hangers for pipework, ductwork,
equipment, etc, so that loading will not exceed allowable loadings of
structure. Mechanical equipment and supports shall not come in contact
with work of other trades.

1.24. FASTENINGS

1.24.1. Fasten equipment to building structure in accordance with the best
industry practice.

1.24.2. Where weight applied to the attachment points is 50kg or less, conform to
the following as a minimum:

1.24.2.1. Wood: Wood screws.

1.24.2.2. Concrete and solid masonry: Bolts and expansion shields.

1.24.2.3. Hollow construction: Toggle bolts.

1.24.2.4. Solid metal: Machine screws in tapped holes or with
welded studs.

1.24.2.5. Steel decking or sub-floor: Fastenings as specified below
for applied weights in excess of 50kg.

1.24.3. Where weight applied to building attachment points exceeds 50kg, but is
150 kg or less, conform to the following as a minimum:

1.24.3.1. At concrete slabs provide 600 x 600 x 13mm steel fishplates
on top with through bolts. Fishplate assemblies shall be
chased in and grouted flush with the top of slab screed line,
where no fill is to be applied.

1.24.3.2. At steel decking or sub-floor for all fastenings, provide through
bolts or threaded rods. The tops of bolts or rods shall be set
at least one inch below the top fill screed line and grouted in.
Suitable washers shall be used under bolt heads or nuts. In
cases where the decking or sub-floor manufacturer produces
speciality hangers to work with his decking or sub-floor such
hangers shall be provided.

1.24.4. Where weight applied to building attachment points exceeds 150kg, co-
ordinate with and obtain the approval of Contract Administrator and
conform to the following as a minimum:

1.24.5. Provide suitable auxiliary channel or angle iron bridging between building
structural steel elements to establish fastening points. Bridging members
shall be suitably welded or clamped to building steel. Provide threaded
rods or bolts to attach to bridging members.

1.24.6. For items which are shown as being ceiling mounted at locations where
fastening to the building construction element above is not possible,


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provide suitable auxiliary channel or angle iron bridging tying to the
building structural elements.

1.24.7. Wall mounted equipment may be directly secured to wall by means of
steel bolts. Groups or arrays of equipment may be mounted on
adequately sized steel angles, channels, or bars. Prefabricated steel
channels as manufactured by Kindorf or Unistrut are acceptable.

1.24.8. All bolts and nuts used shall be hexagonal to metric standards and truly
faced washers shall be provided under all nuts and screws.

1.25. IDENTIFICATION

1.25.1. Identify electrical equipment with permanently attached black phenolic
nameplates with 6mm high white engraved lettering. Identification shall
include equipment name or load served as appropriate. Nameplates for
equipment connected to the emergency power system shall be red with
white lettering. Nameplates shall be attached with cadmium plated
screws; peel and stick tape or glue on type nameplates is unacceptable.

1.25.2. Refer to relevant sections for details of pipework, ductwork, and
equipment identification requirements.

1.26. PROHIBITED LABELS AND IDENTIFICATION

1.26.1. Prohibited Markings: In all public areas, tenant areas and similar locations
within the project, the inclusion or installation of any item, element or
assembly which bears on any exposed surface any name, trademark, or
other insignia which is intended to identify the manufacturer, the vendor,
or other source(s) from which such object has been obtained, is
prohibited. Also prohibited is the inclusion or installation of any article
which bears visible evidence that an insignia, name, label, or other device
has been removed.

1.26.2. Exception: Required approval labels and/or certificates of testing
laboratories shall not be removed nor shall identification specifically
required under the various technical sections of the Specifications be
removed.

1.27 PLINTHS AND ANCHOR BOLTS

1.27.1. Plinths for all floor mounted equipment will be furnished by the
appropriate Trade Contractor to details prepared by the Mechanical
Contractor. Equipment plinths shall conform to the shape of the piece of
equipment and supports. Where drawout devices are provided, the
plinths shall extend to allow for these devices to be withdrawn. Where
the plinths are extended across a path of equipment removal, provide
ramps as required. Plinths shall be a minimum of 100mm high and made
of a minimum 28 days, 2500psi concrete reinforced with 150mm x
150mm 6/6 gauge welded wire mesh. Tops and sides of plinths shall be
trowelled to smooth finishes, equal to those of the floors, with all external
corners bullnosed to a 20mm radius.



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1.27.2. Furnish and install galvanised anchor bolts for all equipment placed on
concrete equipment plinths or on concrete slabs. Bolts shall be the size
and number recommended by the Manufacturer of the equipment and
shall be located by means of suitable templates.

1.28. DELIVERY, DRAYAGE AND HAULING

1.28.1. Provide drayage, hauling, hoisting, shoring and placement in the building
of equipment specified and be responsible for the timely delivery and
installation of equipment as required by the construction schedule. If any
item of equipment is received prior to the time that it is required, the
Contractor shall be responsible for its proper storage and protection until
the time it is required. Pay for all costs of demurrage or storage.

1.28.2. If equipment is not delivered or installed at the project site in a timely
manner as required by the project construction schedule, the Contractor
shall be responsible for resulting disassembly, re-assembly,
manufacturers supervision, shoring, general construction modification,
delays, overtime costs, etc. at no additional cost to the owner.

1.29. EQUIPMENT AND MATERIAL PROTECTION

1.29.1. Protect the work, equipment, and material of other trades from damage
by work or workmen of this trade, and correct damage caused without
additional cost to the Owner.

1.29.2. Take responsibility for work, materials, and equipment until finally
inspected, tested and accepted. Protect work against theft, injury, or
damage, and carefully store material and equipment received on site
which is not immediately installed. Close open ends of work with
temporary covers or plugs during construction to prevent entry of
obstructing material. Cover and protect equipment and materials from
damage due to water, spray-on fireproofing, construction debris, etc.
Store equipment to moisture damage in dry, heated spaces.

1.29.3. Provided adequate means for fully protecting finished parts of materials
and equipment against damage from whatever cause during the progress
of the work until final acceptance. Protect materials and equipment in
storage and during construction in such a manner that no finished
surfaces will be damaged or marred, and moving parts are kept clean and
dry. Do not install damaged items; take immediate steps to obtain
replacement or repair.

1.30. FINAL PUNCHLIST

1.30.1. Prior to the Final Punchlist, certify that systems and equipment are
complete, operational, and are in compliance with the Contract
Documents.

1.30.2. During the Final Punchlist, provide personnel with access keys, hand held
radios, and necessary expertise to operate each system and piece of
equipment to demonstrate operation compliance with the Contract
Documents.


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1.30.3. Any deficiencies noted on the Final Punchlist shall be expeditiously
corrected and certified in writing.

1.31. EARLY OCCUPANCY

1.31.1 Complete those systems which are necessary to allow partial early
occupancy of the building.

1.31.2 Verify and comply with requirements for temporary occupancy with the
local Building and Fire Departments.

-------------------------------
PART 200 PRODUCTS
-------------------------------

2.1. EQUIPMENT AND MATERIALS

2.1.1. Individual sections detail the particular requirements for equipment and
materials.

2.1.2. Provide products and materials that are new, clean, free of defects, and
free of damage and corrosion.

2.1.3. Products and materials shall not contain asbestos, PCB, or any other
material which is considered hazardous.

2.1.4. Replace materials of less than specified quality and relocate work
incorrectly installed as directed by the Architect.

2.1.5. Maintain uniformity of manufacturer for equipment used in similar
applications and sizes.

2.1.6. Equipment capacities, ratings, etc, are scheduled or specified for job site
operating conditions. Equipment sensitive to altitude shall be de-rated
with the method of de-rating identified on the submittals.

2.1.7. Enclosures for electrical equipment installed outdoors shall be IP 55
protected.

---------------------------------
PART 300 EXECUTION
---------------------------------

3.1. GENERAL

3.1.1. Refer to individual sections for requirements for execution of the work.

END OF SECTION


Section- BMCS General Scope of Work

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SECTION 17801 - BMCS General Scope of Work

--------------------------------
PART 100 - GENERAL
--------------------------------

1.1 WORK INCLUDED

1.1.1 This section describes the general scope of work for the Building Management and
Control Systems for the Mechanical, Electrical, Public Health and Fire Protection
services to be provided for this project. Provide all labour, materials, equipment,
services, facilities, tools and work necessary to provide a fully operational control
system as indicated on the Mechanical and Electrical Services Specifications and
Drawings and specified herein.

This Specification details the complete building control system requirements and is
not necessarily limited to the scope of work for the BMCS sub-contractor. Any
control works that fall outside of the BMCS sub-contractors scope shall be
provided by the Mechanical Contractor unless noted otherwise.

1.1.1.1 Provide a complete software package to monitor and control all systems
as described herein and indicated on the Mechanical and Electrical
Services drawings and the Mechanical and Public Health Services
Specification and the Electrical Services Specification.

1.1.1.2 Provide all BMCS front end hardware including PCs, printers, UPS,
furniture for PC equipment, and control system equipment including
outstations, controllers, sensors, actuators and motors, interface units
etc.

1.1.1.3 Provide all Motor Control Centres and Variable Frequency Controllers.
Power to all Motor Control Centres and from Motor Control Centres to
equipment will be provided by the Electrical Services Contractor. Power
wiring below 230 volts, i.e. 12 or 24 volts, shall be provided by the BMCS
Contractor.

1.1.1.4 Provide all controls wiring and containment systems for the complete
system. Containment for controls and data cabling is not required for
routes in ceiling voids. For all other areas controls and data cabling is to
be run in steel conduit.

1.1.1.5 Provide facilities for a modem link or similar to enable the BMCS to be
linked to an external monitoring facility.

1.1.1.6 Provide commissioning of all BMCS systems including assistance to the
Mechanical and Electrical Services Contractors during their
commissioning operations.

1.1.1.7 Provision of coordinated installation drawings and specifications for
comment/approval by the Design Team. Provision of Operating and
Maintenance Manuals, Record Drawings and Commissioning Data in
accordance with Section 17803 of this specification.


Section- BMCS General Scope of Work

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1.1.1.8 Full demonstration of all control system operations and software/graphics
packages to the Design Team/Client. Provide full training of the clients
nominated Building Management personnel. Include any offsite training
required.

1.1.1.9 Install duct sensors required for the operation of the automatic Building
Management Controls System. Install automatic dampers and sensors.

1.1.1.10 Maintenance kits for each plant.

1.1.1.11 Identification of systems.

1.1.1.12 The successful Contractor will be required to submit, prior to
commencing work, a clause by clause compliance with this section of
Mechanical and Public Health Services Specification.

1.2 WORK NOT INCLUDED

1.2.1 The items listed below are specified under other divisions of the works.

1.2.1.1 Finish painting.

1.2.1.2 Masonry pits, frames and covers.

1.2.1.3 Outdoor intake and discharge louvres construction.

1.2.1.4 Concrete for mechanical work.

1.2.1.5 Power wiring to and from motor control centres. Power wiring to
motorised dampers etc where 230 volts.

-----------------------------------
PART 200 - PRODUCTS
-----------------------------------

2.1 NOT USED

------------------------------------
PART 300 - EXECUTION
------------------------------------

3.1 NOT USED

END OF SECTION


Section Operating and Maintenance Instructions

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SECTION 17803 Operating and Maintenance Instructions

--------------------------------
PART 100 - GENERAL
--------------------------------

1.1 GENERAL

1.1.1 The Contractor shall issue a first draft of all relevant printed (ie non word
processed information) manufacturers operation and maintenance
information in accordance with a programme to be issued by the Contract
Administrator. Once commented upon by the team, the Contractor shall
be responsible for scanning this information into an accepted bitmap
computer image (.TIF, .PCX, .GIF etc.) and issued via a transferable bulk
storage format (Zip-Drive, Syquest EZ Drive etc.).

1.1.2 The Contractor shall issue all typed O&M information in Microsoft Word
processor format on CD-ROM and on paper.

1.1.3 The Contractor shall issue all typed commissioning information in
Microsoft Excel format on CD-ROM and on paper.

1.1.4 The Contractor shall issue all record drawing information in AutoCAD
Release 14 format on CD-ROM and on paper.

1.2 WORK INCLUDED

1.2.1 Work of this Section includes all labour, materials, equipment and
services necessary to complete the operating and maintenance
instructions as shown on the drawings and specified herein, including,
but not limited to, the following:

1.2.1.1 Operating and maintenance instructions manual including
operating instructions, maintenance instructions,
manufacturer's data, specific equipment data.

1.2.1.2 Instruction of operating personnel.

1.3 SUBMITTALS

1.2.2 Submit operating and maintenance manuals for review by the
Consultancy Engineer.

1.2.3 Paper issues of the manuals to be "A4" size in hard-back, 4 ring loose
leaf binders. Use more than one volume if required. Do not overfill
binders. Also provide a disk copy of any word processing included within
manuals.

1.2.4 Four sets of approved manuals and drawings to be completed and
delivered at least 10 days prior to instruction of operating personnel.

1.2.5 Prepare separate manuals for the following systems:



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1.2.5.1 Software programmes

1.2.5.2 Wiring Diagrams

1.2.5.3 Equipment /systems layouts

1.2.5.4 Graphics

1.2.5.5 Commissioning Data

-----------------------------------
PART 200 - PRODUCTS
-----------------------------------

2.1 NOT USED

------------------------------------
------------------------------------

3.1 OPERATING AND MAINTENANCE INFORMATION

3.1.1 The Contractor shall obtain from all Manufacturers, four sets of operating
and/or maintenance instructions and certified drawings for the plant and
equipment used and issue this information to the team.

3.1.2 Provide information including, but not limited to, the following:

3.1.2.1 Alphabetical list of all system components, with the name,
address, and 24-hour phone number of the company
responsible for servicing each item during the first year of
operation.

3.1.2.2 Operating instructions for complete system, including:
3.1.2.2.1 Normal starting, operating, and shut-down
3.1.2.2.2 Emergency procedures for fire or failure of major
equipment
3.1.2.2.3 Summer and winter special procedures
3.1.2.2.4 Day and night special procedures

3.1.2.3 Maintenance instructions, including:

3.1.2.3.1 Valve tag list and equipment tag list
3.1.2.3.2 Proper lubricants and lubricating instructions for
each piece of equipment, and date when
lubricated.


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3.1.2.3.3 Required cleaning, replacement and/or adjustment
schedule.

3.1.2.4 Manufacturer's Data on Each Piece of Equipment, including:
3.1.2.4.1 Installation instructions.
3.1.2.4.2 Drawings and specifications.
3.1.2.4.3 Parts list, including recommended items to be
stocked.
3.1.2.4.4 Complete wiring and temperature control diagrams.
3.1.2.4.5 Marked or revised prints locating all concealed
parts and all variations from the original system
design.
3.1.2.4.6 Test and inspection certificates.
3.1.2.4.7 Maintenance requirements.

3.1.2.5 For Automatic Controls covered in works provide the following:

3.1.2.5.1 Drawings and description of system controlled.
3.1.2.5.2 Sequence of operation for each system.
3.1.2.5.3 Data on components.
3.1.2.5.4 Wiring and piping, schematic and layout, for panels
and panel boards.
3.1.2.5.5 System operating manual, including set points.
3.1.2.5.6 Provide list of spares recommended by the
manufacturers used on the works.

3.2 MAINTENANCE INSTRUCTIONS

3.2.1 Instruct Client's operating personnel in proper starting sequences,
operation, shutdown, and maintenance procedures, including normal and
emergency procedures prior to practical completion. Instruction to be by
personnel skilled in operation of equipment. Instructions for major
equipment to be by equipment manufacturers' representatives.

3.2.2 Make arrangements to give instructions by system and not by building
areas.

END OF SECTION


Mechanical and Public Services Specification
Section 17863 Electric Motor Starters

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SECTION 17863 ELECTRIC MOTOR STARTERS
--------------------------------
PART 100 - GENERAL
--------------------------------

1.1 WORK INCLUDED
services necessary to complete the electric motor starters as shown on
the drawings and specified herein, including, but not limited to, the
following:
1.1.1.1 Individual motor starters.
1.1.1.2 Isolators.
1.1.2 RELATED WORK SPECIFIED IN OTHER SECTIONS
1.1.2.1 Electric Motors Section 15862
1.1.2.2 Motor Control Centres Section 15864
1.2 SUBMITTALS
1.2.1 Shop Drawings:
1.2.1.1 Submit shop drawings and manufacturer's data for the
individual motor starters in accordance with the conditions of
the contract.
1.3 STANDARDS
1.3.1 Except as modified by governing codes and the Contract Documents,
comply with the applicable provisions and recommendations of the
following.
1.3.1.1 Motor Starters: Comply with BS587, BS4951, BS5856, IEC
292, IEC 632.
1.3.1.2 Isolators: Comply with BS5253 and IEC 129.

----------------------------------
PART 200 - PRODUCTS
----------------------------------

2.1 APPROVED MANUFACTURERS
2.1.1 ABB
2.1.2 Bowers Electrical
2.1.3 Merlin Gerin


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2.2 GENERAL
2.2.1 All electric motor starters to be of one manufacturer.

2.3 INDIVIDUAL MOTOR STARTERS
2.3.1 Provide suitable fully co-ordinated starting and controlling equipment for
motors as required. Arrange the starting equipment as indicated in other
sections of these specifications.
2.3.2 Consult with each trade affected to determine the exact requirements for
each device. Co-ordinate with automatic temperature control contractor
to establish required auxiliaries, including relays, contacts, terminals and
the like.
2.3.3 Provide individual starters fully enclosed in neatly finished ventilated
steel boxes, machine formed and welded. Provide boxes arranged for
floor, wall or angle iron frame mounting including a door with a spring
catch handle with facility to lock handle in open position.
2.3.4 Provide engraved nameplates for each unit, nomenclature of each to be
approved prior to fabrication.
2.3.5 Provide starters for motors less than 0.37 kW, to be 230 volt, 1-phase,
50 cycle, alternating current service with pilot light. Provide manual
starters with overload protection and lockout type isolator to control such
motor, except where interlocks or automatic controls are required. In
such cases, provide magnetic across-the-line starters.
2.3.6 Provide starters for motors 0.37 kW to 45 kW to be magnetic across-the-
line, combination type fused disconnect switch. Such starters to be 400
volt, 3-phase, 50 cycle, alternating current service. Provide each starter
with a set of approved Fusetron or Merlin Gerin dual element fuses.
2.3.7 Provide starters for motors over 45 kW to be magnetic, combination
reduced voltage auto transformer with fused isolators. Such starters to
be 400 volt, 3-phase, 50 cycle, alternating current service.
2.3.8 Provide magnetic starters subject to manual start and in direct view of
the motors they control with momentary contact start and stop buttons
built into cover. Provide magnetic starters subject to electrical interlock
or automatic control with Hand-Off-Automatic switches built into cover.
Provide selector switches in starters to be of the maintain-contact type.
2.3.9 Provide starters with a pilot light built into cover.
2.3.10 Provide starters for service at voltages higher than 230 volt with
transformers for 230 volt secondary service built into each starter casing
to serve control circuits.


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2.3.11 Provide each starter subject to electrical interlock and/or automatic
control with the necessary auxiliary contacts plus one spare set of
normally open and normally closed auxiliary contacts. Provide one set
of terminals for each control circuit.
2.3.12 Provide magnetic starters with thermal overload in each phase leg and
low voltage protection.
2.3.13 Provide approved coils, cores, resistance, insulation, contacts, trippers,
etc., for starters and relays.
2.4 ISOLATORS
2.4.1 Provide each motor with a power rated isolator.

2.4.2 Heavy-duty single throw knife switch with quick-make, quick-break
mechanism, capable of full load operations. Power rated and meeting
BS5253 and IEC 129.
2.4.3 Provide with contact arc-quenching devices, such as magnetic blowouts
or snuffling plates. Provide self-aligning switchblades with silver alloy
contact areas and designed so that arcing upon making and breaking
does not occur on the final contact surfaces. Provide with high pressure,
spring-loaded contact. Mount switch parts on high grade insulating
base.
2.4.4 Enclosure: Provide enclosure with multiple knockouts on sides and
back, hinged doors, and cover interlock which prevents door opening
when switch is in ON position and can be positively padlocked in ON
and OFF positions. Utilise rain-tight enclosure for exterior installation.
2.4.5 Size, fusing, and number of poles as shown or as required. Provide
power rated switch to match motor load if no size if shown. Use 3 pole
plus solid neutral switches unless otherwise noted.
2.4.6 Provide nameplates on each isolator installed denoting equipment
number as indicated.

