Ian Banham and Associates Part C - Section 1 Building Management System

IAN BANHAM AND ASSOCIATES PART C - SECTION 1
BUILDING MANAGEMENT SYSTEM
SECTION 1
PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

ON PLOT NO. 61070167/68 AT AL QASSAR/AL DAFNA, DOHA, QATAR Page 1 of 51
SECTION 1
INDEX
1.0 GENERAL .......................................................................................................................3
2.0 SYSTEMS AND PRODUCTS .........................................................................................6
3.0 EXECUTION .................................................................................................................33
4.0 SEQUENCE OF OPERATION ......................................................................................36
5.0 BMS NETWORK AND STRUCTURED CABLING SYSTEM ........................................43
6.0 DATA POINT SCHEDULE ............................................................................................44

1.0 GENERAL
1.1 Works Included
1.1.1 The Building Automation & Control Systems (BACS) manufacturer shall supply a fully
integrated building automation system, incorporating Direct Digital Control (DDC) for
energy management, equipment monitoring, controlling and subsystems as herein
specified, and shall also supply all cables (control and communication cable) required
for the system. Submittals without cable details will be rejected.
1.1.2 The wiring & installation of the control system shall be performed by the MEP
Contractor under the guidance of the BACS supplier with the shop drawings, flow
diagrams, bill of materials, component designation or identification number and
sequence of operation all bearing the name of the manufacturer.
1.1.3 All materials and equipment used shall be standard components, regularly
manufactured for this and/or other systems and not custom designed specially for this
project.
1.1.4 All systems and components shall have been thoroughly tested and proven in actual
use for at least two years.
1.1.5 BACS manufacturer shall be responsible for all BACS Schematics and Control Wiring
Diagrams for a complete and operable system.
1.1.6 Supervision of Contractors installation work and certification prior to Consultants

Inspection.
1.2 Work by Others
1.2.1 Mechanical Contractor shall install all Peripherals, wells, valves, taps, dampers, flow
stations, Flow meters, Electrical Meters, and DDC Control Panels etc.
1.2.2 Mechanical Contractor shall provide the Containment System for the Peripherals,
DDC’s etc.
1.2.3 Electrical Contractor shall provide:
1.2.3.1 230V power to all BACS and/or temperature control panels
1.2.3.2 Wiring of all power feeds through all disconnects starters to electrical motor.
1.2.3.3 Wiring of any remote start / stop switches and manual or automatic motor speed control
devices not furnished by BACS manufacturer

1.3 Quality Assurance
1.3.1 The BACS system shall be designed, commissioned and serviced by manufacturer or
manufacturer’s authorized partner employed, factory trained personnel. Manufacturer or
manufacturer’s authorized partner shall have an in-place support facility with technical
staff, spare parts inventory and necessary test and diagnostic equipment. Licensed
contractors are not acceptable.
1.3.2 Materials and equipment shall be the catalogued products of manufacturers regularly
engaged in production and installation of automatic temperature control systems and
shall be manufacturer’s latest standard design that complies with the specification
requirements.
1.3.3 The manufacturer of the building automation system shall provide documentation
supporting compliance with ISO-9001:2000 (Model for Quality Assurance in Production,
Installation and Servicing). The intent of this specification requirement is to ensure that
the products from the manufacturer are delivered through a Quality System and
Framework that will assure consistency in the products delivered for this project.
1.3.4 This system shall have a documented history of compatibility by design for a minimum
of 10 years. Future compatibility shall be supported for no less than 15 years.
Compatibility shall be defined as the ability to upgrade existing field panels and extend
new field panels.
1.4 Control Drawings
1.4.1 Submit all Control drawings for review before proceeding with procurement or site
specific software development and according to a schedule to be established with the
consultant.
1.4.2 Submit Drawings for all equipment to be provided, including but not limited to:
A. Software packages
B. Management station central equipment
C. Specification data sheets of each hardware component or software module.
D. Schematic diagrams showing system configuration and interconnection of

management stations and all field panels in accordance with the specified level
1 and level 2 networks.
E. Schematic diagrams for all building systems showing control devices,

instrumentation, product interconnection, panel wiring, interlocking and
component tag identification as well as written sequence of operation. Show
panel spare capacity.
F. Descriptive data of all operating, user and application software including

complete operators manuals, programmers manuals, and alphanumeric
mnemonic point name convention sheet.