-----------------------------------
-----------------------------------

3.1 NOT USED.

END OF SECTION


Section 17864 Motor Control Centres

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SECTION 17864 MOTOR CONTROL CENTRES
-----------------------------------
PART 100 - GENERAL
-----------------------------------

1.1 WORK INCLUDED
services necessary to complete the motor control centres as shown on
the drawings and specified herein.
1.1.2 RELATED WORK SPECIFIED IN OTHER SECTIONS
1.1.2.1 Electric Motors Section 15862
1.1.2.2 Electric Motor Starters Section 15863
1.2 SUBMITTALS
1.2.1 Submit shop drawings and manufacturers' data for the following items in
accordance with the conditions of the contract.
1.2.1.1 Elementary control diagrams, unit wiring diagram for each
motor controller, assembly outline drawings, summary sheets,
shop inter-wiring diagrams, field connection diagrams, shall be
submitted.
1.2.1.2 Include full detailed and dimensioned plans, section and
elevations. Include information on type and size of structural
supports, metal thicknesses, surface finishes, bus cross
sections, provisions for lifting as well as single line diagram of
switch, fuse, circuit breakers, bus bar arrangements, metering
arrangements, etc.
1.2.1.3 Furnish complete schematic wiring diagrams and a full set of
equipment wiring diagrams for protective equipment relays, pilot
lights, alarms, controls, etc. Provide narratives for all wiring
diagrams.
1.2.1.4 Include full load heat rejection in kW for total components by
control centre.
1.2.1.5 All fuse/circuit breaker sizes and types must be indicated.
1.2.1.6 All nameplate information must be complete.
1.2.1.7 All concrete plinths must be sized and illustrated on co-
ordinated installation drawings.
1.2.1.8 Where a control centre assembly is shipped in more than one
section, show field inter-wiring required to maintain circuit
continuity upon re-assembly. Clearly delineate shipping
sections.


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1.2.1.9 Include a statement verifying co-ordination with Division 16 (Fire
Alarm System) and Automatic Controls requirements.
1.3 STANDARDS
1.3.1 Except as modified by governing codes and the Contract Documents,
comply with the applicable provisions and recommendations of the
following.
1.3.1.1 BS 587 type 1A
1.3.1.2 BS 5486 Part 1
1.3.1.3 BS 5424 Part 1
1.3.1.4 BS 5420 Class IP43
1.4.1 Each unit as a complete and finished product shall receive a single
integrated equipment rating by the manufacturer. The integrated
equipment short-circuit wiring shall certify that all equipment is capable of
withstanding the thermal and magnetic stress of a fault equal to the value
specified on the schedules. Such rating shall be established by actual
tests by the manufacturer on similar equipment. This certification shall
be permanently affixed to each motor control centre. Test data shall be
submitted to the Contract Administrator at time of submission of
Acceptance Drawings.
------------------------------------
PART 200 - PRODUCTS
------------------------------------

2.1 COMPONENTS
2.1.1 Unit motor control centre to be of the dead front, multi-unit motor control
centre type, consisting of an assembly of vertical stacks with each stack
containing necessary cubicles to provide equipment required including
space as specified or shown on the drawings. Minimum height for one
module to be 300 mm and each 300 mm module to house a combination
starter fused isolator, relays and/or transformer as indicated. Motor
control centre to be for 400 volt, 3 phase, 3 wire, and neutral connection,
ground bus, 50 Hz application. Motor control centres shall have
aluminium bussing. Motor control centres to have horizontal bussing
across top and vertical bussing down each stack. Main bus capacity to
be as indicated on schedule, having bracing and supports suitable to
withstand short circuit current up to 50,000 Amps asymmetrical. Each
module of each motor control centre to be connected to the common bus
by plug-in style connection stabs.


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2.1.2 Each starter or isolator assembly in MCC to be mounted in tub or rack
assembly of removable plug-in type with necessary bus connection
stabs. Where blank starter connections are indicated, hinged section to
be provided with full bussing to receive future rack assemblies. Provide
wiring gutter across the top and bottom and vertically down each stack of
MCC. Wire-ways to be segregated from bus bars compartments. Motor
control centre components to be designed and constructed for ease of
servicing and connection. Connection or terminal blocks not to be at back
or rear. Overload devices to be interchangeable and to clearly indicate
heater rating from exterior of device. Motor control centre to be
constructed in accordance with BS 5420 CLASS IP 54 with control wiring
and control terminals of each module and control wiring extended to
control terminal section of MCC. Control wiring shall be in flexible cable
to comply with BS 6231 Type B.
2.1.3 Unless otherwise specifically noted each magnetic motor starter in each
motor control centre to have the following facilities:
2.1.3.1 Fused disconnect switch complete with HRC time delay fuses.
Fuses shall be to BS 88 Part 2 Class Q1.
2.1.3.2 Contactor with three time delay overload relays.
2.1.3.3 230 volt holding coil.
2.1.3.4 Red neon type pilot light in cover.
2.1.3.5 Reset button, test-auto switch, HOA switch or stop/start
pushbutton in cover. HOA switch to be of type that is field
convertible to On/Off or Auto/Off.
2.1.3.6 Four (4) sets of auxiliary contacts -normally open in addition to
standard auxiliary holding contacts supplied with each contactor
making a total of three auxiliary contacts. Two (2) sets of
auxiliary contacts to be convertible to normally closed.
2.1.3.7 Control transformer primary and secondary fusing, primary
fusing to be HRC type.
2.2 VARIABLE FREQUENCY DRIVE

2.2.1 Refer to Section 15865 for detailed specification on Variable Frequency
Drives

2.3 DUTY / STANDBY CONTROLS
2.3.1 For motor pairs designed for duty and standby service provide automatic
switchover controls as part of MCC. The duty and standby starters shall
be in adjacent bays.


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2.3.2 A duty standby selector switch shall be located on the starter most
accessible to building operator and shall allow selection of the duty motor
with the other motor being the standby. Install necessary controls so that
when the duty fan is required to operate and fails to operate the standby
fan shall automatically start and the standby fan operation contacts shall
open. Provide an adjustable time delay to allow duty motor to reach full
speed before testing for motor failure. A flow switch, provided and wired
to the MCC terminal section, by the Automatic Controls Contractor, shall
indicate proof of operation. The standby switchover controls shall be
reset by stopping both fans.
2.3.3 Each starter shall be equipped with an HOA or Test-Auto control switch.
The standby switchover controls shall only function when the control
switch is in the automatic position.
-------------------------------------
-------------------------------------

3.1 MOTOR CONTROL CENTRE
3.1.1 Each motor control centre to contain starters and spaces as indicated.
Arrange starter units and fused isolators in groupings as indicated. Cer-
tain alterations will be accepted to suit a particular manufacturer's
standard unit layout, however, layout of units per stack to follow that
indicated. Starter units are numbered with equipment unit number identi-
fication system. All cubicles to be complete with plastic engraved
nametag giving motor designation or load controlled.
3.1.2 Install control centres when the area is free and clear of dust and debris.
Protect control centres at the time from dust and moisture. Do not utilise
control centres for temporary lighting and power services except as
otherwise approved by Scient.
3.1.3 Install control centres on 100 mm high plinths which shall follow the
contour of centres with 100 mm clear all around.
3.1.4 Provide channel iron sills below each control centre where the control
centre frame is not suitable for use as floor.
3.2 CONTROL TERMINAL SECTION
3.2.1 Extend control wiring as indicated on typical wiring diagram from each
motor control module to control terminal section. All terminals to be
number coded and otherwise suitably identified to indicate which section
or module of motor control centre they are associated with and their func-
tion. Control wiring diagrams of each typical type with conductor
identification clearly shown to be affixed to interior cover of control
terminal section.
3.2.2 Control terminal section to house all controls and time delay relays
associated with the mechanical system.


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END OF SECTION


Section 17865 Variable Frequency Controllers

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SECTION 17865 VARIABLE FREQUENCY CONTROLLERS

---------------------------------
PART 100 - GENERAL
---------------------------------

1.1 WORK INCLUDED

1.1.1 Provide variable frequency controllers (VFC) in accordance with the
Contract Documents for the following equipment:

1.2 SUBMITTALS

1.2.1 Provide manufacturer's descriptive literature, installation instructions,
operating instructions, and maintenance and repair data.
1.2.2 Provide all electric wiring control diagrams for the VFC operation.
1.3.1 Test all integrated circuits (TTL) and all components used for circuit
board construction to acceptance criteria of 0.5% AQL (Accepted Quality
Level).
1.3.2 Conduct in-circuit testing of all printed circuit boards to insure proper
mounting and correct value of all components.
1.3.3 Burn-in all printed circuit boards for at least 24 hours, at a minimum of
70C, and temperature cycled.
1.3.4 Functionally test final printed circuit board assemblies via computerized
test equipment where all tests and acceptance criteria are pre-
programmed and test results are stored as detailed quality assurance
data. The Engineer may witness the factory tests. Provide at least two
(2) weeks written notice prior to start of the factory test.
1.3.5 Combine-test all fully assembled controls for performance and
functionality at the manufacturer's factory with fully loaded induction
motors. Analyse the combined test data to insure adherence to quality
assurance specifications.
1.3.6 Design and build the variable frequency controllers to the following
standards:
1.3.6.1 E.T.L. and/or U.L.
1.3.6.2 NEMA - ICS-3-303.
1.3.6.3 F.C.C. Class A.


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1.3.6.4 IEEE STD 444 (ANSI C34.3).
------------------------------------
PART 200 - PRODUCTS
------------------------------------

2.1 APPROVED MANUFACTURERS
2.1.1 ABB
2.1.2 Danfoss
Or equal and approved.

2.2 GENERAL

2.2.1 The manufacturer must provide local, in-house service backup which
must include factory trained personnel specifically trained for electrical
component maintenance and troubleshooting.

2.2.2 Purchase motors and variable frequency controllers from a single
source. Verify in writing that the motors and variable frequency
controllers operate together as a system; fully compatible and without
excessive noise or vibration.
2.3 DESIGN
2.3.1 Provide 400 VAC variable frequency controllers of the pulse width
modulated (PWM) design that operates directly from three phase, 400
VAC 10%, and 50 hertz utility power. The VFC will generate a sine-
coded, adjustable voltage/frequency three phase output for complete
speed control of any NEMA B squirrel cage induction motor. The VFC to
maintain a 120% current overload capability for 60 seconds with
automatic stall prevention and voltage boost to prevent nuisance tripping
during load or line side transient conditions. The VFC not to induce
voltage line matching distortion back to the building electrical power
supply system and to maintain a power factor of not less than 0.95
throughout its speed range. Provide a tuned line filter, adjusted as
required to prevent any electrical distortion back into the building
electrical power supply system. Comply with FCC Class A noise
emissions standard and so label.

2.3.2 Provide the variable frequency controller with the following basic design:
2.3.2.1 Converter: Consists of a modularized diode rectifier and
capacitor assembly which will first convert, then filter and
maintain a fixed DC voltage source from the fixed voltage and
frequency input.


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2.3.2.2 Inverter: Inverter uses power transistor semiconductors with a
minimum rating of 1100 VAC on 400 VAC controls to invert the
converter generator fixed DC voltage into a sine-coded pulse
width modulated output.
2.3.2.3 Control Logic: Consists of a single printed circuit board and
incorporates an 8-bit, or larger, microcomputer central
processing unit to control all inverter, converter, base drive and
external interface functions.
2.3.2.4 Terminal strip for input signals from Building Management
Control System for remote start/stop and speed control signal
capabilities. Refer to Building Management and Control
System, Section 17900 for interface and coordination.
2.3.2.5 Enclosure: NEMA 1 enclosure.
2.4 FEATURES

2.4.1 Include with the variable frequency controller the following minimum
design features as standard:
2.4.1.1 Sine-coded, pulse width modulated output.
2.4.1.2 Eight (8) bit, or larger, microcomputer control logic.
2.4.1.3 Maximum and minimum speed adjustment capability.
2.4.1.4 Controlled speed range of 20:1, or greater.
2.4.1.5 Overload capability of 20% for 60 seconds.
2.4.1.6 Process follower 4-20 mA or 1-10 VDC, input.
2.4.1.7 Minimum of three (3) selectable output frequency ranges.
2.4.1.8 Fifteen selectable volts/hertz patterns.
2.4.1.9 Touch-pad operator controls or adjustable potentiometer with at
least four (4) segment digital frequency/speedometer or digital
readout displaying: output frequency, status, percent current,
and percent response signal.
2.4.1.10 Input disconnect/circuit breaker with thru-door handle.
2.4.1.11 Torque or current limiting circuit.
2.4.1.12 Coast or ramp to stop.
2.4.1.13 Electronic reversing.
2.4.1.14 Adjustable acceleration and deceleration.



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2.4.1.15 Fault indicators.
2.4.1.16 Fault contacts for interface with Building Management and
Control System, Section 17900.
2.4.1.17 External start/stop signal capability from the building control
system.
2.4.1.18 External speed control from a 4-20 mA or 0-10 VDC signal from
control system.
2.4.1.19 Automatic bypass facility where one VFC controls run and
standby equipment. Bypass to be complete with soft start.

2.4.2 Provide the variable frequency controller with the following protective
features as a minimum:
2.4.2.1 Ground fault protection.
2.4.2.2 Electronic thermal motor overload or current limit control.
2.4.2.3 Current limited stall prevention during acceleration,
deceleration, and run conditions.
2.4.2.4 Automatic restart, after momentary power loss or momentary
over-voltage. No restart into ground fault.
2.4.2.5 Controls for start into a rotating motor.
2.4.2.6 Anti-windmill protection.
2.4.2.7 Fault indicators shall indicate the following fault conditions:
2.4.2.7.1 Over-current
2.4.2.7.2 Overload
2.4.2.7.3 Over-voltage
2.4.2.7.4 Over-temperature
2.4.2.7.5 Control function error.

2.4.2.8 DC bus discharge indicator.

2.4.2.9 Current limiting DC bus fuse.
2.4.2.10 Isolated operator controls.
2.4.2.11 Phase-to-phase short circuit protection.



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2.4.2.12 Heat sink over-temperature protection.
2.4.3 Make the following adjustments available on all variable frequency
controllers:
2.4.3.1 Acceleration - 0.2 to 1800 seconds or 0.1 to 300 seconds.
2.4.3.2 Deceleration - 0.2 to 1800 seconds or 0.1 to 300 seconds.
2.4.3.3 Volts/hertz adjustments.
2.4.3.4 Maximum frequency range.
2.4.3.5 Minimum frequency.
2.4.3.6 Maximum frequency.
2.4.3.7 Carrier frequency.
2.4.3.8 Torque limit.
2.4.3.9 The inverter supplier to provide line filters on the line to prevent
interference from the line to the drive and prevent any electrical
harmonic distortion back to the building electrical power supply
system.
2.4.3.10 Provide a signal isolator to isolate the control signal to and from
the inverter drive.
2.4.4 Provide the variable frequency controller with the following
additional features:
2.4.4.1 One (1) door interlocked main power input disconnect circuit
breaker to provide positive shutdown of all input power to the
drive.
2.4.4.2 The complete circuit breaker and overload relay package shall
be mounted in the inverter cabinet or may also be available in
its own separate enclosure adjacent to the inverter.
2.4.4.3 2200 Microfarad ride-through capacitor which shall provide
assistance to maintain the D.C. bus voltage for a two-second
momentary power loss or furnish automatic restart capability
which allows restart into a rotating motor.
2.4.4.4 One (1) complete set of spare parts for each size inverter
consisting of the following:
2.4.4.4.1 Control fuses.
2.4.4.4.2 Control board.
2.4.4.4.3 Drive board.



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2.4.4.4.4 Transistors.
2.4.4.4.5 Capacitors.
2.4.5 Manual Bypass
2.4.5.1 Provide all the circuitry necessary to safely transfer the motor
from the VFC to the power line, or from the line to controller at
zero speed. Include a separate cabinet for the bypass circuit to
house all devices which must be energized at either 480 VAC
or 115 VAC.
2.4.5.2 On the bypass cabinet include a door interlocked main power
input disconnect circuit breaker, providing positive shutdown of
all input power to both the bypass circuitry and the AFC. Motor
protection to be provided in both the "Controller" mode and the
"Bypass" mode by a motor overload relay.
2.4.5.3 The bypass cabinet door to include a "Controller-Off-Bypass"
selector switch and "Controller Mode" indicator light and a
"Bypass Mode" indicator light. Provide terminals for remote
light indication of mode selection.
2.4.5.4 Include a door interlocked input disconnect circuit breaker for
the bypass circuit installed in the VFC to facilitate
troubleshooting and testing of the controller safely, both
energized and de-energized, while operating in the "Bypass"
mode.
2.4.5.5 Factory install the manual bypass with magnetic contactors.
2.4.5.6 Controller to be constructed so as to allow power to be
disconnected from either mode yet maintain power to the other
mode for uninterrupted motor operation. This disconnecting
means must completely isolate either mode for maintenance
purposes.
2.5 ENVIRONMENT

2.5.1 Design the variable frequency controller to operate within the following
environmental and service conditions:
2.5.1.1 Ambient service temperature 10C to 40C.
2.5.1.2 Ambient storage temperature 20C to 60C.
2.5.1.3 Humidity non-condensing to 90%.
2.5.1.4 Altitude to 3300 feet.
2.5.1.5 Service factor - 1.0.



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2.5.1.6 Input voltage - three phase, 400 VAC 10%.
2.5.1.7 Input frequency - 50 hertz 5%.

-----------------------------------
-----------------------------------

3.1 GENERAL

3.1.1 All drive components including motor, sheaves, belts, fans pumps must
have vibration levels checked at all speeds between 20 percent and 100
percent of the driven unit's design rpm. Vibration must be checked at
fan pump shaft bearings in radial (vertical and horizontal) and axial
directions. If excessive vibration is found at any frequency, special
balancing and structural changes must be provided to minimize
harmonic vibrations.
3.1.2 All variable frequency controllers to be of the free standing type
complete with suitable panel enclosures to meet the same standards as
the Motor Control Centres, Section 17864.
3.1.3 Where variable frequency controller panels are externally mounted, the
enclosure panel shall be IP65 rated and be complete with anti-
condensation heating.

END OF SECTION


Section 17900 Building Management and Control System

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SECTION 17900 BUILDING MANAGEMENT AND CONTROL SYSTEM
--------------------------------
PART 100 - GENERAL
--------------------------------

1.1 WORK INCLUDED
1.1.1 Work of this Section includes all labour, materials, equipment and services
necessary for the Building Management and Controls System Sub-
Contractor to provide and install a complete building management and
control system (BMCS) as shown on the drawings and specified herein,
including, but not limited to, the following:
1.1.1.1 Provide completely ready for operation an automatic building
management and control system as described herein.
1.1.1.2 Provide a permanent Software Licence for the use of the BMCS
software. The software licence shall be in the name of the Client.
1.1.1.3 Central operators console consisting of a central processing unit,
colour graphic monitor, printer and modem.
1.1.1.4 Remote operators' consoles as specified.
1.1.1.5 Data communications necessary to affect a BMCS data transmission
system.
1.1.1.6 Direct Digital Controllers (DDCs), field equipment panels, sensors,
control devices, conduit, wiring and piping.
1.1.1.7 Panels / Motor control centres including electric motor starters and
variable frequency controls.
1.1.1.8 Software required to effect a complete and operational BMCS as
specified herein.
1.1.1.9 The entire control system to be complete with all required
accessories, control devices, thermostats, valves, motors, relays,
switches, dampers, and electric wiring to provide the function as
described hereinafter, regardless of whether or not specifically
mentioned or shown. All controls (other than PLCs supplied by the
equipment manufacturers) to be the product of one manufacturer.
Where possible, full details of deviations from manufacturers
products to be submitted prior to trade contract appointments. All
controls wiring, containment and motor control centres to be
provided and installed by the Building Management Control System
Sub-Contractor.
1.1.1.10 Complete operating and maintenance manuals and field training of
operators and maintenance personnel.


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1.1.1.11 Provide complete drawings and documentation to the Main
Contractor for approval before any field installation is started giving
complete description of all control elements and showing complete
wiring diagrams, including functional description. Drawings shall
indicate specifically the type of finish of all room type controls,
subject to the Main Contractors approval. All information to be
issued for a minimum two week approval process from receipt by the
Engineer.
1.1.1.12 The Building Management Control Systems shall include but not be
limited to the following :-
1.1.1.12.1 Chilled Water System including chillers, cooling
towers, pumps, variable speed drives
1.1.1.12.2 Fresh Air Handling Units
1.1.1.12.3 Kitchen Extract Systems
1.1.1.12.4 Toilet Extract Systems
1.1.1.12.5 Split AC systems
1.1.1.12.6 L.V. Switchroom Air Conditioning
1.1.1.12.7 Domestic water services booster set system
1.1.1.12.8 Cold water storage tank monitoring
1.1.1.12.9 Sump pump systems
1.1.1.12.10 Generator interfaces
1.1.1.12.11 Lift interfaces
1.1.1.12.12 Fire Alarm system interfaces
1.1.1.12.13 Lighting control system interface
1.1.1.12.14 Fuel oil pumps, tank alarms, etc.
1.1.1.12.15 Smoke Exhaust Systems
1.1.1.12.16 Water treatment systems
1.1.1.12.17 Sprinkler pumps, tank alarms, jockey pump, etc.
1.1.1.12.18 DDE Interface with all equipment protocols.
1.1.1.12.19 All software to be open architecture
1.1.1.12.20 Fan coil units
1.1.1.12.21 General exhaust systems, including car park
ventilation


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1.2 RELATED WORK SPECIFIED ELSEWHERE
These sections are detailed in the Mechanical and Public Health Services
Specification
TITLE SECTION
1.2.1 Scope of Work 15801
1.2.2 Operating and Maintenance Instructions 15803
1.2.3 Submissions and Reviews 15804
1.2.4 Dampers 15816
1.2.5 Valves 15821
1.2.6 Chillers 15830
1.2.7 Cooling Towers 15831
1.2.8 Pumps 15832
1.2.9 Fan Coil Units 15845
1.2.10 Split AC Systems 15846
1.2.11 Centrifugal Fans 15850
1.2.12 Axial and Mixed Flow Fans 15852
1.2.13 Air Handling Units 15853
1.2.14 Electric Motors 15862
1.2.15 Electric Motor Starters 15863
1.2.16 Motor Control Centres 15864
1.2.17 Variable Frequency Controllers 15865
1.2.18 Testing, Inspection and Commissioning 15880
1.2.19 Water Treatment 15881
1.2.20 Domestic Water Systems 15882
1.2.21 Water Storage Tanks 15884
1.2.22 Domestic Water Heaters 15886
1.2.23 Fire Protection Systems 15888


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1.2.24 Hydropneumatic Tanks 15885

1.3 SUBMITTALS
1.3.1 Shop Drawings: Control and wiring diagrams for each system, written
sequence of operation for each system and each system's operating
mode. The Building Management and Control Systems Sub-Contractor
shall develop a reference system, with the approval of the Main Contractor,
that will identify all devices and controls for labelling and identification
purposes.
1.3.2 Product Data: Manufacturer's latest published data for materials,
equipment and installation.
1.4 PRODUCTS FURNISHED BUT NOT INSTALLED UNDER THIS SECTION
1.4.1 Installation of the following items furnished under this Section but installed
by the Mechanical Contractors works.
1.4.1.1 Automatic Control Valves
1.4.1.2 Automatic Control Dampers
1.4.1.3 Pockets for temperature, pressure and flow sensors etc
1.4.1.4 Liquid Flow Switches
1.4.2 Supervise and co-ordinate the installation of equipment, instruments and
materials furnished under this Section but installed by the Mechanical
Contractors. All equipment and instruments shall be installed in strict
accordance with the manufacturer's published installation instructions.
1.4.3 The Building Management and Control System Sub-Contractor shall use
the description of operation and the point schedules within the specification
to determine the number and type of sensors, switches etc. required to
enable the system to operate satisfactorily. The sensors, switches etc.
indicated on the drawings are only indicative for numbers of pockets/wells
required to be provided by other Sub Contractors. The Building
Management and Control System Sub Contractor shall advise as early as
possible the number and position of all sensors, switches etc., for
coordination.
1.5 SYSTEM DESCRIPTION
1.5.1 System Configuration:
1.5.1.1 The Building Management and Control System (BMCS) shall provide
both monitoring and control of HVAC and electrical equipment for
building management, energy conservation, and environmental
control.


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1.5.1.2 The BMCS control philosophy shall be direct digital control and shall
be implemented by a distributed digital system based on a Bacnet /
Echelon / ARCNET communication protocol.
1.5.1.3 The central processing unit (CPU) shall provide for overall building
data acquisition and transfer, report generation, historical data
storage and retrieval, and operator interface.
1.5.1.4 The CPU and DDCs shall communicate through dedicated
communications net work.
1.5.1.5 The Direct Digital Controllers (DDC) shall perform remote data
acquisition and supervisory process control. DDCs shall be locally
mounted completely self-contained, field programmable, real-time
microprocessor based controllers capable of standalone operation.
1.5.1.6 Each DDC shall be connected to its particular controlled environment
through field I/O instrumentation (controllers).
1.5.1.7 All controls shall be electric/electronic type including terminal unit
controls.
1.6 DESIGN AND PERFORMANCE CRITERIA
1.6.1 Expansion Capability
1.6.1.1 Communications network capable of handling 30,000 remote
functions (points).
1.6.1.2 Central processing unit capable of handling 30,000 remote functions
(points) with no hardware changes except addition of DDCs and
communications networks.
1.6.1.3 System shall be modular, to allow change of function and operation
in the field by plug-in module equipment and software change to
expand system capacity on full on-line basis.
1.6.2 Response Time
1.6.2.1 Time between occurrence of alarm, status change or change of
value and its processing, display or printout shall not exceed 10
seconds irrespective of other system activities.
1.6.2.2 Time between an operator's command and the associated system
output shall not exceed the following times irrespective of other
system activities:
Point Command (Start Stop, Setpoint, etc.) 5 seconds
Log Request 5 seconds
Graphics Request 2 seconds
Data 10 seconds
Program or Database Modification 5 seconds
(Transmit to Change)


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1.6.3 Provide stable control of all connected systems with a closed loop control
accuracy not to exceed:
1.6.3.1 Temperature: 2 percent of sensor span
1.6.3.2 Humidity: 2 percent of sensor span
1.6.3.3 Pressure: 2 percent of sensor span
1.6.3.4 Flow: 3 percent of sensor span
1.6.4 Environmental Conditions
1.6.4.1 The DDCs, Controller, Panels/MCCs, and other field equipment shall
operate under ambient environmental conditions of 0C to 50C dry
bulb and 10% to 95% relative humidity, non-condensing. Sensors
and control elements shall operate under the ambient environmental
temperature, pressure, humidity, and vibration conditions normally
encountered for the installed location.
1.6.4.2 Other equipment, such as Central Processing Unit, Colour Graphic
Monitor and printers, shall, unless designated otherwise, operate
properly under ambient environmental conditions of 10C to 40C
and a relative humidity of 20% to 80%.
1.6.5 Materials and Equipment
1.6.5.1 Where multiple units of the same type are required, the units shall be
products of a single manufacturer. However, the component parts of
the system need not be the products of a single manufacturer. The
components shall not require customising other than setting jumpers
and switches and adding firmware. Each major component of
equipment shall be labelled with the manufacturer's name, address,
model and serial number.
1.6.5.2 All external equipment and devices shall be IP67 (plastic bags over
actuators will not be permitted).
1.6.6 Protection from Interference
1.6.6.1 Total system shall be immune to electrical noise from the building
electrical systems.
1.6.6.2 Total system to be immune to radio frequency and electro-magnetic
interference which, because it is an airport terminal, is expected
within the building, including operation of hand held radio
transmitters at close proximity to BMCS equipment.
1.7 SUBMITTALS
1.7.1 General:


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1.7.1.1 Indicate prior to the appointment and at the beginning of each
submittal, deviations from requirements of Contract Documents.
1.7.2 Product Data:
1.7.2.1 Technical bulletins and catalogue data for all equipment and system
components. Clearly identify, by use of symbol or tag number, the
service of each item. All irrelevant information shall be marked out
leaving only pertinent data.
1.7.3 Shop Drawings:
1.7.3.1 Shop drawing submittals shall include sufficient data to indicate
complete compliance with Contract Documents. Submissions in
form of drawings, brochures, bulletins, catalogue data, and/or
narrative descriptions. As a minimum requirement submit:
1.7.3.1.1 Symbol and abbreviation lists.
1.7.3.1.2 System block diagram showing quantity and location
of CPU, operator console equipment, DDCs, Field
Equipment Panels and Major System Components.
1.7.3.1.3 Control diagrams for all systems controlled. Controls
shall be shown on system flow diagrams.
1.7.3.1.4 Interfaces (software and hardware) with equipment
provided in other sections of specifications. Narrative
description of operation for each system, including
alarm and emergency sequences, and equipment
interlocks.
1.7.3.1.5 Description of manual override capabilities.
1.7.3.1.6 Complete input output point schedule. Identify point
function, type and location.
1.7.3.1.7 Spare capacity provisions.
1.7.3.1.8 Detailed bill of materials.
1.7.3.1.9 Valve and damper schedule: Provide identification
numbers, location, system, dimensions and
performance data. Include damper leakage rates.
1.7.3.1.10 Device mounting details. Include as a minimum:
SENSING ELEMENTS IN DUCTS OR
CASINGS.
SENSING ELEMENTS IN PIPING.
OUTDOOR SENSING ELEMENTS


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Ladder wiring diagrams.
Other information as requested here within.
1.7.3.1.11 Cause and effect matrices for life safety interfaces.
1.7.4 Programming:
1.7.4.1 Point identification code.
1.7.4.2 System advisory messages, printouts, logging formats.
1.7.4.3 Drawings of system graphics showing monitored points.
1.7.4.4 Software flow charts for application and DDC programs.
1.7.4.5 Person machine interface program, include commands, alarm
annunciation, logs and programming capabilities.
1.7.4.6 Description of system operation under failure conditions.
1.7.5 Samples:
1.7.5.1 Thermostats and Humidistats.
1.7.5.2 All devices mounted on finished surfaces.
1.7.6 Quality Control Submittals:
1.7.6.1 Proof of compliance to applicable codes and standards.
1.7.6.2 Final calibration, commissioning and testing reports.
1.7.6.3 Main Contractor reserves the right to visit the manufacturers' works
to observe construction of equipment.
1.8 OPERATING AND MAINTENANCE MANUALS
1.8.1 General
1.8.1.1 Submit two (2) draft copies of Operating and Maintenance Manuals
for review. After review by the Engineer, the BMCS Sub Contractor
shall incorporate review comments and submit four (4) final copies
with works processed sections on disk.
1.8.1.2 During guarantee period contractor shall update manuals with
modifications made to system. Provide replacement pages or
supplements in quantity stated above.
1.8.1.3 The Operating and Maintenance Manuals shall be generally in
accordance with Section 15803.
1.8.2 Operating Manual to serve as training and reference manual for all aspects
of day-to-day operation of the system. As a minimum include the following:


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1.8.2.1 Control flow diagrams.
1.8.2.2 Sequence of operation for normal and abnormal operating modes.
The sequences shall cross-reference the system point names.
1.8.2.3 Description of manual override operation of control points.
1.8.2.4 System manufacturers complete operating manuals.
1.8.3 Maintenance Manual to serve as training and reference manual for all
aspects of day-to-day maintenance and major system repairs. As a
minimum include the following:
1.8.3.1 Complete as-built installation drawings for each system.
1.8.3.2 Overall system electrical power supply scheme indicating source of
electrical power for each system component. Indicate which
components are on emergency power and indicate all battery backup
provisions.
1.8.3.3 Overall system shielding and grounding (earthing) scheme indicating
all major components and ground paths.
1.8.3.4 Photographs and drawings showing installation details and locations
of equipment.
1.8.3.5 Charts showing normal operating conditions at significant points
such as electrical test points.
1.8.3.6 Routine preventive maintenance procedures, corrective diagnostic
troubleshooting procedures, and calibration procedures.
1.8.3.7 Parts lists with manufacturer's catalogue numbers and ordering
information.
1.8.3.8 Lists of ordinary and special tools, operating materials supplies and
test equipment recommended for operation and servicing.
1.8.3.9 Manufacturer's operating set up, maintenance and catalogue
literature for each piece of equipment.
1.8.3.10 Maintenance and repair instructions.
1.8.3.11 Recommended spare parts.
1.8.3.12 Field test reports.
1.8.4 Programming Manual to serve as training and reference manual for all
aspects of system programming. As a minimum include the following:
1.8.4.1 Complete programming manuals, and reference guides.
1.8.4.2 Details of any special software packages and compilers supplied
with system.


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1.8.4.3 Information required for independent programming of system.
1.8.4.4 Documentation on application and DDC programs: Flow charts,
equations, parameters.
1.8.4.5 Points schedule; include all points, real and virtual.
1.8.4.6 Software troubleshooting procedures.
1.9.1 The Contractor shall meet the following qualifications:
1.9.1.1 Have a minimum of four (4) years of demonstrated technical
expertise and experience in the installation and maintenance of
Direct Digital Control Systems similar in size and complexity to this
Project.
1.9.1.2 Have maintained a service organisation consisting of at least three
competent servicemen, within 50 miles of this project, for a period of
not less than three years.
1.9.2 The Contractor shall provide a Project Manager responsible for direct
supervision of installation and startup of the system. The Project Manager
shall have a minimum of 4 years of experience in the design and
installation of systems of similar type and scope.
1.9.3 Comply with all current local governing codes, ordinances and regulations.

---------------------------------------
PART 200 - PRODUCTS
---------------------------------------

2.1 APPROVED MANUFACTURERS AND INSTALLERS
2.1.1 J ohnsons Controls Ltd
2.1.2 Siemens Landis and Staefa Division
2.1.3 Satchwell
2.1.4 Honeywell Building Controls
2.2 HEAD END WORK STATION
2.2.1 Provide a Head End Work Station that shall include as a minimum the
following equipment:
2.2.1.1 Central Processing Unit (3.0 MHZ minimum processor speed)
2.2.1.2 Colour graphics display terminal
2.2.1.3 Colour laser Printer.


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2.2.2 The equipment listed above shall be assembled in a Work Station
configuration that allows operator access to all equipment from one
position (Furniture provided by others).
2.3 CENTRAL PROCESSING UNIT (CPU)
2.3.1 Provide as minimum a Pentium IV CPU with minimum 1.0 GB of RAM, one
48x speed (minimum) CD ROM read/write disk drive, one dual sided
double density 1.44MB floppy disk drive and one 100 Giga-byte (minimum)
hard disk drive. The CPU shall be by a recognisable, reputable IBM clone
manufacturer i.e. Compaq, Dell, Digital, or equal and approved.
2.3.2 Provide an integral sound card, plus 16 MB PCI Graphics Card (Minimum
880 mHz RAM DAC), with associated multi-media amplifier and speaker
system to allow software to provide audio signals on detection of an alarm.
Audio alarm tones shall be variable and capable of being enabled or
disabled on operator command.
2.3.3 The CPU operating programs and data base software shall be stored on
the hard disk drive, along with Windows 2003 XP software and McAfee
Anti-Virus software. The BMS Sub-Contractor shall offer as an option an
alternative operating system, but shall guarantee stability of the system
and provide all technical software support on this system.
2.3.4 Provide a Microsoft compatible mouse with software to suit.
2.3.5 Provide an internal fax modem capable of (minimum) 56K (v.90)
communication speed. The BMCS Sub-Contractor shall offer as an option
the fastest available ISDN compatible fax modem to provide optimum off
site maintenance.
2.3.6 Provide internal minimum Cat.5, 100MBp.s network card for primary local
area network and software for ARCHNET, Echelon or Bacnet system (or
equal and approved) for BMCS communication.
2.3.7 Provide an internal UPS power line filtering (Detailed in Section 2.7) and
uninterruptible power supply (UPS) via battery back up for continuous main
power supply failure up to two hours. Power management software shall
be provided to optimise operation of the CPU under battery back up power
at no cost to the Owner.
2.4 COLOUR GRAPHICS DISPLAY
2.4.1 Provide a minimum 20 Active matrix LCD with resolution 1280 * 1024
Energy star compliant screen complete with all required cables for use in
displaying system graphics, status reports, alarm messages and operator
information. Provide with a minimum of 256 colours and 1180 x 1024 lines
of resolution.
2.5 ALARM AND LOGGING PRINTER
2.5.1 The printer shall be provided for hard copy data logs and alarm logs.


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2.5.2 The printer shall be high speed and self contained with cassette storage of
up to 500 sheets of A4, with an output tray of similar capacity.
2.5.3 All change-of-state reporting, system logs, information summaries, system
malfunctions and alarms shall be printed at this terminal.
2.5.4 The printer, equal to a Hewlitt Packard HP4700, shall be a laser colour
printer, microprocessor controlled and be user programmable. The printer
shall be capable of full colour graphics. The printer shall have a standard
RS-232C interface.
2.6 PORTABLE OPERATOR'S TERMINAL (POT)
2.6.1 Provide the Main Contractor with 4 No. Portable Operators Terminals as
described herein for handover to the owner immediately after
commissioning. Obtain written receipt from Main Contractor upon
handover, as these POTs have proved in the past to have amazing
disappearing powers.
2.6.2 Provide a jack at each Controller and at each Plant Room ready for the
plug connection of the POT. The Operator shall be able to communicate
with the BMCS via the POT using a similar Operator Interface to that for
the I/O devices at the BMCS Room.
2.6.3 The Portable Operators Terminal (POT) shall be as follows:
2.6.3.1 Output display shall be VDU, LCD or LED, with minimum concurrent
display capability of 30 Characters, or it shall be a printer. Display
must be backlit to maintain clarity of screen characters between 0.1
to 900lux.
2.6.3.2 Integral touchpad.
2.6.3.3 Weight, including carry case, not to exceed 2.5kg.
2.6.3.4 Provide carrying case designed specifically for equipment which
ensures adequate protection.
2.6.3.5 POT shall be powered by a rechargeable battery or shall be powered
by either 24 Vac or 230 Vac source. If battery powered then BMCS
Sub-Contractor shall provide batteries adequate for a minimum of 20
hours of operation. If powered by 24 Vac or 230 Vac supply, then
BMCS Sub-Contractor shall provide power to each location,
including wiring, conduit, plugs, etc.
2.6.4 Provide the means to undertake, at minimum, the following control and
monitoring functions via the POT.
2.6.4.1 Monitor the current status of any analogue or digital input or output
including terminal unit parameters.
2.6.4.2 Monitor and change any control loop setpoints including those for the
terminal units.


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2.6.4.3 Stop / start any motor including terminal units.
2.6.4.4 Manually control any damper, valve or any other output.
2.6.4.5 Change any alarm limits.
2.6.4.6 Changing PID control algorithm constants.
2.6.5 The POT shall be compatible for modem connection, which shall enable it
to communicate with the Central Processing Unit from an off-site location.
The connection modem type shall be compatible with and meet the
requirements detailed for the modem at the Central Processing Unit. The
POT Shall have a minimum three passwords levels. Separate cabling for
connecting the POT shall not be acceptable. Changing the parameters
locally from any outstation shall be done by the POT which is a truly
portable and hand held device and not via a laptop. It should be possible to
connect the portable handheld terminal to any of the DDC controllers and
communicate with any one of the DDC controllers.
2.7 POWER LINE FILTERING
2.7.1 Provide power line filtering equipment for the Central Processing Unit,
Operators terminals, all Controllers and all other components operating off
mains power.
2.7.2 Provide surge protection facilities having a minimum dielectric strength of
100 volts and response time of 10 nanoseconds or less. Provide units
having transverse mode noise attenuation of 65 dB and common mode
noise attenuation of 150 dB at 40 Hz to 100 Hz.
2.7.3 Power line filtering shall be incorporated into the BMCS components or it
shall be provided as separate item(s) external to the BMCS components.
Provide all required conduit, wiring, terminations, etc. as necessary.
2.8 SOFTWARE LOADING DEVICE
2.8.1 Provide a portable, disc or tape software loading device to allow operator
to load software into CPU. The software load device should offer the
function in conjunction with the local operators' terminals.
2.9 DIRECT DIGITAL CONTROLLER
2.9.1 Direct Digital Controller (DDC) shall be a completely self-contained, field
programmable, real time microprocessor based controller.
2.9.2 DDC application programs shall be resident in the DDC. Data shall be
downloaded from the CPU. Once down-loaded, a DDC shall not require
further communication with the CPU except for data base changes,
operator commands, and requests from the CPU for DDC data.


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2.9.3 The DDC shall be expandable by adding input/ output logic cards that
operate through the processor of the DDC. The processor in the DDC
shall be able to manage input/output logic cards mounted locally or
remotely from DDC, thereby expanding its control loop and energy
management point capacity.
2.9.4 Input/Output Logic Cards:
2.9.4.1 Analogue input (AI) - accept industry standard 4-20ma, 0-5v, 0-10V,
3-15 psi and thermistor analogue signals. Provide (below 50v)
integral power supply for analogue sensors. Must accept signals
from sensors with remote power supply if required. Isolate grounds if
required for proper operation. Analogue to digital conversion with a
minimum of 10 bit resolution. Minimum of eight points per DDC.
2.9.4.2 Analogue output (AO) - provide industry standard 3-15 psi, 4-20 ma,
0-5v and 0-10v analogue output signals. Isolate grounds if required
for proper operation. Digital to analogue conversion with a minimum
of 10 bit resolution. Minimum of eight points per DDC.
2.9.4.3 Digital input (DI) - accept, non-powered, binary contact closure
signals. Provide pulse counting capability of at least 10 closures per
second. DI circuit shall be electrically isolated from DDC logic card.
Minimum of eight points per DDC.
2.9.4.4 Digital output (DO) - maintained or momentary electrical relay with
suitable rated isolated contacts for start/stop and mode change of
devices as scheduled. Minimum of eight points per DDC.
2.9.5 Provide power supplies with Power Line Surge Protection and Power Line
Filtering.
2.9.6 The DDC shall be supplied with a minimum of 24 hours of battery backup
for the RAM and real time clock. Provide automatic restart and battery
recharging upon restoration of power.
2.9.7 Provide a pedestal base floor mounted or wall mounted steel cabinet with
full front hinged door, locking handle with master key and non-glare baked
enamel finish. Each DDC shall contain a plastic encased control diagram
of associated systems.
2.9.8 Capabilities:
2.9.8.1 Standalone capability: If CPU or communications network fails, the
DDC shall continue to function.
2.9.8.2 If, by failure of a sensor or system component which causes
information critical to a DDCs program to be lost, default values or
subroutines will automatically be used to approximate critical
information to ensure continued control.
2.9.8.3 Real time operating system capable of time of day scheduling and
other time based functions.