G. Other drawings as appropriate. General advertising type literature is only

acceptable as additional support information.
1.4.3 Submit 4 sets of final as-built documentation including the above items and complete
with troubleshooting procedures.
1.4.4 Provide final documentation to serve the diverse needs of personnel concerned with
instruction, operation, procurement, installation and maintenance.
1.4.5 Shop drawings and final documentation will be reviewed to ensure that such documents
are in keeping with the intent of this specification and fully meet the requirements in
terms of content and format. Make all required changes to this documentation at no
additional cost.
1.4.6 Delivery of the final approved documentation, in hardcover 2-ring or 4-ring binders with
index page and index tabs, is required before the Certificate of Substantial Completion
will be issued.
1.4.7 Maintain a complete and current copy of all reviewed Shop Drawings at the job site.
1.5 Reference standards
1.5.1 Provide electrical material and installation in accordance with the appropriate
requirements, and in accordance with applicable sections of the current edition of the
applicable local codes for electrical work and signaling systems. Install wiring in conduit
or approved totally enclosed raceways. Do not use cable raceways or troughs.
Approved ceiling plenum cable is acceptable where permitted by the local Authorities.
1.5.2 Provide electrical and electronic equipment, which meets the CE conformity
requirements as defined in CE directive 89/336/EEC Low voltage directive 73/23/EEC.
1.5.3 Provide an BACS system which allows future support of the ANSI/ASHRAE BACnet
Standard 135-2001.
1.5.4 Provide Terminal Unit Controls, which is LonMark or BACnet Standard 135-2001
compliant.
1.5.5 Modem interfacing provisions shall meet EIA RS232C. Modems shall comply with the
local required communication protocol with minimum transmission rate of 28,800 baud.
1.5.6 All equipment and systems installed under this Contract shall meet following
specifications on electromagnetic compatibility:
 Interference immunity according to EN50082-2
 Emitted interference according to EN50081-1
 Provide equipment which functions and meets all detailed performance criteria
when operating in the following minimum ambient condition ranges:

 Operating Temperature - 0 to 50 deg C [32 to 122 deg F] (Class 3K5 to IEC 721)
 Relative Humidity 10% to 85% non –condensing (Class 3K5 to IEC 721)
 Electrical power service of single phase, 230V AC +/- 10%, 50 Hz nominal
2.0 SYSTEMS AND PRODUCTS
General System Architecture
The BMS shall be based on open system architecture and shall support industry
standard protocols like Lon Works, BACnet, ModBus, OPC, EIB, ODBC, XML, SOAP
and Advance DDE. The system shall be designed on a distributed computing principle,
assuring that no single point of failure exists in the system. Furthering this concept, the
system shall comprise of the following discrete and segregated layers:
 Management Layer – Comprising of supervisory database servers and Human

Machine Interfaces connected on a BACnet/IP network.
 Automation Layer – Comprising of BACnet gateways applicable for integration of

other systems and native Bacnet DDC controllers applicable for managing /
monitoring various electromechanical system.
 Field Layer – Comprising of BACnet/LonMark controllers managing / monitoring

terminal equipments such as FCU, VAV etc.
The data communication between the Automation/Supervisory and Management layers

shall be through Ethernet Network using TCP/IP protocol.
A BACnet / IP or BACnet / Ethernet router connects the Automation / Supervisory Layer

to the Management Layer; whilst a BACnet/IP or BACnet / Ethernet gateway performs
the translation of Lon protocol based Automation Layer to the BACnet based
Supervisory Layer.
2.1 The Management Layer
The Management Layer shall comprise of a distributed network of Database Servers,

Operator Stations, Print Servers, and BACnet Servers etc. The system shall use a
Client Server architecture in which the Database Servers shall have the requisite
Clients to access data from the Automation/Supervisory Layer Controllers. Furthermore,
the Database Servers shall act as data providers for Operator Workstations and other
data consumers like Central Monitoring System, ERP systems, Computerized
Maintenance Management Systems, Financial Systems etc. The Database Servers
shall have the capability to provide data to these systems via BACnet Server, OPC
Server, Advance DDE Server, XML, SOAP, or ODBC.
The management layer shall be able to deal with the high data traffic with complex data
structures between management stations and between the management station and the
process level.

The management layer equipment and services shall be able to support current and
future building management standard in order to allow backward and forward
compatibility.
The network technology must be based on BACnet/IP and Ethernet, and be compatible
with the latest LAN, WAN technology. The Database Server Computers and Operator
Workstation hardware shall be capable of interfacing to an IEEE 802.3 Standard Local
Area Network (LAN).
The Ethernet network infrastructure including cabling, active and passive components
shall be provided by the client. The Management Layer components shall reside on the
client’s IT infrastructure and utilize it for data transportation.
Fiber optic cabling (by the client) shall be used for the network connectivity between
controllers if required.
The following sections define the functional requirements of each of the components on
the Management Layer:
2.1.1 Redundant Database Servers
Hardware
The PC hardware for the Server for each sector shall comprise of the following:
A CPU Intel Core i7, 3.1 GHz.

4 GB of RAM
21 inch LCD Flat Panel Display
A 500 GB Hard disk drive
One 1.44 MB Floppy disk drive
A multi drive
A tape backup unit
A Gigabit Ethernet Network Card
Software
The BMS system server shall be based around the Microsoft Windows 32 bit multi-
tasking environment, Windows 7 Professional Server. The BMS system shall be a true
32-bit application to take advantage of Microsoft Windows 7 Professional enabling
technologies. Any 16-bit system running on the Microsoft platform (such as those
originally based on MS-DOS and Microsoft Windows 3.x) shall not be acceptable.
Standard services supported by the server computer operating system will include the
following:
Multi-tasking Multi-user support
TCP / IP Network Support

Graphic Display Building Editor
Application software.