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2.9.8.4 Each DDC shall be provided with the ability to prevent unauthorised
access to its software program. This shall be accomplished by a
password or cabinet lock. In the locked or unauthorised position, the
operating characteristics of the DDC cannot be changed, although
inputs, outputs and set point values can be displayed. In the
unlocked or authorised position, the ability to change the DDC
program shall be unhindered.
2.9.8.5 Alarm processing to include: change of state, flow proof, high and
low analogue limits, and setpoint deviation. Provide at least two
levels of alarm priority.
2.9.8.6 The DDC programming language shall be designed for Building
Automation and Control applications and shall be capable of
performing the following control algorithms:
2.9.8.6.1 Floating
2.9.8.6.2 Proportional (P), direct and reverse acting.
2.9.8.6.3 Proportional, plus Integral (PI).
2.9.8.6.4 Proportional, Integral, plus Derivative (PID).
2.9.8.6.5 Anti-integral wind up.
2.9.8.6.6 Cascade.
2.9.8.6.7 Programmed interlock logic.
2.9.8.6.8 Dead band switching and control.
2.9.8.6.9 Incremental control.
2.9.9 DDC Configuration:
2.9.9.1 Points used in the same control loop or algorithm shall be connected
to the same DDC.
2.9.9.2 Spare capacity: allow for a 10 percent increase in digital points and a
10 percent increase in analogue points per DDC location. Addition
of points shall require only programming, control devices and wiring.
2.9.9.3 Input output expander boards may be used to expand DDC point
capacity if total number of physical points (including spare capacity
provisions) connected to DDC does not exceed 64 points. Physical
points are defined as analogue input/ analogue output, binary input/
binary output. Data points stored in the DDC controller are not
considered physical points.

2.10 TERMINAL UNIT CONTROLLERS (TUCs)


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2.10.1 Liaise with all Terminal Unit Controllers manufacturers to ensure that each
terminal unit is provided with a PLC controller consisting of a
microprocessor controller, fault detection, valve actuator and temperature
sensor.
2.10.2 The Controller shall comprise a microprocessor (eight bit minimum),
analogue digital converter, a minimum of 512 bytes of non-volatile
reprogrammable memory and interface for the communication with the
BMCS. Factory-installed programmes shall be suitable for the intended
TUC use, as described in the sequences of operation herein.
2.10.3 TUCs shall be connected in a multidrop configuration to the BMCS.
Through this interface it shall be possible to perform all TUC monitoring,
control and programming functions from the BMCS using the proper
passwords. Failure of the communications network shall not affect the
operation of the TUC.
2.10.4 A transformer shall be provided by the terminal unit manufacturer and
factory wired to the TUC and other control devices such as actuators. The
transformer shall be 24 volt AC +10% at 50/60 Hz.
2.10.5 The valve actuator shall be provided as an integral part of the controller
assembly or a separate valve/actuator factory installed and wired to the
controller. The actuator shall be a 24V AC 50 Hz linear reversible motor
capable of producing at least 4,000 mN.m torque.
2.10.6 Provide a space temperature sensor for each terminal unit which shall be
field mounted and wired. Visible elements shall be subject to the approval
of the architect. The sensor shall be a RTD or thermistor housed in an
enclosure suitable for wall mounting. The housing shall incorporate the
plug-in connection for the portable interface device. The sensor accuracy
shall not exceed +0.5
C.
2.10.7 Provide two (2) battery powered portable interface devices (PIDs) for
communicating with TUCs. The PID shall use English language displays
and commands and be password protected to prevent unauthorised
modifications to programs and parameters. Provide a protective carrying
case for each unit. The unit weight shall not exceed 1.5 kilograms. The
connection to the TUC shall be via a plug-in connection at the space
temperature sensor. The PID shall be capable of performing all functions
required for commissioning, testing, diagnostics and day-to-day operation
of the TUC. Obtain written receipt from Main Contractor upon handover of
PIDs.
2.11 FIELD EQUIPMENT PANEL
2.11.1 Field equipment panels shall be provided to interface the DDC panels with
control devices. The panels shall house interface relays, transducers and
other miscellaneous control components. Proper care shall be taken to
ensure that there is no induction problem between the control and power
cables.


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2.11.2 The panel shall be conduit connected to its associated DDC panel and
shall contain barrier type terminal strips mounted for input and output
wiring terminations.
2.11.3 All equipment internal to panel or face mounted shall be identified with
nameplates to match approved shop drawings.
2.11.4 Field equipment panels shall have master key lock and hinged gasketed
front door. Construction to be equal to DDC enclosures.
2.12 SENSORS AND CONTROL DEVICES
2.12.1 General:
2.12.1.1 Provide sensors and control devices as indicated on mechanical
plans, control flow diagrams and as required to meet specified
performance. Where performance specifications exceed capabilities
of hardware specified, performance governs. The installation of
such devices shall be the responsibility of this contractor.
2.12.1.2 All analogue sensors shall be industry standard 0 to 10 volt or 4 to
20 ma type with built-in circuit protection against reverse polarity and
supply voltage transients. The transmitters shall be matched to the
sensing element and be compatible with the DDC.
2.12.1.3 All sensor/transmitters assemblies shall be factory calibrated.
2.12.1.4 All sensor wiring, analogue or digital, input or output, shall be
capable of sharing single conduit runs without affecting signal
performance. All signal wiring shall also be capable of sharing single
conduit runs with switched AC of 230 volts.
2.12.1.5 The sensor range shall be suitable to the application.
2.12.1.6 Minimum contact rating of relays and switches shall be 5 amp 230
volts resistive.
2.12.1.7 All components of sensors exposed to process shall be rated to
withstand 150 percent of maximum process temperature and
pressure.
2.12.2 Thermowells:
2.12.2.1 Provide stainless steel thermowells for each immersion type
temperature sensor and switch. Thermowells shall have extension
for pipe insulation and threaded connection to pipe. Threaded
connection shall be a minimum of 20 mm. Maximum insertion length
shall be 150 mm or 3/4 the pipe diameter, whichever is smaller.
2.12.3 Temperature Sensors:


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2.12.3.1 Temperature sensor assemblies shall consist of a 100 or 1,000 OHM
platinum RTD sensor protected in a housing suitable for the
environment in which it is installed.
2.12.3.2 Sensor accuracy shall not exceed 0.75C. Except for chilled water
applications, the accuracy shall not exceed 0.25C.
2.12.3.3 Sensors for mixed air and coil discharge applications, and for fan
discharge applications in systems over 25 cubic metres per second,
averaging type sensors shall be used. Probe length shall be at least
one linear metre per 1.25 square metres of duct area or equal to
duct width where installed, whichever is longer.
2.12.3.4 Outside air sensors shall be mounted on a northern exposure and
mounted within a ventilated weatherproof enclosure.
2.12.4 Humidity Sensors:
2.12.4.1 Humidity sensor assemblies shall consist of a capacitive or chilled
mirror type sensor protected in a housing suitable for the
environment where it is installed.
2.12.4.2 The sensor accuracy shall not exceed 3% RH. Sensor span shall be
10 to 95% RH.
2.12.5 Flow Sensor - Liquid:
2.12.5.1 The flow transmitter assembly shall be a clamp-on ultrasonic type
operating on the wide beam transit time principle.
2.12.5.2 The system shall consist of two (2) clamp-on transmitter/receivers
and a flow rate computer with digital display of flow rate and total
flow. The flow computer shall output a 4-20mA signal to DDC.
2.12.5.3 The assembly shall be factory calibrated and field installed to an
accuracy of 2 percent of the actual flow rate over the entire operating
span.
2.12.5.4 The meter shall be rated for the temperature conditions of the
process.
2.12.6 Pressure Sensor Assembly - Air:
2.12.6.1 The assembly shall consist of a pressure sensor contained in a
housing suitable for duct mounting. The pressure sensor housing
shall have an IP 54 rating in accordance with IEC 529.
2.12.6.2 The assembly shall be factory calibrated and field installed to an
accuracy of 15 Pa over a range of 1.0 kPa.
2.12.6.3 Probe: 0.2m Pitot tube, brass.
2.12.7 Differential Pressure Sensor Assembly - Liquid:


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2.12.7.1 Assembly shall consist of a differential pressure sensor enclosed in a
gasketed, dust and water tight case. All body cavities open to the
process fluid shall be provided with drain ports at the cavity bottom
and vent ports at the top of the cavity.
2.12.7.2 The transmitter shall be capable of sustaining differential pressures
in either direction, up to the body rating without damage to the
instrument, loss of accuracy, or zero shift.
2.12.7.3 The transmitter shall be fully compensated for both process and
ambient temperature variations. The transmitter shall be furnished
complete with input gauges and factory mounted 3-valve manifold.
2.12.8 Watt Transducer:
2.12.8.1 Watt transducer shall consist of current and voltage transducers.
The assembly shall have output open and short circuit protection.
Total accuracy of +2% of span.
2.12.9 Differential Pressure Switch - Air:
2.12.9.1 Shall be diaphragm operated and actuate a SPDT snap-acting
switch. Operating point shall be adjustable. Range shall suit
application.
2.12.9.2 High and low sensing ports shall be connected to angle type tips
designed to sense pressure.
2.12.9.3 Switches used for fan safety shutdown shall be manual reset type.
2.12.10 Differential Pressure Switch - Filters - Non-indicating:
2.12.10.1 Shall be diaphragm operated to actuate SPDT snap-acting switch.
Operating point shall be adjustable. Setpoint shall be indicated on
visual scale. Range shall suit application.
2.12.10.2 High and low sensing ports shall be connected to angle type tips
designed to sense pressure.
2.12.11 Differential Pressure Switch - Filters - Indicating:
2.12.11.1 High and low sensing ports shall be connected over filters to angle
type tips designed to sense pressure.
2.12.11.2 Differential pressure switch shall incorporate gauge and switch
setpoint indicators for continuous indication of applied pressure and
switch settings. Operating point shall be adjustable. Range shall
suit application.
2.12.12 Level Switch:
Electrode type level switch with DPDT contacts for each electrode.
2.12.13 Damper Position Switch:


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Shall be oil-tight, roller type, SPDT snap-acting switch. Mechanism to
provide ample over-travel to prevent stress on damper and control
equipment.
2.12.14 Low Limit Thermostat:
Shall have a flexible vapour charged element. When temperature sensed
by any 0.30 metre segment of the element falls below setpoint (usually
2
C), thermostat shall operate DPDT manual reset contacts.

2.12.15 Temperature Sensors:
2.12.15.1 General
2.12.15.1.1 Provide sensors and control devices as indicated on
mechanical plans, control flow diagrams and as
required to meet specified performance. Where
performance specifications exceed capabilities of
hardware specified, performance governs. The
installation of such devices shall be the responsibility
of the Building Management and Controls System
Sub-Contractor.
2.12.15.1.2 All analogue sensors shall be industry standard 0 to
10 volt or 4 to 20 ma type with built-in circuit
protection against reverse polarity and supply voltage
transients.
2.12.15.1.3 All sensor/transmitters assemblies shall be factory
calibrated.
2.12.15.1.4 All sensor wiring, analogue or digital, input or output,
shall be capable of sharing single conduit runs
without affecting signal performance. All signal wiring
shall also be capable of sharing single conduit runs
with switched AC of 230 volts.
2.12.15.1.5 The sensor range shall be suitable to the application.
2.12.15.1.6 Minimum contact rating of relays and switches shall
be 5 amp 230 volts resistive.
2.12.15.1.7 All components of sensors exposed to process shall
be rated to withstand 150 percent of maximum
process temperature and pressure.
2.12.15.1.8 Provide only one of the following RTD sensor types
throughout except where noted otherwise:
(1) 1000 ohm at 0C (+0.2%) thin film platinum with
coefficient of resistivity of 0.00385 ohms/ohm/
F.


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(2) 100 ohm at 0C (+0.2%) platinum with coefficient
of resistivity of 0.00385 ohms/ohm/
F.
2.12.15.1.9 All sensors provided shall be constructed with the
following minimum features:
3 Integral anchored lead wires
Water proof sensor to sheath seal
Strain minimising construction
2.12.15.1.10 Temperature sensor assemblies shall consist of a
100 or 1,000 OHM platinum RTD sensor protected in
a housing suitable for the environment in which it is
installed.
2.12.15.1.11 Sensor accuracy shall not exceed 0.75C. Except for
chilled water applications, the accuracy shall not
exceed 0.25C.
2.12.15.2 Provide general purpose duct mounted Resistance Temperature
Detector (RTD) elements unless otherwise specified with the
following minimum specifications:
2.12.15.2.1 Copper sheathed construction.
2.12.15.2.2 Standard conduit box termination, complete with
screw terminal connector block.
2.12.15.2.3 Length shall be such that the sensing element is no
less than one quarter of the duct width or diameter
from the duct wall.
2.12.15.3 Provide spring loaded separable socket thermowell mount elements
with the following minimum specifications:
2.12.15.3.1 Stainless steel well.
2.12.15.3.2 Length shall be suitable for application.
2.12.15.4 Provide shrouded outside air RTD elements in accordance with the
following:
2.12.15.4.1 Complete with non-corroding outdoor shield designed
to minimise the effect of solar heating on the RTD
element.
2.12.15.4.2 Waterproof seal.
2.12.15.4.3 Threaded fittings for mating to 20mm conduit.
2.12.15.4.4 Operating temperature range of -6.6C to 48.8C.


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2.12.15.4.5 Provide the minimum number of shrouded outside
RTD elements required for each RTD to perform its
specified functions. Outside air RTD element to be
installed on facade of the building, subject to approval
by Architect and Main Contractor.
2.12.15.5 Provide room (space) temperature (Resistance Temperature
Detector) RTD elements with the following minimum specifications:
2.12.15.5.1 Wall mounted protective enclosure for room mounted
units. All visible elements to be approved by the
Architect.
2.13 TRANSMITTERS
2.13.1 Transmitters to be capable of measuring the space or duct temperature
and transmitting an electric or electronic signal directly proportional to the
temperature. The range of the transmitters to be 10.0C, 40C or 100C as
required, with operating point at midscale.
2.13.2 Each transmission system (transmitter and receiver) to have an accuracy
of 1% of full scale range. All transmitters located at the point of
measurement.
2.14 RECEIVER CONTROLLERS
2.14.1 Provide a solid-state or an electric proportional temperature controller used
with valve and damper actuators or any other device that operates on a 1
to 18 volt DC control signal. Locate receiver controllers on the systems.
2.15 AUTOMATIC VALVES
2.15.1 All automatic valves for low pressure service (under 10 bar) to be
constructed of high grade bronze for valves 50mm IPS and smaller, and
cast iron for valves in excess of 50mm IPS.
2.15.2 Automatic valves up to 50mm IPS are to have screwed globe bodies;
valves at 65mm and above are to have flanged bodies. All valves to have
bronze trim, stainless steel stems with self-adjusting Teflon packing.
2.15.3 Water valves to be sized on the basis of 0.3 bar pressure drop unless
otherwise indicated.


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2.15.4 Automatic control valves to be fully proportioning with modulating plug or
V-port inner valves unless specified otherwise. Valves to be quiet in
operation and fail-safe in either normally open or normally closed position
in the event of power failure. All valves shall be capable of operating at
varying rates of speed to correspond to the exact dictates of the controllers
and variable load requirements, and capable of operating in sequence
when required by the sequence of operation. All control valves to be sized
by the control manufacturer and guaranteed to meet the cooling loads as
scheduled. All control valves to be suitable for the pressure conditions and
close against the differential pressure involved both upstream and
downstream of the valve.
2.15.5 Cold water valves, throttling type and bypass valves to have linear flow
characteristics. Valves to be single seated type, except where pressure
and flow combination exceeds rating for commercial valve operators,
double seated valves may be used.
2.15.6 Butterfly type control valves where permitted for use as automatic two-
position valves on low temperature water applications shall have a
maximum opening torque of 500 inch/lbs.
2.16 DAMPER OPERATORS
2.16.1 Damper operators to consist of a sealed electro-hydraulic system acting
against a spring-loaded piston and shaft. The spring provides fail to normal position
in the event of power loss. Operators shall provide proportional control. Provide a
suitable linkage between operator and damper. The operators shall be capable of
operating at varying rates of speed to correspond to the dictates of the controllers
and variable load requirements, and capable of operating in sequence when
required by the sequence of operation. The operators to have external adjustable
stops to limit the stroke in either direction. Provide operator linkage arrangement to
permit normally open or normally closed positions of the dampers as required.
2.17 AUTOMATIC DAMPERS
2.17.1 Automatically controlled actuators to be furnished by the Building
Management and Controls System Sub-Contractor.
2.17.2 Complete damper construction to comply with IBC 2003 and HCMC
Standards. Dampers to be of the opposed blade type.
2.17.3 Complete automatic dampers to comply with the fire/smoke rating of their
respective shaft-riser (e.g., fire damper/automatic louvre damper).
2.18 POSITIONING RELAYS
2.18.1 Provide positive relays to insure proper sequence adjustment for
automatic valves and automatic dampers operating in sequence.
2.19 ELECTRICAL


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2.19.1 Wiring, conduit and connections for power wiring up to the motor control
centres and from the motor control centres, including all motors, isolators,
VFD, and miscellaneous devices, will be provided by the Electrical
Contractor. BMCS sub-Contractor to coordinate with Electrical Contractor
to ensure the power supply to MCCs is of sufficient capacity for the final
configurations of the MCCs, reflecting all final equipment selections and
MCC breakers and controls cabinets design finalised by the BMCS sub
Contractor in their shop drawings. Obtain Electrical Contractor sign-off all
MCC shop drawings prior to purchase of any equipment.
2.19.2 Provide electrical wiring for electric relays (including power feed) for
temperature and pressure indication (under supervision of an electrical
contractor recognised by the IEE).
2.19.3 Provide wiring, conduit and connections for low temperature thermostats,
high temperature thermostats, alarms, flow switches, actuating devices for
temperature, pressure and flow indication, point resets and other electric
low voltage control devices.
2.19.4 Provide wiring, conduit and connections between alarms, alarm devices
and motor control centres respectively. Verify that all system alarms have
been coordinated with the Main Contractor Provide all other control wiring
and containment required for the complete operation of the specified
systems.
2.19.5 Provide all control wiring as required, between equipment systems and
remote monitoring and control panels, as specified elsewhere.
2.19.6 Run all wiring in conduit complying with the requirements of the Electrical
Specification and in accordance with British Standards. Provide separate
conduit for control wiring under this Section.
2.19.7 For extent of electrical work provided by the Electrical Contractor, refer to
electrical plans and specifications, including wiring diagrams and riser
diagrams.
2.19.8 Provide standby power for all outstations, terminal unit controllers, etc.,
that will allow the systems to operate in standby as described in systems
sequence of operation (Section 3.6).
2.20 RELATED BUILDING CONTROLS TO BE INCLUDED
2.20.1 Include 8-day programming and control for the following systems and
equipment (including but not as a comprehensive list): irrigation system
water supply, water features, external facade lighting, etc. Control shall be
comprised of standard DDC outstations (as many as required) and
distribution wiring, so that the head-end PC and BMCS software can be
interfaced, with a single twisted pair connection (with spare terminals
provided for future) under this contract. Each outstation must have
capability for connection to the Portable Operators terminal (POT). Allow
for setting the 8-day timings with the Owner at handover.


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2.20.2 Provide Panels / MCCs that will provide power and automated control to
plant and interface with BMCS outstations. For details of number of MCC
panels and connected equipment refer to electrical drawings and
specifications and the MCC Schedules. For outstations, the BMCS sub
Contractor is to allow for the required number of outstations within the
MCCs as dictated by the BMCS Contractors Tender price, including all
cubical space, wiring, emergency power feeds, etc.
2.21 ELECTRONICS
2.21.1 Interactions with Building Electrical Systems
2.21.1.1 The BMCS facilities shall be protected against the occurrence of
electrical noise on the building power systems and such that the
BMCS performance will not be degraded by the incidence of
electrical noise, both spurious and harmonics, being present on the
building power systems where such electrical noise may be
reasonably expected in the operating building environment.
2.21.1.2 Certify in writing at the time of shop drawing submittal that the BMCS
facilities provided will not cause as a result of their operation, either
directly or indirectly, electrical interference to be induced into the
building electrical power systems.
2.21.2 Electromagnetic Interferences
2.21.2.1 All equipment and facilities as provided under this Subcontract shall
meet all required performance Specifications when subjected to the
following possible electromagnetic interferences:
2.21.2.1.1 VHF and UHF FM signals as generated by external or
internal portable or fixed transmitters.
2.21.2.1.2 AM and FM signals generated from commercial and
private transmitters.
2.21.2.1.3 Continuous and intermittent background RFI and
electrostatic discharge noise as may be reasonably
expected to be encountered in the vicinity of the
installations.
2.21.2.2 Earth all equipment so as to prevent the build-up of electromagnetic
voltage potentials.
2.21.2.3 All equipment provided shall continue to function normally when
hand held radio transmitters are keyed and operated in their
immediate vicinity.
2.21.3 Motor Control


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The BMCS Contractor shall provide all motor starters and the electrical
contractor shall provide all wiring, conduit and other items as necessary to
enable the BMCS to undertake the required monitoring and control
functions:
2.21.3.1 BMCS On/Off Control
A pair of terminals shall be wired to the motor starter such that
when a BMCS relay contact wired across these terminals closes
the motor shall start. When the BMCS relay opens the contact
across the terminals the motor shall stop. For those motors "Hard
Wired" interlocked the relays shall be wired together with the
BMCS relay such that any one of the BMCS, or the hard wired
sequence shall start the motor. These actions shall only take
place when the panel switch is in the Auto position.
2.21.3.2 BMCS Speed Control
A pair of terminals shall be wired to the motor starter of a 2 speed
motor such that when a BMCS relay wired across the terminals
closes the motor shall go to its high speed and when the BMCS
contact is opened the motor shall be put to low speed. For a
variable speed motor, the motor speed will be determined by a
BMCS modulated signal of 0 to 10Vdc or 4 to 20mAdc through
these terminals. If the associated BMCS contacts (detailed
above) are open, then the motor shall be stopped regardless of
the status of BMCS relay or speed modulating signal across the
speed control terminals. These actions shall only take place when
the panel switch is in the auto position. For those motors hard
wired interlocked the relays shall be wired together with the
BMCS relay such that any one of the BMCS, or the hard wired
sequence shall put the motor to high speed.
2.21.3.3 On / Off Status
A pair of terminals shall be wired to the motor starter such that the
BMCS monitors a pair of closed no volt contacts when the motor
is ON and monitors open contacts when the motor is OFF. This is
applicable to single speed, 2 speed and variable speed motors
and applied regardless of the position of the panel switch.
2.21.3.4 High Speed / Low Speed Status
BMCS shall monitor a pair of closed no volt contacts when the
speed control of a 2 speed motor is set for high speed operation
and the BMCS shall monitor open contacts when the motor speed
control is set for low speed operation. This status shall be
monitored regardless of the position of the panel switch.
2.21.3.5 Damper Interlock


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A pair of terminals shall be wired to the motor will not start until
contact pair(s) between these two terminals is closed. The
terminals shall be wired by BMCS Sub-Contractor to the damper
position switch(es) such that the contact is closed when the
damper(s) is open and the contact is open when the damper(s) is
not open. This interlock shall operate in both the hand and auto
position of the plant switch.
2.21.3.6 Plant Safety
motor will not operate when the contacts across these terminals
are open. This shall apply in both the hand and auto positions of
the panel switch. The BMCS Sub-Contractor shall wire the
various plant safety devices such as low and high temperature
thermostats and pressure switches, etc. such that the motor is
shut down (i.e.: the contacts are open) on an alarm condition.
2.21.3.7 Damper Control
2.21.3.7.1 A pair of terminals shall be wired to provide a contact
closure when the plant switch is in the hand position
or a BMCS or fire alarm systems start command is
issued. This contact closure shall initiate the opening
of interlocked damper(s).
2.21.3.7.2 Note that the motor is prevented from starting until
the damper(s) is proved to be open as described in
damper interlock above.
2.22 GENERAL EQUIPMENT
2.22.1 Panels / MCCs
2.22.1.1 Provide enamelled steel panels / MCCs with isolator interlocked
locking door for mounting motor control relays and other applicable
components provided under this contract. Starters for each item of
equipment shall be incorporated within individual sections of the
panel, except where indicated on the drawings as separate panels to
Form 2 standard allowing independent isolation for maintenance of
each section (refer to Motor Control Centre Section 15864).
2.22.1.2 Components shall be best positioned to facilitate access for
maintenance, removal, or replacement.
2.22.1.3 Where required, the cabinet shall be ventilated to prevent excessive
heat build-up.
2.22.1.4 All BMCS wiring entering or leaving the panels shall be terminated
on a terminal strip.
2.22.1.5 Obtain the approval of the Main Contractor and the Engineer for the
location of local panels / MCCs.


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2.22.1.6 All panels shall be lockable with the same key unique to the building.
Provide ten (10) local panel / MCC keys to the Main Contractor at
practical completion.
2.22.1.7 Provide panels / MCCs with adequate ventilation ports and complete
with deflectors, gasketting, drip lip and other facilities as necessary
to ensure that water from overhead pipes and sprinkler cannot enter
the cabinet. Provide panels constructed to BS EN 60947 to a
minimum degree of protection IP54.
2.22.2 Nameplates and Warning Notices
2.22.2.1 Provide nameplates for all discrete items of equipment supplied
including, at minimum:
2.22.2.1.1 Valves, dampers and actuators.
2.22.2.1.2 Sensors.
2.22.2.1.3 Transmitters.
2.22.2.1.4 Output devices.
2.22.2.1.5 Remote field panels.
2.22.2.1.6 Other field panels.
2.22.2.2 The nameplates shall contain the following information as cross-
reference in the as built documentation:
2.22.2.2.1 Panels / MCCs: Panel/MCCs identification number.
2.22.2.2.2 End-Devices: BMCS point mnemonic.
2.22.2.2.3 Sensors: BMCS point mnemonic
2.22.2.3 Provide permanent warning notices securely mounted at all BMCS
controlled motors, MCCs, panels and local starters. The notices shall
state:
WARNING
THIS DEVICE IS UNDER THE CONTROL OF THE BUILDING
MANAGEMENT CONTROL SYSTEM AND MAY START OR
STOP AT ANY TIME WITHOUT WARNING.
2.22.2.4 Warning notices and nameplates shall be constructed of engraved
Trafelite or embossed plastic with, at minimum, 7mm high
embossed/etched lettering. Warning notices shall be in red lettering
on white background and nameplates shall be black lettering on
white background.


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2.22.2.5 Warning notices shall be securely attached to the local starters/MCC
panels and motors. Nameplates shall be similarly attached. Where
suitable flat surfaces are not available warning notices and
nameplates may be hung on chain.
2.22.2.6 Submit a list of equipment nameplates to the Main Contractor for
review prior to engraving.
2.23 SOFTWARE
2.23.1 General
2.23.1.1 Fully implement, optimise, and commission all software described
under this paragraph and required for a complete operable system.
2.23.1.2 Although "Program" implies software, hardware solutions may be
acceptable after review and approval of authorised representative.
Such differences considered deviations and presented as such.
2.23.1.3 Software programs are described as to general intent. It is
recognised that BMCS contractors' software differs; however, the
programs that are provided shall incorporate the features described.
2.23.1.4 Each point shall be identified in software with a unique point name of
not less than 6 alphanumeric characters. Point names shall be
logically and consistently coded to allow identification of the point
location (e.g., Building, MER), associated HVAC system (e.g.,
AHU-1, Pump-2), and point function (e.g., supply temp, humidistat)
as a minimum. References and names shall be submitted for
approval.
2.23.1.5 Provide an extensive set of run-time software diagnostic packages to
monitor and check BMCS functional operation.
2.23.1.6 The real-time executive software and BMCS applications software
shall have a proven record of performance in similar continuous
applications.
2.23.1.7 Provide automatic software checking for both BMCS functional errors
and data transmission errors within the BMCS software. A check
shall be included for non-realistic operator data or command entries
such as a valve lying outside a pre-defined engineering range.
2.23.1.8 Multiple failures of attempted data transmission by the BMCS shall
be automatically enunciated in hard-copy via a unique alarm
message at the Central Processing Unit.
2.23.1.9 Provide BMCS facilities for the on site generation or re-generation of
the BMCS software.


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2.23.1.10 The tripping of the CCF watch-dog timer shall initiate a unique
audible alarm at the Central Processing Unit and, during non-normal
hours of operation, an audible/visual alarm at the main terminal
security desk.
2.23.1.11 The failure of any system device shall be automatically enunciated
by the BMCS via a suitably worded message on the printers and
VDU and via an audible alarm at the Central Processing Unit and,
during non-normal hours of operation, an audible/visual alarm at the
security station, and at the Main Control Room.
2.23.1.12 The detection by the BMCS of the occurrence of any BMCS system
or building system process alarm shall be automatically enunciated
by the BMCS via a suitably worded message on the printers and
VDU and via an audible alarm at the Central Processing Unit and,
during non-normal hours of operation, designated critical alarms
shall generate an audible/visual alarm at the security station and at
the Main Control Room.
2.23.1.13 The detection, by the BMCS, of each and every alarm condition shall
be individually and automatically enunciated by the BMCS as per the
items listed above. Provide a means for acknowledging and silencing
each audible alarm annunciation. The alarms shall remain in an
alarm file which can be recalled on a printer or VDU until that alarm
condition ceases to exist. During non-normal hours of operation, all
alarms shall continue to generate a hard-copy message at the
Central Processing Unit.
2.23.1.14 The occurrence of multiple alarms simultaneously shall initiate an
alarm management sequence that shall cascade / list alarms in order
of a designated order. The acknowledgement and clearance at the
central processor unit shall be staged for orderly operation.
2.23.1.15 On loss of power, the BMCS components (other than the Central
Processing Units) shall automatically shut down in a manner which
ensures that no BMCS components or BMCS controlled systems are
damaged or placed in a hazardous situation and no data is lost. On
stable power restoration the BMCS components shall automatically
resume normal operation in an orderly and pre-defined manner
without operator intervention being specifically required.
2.23.1.16 The Central Processing Unit shall include an uninterruptible power
supply unit with power management software.


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2.23.1.17 Any changes made by any means to normal functions, including
alarm limits, control strategies, schedules, control algorithms, etc.,
and the addition/ deletion/modification of points shall be recorded,
with the old data saved to a computer data storage onto the central
processor unit hard disk. If changes in data fails, then upon its
availability for further service the software which is down-loaded from
the Central Processing Unit shall reflect any changes made to that
software prior to the last manually entered upload command or the
last scheduled upload, whichever was the later. It shall be possible
to schedule the automatic uploading of data at least once every 24
hours. All changes must be output on the alarm printer.
2.23.2 General Monitoring and Control Software
2.23.2.1 Provide hardware or software input filtering to minimise the effects,
on monitoring and control, of noise originating from the following
primary sources:
2.23.2.1.1 Process noise
2.23.2.1.2 Electrical noise (5 - 120Hz)
2.23.2.1.3 Radio frequency interference.
2.23.2.1.4 Lift equipment and other equipment normally installed
in buildings.
2.23.2.1.5 Other data systems.
2.23.2.2 Provide scan rates at the Central Processing Unit for individual
analogue input points by one of the following means:
Either:
2.23.2.2.1 Individual Operator on-line selectable scan rates with
a slowest rate of no more than once per 10 seconds
with an average scan rate not slower than once per 2
seconds.
Or:
2.23.2.2.2 Fixed scan rate, with rate not slower than once per 6
seconds.
2.23.2.3 Provide analogue input engineering units alarm checks which are
Operator definable on a per point basis and shall comprise, at
minimum:
2.23.2.3.1 Input high alarm limit.
2.23.2.3.2 Input low alarm limit.
2.23.2.3.3 Special and interlocking alarms as necessary.


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2.23.2.3.4 Bad sensor.
2.23.2.4 Provide deadbands on analogue alarm limits in order to minimise the
occurrence of nuisance alarms. Deadbands shall be operator
definable on a per point basis.
2.23.2.5 Provide normalisation and linearization routines for all BMCS
supported sensors, transmitters and other analogue inputs.
2.23.2.6 Provide a defined digital or analogue input proof of operation check
for each BMCS originated digital output command. Failure to sense
the prescribed proof of operation shall cause the associated alarms
to be automatically enunciated by the BMCS.
2.23.2.7 Digital alarm and status points shall be automatically scanned by the
Central Processing Unit, at maximum, every 6 seconds. Changes of
state shall be output at the appropriate Operator terminals within
eight (8) seconds of their detection by the Central Processing Unit.
2.23.2.8 Provide automatic software protection to guard against the
occurrence of excessive demands at any instance on building utility
services. Provide such protection by one of the following means:
Either:
2.23.2.8.1 Operator on-line definable time delays assignable to
each piece of BMCS controlled equipment such that
no two pieces of equipment can be started
simultaneously. Provide the programmable means to
assign delay times between the sequentially starting
of items of equipment. Delay times shall be selectable
in the range of 1 to 60 seconds.
Or:
2.23.2.8.2 Operator on-line definable groups of equipment such
that an item of equipment in any particular group may
not be started simultaneously with another item of
equipment in the same group. An item of equipment
may be started simultaneously with an item of
equipment in another group. Provide at minimum 20
groups. An Operator shall be able to:
Add / delete equipment from a particular group.
Select the incremental time interval between
equipment starts in a particular group with a
maximum resolution of sixty (60) seconds.
Provide an individual time interval for each
group.


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2.23.2.9 Provide blank database sheets for completion by the Operator.
Install the database and sequences as necessary for implementation
of this feature as instructed by the Main Contractor.
2.23.2.10 Provide automatic software protection to guard against sequential
on/off/on commands being sent to selectable controlled equipment in
too rapid succession as might result in equipment damage or
premature failure. This requirement shall apply to both BMCS
manual (operator originated) and to programmed automatic control
commands. The selection of this option and the minimum on and
minimum off time frames shall be definable on an individual point
basis by an operator using the facilities of the standard on-line
operator interface. The minimum on and minimum off time frames
shall be on-line variable, at minimum, within a range of 1 to 60
minutes for each individual controlled point.
2.23.2.11 Equipment operating schedules shall be stored in the Central
Processing Unit. Copies of schedules shall be maintained in the
central computer facilities.
2.23.2.12 The BMCS shall initiate the automatic restart of failed equipment that
exhibits an alarm condition. If the BMCS detects a difference
between an actual motor or equipment status, then the BMCS shall
de-energise the associated control output. Restart of the motor or
equipment from the BMCS shall be initiated by the BMCS. The
manner in which the interposing and control relays are to be wired
and the action of de-energising the control output shall in no way
affect the action of the building life safety override facilities and
controls.
2.23.2.13 Provide software to enable the programmed and controlled gradual
start-up and shut-down of major building mechanical systems, via
ramping or other means acceptable to the Engineer, so as to reduce
the possibility of damage to such major building mechanical systems
during start-up and shut-down.
2.23.2.14 Each BMCS included field input point shall have the following two (2)
possible mode conditions selectable via BMCS automatic
programmed (auto-alarm lockout feature) or operator entry means on
a per point basis.
2.23.2.14.1 ENABLED - Point on-scan with monitoring and alarm
annunciation active.
2.23.2.14.2 DISABLED - Point off-scan with alarm annunciation
disabled.
2.23.2.15 Each BMCS included field output point which is enabled shall have
the following two (2) possible mode conditions selectable via BMCS
automatic programmed or operator entry means on a per point basis.


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2.23.2.15.1 MANUAL - Scanning, alarm monitoring and
associated interlock protection operational.
Programmed control actions not to be automatically
applied to controlled points with the exception of
protection interlocks. Digital output and analogue
output changes to be executed manually by BMCS
operator subject to protection interlocks.
2.23.2.15.2 AUTOMATIC - All automatic scanning, alarm,
monitoring, interlock, control and optimisation
software features functioning under programme
control. Digital output and analogue output changes
not executable manually by operator. All automatic
protection interlocks functioning. It shall not be
possible to place an output in automatic mode when
the output is software dependent on any other point
which is disabled, in alarm or sensor bad.
2.23.2.16 Each BMCS included control loop shall have the following two (2)
mode conditions selectable via a BMCS automatic programmed or
operator entry means on a per loop basis:
2.23.2.16.1 DISABLED - Loop not operable. No outputs
calculated or driven. Associated controlled output
end-device(s) may be repositioned by BMCS operator
manual entry for enabled points. Hardwired safety
interlocks operable.
2.23.2.16.2 AUTOMATIC - Loop enabled in automatic mode. All
outputs to be driven to enabled points. All pre-
programmed loop sequences overrides and fail-safes
operable. Hardwired safely interlocks operable.
2.23.2.17 Points and loops which are disabled shall automatically have their
alarms disabled. Disabled points shall:
EITHER
2.23.2.17.1 Be omitted from reports.
OR
2.23.2.17.2 Be identified as disabled on reports.
2.23.2.18 Provide software within the Central Processing Unit for the on-line
development by the Operator of complex and interlocking BMCS
control strategies, at minimum, involving:
2.23.2.18.1 Analogue input and output valves and limits.
2.23.2.18.2 Setpoint valves.
2.23.2.18.3 Digital input status/alarm conditions.


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2.23.2.18.4 Digital output status conditions.
2.23.2.18.5 Scheduling (time of day) criteria.
2.23.2.18.6 Outside ambient conditions.
2.23.2.18.7 Calculated values.
2.23.2.18.8 Boolean and logical operators.
2.23.2.18.9 Alarm conditions.
2.23.2.18.10 DDC and CPA control strategies
2.23.2.18.11 Other conditions as specified elsewhere.
2.23.2.19 Provide the means through the BMCS Operator Interface for the
BMCS Operator to turn OFF any item of BMCS controlled equipment
without the request being overridden by any automatic software
schedule or any other BMCS controlled means but subject to any
applicable protection interlocks.
2.23.2.20 Provide the means to inhibit alarm annunciation on process
converted to engineering units as appropriate. The Operator shall be
provided with the means to change the applicable conversion
constants under password access control.
2.23.2.21 Pulse inputs from, for example, electrical meters shall be converted
to engineering units as appropriate. The Operator shall be provided
with the means to change the applicable conversion constants under
password access control.
2.23.2.22 The following are the requirements for motors after power and
equipment failures:
2.23.2.22.1 Following the interruption of power to a motor it shall
not restart until commanded to do so by the BMCS as
described elsewhere in this Specification.
2.23.2.22.2 The malfunction of any BMCS component shall not
cause the status of a motor to change.
2.23.2.23 If the monitored status and the BMCS commanded status differ then
the BMCS shall command the motor off such that if cannot restart
without manual Operator intervention and a hard copy alarm shall be
generated. Allowance shall be made in the software for any time
delay relays incorporated into motor starters. This feature shall be
incorporated for those motors identified by the Owner.
2.23.3 Monitoring and Control Software (DDC Control)


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2.23.3.1 This section defines software requirements which are specific to
DDC control loops. In addition the monitoring and control software
for DDC systems shall meet the requirements identified elsewhere in
this Specification and other requirements as detailed elsewhere
within the Subcontract Documents.
2.23.3.2 Update rates for DDC outputs shall be on-line selectable by the
Operator on an individual Controller basis in the range of once every
half () second to once every sixty (60) seconds or where DDC
update rates are fixed they shall be updated at least once every six
(6) seconds. The required software control algorithms shall be
resident at the Controller.
2.23.3.3 Provide three term (proportional, integral and differential) software
direct digital control algorithms within each Controller. The Operator
will be able to undertake the on-line modification of the control tuning
constants, scan rate, filters, deadbands, etc. on an individual loop
basis.
2.23.3.4 Provide a means in the DDC algorithms to prevent the occurrence of
integral wind-up and for output range limiting, in a flexible manner,
on an individual loop basis.
2.23.3.5 Provide bumpless transfer between manual and automatic DDC
control modes.
2.23.3.6 Provide on-line development, operation and testing of control
strategies including:
2.23.3.6.1 Ration control
2.23.3.6.2 Output, input and setpoint bias control.
2.23.3.6.3 Cascade control
2.23.3.6.4 Setpoint and output ramping
2.23.3.6.5 Setpoint scheduling (by time of day)
2.23.3.6.6 Boolean operators
2.23.3.6.7 Event and analogue limit / alarm interlocking
2.23.3.6.8 Digital input status / alarm interlocking
2.23.3.6.9 Digital output status conditions.
2.23.3.6.10 Scheduling (time of day, etc) conditions
2.23.3.6.11 Lead / lag compensation
2.23.3.6.12 Calculated values
2.23.3.6.13 Other conditions as applicable


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2.23.3.7 DDC setpoints, as stored in Controller software, shall be derived
from:
2.23.3.7.1 Manual operator entry
2.23.3.7.2 As a bias plus some other system value held with the
same Controller.
2.23.3.7.3 From the input, setpoint or output of some other DDC
loop within the BMCS. (Cascade Control)
2.23.3.7.4 By defined calculated means
2.23.4 Monitoring and Control Software (CPA Control)
2.23.4.1 Scan rates for Monitoring and Control reset outputs shall be on-line
selectable by the Operator on an individual basis in the range of
every one (1) minute to every sixty (60) minutes. Provide a means to
place all reset outputs on a scan rate of at least every five (5)
minutes.
2.23.4.2 Provide Monitoring and Control loop setpoints to be updated
individually on-line by both automatic program control means and by
BMCS Operator entry from any system terminal.
2.23.5 Password Access Control
2.23.5.1 Provide password access control as protection against unauthorised
access to BMCS operations.
2.23.5.2 Provide an installed capacity for a minimum of fifty (50) active
passwords. Provide a password definition for all Operators as
requested by the Main Contractor.
2.23.5.3 Each individual password shall consist of thirty (30) alphanumeric
characters.
2.23.5.4 Each active password shall be directly associated with a set of
individual operators name. Each operators initial set shall consist of
up to Thirty (30) alphanumeric characters.
2.23.5.5 Each active password shall be on-line assignable and shall be
definable in terms of the function level(s) for which it is valid.
2.23.5.6 Provide at least four (4) function levels as follows:
2.23.5.6.1 Level 1:Can undertake all tasks including the
changing of passwords.
2.23.5.6.2 Level 2:Can undertake all tasks except the changing
of passwords and changes to the control sequences,
schedules and special packages.