Hot Backup Server
This facility shall enable the system server to operate in high availability architecture
with no single point of failure. To achieve this, the facility must provide specific features.
The system must be capable of running a pair of similarly configured computers in a hot
backup configuration where at any point in time, one is the acting primary and the other
the acting as the Hot Backup. An online database duplication mechanism must be
supported.
Scanning I/O on two separate systems and processing independently is not acceptable.
The database duplication must be performed on a per-transaction basis for two
reasons:
a. To ensure that the duplicated Backup database is consistent at all time with the
primary database.
b. To avoid unnecessary loading of field devices caused by duplicate polling.
It must be possible to remove one of the redundant systems for maintenance without
interrupting operation, and upon its reinstatement, re-synchronize the database, again
without interruption to system operation. A method of manually initiating a fail over must
be provided to assist with such maintenance operations.
Failure of either system must be announced audibly and visually via the alarming
subsystem.
To accommodate recoverable faults, the failed system must be able to reboot

automatically after non-fatal errors and assume the role of acting as Hot backup
automatically.
The above specification is a minimum requirement. Vendor to propose the exact

hardware based on his system requirements.
2.1.2 Operator Workstations
Hardware
The system shall be capable of supporting multi Operator Workstation connections

using a TCP/IP Local Area Network (LAN) subject to hardware capacity on the server
computer. The Network connection must allow a limitless number of casual users
access to the connections on a first-come-first-served basis.
The Operator Workstation shall comprise the following minimum hardware:
Intel Core i7 IV running at 3.1 GHz

8 GB RAM
A 500 GB Hard disk drive
A 21” Flat Panel Display (LCD)
A Gigabit Ethernet Network Card

Software
Software at the Operator Workstation shall comprise of:
Windows 7 Professional
Graphic Display Building Editor
Application software
TCP / IP Networking
2.1.3 Printers
Printers shall be available for printing reports and online alarms. Report printers shall be
any Windows compatible laser or inkjet printer. Alarm printers shall be 80 column dot
matrix printers to allow alarms to be printed as they occur. The printers shall not be
connected to parallel port of a a specific computer. They shall be connected on the
Management Layer Network via Multi Port Print Server.
2.1.4 Communication Capabilities
The components and systems at the management layer shall provide communications
over a variety of physical media topologies as follows:
 RS-232
 RS-485
 Ethernet
 Arcnet
 Lontalk
The system shall be capable of supporting greater than ninety separate

communications links to networks of control devices. Each connection shall operate
independently of the others and facilities shall be provided by system displays to
individually place these links in service or out of service.
All serial connections to the BMS Servers shall be routed via a terminal servers and the
LAN as an alternate to connecting directly to the host computer. TCP / IP based
Terminal Servers are suitable and must be Ethernet connected to the BMS servers
directly.
Given the sufficient level of system privilege, it shall be possible to view, manipulate and
analyze all data in the system from any Operator Workstation in the system, including
those operating remotely via dial-up modem links.

2.1.5 Operator Interface
2.1.5.1 General
The operator interface provided by the system shall allow for efficient communication of
operational data and abnormal conditions. It shall provide a consistent framework for
viewing of information. Critical areas (such as alarm icons) shall be visible at all times. A
predefined area on the screen shall provide operator messaging, and this area shall
also be visible at all times. A set of standard displays for configuration, and navigation
around the BMS system are to be provided with every system and shall not require any
engineering. The BMS shall also have an unlimited number of custom (facility specific)
displays created to meet the needs of the specific facility.
The operator interface software shall be capable of running in the Windows 7

Professional environment. The operator interface shall be interactive and totally
graphics and/or icon based. Graphics shall be capable of supporting at least 65,000
colors at a minimum 1024 x 768 pixel resolution.
The operator interface shall employ standard Windowing conventions so as to reduce
required Operator training. In particular, standard tool bar icons and drop-down menus
shall be available on all standard and custom displays to allow easy access to common
functions. The tool bar and pull down menus shall be fully configurable. Similarly, such
functions shall also be available via a standard set of Function-Key based pushbuttons
without requiring configuration.
The operator interface shall support the ability to “full screen lock” the window so users
cannot access other applications. If “full screen lock” is not enabled, support for copy
and paste facilities shall be provided between the operator window and other Microsoft
applications.
2.1.5.2 Web Browser Operator Interface
The operator interface shall also be fully available through a web browser. From a
browser such as Microsoft’s Internet Explorer, an operator shall be able to perform all
functions on the same standard and custom graphics as used in the standard operator
interface. All custom graphics, alarm graphics and standard graphics shall be available
without modification or reengineering through a browser user interface and shall be fully
functional.
The browser interface shall provide login and security authentication in the same way
as the standard operator interface. It shall be possible to operate the facility through the
browser user interface in the same way as the standard user interface and perform all
functions for example: acknowledge alarms, view graphics, control points, execute
reports, modify configuration settings and the like.
2.1.5.3 Operator Interface Characteristics
The system shall provide a Windows operator interface with the following minimum
capabilities as standard. No custom programming or scripting shall be necessary to
produce these:

 Window re-size, Zoom in, Zoom out
 Dedicated icons and Pull Down Menus to perform the following:
 Associated Alarm Display
 Alarm Summary
 Alarm Acknowledgement
 Display Sequence Forward/Backward
 Previous Display Recall (minimum of 8 displays)
 Graphic Call-up
 Trend Call-up
 Point Detail Call-up
 Card Holder Detail
 Alarm Banner showing highest priority, most recent (or oldest)

unacknowledged alarm
 System Date and Time Zone
 Current security Level
 Workstation connection number
 Alarm Annunciation
 Communications Fail Annunciation
 Operator Message Zone
2.1.5.4 Operator Functions
The following functions shall be performed through the operator interface:
Display and control of field equipment
Acknowledge alarms on a priority basis
Initiate printing of reports
Archive and retrieve event logs
View intranet or information from the Internet in a secure environment

View ActiveX documents
Use ActiveX controls
Change own password
Monitoring of data communications channels
Configure system parameters
2.1.5.5 System Security
If necessary, each operator may be assigned a user profile that defines the following:
Security and/or Control Level
Operator Identifier
Unique Password
Area Assignment / Area Profile
Start Graphic for that operator
Timeout Value for that operator
Any actions initiated by the operator shall be logged in the Event database by operator
identifier. In addition, any control actions to a given point shall only be allowed if the
control level configured in the operator's profile exceeds the level assigned to the
controlled point. Utilities shall be provided to allow administration of the operator
passwords.
The system shall support at multiple levels of operator security.
2.1.5.6 Graphic Display Builder
The BMS shall provide a Graphic Display Building editor for the creation of site-specific
graphic displays. It shall allow one-step online building of display static and dynamic
objects. It shall be a WYSIWYG editor (what you see is what you get) allowing the
displays drawn using the editor to appear exactly the same when viewed from an
Operator Workstation.
Displays shall be created in the HTML (Hypertext Markup Language) format. This is
essential so that the displays can also be viewed through a web browser as well as the
normal BMS operator interface. The displays must be saved in the standard HTML
format. All graphic elements shall be available as HTML elements. It is not acceptable
to have an HTML format which merely links to a object or bit map of the entire display. It
shall be possible to view and edit the resulting HTML file using a text editor. Systems
that do not support HTML displays will not be acceptable.

Static objects created using the Graphic Display Building Editor shall include static text,
rectangles, arcs and circles. However, it shall be possible to animate static objects to
give the dynamic characteristics of the real-world object the point represents.
It shall be possible to link dynamic objects to the BMS database. They shall allow
information to be displayed from the database or to allow an operator to interact with
them in order to make changes in the database and to perform control actions. Dynamic
objects shall include dynamic text, push buttons, indicators, charts, check boxes, combo
boxes, pop up boxes, ActiveX controls and scroll bars.
It shall be possible to include static and dynamic display objects on the one display. The
editor shall allow display objects to be manipulated by pointing, clicking and dragging.
The editor shall allow display objects to be drawn, re-sized, copied, grouped, rotated,
aligned and layered over each other. It shall be possible to copy and paste objects
within and between displays.
It shall be possible to further animate display elements using standard HTML scripts
such as JavaScript or VBScript. A script editor supporting one of the standard script
languages shall be provided. By using script programs, individual elements on the
display may be manipulated. A scripting language or additional scripting and drawing
package shall not be acceptable.
Displays created in the Graphic Display Builder Editor shall be usable in a Web Browser
such as Microsoft’s Internet Explorer without modification. All displays shall be usable in
this manner enabling operators to completely operate the system through a web
browser if required. Displays may also incorporate data from an intranet, the Internet,
or ActiveX documents along with other building data.
2.1.5.7 Help and Documentation
The BMS operator interface shall also have access to online help and full system
documentation. Online help shall be fully searchable and cross-referenced to all
relevant sections of the documentation. It shall be possible to browse the online help
and set “favorites” which link to commonly used sections of the help information. All
manuals and shall be available online.
2.1.6 System Database
The system shall provide a real-time database incorporating data from analog, logical or
pulse inputs. The database shall be configurable by the end user without the need for
any programming and shall be able to be modified on-line without interrupting operation
of the system. In addition to point-based information, the database shall also provide
historization capabilities for analog, digital, pulse and event based information. This
information shall be accessible by all facilities of the system such as custom displays,
reports, trends, user written applications, etc.

2.1.7 History Management
Collection of historical point data shall be configurable as part of the point definition.
Once configured, this data shall be collected automatically. Historical data collection
shall be provided for both snapshots and averages with intervals ranging from 1 second
to 24 hours.
Once assigned to history, point data shall be available by POINT.PARAMETER access

used in conjunction with a history offset to locate the particular value of interest. The
graphical operator interface, trend, report generation and application interfaces shall be
able to access historical data.
Modifications to the history collection of a point shall be possible on-line without the loss
of previously collected data for the point being changed or any other points in the
system currently being historized.
History shall be able to be archived to an alternative file system or offline media.