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2.23.5.6.3 Level 3:Can undertake BMCS manual stop / start
control of motors and modulation of valves and
dampers, obtain report print-outs and can read all
current data values, setpoints and alarm limits.
2.23.5.6.4 Level 4: Can read current values only.
2.23.5.7 Provide the means for an authorised Operator to amend the function
level definitions to meet the changing requirements of the Owner.
This shall be possible on-line under a master password control or
level 1 authority.
2.23.5.8 System access at each terminal shall be automatically concluded
when either an on-line definable period of time (initially set at 3
minutes) has elapsed from the time of the last keystroke on that
terminal and/or when a terminate command is issued.
2.23.5.9 Provide a master password code to allow the Owner to add / delete /
change password and operator initial sets on-line. These changes
shall be only be logged on the printer at the location at which the
change is made.
2.23.5.10 Password entries shall not be echoed at any terminal. The entry of a
valid password shall generate a message of the type FRED SMITH
LOGGED ON, where FRED SMITH is the Operators name, at the
entry terminal.
2.23.5.11 Provide the means for an authorised Operator, under the control of
the master password, to obtain a listing of active passwords and
their associated operators initial sets, their status and access
privileges.
2.23.5.12 Provide the means for any on-line changes to passwords, operators
initial sets or their status to be logged only on the printer at the
location at which the change is made.
2.23.5.13 All reports associated with the password access control package
shall, at minimum, contain:
2.23.5.13.1 Time and date of the report.
2.23.5.13.2 Operator password.
2.23.5.13.3 Active / inactive status of each reported password.
2.23.5.13.4 Access privileges for each reported password.
2.23.5.13.5 Deleted.
2.23.6 Automatic Alarm Lockout


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2.23.6.1 This package shall enable Owner selected alarms generated by
analogue or digital inputs or calculated points to be locked out when
the equipment they are associated with is not operating regardless of
the reason for the non-operation of that equipment. Either ON or
OFF status condition may be designated as the auto alarm lockout
status.
2.23.6.2 Enabled analogue and digital inputs shall continue to be scanned
and the current values shall appear on all the relevant logs together
with an identification of all inputs having the auto-lockout feature.
2.23.6.3 Provide the means for an override of auto-lockout on operator
specified inputs whether or not the associated system is operational.
2.23.6.4 Upon start-up of a system the auto-lockout feature for points on that
system shall be automatically removed from that system after an
Operator on-line defined period of time. The reverse shall also act
automatically on the shut-down of the system.
2.23.6.5 Provide a summary log available on-demand, on a point / system /
building / total basis. At minimum this summary log shall indicate
which points have the auto-lockout feature and which inputs
currently have alarms locked out.
2.23.6.6 Authorised operators shall be able to add and delete points having
the auto-lockout feature and to change the lockout time delay
following the start-up of systems.
2.23.6.7 The actions of the automatic alarm lock-out programme shall not
cancel existing point alarm conditions.
2.23.7 General Operation Software
2.23.7.1 The general operative software shall include all programs needed to
manage the scheduling of both system and application programs. It
shall include all programs needed for use of the systems peripheral
devices and communications networks. Parts of this software may
be restricted from user modification to insure system integrity.
However, the following user access to the executive software shall
be provided.
2.23.7.1.1 Ability to switch failing output devices to another
device without loss of data or otherwise handle
device failures (e.g., jammed printers).
2.23.7.1.2 Ability to modify the priorities and scheduling of
application programs.
2.23.7.1.3 Ability to add or delete peripheral devices.


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2.23.7.2 Provide diagnostic programs to report and display DDC system
failures at the Operator's console both on CRT and printer. Provide
on-line error detection and messages for the discs, power supplies,
CPUs, communications boards, and peripherals. Upon failure of a
CRT display system, the operator shall have the option of interacting
with the system via the printers.
2.23.7.3 Provide Software Time Clock which shall display date, time
information where required to resolution of one minute and otherwise
supply data to programs at resolution of one second; display real
time clock in 24 hour format and date. Time and date reset table by
simple keyboard entry.
2.23.7.4 Peripheral Equipment Selection:
2.23.7.4.1 Provide peripheral equipment selection control to
apportion data to peripheral console as required (e.g.,
alarms to alarm printer).
2.23.7.4.2 Apportionment of Data and Control Functions shall
be a programmable function by a high level operator
at any console. Initialisation of the apportionment of
data shall be according to the description of the
Functional Requirements stated under each Console
Description. BMCS Sub-Contractor shall provide all
software and programming time required to initialise
the system. Submit initial apportionment for all
monitored and control functions for review prior to
final programming.
2.23.7.4.3 The graphics display shall be logically divided to allow
the simultaneous occurrence of operator interaction
and alarm indication with no interference to each
other's screen display.
2.23.7.5 The system shall observe the following command priorities (from
highest to lowest):
2.23.7.5.1 Life Safety (Emergency operation).
2.23.7.5.2 Manual Operator Command.
2.23.7.5.3 Energy Management.
2.23.7.5.4 Automatic Control.
2.23.8 Operator Interface Program.
2.23.8.1 Provide a high-level language as the operator interface with the
system for defining and selecting points, parameters, report
generation, graphics, and all functions associated with day-to-day
operation of the system.


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2.23.8.2 Provide software to notify the operator of the occurrence of an alarm
condition. All alarm messages displayed on the Colour Graphics
Display, on the local printer, and on the remote printer shall be in
simple English-language format. System shall print and sound an
audible alarm at each occurrence. Operator acknowledgement shall
silence the audible alarm. System shall print upon return to normal.
2.23.8.3 Report Generation Software shall be provided to present system
information in an organised manner.
2.23.8.3.1 Plant Point Log - A log for each plant which shall
include all points required for operation and
monitoring of the plant. Do not include points which
are used in intermediate calculations and program
logic or points used for plant tuning and
commissioning. Display for each point: Point Name,
Point Description, Current Value, Engineering Units,
Alarm Status and Command Priority.
2.23.8.3.2 Application Program Logs - Log for each program
shall include current values of all points and
parameters used in application program.
2.23.8.3.3 Summary Logs - Logs which summarise system
status. Include as minimum:
Alarm Summary
Run Time Totalization Summary
Disabled Point Summary
2.23.8.4 Provide fully implemented interactive graphics with latest available
process data fully integrated with the display.
2.23.8.4.1 Point values shall be dynamically updated at least
every 20 seconds.
2.23.8.4.2 Use different colours for the various system
components to facilitate rapid recognition and ease of
interaction. Colours shall be uniform on all displays,
such as all master alarms red blinking with reverse
field.
2.23.8.4.3 Graphics generation and editing shall be via a high
level interactive programming language. The
graphics program shall be provided with a library of
standard symbols with the capability for user to add
custom symbols.
2.23.8.4.4 Provide graphics for but not limited to the following.


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Floor plans showing status of associated points
within area including but not limited to: smoke
detectors, HVAC equipment, associated
lighting contactors. Indicate locations of
equipment within each area such as DDCs,
FEPs, TUCs, space temperature sensors,
lighting control panels, etc.
Separate Air, Water and Fuel Oil and Electrical
Systems Schematics showing all systems in
Block Diagram Form. System status (on, off,
alarm) shall be indicated. Risers shall include
common sensing points such as outside air and
supply and return temperature in main piping
systems.
Each air, fuel oil and electrical water plant.
2.23.8.5 Provide software to output a user programmed message in response
to an alarm or change of value of any system point. Message length
shall be at least 4 lines of 80 characters each.
2.23.9 Application Software
2.23.9.1 Time of Day Scheduling
2.23.9.1.1 A comprehensive program shall be provided to
automatically start and stop equipment based on the
time of day and day of week, including holidays. The
scheduled time-of-day program shall operate in
conjunction with and shall be coordinated with
optimised Start/Stop program.
2.23.9.1.2 It shall be possible to individually command a point or
group of points. For points assigned to one group it
shall be possible to assign variable time delays
between each successive start or stop command
within that group. The system shall have the capacity
to accommodate a minimum of 500 uniquely defined
schedules. Each load group shall be capable of
accommodating a minimum of 250 loads.
2.23.9.1.3 The operator shall be able to define the following
information:
Time, day, dates.
Commands such as on, off, auto, etc.
Load or loads as signed to groups.
Time delays between successive commands.


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There shall be provisions for manual over riding of
each schedule by an appropriate operator.
2.23.9.1.4 The following reports shall be provided:
Report of any and all defined time schedules.
Loads assigned to each time schedule.
2.23.9.2 Programmed Start / Stop
2.23.9.2.1 This package shall enable the start / stop of
equipment on a scheduled basis under programme
control. Entry shall be protected by the password
access control system.
2.23.9.2.2 Provide the means for an authorised Operator to
assign on-line a delay between equipment start-ups
to prevent both excessive demand on the electrical
power system and equipment damage.
2.23.9.2.3 This package shall automatically perform start / stop
operations at a minimum of four start and four stop
times scheduled for eight days -- seven days of the
week and special provisions for holidays.
2.23.9.2.4 Changes to start / stop times, time delay between
equipment starts, addition and deletion of points on
the start /stop schedule and to the days of the week
shall be achievable from the BMCS Operators
console.
2.23.9.2.5 Provide an interactive procedure for entering the start
/ stop schedules, requiring only item identification and
times to be entered by the Operator. The Operator
shall not have to construct a series of logic
statements in order to establish this schedule.
2.23.9.2.6 This package shall be set up to perform start / stop
control on all motors controlled by the BMCS with
each motor having its own start / stop schedule.
2.23.9.2.7 This package shall be overridden by an Operator if
the Operator wishes to assume manual control from
the BMCS of equipment scheduled by this
programme. Such changes shall be automatically
logged on the alarm printer.
2.23.9.2.8 Schedule for the start / stop of equipment shall be
maintained at the Controller.


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2.23.9.2.9 Provide a summary log, on demand, indicating at
minimum all points scheduled by this programme and
the schedule for each point. This log shall be
available on a point, system, building and total BMCS
basis.
2.23.9.3 Run-Time Totalization
2.23.9.3.1 Provide monitoring and totalization of the run times
for digital status inputs of equipment such as fans and
pumps. Where an analogue input variable, such as
flow rate, is monitored by the BMCS as the positive
indication of operation then this input may be used as
the basis for the run-time hours to be totalized.
2.23.9.3.2 Totalization shall be selectable on a per point basis
for either the open or closed condition of the digital
(status) input.
2.23.9.3.3 A high run time alarm limit shall be assigned, if
required, to each point on run time totalization, the
attainment of which shall generate a suitable hard
copy report message. This limit shall be changeable
on-line by personnel with the required password level.
2.23.9.3.4 Run times shall be reset to any total between 0 and
99999 hours whilst on-line by personnel having the
necessary password. The date on which the value
was reset shall also be entered. If no date is entered,
the previous date shall remain.
2.23.9.3.5 Run times shall be totalized up to 99999 hours before
resetting to zero. Automatic resetting of a run time to
zero shall cause a suitable hard copy message to be
provided.
2.23.9.3.6 Provide the means for a minimum of 500 run times to
be totalised. Maximum scan frequency shall be once
every six minutes.
2.23.9.3.7 Provide a run time totalization summary, available on
demand. The summary shall indicate the cumulative
run time of all digital inputs on run time totalization
and the high run time limits. This summary shall be
available on a per point, per system, per building and
total BMCS basis.
2.23.9.4 Start/Stop Time Optimisation (SSTO)


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2.23.9.4.1 The automation system shall include a software
program to perform optimised start-up and shutdown
of selected equipment. The SSTO program shall
start HVAC equipment at the latest possible time that
will allow the equipment to achieve the desired zone
conditions by occupancy time. The SSTO program
shall also shutdown HVAC equipment at the earliest
possible time before the end of the occupancy period,
and still maintain desired comfort conditions.
2.23.9.4.2 It shall be possible to apply the SSTO program to all
individual plants.
2.23.9.4.3 The SSTO program shall operate on outside weather
conditions as well as inside zone conditions, and
empirical factors. The empirical factors shall relate to
the dynamic responsiveness of particular zones such
as heat retention and transfer coefficients. The
program shall be fine tuned during the warranty
period using empirical data compiled during operation
of the building.
2.23.9.4.4 The program shall automatically adjust itself utilising
adaptive control techniques.
2.23.9.4.5 The system operator shall be able to, for each system
under control of the SSTO program, establish and
modify the following parameters:
Occupancy Period
Desired Occupancy Temperature
Cooling Transfer Coefficients
Cooling Retention Coefficients
Primary Equipment Lagtime
2.23.9.4.6 A report shall be provided detailing SSTO parameters
such as zone coefficients, zone occupancy time and
temperature, activated/ inactivated zones, etc.
2.23.9.4.7 Optimum start/stop times shall be determined for
each air handling unit controlled by the BMCS.
2.23.9.4.8 If the optimum start / stop programme determines
early morning cool-down is required then the
programme shall determine the concurrent start time
of the air handling units (operating with closed fresh
air intake) and fan coil units. The space temperatures
associated with other units are detailed in the BMCS
point schedule section of this Specification.


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2.23.9.4.9 This package shall continuously monitor the space
temperature(s) and outside air temperature for each
system specified to be under optimised start - stop
control. The control algorithm shall start the system
up at the latest possible moment as necessary to cool
the space down to the required temperature prior to
scheduled occupancy. Fan systems shall be operated
with dampers in the full recirculation position during
morning cool-down.
2.23.9.4.10 This package shall shut the system down up to a
maximum of one hour early if the space temperature
and outside air temperature indicate that the building
flywheel effect will maintain the space temperature
within acceptable limits until the scheduled
unoccupied period.
2.23.9.4.11 The occupancy schedule shall consist of a normal
start time and finish time for each mechanical system
for each day of the week, with a special provision for
holidays. Changes to these normal start and vacancy
times and the addition and deletion of mechanical
systems on the Optimum Start / Stop program shall
be achievable on-line by the Operator under
password access control.
2.23.9.4.12 The initial set-up of this package shall be based on
empirical, or theoretical, calculations considering the
building construction, orientation, mass and podium
retail traffic patterns (to be provided to the BMCS
contractor by the owner for initial input). The package
shall be structured such that job site tuning may be
done by simple keyboard entry of one multiplier to the
empirical formulas results or it shall be adaptive.
Printout of space and outdoor air temperature and
humidity shall be provided at optimised shut down
time and at programmed unoccupied time.
2.23.9.4.13 Provide the means for an authorised operator to
select entire system shutdown, or to select only
certain items of equipment in a system to be shut
down or placed in manual mode, under control of this
package.
2.23.9.4.14 Provide an on-demand hard-copy and soft copy
report of the relevant start / stop times and all the
Operator entered parameters for each system under
control from this programme.
2.23.9.5 Duty Cycling


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2.23.9.5.1 Provide a duty cycling package to conserve energy
by the cycling of mechanical systems.
2.23.9.5.2 The operation of this package shall be coordinated
with the power demand limit program.
2.23.9.5.3 Each load shall have an operating time interval during
which the load may be cycled on and off provided that
it is scheduled to be operational. The cycle off time
shall be selectable by the Operator and shall also be
automatically adjusted based on space conditions or
outside air temperatures.
2.23.9.5.4 Provide the means for an Operator to establish
minimum and maximum on and off times for each
piece of equipment controlled by this package and
high / low limits for associated analogue points, the
attainment of which shall cause the cycling to be
suspended.
2.23.9.5.5 Provide a summary report for all loads controlled by
this package showing all variable parameters
associated with each load.
2.23.9.5.6 All variable parameters shall be changeable on-line
by the Operator.
2.23.9.6 Supply Air Temperature Reset
2.23.9.6.1 Provide a BMCS software package to determine the
supply air temperature setpoint. When mechanical
units are in the BMCS automatic mode of control then
the supply air temperature setpoint shall be
automatically calculated and implemented by the
BMCS in accordance with the appropriate procedure
as detailed herein or as detailed in the sequences of
operation.
2.23.9.6.2 For those mechanical systems in which the air
handling units provide primary air for the office tower
and podium areas cooling systems which are under
BMCS control, the supply air temperature setpoint of
the associated air handling units shall be set in
accordance with the following procedure:
The initial supply air temperature setpoint shall
be Operator on-line definable and shall be set
at the temperature defined on the Mechanical
Drawing Schedule.


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The maximum change in the supply air
temperature setpoint at any one time shall not
exceed 1C.
The supply air temperature setpoint shall not be
reset outside Operator on-line definablelimits
which shall be set initially at 15C and 25C.
2.23.9.7 Calculation of Psychometric Properties
2.23.9.7.1 Provide a package to calculate the following
psychometric properties of air when the values of any
two of the properties are known:
Dry bulb temperature
Wet bulb temperature
Dewpoint temperature
Relative humidity
Enthalpy.
2.23.9.7.2 The calculated values shall correspond to the CIBSE
sea level psychometric chart in the range of -10C to
60C.
2.23.9.7.3 Provide this package complete with all the features
specified for the calculated point package detailed
elsewhere in this Specification.

2.23.9.8 Calculated Points (Attached).
2.23.9.8.1 Provide a package that will create an on-line software
pseudo-point in the BMCS system as a result of a
series of calculations.
2.23.9.8.2 The calculations required may use operator entered
constants, values of other points in the BMCS or
values of other calculated points as variables in the
equations.
2.23.9.8.3 Provide the means for the calculated points to be
used in loops for control purposes similar to any other
point in the BMCS.
2.23.9.8.4 Provide the means for points to be created on-line by
an authorised operator and formatted into systems for
summary purposes, e.g.: power factor, equipment
efficiencies, etc.


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2.23.9.8.5 Provide the means for totalization of values as part of
this package, e.g. energy use totals, flows etc.
2.23.9.8.6 The frequency of calculation shall be operator
assignable. Provide the means for a calculation to
operate at a frequency equal to the scan rate of the
associated input or control loop.
2.23.9.8.7 Provide automatic report printout, of all and selected
calculated points, on both a scheduled and on-
demand basis.
2.23.9.8.8 Provide the means for high and low alarm and control
action limits to be set on calculated and on-demand
basis.
2.23.9.8.9 All data shall be stored on spreadsheet files
(Microsoft Excel Compatible - latest version, or
equivalent).
2.23.9.9 Dynamic Graphical Trending
2.23.9.9.1 This package shall provide the quasi-continuous
dynamic trending of system points as selected by the
operator. It shall be used, for example, in the
monitoring and tuning of control loop performance via
the VDU. Selectable systems points shall include
analogue inputs, DDC and reset outputs, set-points,
accumulator inputs and computed values. Points shall
be plotted as they are sampled.
2.23.9.9.2 The concurrent trending of a minimum of 3 selectable
points shall be provided. Point values shall be plotted
on a selectable rate between every 5 seconds and
every 15 minutes.
2.23.9.9.3 Points selected and plotting rates shall be selectable
on-line by personnel having the required password
level.
2.23.9.9.4 The colour VDU display shall automatically index to
the left, or be scrolled as applicable, when the screen
becomes full.