Different archive settings shall be available for different history types.
2.1.8 Trending
The system shall provide flexible trending allowing real-time, historical or archived data
to be trended in a variety of formats. In addition, trend data types shall be able to be
combined to allow for comparisons between data e.g. current real-time data versus
archived data.
2.1.9 Open Integration
Any of the following Open Protocol Standards shall be used for integration of 3rd party
devices or systems:
2.1.9.1 MODBUS
The BMS Controller / gateway shall provide an integrated interface to devices using the
Modbus RTU protocol, where the BMS controller / gateway shall be the ‘master’ and the
external device or system shall be the “slave”. The Modbus Interface shall support the
following function codes:
Modbus Function Code Meaning
01 Read Coil/Status
02 Read Input Status
03 Read Holding Registers
04 Read Input Registers
05 Force Single Coil
06 Preset Single Register
16 Preset Multiple Registers
The BMS shall also support user definable data formats for Modbus devices to
accommodate the wide variety of formats in use in the industry.

2.1.9.2 BACnet (ANSI / ASHRAE 135 1995)
The BMS system shall be capable of communicating to other building subsystems using
the ASHRAE standard BACnet. The BMS shall be capable of acting as both a BACnet
Operator Workstation and a BACnet Gateway. The BACnet capability shall support all
of the following standard BACnet objects:
 Analog Input
 Analog Output
 Analog Value
 Averaging
 Binary Input
 Binary Output
 Binary Value
 Calendar
 Command
 Device
 Event Enrollment
 File
 Group
 Loop
 Multistate Input
 Multistate Output
 Multistate Value
 Notification Class
 Program
 Schedule
 Trendlog

BACnet Client
Bacnet Client Software functionality shall be provided which allows the monitoring of
BACnet devices via data acquisition and control, if applicable.
The BACnet Client software shall support the following BACnet Interoperability Building
Blocks:
 Read Property-A (DS-RP-A)
 Read Property Multiple-A (DS-RPM-A)
 Write Property-A (DS-WP-A)
 Write Property Multiple-A (SW-WPM-A)
 COV-A (DS-COV-A)
 COV Unsubscribed-A (DS-COVU-A)
 Alarm and Event-Notification-A (AE-N-A)
 Alarm and Event-ACK-A (AE-ACK-A)
 Alarm and Event-Summary-A (AE-ASUM-A)
 Dynamic Device Binding - A (DM-DDB-A)
 Dynamic Object Binding – A (DM-DOB-A)
 Device Communication Control – A (DM-DCC-A)
 Time Synchronization – A (DM-TS-A)
 UTC Time Synchronization – A (DM-UTC-A)
 Reinitialize Device - A (DM-RD-A)
 Connection Establishment - A (NM-CE-A)
 List Manipulation-B (DM-LM-B)
 Object Creation and Deletion – B (DM-OCD-B)
BACnet Gateway
An integrated BACnet Gateway shall be provided which allows third party BACnet
Clients to access data.

The BACnet Gateway shall support the following BACnet Interoperability Building
Blocks:
 Read Property-B (DS-RP-B)
 Read Property Multiple-B (DS-RPM-B)
 Write Property-B (DS-WP-B)
 Write Property Multiple-B (SW-WPM-B)
 COV-B (DS-COV-B)
 COV Unsubscribed-B (DS-COVU-B)
 Alarm and Event-Notification-B (AE-N-B)
 Alarm and Event-ACK-B (AE-ACK-B)
 Alarm and Event-Summary-B (AE-ASUM-B)
 Dynamic Device Binding - B (DM-DDB-B)
 Dynamic Object Binding – B (DM-DOB-B)
 Time Synchronization – B (DM-TS-B)
Interfacing to the BMS system via BACnet shall be possible through either ISO 8802-3
(Ethernet) or BACnet over IP.
2.1.9.3 OLE for Process Control (OPC)
The BMS server shall provide an integrated OPC Client and integrated OPC Server.
 The OPC Client shall support the mandatory OPC Release2.0 Data Access as a
minimum.
 The OPC Server shall support OPC Release1.0A and OPC Release 2.0 Data
Access OPC interfaces as a minimum.
2.1.10 Server Scripting Engine
The BMS system must have the ability to extend its functionality easily by the addition
of small script code to certain server functions. This will enable additional customer
specific functionality to be easily added to point, report and server processing. For
example, a script shall enable a calculation to be performed and a number of points to
be controlled based on another point going into alarm state. Scripts shall be able to be
attached to point processing, report generation, server startup and shutdown, or
executed on a periodic basis.

The scripting engine must support a standard scripting language such as Microsoft’s VB
Script. Access to the scripts shall be though an inbuilt scripting editor which provides
key work support and syntax checking as well as an extensive range of online help
including a large number of worked examples. Scripting languages shall not be
acceptable. Scripting functionality shall be in addition to a full Application Programming
Interface.
2.2 The Automation Layer
The Automation Layer shall comprise of BACnet gateways and native BACnet DDC
controllers which:
1. Shall be a microprocessor based communication device designed to provide

seamless, two-way translation between third party system in the Automation
Layer to BACnet based Supervisory Layer.
2. Shall be available for a variety of Data Link\Physical Layer configurations

Ethernet on TCP/IP. The number of communication ports shall be as per the
Manufacturer’s design to meet the specified system requirements.
3. Shall provide full custom programmability of the data flowing between the
networks using the same graphical programming language as specified herein.
The system shall have the ability to create custom building control strategies
using global data between networks.
The BACnet Gateway shall support, as a minimum, the following BACnet