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2.23.9.9.5 Provide pseudo-continuous analogue graphical
trending. Selectable variable X and Y axis scale
ranges shall be available to the user so as to
enhance the visual resolution of any trend.
Engineering units shall be clearly identified on a
display. Provide variable axis scaling to
accommodate, at minimum, selectable full screen
spans in the range of 5% to 100% of the full
engineering range of the variable. The time-axis
scaling shall accommodate discrete selectable range
spanning, at minimum, 2 minutes to 180 minutes.
2.23.9.9.6 Provide differentiation between individual trends on
display.
2.23.9.9.7 All data shall be stored on spreadsheet files
(Microsoft Excel Compatible - latest version or
equivalent).
2.23.9.10 Interlocking Programmes
2.23.9.10.1 Provide a software routine, that may be utilised on
line, to achieve interlocking control sequences. The
initial package shall be constructed to meet the
sequence of operation described elsewhere in the
Specification. This package shall enable the
Operator, however, to add/delete/change interlocks.
The package shall be such that interlock sequences
may be (re)constructed by the trained, authorised
representative of the Owner.
2.23.9.10.2 The routine shall utilise logical statement with the
following minimal operators:
Or/and/nor/and logical operators.
Time delay to energise.
Time delay to de-energise.
Greater than/less than comparators.
Accumulator points.
Calculated points.
PID algorithms.
Analogue limits, alarms, outputs and
setpoints.
Arithmetic operators.


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2.23.9.10.3 Provide the means for any function ordinarily
performed to be executed as a result of an interlock
statement execution.
2.23.9.10.4 Provide the means for statements to be constructed
utilising any point within the system whether
calculated or field values.
2.23.9.10.5 Provide the means for analogue limits to be used in
the statements and assignable to interlock
statements. An example would be: If, Fan 1 is ON
and space temperature in less than the low alarm
limit, them Pump 1 shall be ON.
2.23.9.10.6 The interlock routines shall have priorities assigned
such that one interlock may take precedence over
another. For example If Zone 1 is in smoke
conditions, Fan 1 shall be OFF. If this statement has
higher priority than other interlock sequences
involving Fan 1, it shall override the other interlocks.
2.23.9.11 Database Management
2.23.9.11.1 Provide an on-line database spreadsheet
management package to enable changes,
redefinitions, deletions and additions to be made to
the BMCS on-line database to be provided under this
Subcontract.
2.23.9.11.2 Provide on-line access from any system keyboard.
2.23.9.11.3 Provide the means for an Operator to obtain, on-line,
hard-copy reports of data base definitions and a
point/system/building/total BMCS basis.
2.23.9.11.4 Operator use of this package shall be echoed at the
terminal at which they are made.
delete, modify and add points and systems on-line via
this package.
2.23.9.12 Historical Data Recording and Reporting
2.23.9.12.1 Provide a package for the on-line storage and recall
of historical data in a graphical and spreadsheet form.
This programme shall be applicable for, at minimum,
1000 BMCS points or computed values which shall
be sampled at an Operator selected scan rate of
between once every second to once per day. At
minimum, 3000 samples of data shall be stored for
each point assigned to this feature by the Operator
onto the hard disk of the Central Processing Unit.


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2.23.9.12.2 Upon an Operator request, data shall be output in
graphical or tabular form. A selectable output span
from 12 to 3000 samples shall be available. Output of
data shall be at the device specified by the Operator.
2.23.9.12.3 Provide up to 6 Operator selectable points on each
graphical / tabular output to enable comparison
between system variables. The time span covered by
the data shall be selectable by the Operator.
2.23.9.12.4 Points associated with this package shall be Operator
selected and on-line definable.
2.23.9.12.5 The engineering ranges corresponding to the
variables shall be clearly indicated on the data output.
2.23.9.12.6 Where incomplete data is available during the period
specified, for such reasons as a sensor malfunction
or computer system down-time, then it shall be clear
in the data presentation that data for this period is not
available.
2.23.9.12.7 The graphical form shall be output on the colour
graphic VDU and shall be in the form of continuous
line X-Y plots. Each trace shall be clearly
differentiated. The tabular form of historical data shall
be output on a printer or on a VDU as selected by the
Operator. Should more than one location be provided
with a colour VDU under this Subcontract, or in the
future, then it shall be possible to obtain this feature
at different locations independently of each other and
concurrently.
2.23.9.12.8 The X and Y axes for the graphical form shall be
established by an interactive programme.
2.23.9.12.9 The X (horizontal) axis shall be suitably scaled to
match the time period covered by the requested
historical data. The time period shall be determined
by the operator, who shall indicate the start and finish
times. These times shall be within the previous 90
days.
2.23.9.12.10 An authorised Operator shall be able to indicate the
time span and points for which historical data graphs
are required. The BMCS shall indicate on the VDU
the minimum and maximum values for each point
during the relevant Y axis scaling factors.
2.23.9.12.11 If only one engineering units range is required for the
variables.


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2.23.9.12.12 To be displayed in the graphical form, then the Y axis
shall be shown in the relevant engineering units
range and the system shall automatically select a
range which will allow for the maximum visual
resolution of the information to be displayed.
2.23.9.12.13 If more than one engineering units range is selected
for a single display then the Y axis shall be scaled
from 0 to 100 in intervals of 10. The engineering
ranges corresponding to the 0 to 100 scale shall be
clearly indicated on the graph for each individual
trace.
2.23.9.12.14 The X-Y scales shall be arranged such that they
utilise the maximum space on the VDU with maximum
trend definition.
2.23.9.12.15 Provide an on-demand summary, available to an
authorised operator, indicating points having a
historical data recording capability.
2.23.9.12.16 An authorised Operator shall be able to add or delete,
on-line, points associated with this programme.
2.23.9.12.17 This package shall operate under the password
protection facility.
2.23.9.13 Power Fail / Auto Restart
2.23.9.13.1 The BMCS shall monitor the electrical meters from
the associated building low voltage main switchgear,
and emergency generator as detailed in the Electrical
Specification.
2.23.9.13.2 Upon loss of power to a motor controlled by the
BMCS the motor control relay(s) shall be de-
energised such that the motor cannot restart upon the
resumption of power until:
Either:
The Operator manually commands the motor
on.
Or:
The BMCS power fail / auto restart program
automatically initiates the appropriate
restart sequence.



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2.23.9.13.3 Where the loss of power has been detected by the
BMCS via the monitoring detailed above, the restart
sequence shall be initiated automatically by the
BMCS when it detects the resumption of power.
2.23.9.13.4 Where the loss of power has not been detected by
the BMCS, the motor(s) affected shall not restart
upon a resumption of power until the Operator enters
a manual command.
2.23.9.13.5 The automatic restart sequence shall be coordinated
with the power demand control programmes detailed
elsewhere in this Specification. A single restart
sequence shall be implemented for motors controlled
by the BMCS.
2.23.9.13.6 The restart sequence shall establish the order of
start-up for the motors and the time delay between
sequential starts. Start-up of equipment shall be
undertaken in the same manner in which systems are
restarted under normal operating conditions. Only
those motors which should be operational in
accordance with time schedule or application
program requirements shall be started. Where the
BMCS monitors a partial building power failure then
the affected motors will be started in their order on
the overall restart sequence when the return of power
is detected by the BMCS.
2.23.9.13.7 Upon loss of electrical power to a Controller or the
Central Processing Unit, they shall shut-down in a
manner which ensures that there is no damage to any
BMCS components or loss of data. No equipment
controlled by the BMCS shall be placed in an
unacceptable or hazardous operating mode by the
BMCS as a result of the loss of power. If the motors
controlled by the Controller that has lost power have
not themselves lost power, then the motors shall
continue to operate.


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2.23.9.13.8 Upon restoration of either normal or emergency
electrical power to the Controller or Central
Processing Unit, they shall recommence programmed
operation in an orderly and controlled manner.
Equipment controlled by the BMCS shall not be
placed in unacceptable or hazardous operating
modes by the system during this restart sequence.
The BMCS clocks shall be automatically updated
from the uninterruptible master real-time clock
immediately following stable electrical power
restoration and prior to the execution by the BMCS of
any equipment restart schedules. The BMCS shall
ascertain the status of motors and where the stopping
of a motor is identified as corresponding to a power
failure monitored by the BMCS then the BMCS shall
implement the appropriate automatic restart
sequence as detailed above.
2.23.9.13.9 Alarms for the loads that have shut down due to loss
of power shall be suppressed during failure. Only
those loads failing to respond to a restart command
shall be alarmed.
lockout the restart portion of this programme by
entering a single command. Similarly, the Operator
shall be able to re-enable the restart portion of this
programme by entering a single command.
2.23.9.13.11 The time and date of UPS and / or normal power and
/ or emergency power termination and
commencement shall be automatically logged when
power is restored.
2.23.9.13.12 All loads controlled by the BMCS shall be assigned to
the auto restart schedule by the BMCS Sub-
Contractor in accordance with the direction of the
Owner. An Operator having the correct password
level shall be able to reassign the order of equipment
restarts and the time delay between equipment
restarts in any of the automatic restart sequences.
2.23.9.14 Event Messages
2.23.9.14.1 Provide an event message package which permits an
expanded message, up to fifty (50) characters, to be
output upon the occurrence of a particular event.
Provide output event messages as a function of:
Time
Time and Day


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Time and Date
Change of state (digital input)
Any alarm condition (BMCS and process
alarms)
Any combination of the above
2.23.9.14.2 Provide the means for the generation by an Operator
of one hundred (100) such event messages.
2.23.9.14.3 Provide the means for more than one event to be
associated with one particular message.
2.23.9.14.4 Provide the means for messages to be input,
modified or deleted on-line by an authorised operator.
redefine the relationship between event and message
on-line under password control.
2.23.9.14.6 Provide a summary detailing all the event messages
and which messages are associated with which
events.
2.23.9.14.7 Provide the means for more than one message to be
assigned to a particular event thereby enabling a
longer total message to be generated as a sequence
on individual messages.
2.23.9.15 Post Fire Alarm Equipment Restart
2.23.9.15.1 Upon detection of a fire all of the mechanical
equipment in the building will be shutdown by the fire
alarm system. All fire alarm system control actions
shall override BMCS control.
2.23.9.15.2 The BMCS shall inhibit alarms associated with the
terminal air handling units when these unit(s) stop
and the BMCS monitoring of the fire alarm point
indicates a fire alarm has been enunciated by the fire
alarm system.


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2.23.9.15.3 Following the return to normal of the fire alarm
system an Operator manually entered command shall
initiate the restart of any equipment which stopped
during the period of the fire alarm and which was not
commanded to do so by the BMCS. The restart
procedure shall be the same as that detailed for the
power fail / auto restart software package. It shall not
be possible for the Operator to initiate this restart until
the BMCS monitored fire alarm point indicated a non-
fire alarm condition.
------------------------------------
------------------------------------

3.1 WORKMANSHIP
3.1.1 Install all wiring and control systems by regularly employed operators of
the Building Management and Control Systems Sub-Contractor.
3.1.2 Run all wiring in a neat and workmanlike manner, in true plumb fashion,
adequately clipped and supported to minimise sagging and in full
compliance with the latest IEE regulations. Refer to the Electrical
Specification for details of trunking, conduit, fixing and clipping
requirements.
3.1.3 Installation subject to the approval of the Main Contractor.
3.1.4 Mount all switches/isolators neatly, by the Building Management and
Control Systems Sub-Contractor, within 1.5m of the associated individual
motor starter or around individual motor control centres.
3.1.5 Provide full shielding of all electrical and control cabling to prevent
interference from adjacent equipment and other containment, and also
from BMCS Sub-Contractor wiring to prevent interference to other building
systems.
3.2 IDENTIFICATION
3.2.1 All thermostats (except room type), transmitters, controllers, valves and
dampers to have a nameplate of black Bakelite with white lettering
mounted on or adjacent to the device, identifying the reference and
description of the device. Where there is more than one system in any one
space, each nameplate to bear the system number.
3.2.2 Provide control diagrams laminated between plastic on 6.35mm Masonite
board for each system control panel. Mount the diagrams next to the
control panels. Identify all devices on the diagrams with the same
terminology and references used for the nameplates.
3.3 ACCEPTANCE PROCEDURE


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3.3.1 Submittal data relevant to functions, limits, sequences, interlocks, power
fail-restart, logs, software routines and associated parameters, and other
pertinent information for the operating system and data base.
3.3.2 Upon successful completion of system installation and commissioning, the
Main Contractor and Engineer shall be requested, in writing, to inspect and
approve the satisfactory operation of the building management and control
system, providing notice of at least one week.
3.3.3 Upon receipt of a detailed snagging list from the Main Contractor, an
installation inspection report shall be prepared showing, by system, each
outstanding item on the snagging list. After all items appearing on the
installation inspection report are completed, a second written request for
system approval shall be made to the Main Contractor.
3.3.4 The BMCS Sub-Contractor shall furnish the services of competent
instructors who will give instruction in the adjustment, operation and
maintenance, including pertinent safety requirements, of the equipment
and system specified. The training shall be oriented toward the system
installed rather than being a general training course. Each instructor shall
be thoroughly familiar with all aspects of the subject matter they are to
teach. All equipment and material required for classroom training shall be
provided by the Sub-Contractor.
3.3.5 The training program shall be accomplished in two phases for the time
interval specified for each phase.
3.3.5.1 The first phase shall be given prior to the acceptance test period at a
time mutually agreeable between the BMCS Sub-Contractor and
Main Contractor, Engineer and Client, and shall be at least five (5)
days (8 hours/day) in length. Operating personnel will be trained in
the functional operations of the BMCS installed and the procedures
that the operators will employ for system operation. The training
shall include but not be limited to:
3.3.5.1.1 General BMCS Configuration
3.3.5.1.2 Operation of Computer and Peripherals
3.3.5.1.3 Command Line Mnemonics
3.3.5.1.4 Report Generation
3.3.5.1.5 Operator Control Functions
3.3.5.1.6 Graphics Generation
3.3.5.1.7 General equipment layout
3.3.5.1.8 Troubleshooting procedures
3.3.5.1.9 Preventive Maintenance procedures


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3.3.5.1.10 Sensor maintenance and calibration
3.3.5.2 The second phase shall be conducted after system acceptance
testing for a period of three (3) days. The training shall include but
not be limited to:
3.3.5.2.1 DDC Programming
3.3.5.2.2 Data Base Generation
3.3.5.2.3 Supervisory Level Operator Commands
3.3.5.2.4 Topics requested by Client.
3.4 CALIBRATION AND COMMISSIONING
3.4.1 The BMCS Sub-Contractor shall perform a three-phase commissioning
procedure consisting of field I/O calibration and commissioning, system
commissioning and integrated system program commissioning. All
commissioning information shall be documented on commissioning data
sheets, which will be submitted prior to acceptance testing. The Main
Contractor shall be notified in writing of the testing schedule so that
operating personnel may observe calibration and commissioning.
3.4.2 Field I/O Calibration and Commissioning
3.4.2.1 Prior to system program commissioning, the BMCS Sub-Contractor
shall verify that each control device has been installed according to
the shop drawings and shall test, calibrate, and bring on-line each
control device. Commissioning shall include but not be limited to:
3.4.2.1.1 Sensor range.
3.4.2.1.2 Sensor accuracy at 10, 50 and 90% of range.
3.4.2.1.3 Verify analogue limit and binary alarm reporting.
3.4.2.1.4 Point value reporting.
3.4.2.1.5 Binary alarm and switch settings.
3.4.2.1.6 Actuator ranges.
3.4.2.1.7 Failsafe position on loss of control signal, and electric
supply.
3.4.2.2 Calibration and test data shall be recorded on commissioning data
sheets and submitted. Data sheets shall include the device
designation, the date of commissioning and name of person who
performed commissioning.
3.4.3 System Program Commissioning


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3.4.3.1 After control devices have been commissioned, each DDC program
shall be put on-line and commissioned. The Contractor shall confirm
that the DDC program logic follows the approved software flow chart
and sequence of operation. Each control loop shall be adjusted to
provide stable control and control within the specified accuracies.
System program commissioning results and loop adjustments shall
be recorded on commissioning data sheets and submitted.
3.4.4 Integrated System Commissioning
3.4.4.1 After all DDC programs have been commissioned, the BMCS Sub-
Contractor shall verify the overall system performs as specified.
Tests shall include but not be limited to:
3.4.4.1.1 Data communication, both normal and failure modes
3.4.4.1.2 Fully loaded system response time
3.4.4.1.3 Impact of component failures on system operation
3.4.4.1.4 Time/date changes
3.4.4.1.5 End of month/end of year operation
3.4.4.1.6 Global application programs
3.4.4.1.7 System backup and reloading
3.4.4.1.8 System status displays
3.4.4.1.9 Diagnostics
3.4.4.1.10 Power fail restart procedure
3.4.4.1.11 Battery backup
3.4.5 Non-DDC Subsystems
Subsystems not controlled by DDC shall also be tested and commissioned.
3.4.6 All systems shall be commissioned for practical completion as per the Main
Contractors programme. However for certain systems that depend on the
maximum and minimum design conditions, the Building Management Sub-
Contractor shall allow for repeat visits to fine tune the systems in order to
complete the commissioning. This additional commissioning shall be
particular, but not limited to the following systems:-
3.4.6.1 Chilled water and condenser water systems
3.4.6.2 Air Handling Units
3.4.6.3 Ventilation Systems
3.4.6.4 Exhaust Systems


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3.4.6.5 Domestic Water Systems
3.4.6.6 Electrical Systems
3.4.7 All motor control centres/panels shall be fully tested and certified at works,
with submittals issued to the Main Contractor and passed, prior to delivery.
Witness testing of the complete panel prior to release from works shall also
be included for two people, the Main Contractor and the Engineer
representatives including travel and accommodation (if an overnight stay is
required)
3.4.8 All frequency inverters shall be commissioned to correspondingly modulate
the control voltage to suit the output signal determined by the BMCS, in
conjunction with other Contractors.
For example, if the BMCS signals the Chilled water secondary pumps to go
to 50% of full flow, then the frequency inverter shall have been
commissioned to produce this output, with perhaps a signal voltage of 8V
(indicative only) from the BMCS (full range 0-24V). The exact signal
required to achieve the 50% flow shall be calculated at the time of
commissioning in coordination with the Sub-Contractor.
3.5 ACCEPTANCE TESTING
3.5.1 The BMCS Sub-Contractor shall submit a detailed acceptance test
procedure designed to demonstrate compliance with contract requirements
at least 4 weeks before the start of BMCS testing. This procedure shall be
approved prior to the start of the testing. The acceptance test procedure
shall describe, step by step, how each type of point, application program,
control program and other system function will be demonstrated during
acceptance testing. The procedures shall generally follow the
commissioning procedures described above.
3.5.2 During acceptance testing provide services of a fully qualified building
automation technician who is knowledgeable of the project.
3.5.3 Using the commissioning test data the Main Contractor, Engineer and
Client representative shall select, at random, functions to be demonstrated.
These functions shall be demonstrated by the BMCS Sub-Contractor in
accordance with the acceptance test procedure. As required by the Main
Contractor between 15 and 100 percent of the system's functions shall be
demonstrated. At least 95% of the functions demonstrated must perform
as specified and documented on commissioning data sheets or the system
must be re-tested after faults have been corrected.
3.5.4 Test instruments required shall be furnished by this BMCS Sub-Contractor.
Submit catalogue data on all instruments for approval prior to performance
of tests.
Instrument Accuracy
Temperature: 0.125C or 0.5% of full scale, whichever is less


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Pressure: 3.5 KPA or 0.5% of full scale, whichever is less
Humidity: 2% RH
Electrical: 0.25% of full scale
3.5.5 Endurance Test
After the above acceptance tests are complete and the system is
demonstrated to be functioning as specified, a thirty-day endurance test
period shall begin. If the system functions as specified throughout the
endurance test period requiring only routine maintenance and adjustment,
the system shall be accepted. If during the endurance test period the
system fails to perform as specified and cannot be corrected within eight
hours, the Client may request that the endurance test be repeated after
problems have been corrected.
3.6 SYSTEMS SEQUENCE OF OPERATION
3.6.1 Chilled Water System
3.6.1.1 The chilled water system consists of 4 No. water cooled chillers
(CHLR-1,2,3&4) in the basement 2 plant room, with 1 No. dedicated
primary chilled water pump per chiller (P-6, 7, 8 & 9). Secondary
chilled water pumps will then distribute the chilled water to various
circuits serving air handling units, tenant fan coil units and heat
exchangers. Heat Exchangers and their associated secondary
chilled water pumps are used as pressure breaks within the tower.
The secondary circuits downstream of each heat exchanger have
dedicated secondary pumps, pressurisation units and controls to
distribute chilled water to the air handling units, fan coil units and A/C
units, etc in their respective zones.
3.6.1.2 The primary chilled water pumps (P-6,7,8,9&10) are sequenced with
the 4 No. chillers, with 1 No. standby pump (P-10). The primary
pumps are headered together so that the number of chillers and
primary pumps in operation are always matched. Any one pump can
operate with any one chiller. The BMCS shall provide auto
changeover to the standby primary pump in the event of failure of the
running pump (via differential pressure sensors). The primary
pumps shall be automatically scheduled by the BMCS to change
over in their sequence of starting (i.e., once per week - adjustable)
so that even wear is placed upon all 5 No. primary pumps.