Interoperability Building Blocks:
 Read Property-A,B (DS-RP-A,B)
 Read Property Multiple-B (DS-RPM-B)
 Write Property-A,B (DS-WP-A,B)
 Write Property Multiple-B (DS-WPM-B)
 COV-B (DS-COV-B)
 COV Unsubscribed-A,B (DS-COVU-A,B)
 Alarm and Event-Notification-B (AE-N-B)
 Alarm and Event-ACK-B (AE-ACK-B)
 Alarm and Event-Summary-B (AE-ASUM-B)
 Dynamic Device Binding – A,B (DM-DDB-A,B)
 Dynamic Object Binding – B (DM-DOB-B)

 Time Synchronization – B (DM-TS-B)
 Schedule – (SCHED-B)
 Trend – (T-VMT-B and TVM-ATR-B)
 DM-DCC-B
 DM-UTC-B
 DM-RD-B
 And other BIBBS as necessary to provide a fully functional integration between

the Automation and Supervisory Layer’s.
2.3 Native Bacnet DDC Controller
2.3.1 General
The Automation Layer shall consist of a distributed network of DDC Controllers.
The function of the DDC Controllers is:

 Physical connections to field devices such as sensors, actuators, transducers
and relays
 Conversion of analog inputs from a physical variable to an engineering unit such

as converting an input of 0-10V DC or 4-20mA to engineering units of 0-
100%RH or 0°C - 50°C
 Conversion of analog outputs from engineering units to physical variables such
as 0-100% to a 0-10VDC signal
 Reporting changes from field devices to the automation level
 Translating commands from the automation level to output signals
 Local control functions such as PID control loops, interlocks, local calculations
and execution of default start/stop time schedules
2.3.2 DDC Controllers shall be provided under this contract. A separate BACnet DDC
Controller shall be considered for each Air Handling Unit.
2.3.3 Each DDC Controller shall operate as a stand-alone controller capable of performing its
specified control responsibilities, including PI loop control, independently of other
controllers in the network.
2.3.4 For fault tolerance, it is not permitted to connect, directly or indirectly, more than 128
physical points for each plant (equipment) to any DDC Controller. It is the intent that the
failure of any one DDC Controller shall not affect more than 128 physical points.
Physical points are defined as analog inputs analog outputs, binary inputs and binary
outputs. Data points stored in the DDC Controller are not considered physical points.

2.3.5 Hardware
2.3.5.1 General Purpose Direct Digital Controllers (GPC)
Two basic GPC controller types shall be utilized based on the requirement. Both these
GPC controller types shall be native Bacnet devices in compliance ANSI-ASHRAE 135-
195, BACnet.
The vendor must provide in the submittal Factory confirmation that the proposed
controllers can be supplied and maintained for a minimum period of 10 years.
The first of these shall provide a modular hardware design, which allows for optimum
adaptation of the I/O mix to the specific plant (equipment) to be controlled. I/O modules
on a bus for different plant / equipment distributed and linked to the processor shall not
be proposed.
The second type shall have a fixed, pre-configured input/output hardware configuration
for use with either small applications or to provide control local to the plant served.
Both controller types shall be capable of making use of standard software application
solutions. The standard solutions used shall provide pre-tested and thus reliable
application elements, which shall provide reduced start-up and commissioning effort
and costs. The standard application elements concept shall provide a high level of
application flexibility in order to provide a customized solution.
The fixed I/O controller shall have a combined point capacity of maximum 52 points for
each plant / equipment. It shall have the same functional specifications and software
capability as the module controller.
2.3.5.2 The DDC Controller shall be UL or CE listed and native Bacnet compliant. The CPU
shall have a 32-bit microprocessor to carry our required control and management
functions. Each DDC Automation Controller shall act as a BACnet Server; such that it
can communicate with its peers as well as third party controllers without the need of any
other higher level servers/system controllers. The required control & application
programs for each DDC shall be stored in a Flash memory. The controllers shall have
memory up to 30 MB. The data back up in case of power failure for application and
parameters stored in the flash memory shall be for minimum of 10 years. DDC
controller shall be installed at site in enclosure as specified elsewhere in the
specification. The number of DDC controllers shall be adequate to connect to the
number input/output points required. Each DDC outstation shall be installed with a
minimum of 5% spare point capacity such that additional points may be connected by
adding an end device, wiring and programming.
2.3.5.3 General purpose controller shall be equipped with a battery backed real time clock. The
intent is that if communications with the system controller is interrupted then the DDC
Controller is still capable of using a default seven day start/ stop schedule.
2.3.5.4 General purpose controllers shall be used for controlling or monitoring of equipment
such as air handling units, pumps, extract/supply fans, chillers, electrical panel boards,
tank levels etc.

2.3.5.5 The DDC Controller shall be designed to be mounted in a mechanical room

environment with a rated operating temperature range of 0°C to 50°C. If the proposed
DDC Controller is not rated to 50°C, DDC enclosure shall be equipped with a fan for
ventilation.
2.3.5.6 The controller operating software shall be stored in Flash EPROM in order to allow a
quick update or change of firmware and application without the need to dismantle the
controllers. Preferably no battery back up shall be required; instead a maintenance-free
solution such as a Gold cap capacitor shall provide 72-hour back-up power for the
RAM.
2.3.5.7 Each DDC Controller shall have a dedicated service port to plug in the portable
operator's terminal (POT). It shall be possible to read, write and change any parameters
on a bus by plugging the POT to any one of the Controllers on the communication
network. The portable operator's terminal shall have a visual and audible alarm with
mute facility on its fascia. The POT shall have minimum three password levels.
Separate cabling for connecting the POT shall not be acceptable. Changing the
parameters locally from any Outstation shall be done by POT, which is truly portable,
and hand held and not via Laptops.
2.3.5.8 The DDC Controllers shall be fully programmable to meet the sequence of operation
and future modifications. For ease of support and documentation, the preferred method
of programming is graphical.
2.3.5.9 Each DDC Controller shall be programmable with a graphical language, which includes
as a minimum, the following modules:
Setpoint jump
Positioning time
P-controller (reverse or direct acting)
PI-controller (reverse or direct acting)
PI-controller with I-deletion (reverse or direct acting)
PID controller (reverse or direct acting)
2-point controller (reverse or direct acting)
Proportional additional sequences (reverse or direct acting)
Data transmitter (digital or analogue)
Data converter (analogue-digital or digital-analogue)
Ring Counter
Timer (Switch On or Switch Off)
Logic Operations:
Logic "AND" (2, 3 or 4)
Logic "OR" (2, 3 or 4)
Logic "EXOR"
Logic "NOT"

Comparative operations:
Maximum values (2, 3 or 4)
Minimum values (2, 3 or 4)
Average values (2, 3 or 4)
Enthalpy calculation
Optimizer
Mean value calculation
Hysteresis
Output steps (digital or analogue)
Digital outputs shall be potential free outputs. Analogue outputs shall be true analog
outputs (0-10V DC)
Above blocks shall be resident in the DDC Controllers and independent of any high
level interfaces / controllers.
Further, the DDC unit software must have the following additional functions:
 Free selection of range and unit (dimension) of all signals (measured values,
accumulated values, calculated values, etc.).
 Free allocation of access protection in accordance with operating priorities
 Free definition of manual override priorities (software) from operator terminal

and/or management station.
 In addition to the above each DDC outstation shall carry out following
management functions on standalone basis
- Time Scheduling
- Trending
- Alarm Management
2.3.6 The Automation Level Communications Network
All GPCs shall operate using the worldwide standard native Bacnet or Bacnet / IP
communication protocol. Controllers shall support the standard TP/FT-10 transceiver
interface and shall be capable of being connected to a FT-10 network or Bacnet
network. This means that read and write of Standard Network Variable Types (SNVTs)
as per Bacnet 135-2001 interoperability standards shall be supported.
With regard to bus wiring and bus length, the standard LonWorks® / Bacnet
specifications shall apply.

The DDC controllers must ensure the communication upward to the management level
and on to the same level to the other DDC Controllers (peer to peer communication).
This peer to peer communication between DDC Controllers on the bus shall be
independent.
2.4 The Field Layer
2.4.1 The Field Layer shall consist of a distributed network of VAV / FCU Controllers, lighting
controllers and Application Specific Controllers.
2.4.1.1 Application specific controllers shall be used for terminal devices such as Fan Coil
Units, VAV and lighting controls etc. The ASC’s shall be LONMARK / Bacnet or EIB
controller. Any problem in communication bus should not affect the working of the ASC
controller.
2.4.1.2 A dedicated stand-alone controller shall be provided for each FCU / VAV box. A
common controller for FCU’s / VAV’s serving different areas shall not be acceptable.
These controllers shall be looped with a bus cable and connected to the automation
level via an interface unit.
2.4.1.3 In general ASC for FCU shall comply with the following specifications
 For 2 or 4 pipe FCU’s, with or without changeover

 PID control
 Downloadable application software
 Lon Mark compatible bus communication
 To be integrated to the management station software
 ON / OFF or 0-10 VDC type valve for FCU’s
 Volt-free relays for fan control
 Operating Voltage  230V AC / 24V AC.
 Internal fuse, thermal, automatic reset
 Connectable to 1 room unit via 2 wire unscreened twisted pair @ 4.8 KBPS
 Integration to room management system and door entry system for energy
saving. ( For Guest Room FCUs Only)
2.4.1.4 In general ASC for VAV shall comply with the following specifications
 Control of supply or extract air with volume control dampers

 PID control
 Downloadable application software
 Lon Mark compatible bus communication
 To be integrated to the management station software
 Control of damper actuators with AC24 V, 3 position signal or 0-10VDC signal
 Built in air flow sensor
 Operating Voltage  230V AC / 24V AC.
 Internal fuse, thermal, automatic reset
 Connectable to 1 room unit via 2 wire unscreened twisted pair @ 4.8 KBPS

2.4.1.5 The application specific controller shall have a socket for connecting commissioning
and service terminal/tool. It shall be possible for to read, write and change parameters/
programs of any application specific controller connected on the LON bus.
2.4.1.6 The application specific controllers shall be capable of working in conjunction with the
following type of room controllers. The specific type of room controller to be used in
specific applications shall be selected from any one of the following types to meet the
description written in the sequence of operation.
2.4.1.7 The room unit shall incorporate a socket for connecting commissioning and service
terminal / tool. It shall be possible for to read, write and change parameters/ programs
of any application specific controller connected on the LON bus.
Type of Room Controller
TYPE 1(For Fan Coil Unit)
 Integrated room temperature sensor

 Soft Micro-switch Push button for temperature Set point.
 Rocker switch for off/auto mode and fan speeds (3 speed fan)
 LCD display of measured temperature
TYPE 2 (For Fan Coil Unit Public Area)
 Return air sensor.