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3.6.1.3 When the BMCS calls for cooling, as determined by a rise in the
primary return chilled water temperature above the setpoint (initial
setting 13C), 1 No. chiller shall be started by the BMCS in the
auto mode. The BMCS shall sequence the order of the starting of
the chillers on a weekly basis to provide even wear on all 4
chillers. When the first of four chillers is given the command to
start, 1 No. primary pump shall be started and the motorised valve
at the inlet to the chiller shall be sequenced open. When the
chillers flow switch has signalled proper chilled water flow, the
chiller shall be started.
3.6.1.4 After a time delay of 15 minutes (adjustable), if the return primary
chilled water is still above the setpoint, the BMCS shall signal the
next chiller in sequence to start. If the primary return water
temperature falls below 12C (adjustable) after 15 minutes, 1 No.
chiller shall be turned off. This control sequence is to be repeated
until all 4 No. chillers are in operation or all 4 No. chillers are off.
The chillers shall control their own discharge temperatures via their
factory controls. The initial setting for the chilled water discharge
temperature is 5C. Chilled water discharge temperatures from the
chillers shall be capable of remote re-set from the BMCS (co-
ordinate with the chiller manufacturer).
3.6.1.5 The chilled water systems serving the tower and the podium each
have 1 No. duty and 1 No. standby pump (P-11A, P-11B, P-12A, 1
2B, 13A, 13B, 14A, 14B,15A,15B,16A,16B). All pumps have variable
frequency motor drives (VFDs) to vary the secondary chilled water
flows in response to the loads. The VFDs for pumps P-11, P-12
and P-13 shall vary the flow into the primary side of the plate heat
exchangers (PHX-1A, PHX-1B, PHX-2A, PHX-2B, PHX-3A, PHX-3B)
to maintain the secondary side chilled water supply temperatures
(see Drawing M-202 for initial temperature setpoints).
3.6.1.6 The VFDs for the pumps on the secondary side of the plate heat
exchangers shall be controlled by the pressures in the chilled water
systems. Pressure sensors located 2/3 of the distance in the piping
system from the pump.
3.6.1.7 All valves serving the fan coil units, air handling units and fresh air
units shall be 2-port modulating valves to ensure the VFDs throttle
the pumps to the lowest setting. VFDs shall have a minimum
flowrate of 15 HZ. All pumps shall be started by the BMCS in the
auto mode at low speed and shall ramp up and down as required to
meet the loads. The secondary chilled water pumps consist of run
and standby pumps which shall be controlled via the BMCS to
provide auto changeover in the event of failure of the running pump
(via differential pressure sensors). The run pump shall also be
automatically scheduled to change over (i.e., once per week -
adjustable).


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3.6.1.8 The secondary chilled water pumps shall act under the dictates of
pressure differential sensors across the chilled water flow and return
pipework of the circuit via the frequency inverter drives. Each pump
shall have a dedicated variable speed drive with an automatic
bypass to allow the pump(s) to run at 100% should any variable
speed drive unit fail.
3.6.1.9 The chilled water system shall be pressurised via packaged
pressurisation units consisting of expansion vessels, run and
standby pumps, break tank and integral controls. The unit shall
operate 24 hours per day acting under its integral controls to
maintain the system within the required static head. The BMCS shall
monitor the pressurisation unit and monitor all alarm conditions (i.e.,
low pressure/high pressure/pump failure, low water level in break
tank, etc.) via volt free contacts.Should excessive low or high
pressure exist, an alarm signal shall be initiated.
3.6.2 Cooling Towers
3.6.2.1 The 4 No. cooling towers located on the podium roof shall be
interlocked with the chiller plant operation through the BMCS. When
the BMCS calls for the operation of 1 No. chiller in the auto mode in
the sequence described above, 1 No. condenser water pump shall
be activated and 1 No. cooling tower shall be activated. When the
chiller flow switch senses flow through the condenser and the
evaporator, the chiller shall be started (as described above).
3.6.2.2 The fans in the cooling tower will be controlled to maintain the
schedulled leaving condenser water temperature. When the BMCS
calls for the number of chillers in operation to be increased, the
corresponding number of cooling towers will be started. As chillers
are turned off, the cooling towers will be turned off in sequence. The
BMCS shall change the starting sequences for the 4 No. condenser
water pumps (P-1, 2, 3 & 4) and the 4 No. cooling towers (CT-1, 2, 3
& 4) on a weekly basis to ensure even wear on the equipment.

3.6.3 Office and Retail Fan Coil Units
3.6.3.1 The office Fan Coil Units (FCUs) will be monitored by the BMCS,
with the BMCS having the ability to remotely control the FCU
operation. The FCUs shall have individual factory-provided
standalone DDC controls.
3.6.3.2 The fan coil unit controls shall operate on 24 volts AC derived from a
transformer local to each fan coil unit. The space temperature shall
be scheduled by the space temperature sensor controlling the
cooling motorised control valves on the fan coil unit.
3.6.3.3 All fan coil units shall be shut down in a fire condition via contactors
on the fan coil unit distribution boards, wired to the fire alarm system.


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3.6.4 Fresh Air Handling Units
3.6.4.1 The BMCS shall be capable of stopping and starting the air handling
units. The units shall be controlled via a temperature sensor in the
supply air duct to maintain a constant supply air temperature
(adjustable) by modulating the two-port motorised valves on the
cooling coils of each unit. For supply temperatures on the various
systems, please refer to the air handling unit schedules.
3.6.4.2 Operation of the fan on each unit shall be confirmed by a differential
pressure sensor across the fan. Filter condition shall be monitored
by the BMCS via pressure differential sensors across the filter
section. The BMCS shall annunciate a filter dirty alarm. The
BMCS shall also monitor the position of the motorised dampers on
each unit as open or closed.
3.6.4.3 Air handling units shall be shut down in a fire condition via contactors
on the air handling unit distribution boards, wired to the fire alarm
system.
3.6.5 Main Garbage Room Systems
3.6.5.1 The BMCS shall be capable of stopping and starting the air handling
units serving the Main Garbage rooms. The units shall be controlled
via a temperature sensor in the supply air duct to maintain a
constant supply air temperature of 17C (adjustable) by modulating
the two port motorised valves on the cooling coils of each unit.
3.6.5.2 To achieve the space temperature required and to mentain 24 hour
operation the cooling will be achieved by using a DX system.
3.6.5.3 Operation of the fan on each unit shall be confirmed by a differential
pressure sensor across the fan. Filter condition shall be monitored
by the BMCS via pressure differential sensors across the filter
section. The BMCS shall annunciate a filter dirty alarm. The
BMCS shall also monitor the position of the motorised dampers on
each unit as open or closed.
3.6.5.4 Air handling units shall be shut down in a fire condition via contactors
on the air handling unit distribution boards, wired to the fire alarm
system.

3.6.6 Toilet & Kitchen Extract Systems

3.6.6.1 The Toilet & Kitchen Extract fan systems consist of a run and
standby fan units. The fans shall be capable of being stopped and
started by the BMCS. The operation of the fans shall be confirmed
by differential pressure switches across the fans.



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3.6.6.2 Provide an auto changeover control facility within the MCC and
differential pressure sensors across each fan to monitor the fan
status and operate the changeover sequence. The run fan shall be
automatically scheduled to change over (i.e. once per week
adjustable).
3.6.6.3 The BMCS shall provide auto change over in the event of failure of
the run fan(s) via pressure differential switches. The run fans shall
be automatically scheduled to change over (i.e., once per week -
adjustable).
3.6.7 Garbage Room Extract Fans
3.6.7.1 The Garbage Room Extract consists of run and standby in line
extract fan, which shall be time scheduled controlled and shall have
a local speed controller.
3.6.7.2 The fan shall be capable of being stopped and started by the BMCS.
The operation of the fan shall be confirmed by a differential pressure
switch across the fan.
3.6.8 Leak Detection Systems
3.6.8.1 Fuel oil leak detection systems shall be installed to the following
areas:
3.6.8.1.1 Fuel Oil Tank Room
3.6.8.1.2 Generator Room (including generator drip trays)

3.6.8.2 Each system shall operate independently via its own control panel.
The BMCS shall monitor each control panel for system failure,
system operating, leak detection alarm and power failure, via volt
free contacts on the control panels.
3.6.8.3 On detection of a fuel oil leak in any area the control system shall
disable both fuel oil pumps and initiate an alarm. Should a fuel leak
be detected anywhere within the generator room the generator shall
be disabled and an alarm initiated.
3.6.8.4 The fuel oil leak detection panel shall be located in the BMCS Room.
3.6.9 Water Supply Systems
3.6.9.1 The incoming mains water supply will be metered at the point of
entry onto the site via a utility meter. Provide a separate water meter
for connection to the BMCS to enable the water usage to be
monitored.


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3.6.9.2 High and low level water alarms shall also be annunciated at the
BMCS. Provide high and low level float switches for this facility.
Operation of the low water level switch shall also disable the cold
water booster sets.
3.6.10 Sprinkler Tanks
3.6.10.1 High and low level water alarms shall also be annunciated at the
BMCS. Provide high and low level float switches for this facility.
3.6.11 Drainage Pumps
3.6.11.1 The BMCS shall monitor the foul water drainage pumps via volt free
contracts to annunciate pump run and pump fail (two sets of pumps
per system).
3.6.12 Cold Water Booster Sets
3.6.12.1 The packaged cold water booster sets, shall operate under the
dictates of its own control system. The BMCS shall monitor the set,
via volt free contacts for pump run/failure and high pressure/low
pressure alarms.
3.6.13 Sprinkler Pump Sets
3.6.13.1 The Sprinkler pump sets, shall operate under the dictates of its own
control system. The BMCS shall monitor the set, via volt free
contacts for pump run/failure and high pressure/low pressure alarms.
3.6.14 Hosereel System
3.6.14.1 The BMCS shall monitor the packaged hosereel booster set for a
common fault signal only. The hosereel set shall operate under the
dictates of its own integral control system
3.6.15 Lifts
3.6.15.1 The lifts shall operate via their own control system. The BMCS shall
monitor each lift for lift failure alarms.
3.6.16 Fire Alarm Interface
3.6.16.1 Hard wired interfaces shall be provided together with addressable
relays from the main fire alarm panel to all motor control centres.
3.6.16.2 All air handling plant, extract fans, supply fans, fan coil units, and all
other non life safety equipment shall shut down in the event of a fire
condition. A test isolation function via a key switch on the main fire
alarm panel such that the main fire alarm system can be tested
without shutting down this equipment will be provided under Division
16000.


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3.6.16.3 Shutting down of fan coil units, air handling units, etc shall be
achieved by interrupting the power supply to the units at the main
distribution board, using hard wired interlocks.
3.6.16.4 The chilled water pumps, pressurisation units and all other plant
required to operate the chilled water system shall remain enabled to
run if required, during a fire condition.
3.6.16.5 Re-starting of plant shall be carried out via the BMCS with automatic
delayed re-start periods to ensure all plant is not re-energised
simultaneously.
3.6.17 Security Systems
3.6.17.1 Provide a link to the security system head end to pick up a common
alarm signal that can be displayed on the BMCS.
3.6.17.2 Also provide a common plant failure alarm from the BMCS to the
security system.
3.6.17.3 The BMCS shall monitor the equipment for up to six alarm/status
items.
3.6.18 Fuel Oil System
3.6.18.1 The fuel oil system to serve the standby diesel generator includes
the following plant:
3.6.18.1.1 Fuel Oil Pumps
3.6.18.1.2 Main Fuel Oil Storage Tank
3.6.18.1.3 Day Storage Fuel Oil Tank
3.6.18.2 The fuel oil system shall be enabled continuously to operate when
required and shall be part of the life safety systems as the generator
feeds life safety equipment. All control systems shall be hard wired
in MICC cabling.
3.6.18.3 The fuel oil pumps shall consist of run and standby pumps which
shall be controlled via the BMCS to provide auto change over in the
event of failure of the run pump (via flow switches). The run pump
shall also be automatically scheduled to change over (i.e. once per
week adjustable).
3.6.18.4 Control of the run pump shall be via high and low level float switches
in the Day Storage Tank. The BMCS shall monitor the Day Tank
float switches for status.
3.6.18.5 The Main Fuel Oil Storage tank shall also be provided with high and
low level float switches which the BMCS shall monitor for status.
3.6.18.6 The fuel oil pumps shall stop if any one or more of the following
conditions occur:


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3.6.18.6.1 Low level alarm in the Main Fuel Oil Storage Tank
3.6.18.6.2 High level alarm in the Day Tank
3.6.18.6.3 Leak detection alarm in the Fuel Oil Tank Room
3.6.18.6.4 Leak detection alarm in the Generator Room
3.6.18.6.5 Fire alarm in the Fuel Oil Tank Room and/or
Generator Room only.
3.6.18.6.6 Heat detectors within generator set.
3.6.18.7 In the event of a fire alarm condition in the Generator Room the
solenoid valve on the Day Tank dump line shall open (valve
arranged to fail open). In the event of a fire condition in the Fuel Oil
Tank Room, the fire shut off solenoid valve shall close (valve
arranged to fail closed). The Day Tank dump valve shall be provided
with a generator backed electrical supply.
3.6.19 Smoke Extract & Stair Pressurisation Systems
3.6.19.1 The smoke extract systems are life safety systems and therefore all
control systems shall be hardwired in MICC cabling.
3.6.19.2 The smoke extract fans are to operate as duty and standby in a fire
condition.
3.6.19.3 For the tower, each grouping of extract fans are to operate as run
and standby, with automatic changeover arranged via air flow
sensors on each fan discharge. Refer to the Fire Strategy Document
for the full description of the operation of the fans in a fire situation.
3.6.19.4 For the office tower, the dampers on the general extract/smoke
extract shafts shall all be closed except for the floor of fire incidence
where the extract dampers shall be opened. The fresh air fans shall
operate and supply outside air on the floor immediately above and
immediately below the fire floor. The dampers in the risers for the
fresh air system on the fire floor and all other floors except the floor
above and below the fire floor shall be closed.
3.6.19.5 Manual override of the operation of all smoke fans and fire/smoke
dampers shall be provided via key switches on the Firemans Panel.
The smoke extract systems shall run continuously until manually
overridden.
3.6.19.6 Each set of stair pressurisation fans shall operate as run and
standby with automatic changeover arranged via air flow sensors on
each fan discharge. All stair pressurisation systems shall operate
simultaneously upon a fire condition anywhere in the building.
3.6.19.7 Operation of the stair pressurisation system shall automatically open
the motorised fire/smoke damper on the pressure relief duct.


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3.6.19.8 Manual override of the operation of all stair pressurisation fans and
motorised dampers shall be provided via key switches on the
Firemans Panel in the Fire Command Centre.
3.6.19.9 All stair pressurisation systems shall run continuously until manually
overridden, or are automatically shut down by detection of smoke in
the inlet duct(s).
3.6.19.10 The BMCS shall monitor the status and operation of all smoke
extract fans, stair pressurisation fans and motorised fire/smoke
dampers.
3.6.20 Basement Plantroom Ventilation System
3.6.20.1 Basement plant areas are to be served via fresh air fans and extract
fans. The BMCS shall be capable of stopping and starting the fans.
Operation of the supply and extract fan shall be confirmed by a
differential pressure sensor. The extract fans shall operate as run
and standby, controlled via the BMCS to provide auto change over in
the event of failure of the run fan (via air flow sensors). The fans
shall also be automatically scheduled to changeover (i.e. once per
week adjustable).
3.6.20.2 The basement ventilation systems shall also operate as a smoke
ventilation system. Each room served shall have a fire/smoke
damper on the supply and extract connection.
3.6.20.3 The Basement smoke extract system is a life safety system and
therefore all control systems shall be hard wired in MICC cabling.
3.6.20.4 The BMCS shall monitor the status and operation of all smoke
extract fans and motorised fire/smoke dampers.
3.6.21 Lift Motor Room A/C Systems
3.6.21.1 The Lift Motor Room shall be provided with air conditioning systems
which will be of the DX type to provide 24 hour protection. The
system will operate under the dictates of a space temperature
sensor arranged to start both systems should the temperature reach
35C (adjustable).
3.6.22 Car Park Ventilation
3.6.22.1 The Basement Level car park shall be provided with a mechanical
ventilation system comprising of main extract fan systems, fresh air
fans and carbon monoxide (CO) sensors. The supply and extract
fans shall be cycled on and off under the control of CO sensors.
When the Carbon Dioxide level falls below 1000 ppm the fans shall
be cycled off.
3.6.22.2 In normal operation the BMCS shall be capable of stopping and
starting the main extract fans. Operation of all fans shall be
confirmed by differential pressure sensors across the fans.


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3.6.22.3 The operation of the main extract fans shall be time scheduled by
the BMCS. They shall also operate under the dictates of carbon
monoxide (CO) monitoring systems which shall start the run extract
and suply fan.
3.6.22.4 All extract fans and supply fans shall also operate as smoke extract
fans, operated via the fire alarm system. Provide variable speed
controllers for all the main extract fans. The car park smoke extract
system is a life safety system and therefore all control systems shall
be hard wired in MICC cabling.
3.6.23 Retail Units
3.6.23.1 Each of the retail units are to be provided with valved and capped
chilled water connections for tenant use. Each set of chilled water
connections shall be provided with individual energy monitoring
systems comprising of the following:
3.6.23.1.1 Flow water temperature sensor
3.6.23.1.2 Return water temperature sensor
3.6.23.1.3 Water flow volume meter
3.6.23.1.4 Controller unit
3.6.23.2 All controller units shall be complete with integral software to monitor
energy usage, and shall be located in the BMCS Room. Each unit
shall be linked to the BMCS to provide duplication of information.
The BMCS shall be capable of trend logging all energy usage
information.
3.6.24 Standby Diesel Generator/Power Management System
3.6.24.1 The BMCS shall monitor the standby generator for the following
conditions:
3.6.24.1.1 Generator running
3.6.24.1.2 Generator common alarm
3.6.24.1.3 Generator failed to start
3.6.24.1.4 Transfer switch connected to emergency (generator
online).

3.6.24.2 Additionally, the BMCS shall control the generator fuel oil system
3.6.25 Battery Back-up

3.6.25.1 All BMCS outstations shall be provided with integral 18 hour battery
back-up for stand alone operation.


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3.6.26 LV Switchroom Cooling
3.6.26.1 Cooling to the LV Switchroom is provided by cooling only fan coil
units. The units operate simultaneously and shall be controlled via a
room thermostat. The BMCS shall be capable of stopping and
starting the fan coil units and adjusting the room set point. Operation
of the fans shall be confirmed by differential pressure sensors across
each fan.
3.6.27 Fire/Smoke Dampers
3.6.27.1 All fire/smoke dampers and normal motorised dampers shall be 24
volt type. The dampers shall be provided and installed by the
Mechanical Contractor. The BMCS sub-contractor shall provide and
fit all damper actuators and provide all wiring and containment.
Provide fire rated cabling for all dampers where used for life safety
systems.
3.6.28 Spare Capacity
3.6.28.1 The BMCS head end hardware and software shall include capacity
for up to a minimum of 2000 additional points for future expansion.
3.6.29 Fresh Air Handling Units
3.6.29.1 The BMCS shall be capable of stopping and starting each air
handling unit individually. The units shall be controlled via a
temperature sensor in the supply air duct to maintain a constant
supply air temperature as scheduled (adjustable) by modulating
the two port modulating valve in the cooling coil of each unit.
Each fresh air supply unit shall draw 100 percent outside air into
the unit and the modulating valve shall maintain a constant 22C
discharge temperature throughout the year.
3.6.29.2 Operation of the fan on each unit shall be confirmed by a
differential pressure sensor across the fan. Filter condition shall
be monitored by the BMCS via pressure differential sensors
across the filter section. The BMCS shall annunciate a filter
dirty alarm. The BMCS shall also monitor the position of the
motorised dampers on each unit as open or closed. Air handling
units shall be shut down in a fire condition via contactors on the
air handling unit distribution boards, wired to the fire alarm
system.

3.7 POINTS SCHEDULES

Refer to Section 17902 for thePoint Schedules.



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END OF SECTION

BMCS Spec 09-03-07

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C), thermostat shall operate DPDT manual reset contacts.

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