 Communicating type controller with FCU 3 Speed Control.
2.5 Portable Operator Terminal
2.5.1 A Compact Portable Operator’s Terminal shall be provided offering a range of mounting
options to provide local System operation. It shall be possible to use the Operator’s
Terminal by directly plugging into the controller or via surface mounting on the Control
Panel door or wall mounting. It shall be possible to use the unit as a desktop unit at
distances of up to 3000 feet from the controller.
2.5.2 Data shall be displayed on a LCD screen, which shall also provide graphic functions
and operation using function keys. The following functions shall be offered by the
Operators Terminal in English language: List all Analog input and Output variables,
digital switching status and switching commands, immediate display of alarm
messages; set system parameters at the user and programming levels, list hours run
and maintenance logs, alarms and reports. To protect data from unauthorized access, 3
passwords protected operating levels shall be provided.
2.5.3 Any Alarm condition occurring at any control module shall be notified to all local
operator terminals on the same bus to give visual and audible indication of the
existence of an alarm which may be subsequently identified and acknowledged.

2.6. Integration of Secondary Systems
2.6.1 Integration’s shall be carried out at the most appropriate level within a system utilizing
only industry standard Open Protocols described above.
2.6.2 If interaction is required between different sub-systems then the integration shall be
carried out the automation layer.
2.6.3 Link to a third party software package such as a Planned Preventive Maintenance
package or an Energy Monitoring package shall be carried out at the management
level.
2.6.4 When sharing alarm and historical information with Maintenance Management and
Energy Management packages, the management system shall provide the information
in a standard commercially available format e.g. MS Access and using standard
mechanisms e.g. ODBC, XML / SOAP.
2.6.5 Real-time “live” information shall be transferred form the management system to a third
party package e.g. MS Excel, either by a standard inter-application mechanism e.g.
DDE or OPC or by developing a connection by using a documented API for the
management system.
2.6.6 The Secondary System Supplier shall provide the necessary line drivers and cables,
documentation and support to make the integration of its system possible. The
integration shall be carried out by using the industry standard open protocols. The data
translation from the automation level to management level shall be done via appropriate
Hardware/Software described earlier in the document. The BMS shall perform and
provide all functionality as provided to it by the Secondary System Supplier via this
integration channel.
2.6.7 The BACS shall have the ability to Integrate with EIB Systems .The Integration shall be
done at by providing an EIB-OPC Server or Bacnet IP / EIB Gateway, which allow the
EIB data to be available to the Management Layer. The Engineering for EIB shall be
done using the ETS –EIB Tool
2.6.8 The Secondary Systems, which shall be integrated to the BACS, are –
 LV Panels (Modbus - EMU)

 Emergency Lighting System (Lon)
 UPS- Modbus/ JBus
 Aircraft Warning Lights- Volt Free Contacts
 Lighting control system- EIB
 Close Control Units- Modbus
 VFD’s- Modbus
 Fire Alarm System- BACnet
 Security System- Volt Free Contacts
 Water /Gas Meters- Modbus/ M-Bus
 Backup Generators-Modbus
 Room Management System

2.7. Documentation
In order to have clear system documentation, the following documents have to be

provided:
 System diagram
 Wiring diagram
 Lists of parameters
For hand-over all documents must be up to date and provided with the date.
2.8. Services
The type and scope of the required services are described below. The rates for
engineering, commissioning and adjustment must contain all services required to
ensure optimum operation of the plants.
2.9. Engineering / Planning
In addition to the required, complete documentation, the service must include:
 analysis of all functions together with the contractor

 binding information about conditions of connection of equipment
 scheduling and co-ordination with the contractor and design engineer
2.10. Commissioning / Adjustment
Function-oriented commissioning includes the following services, which are to be

provided by BACS specialist:
 Verification of the external connections of the equipment

 Verification of the data transfer channels of the system
 Loading and testing of all basic and user programs belonging to the equipment
 optimization of the control parameters
2.11. Electric & Electronic Related Equipments
2.11.1 Conditions
2.11.2 All controls shall be capable of operating in ambient conditions varying between 0-40oC
and 90% r.h. non-condensing.
2.11.3 Conduit Entry
All control devices shall, unless provided with a flying lead, have a 20-mm conduit
knockout. Alternatively, they shall be supplied with adapters for 20-mm conduit.

2.11.4 Ancillary Items
When items of equipment are installed in the situations listed below the BACS/ Control
Specialist shall include the following ancillary items:
2.11.5 Weather Protection
All devices, which are exposed to the atmosphere, are to be weatherproofed. All
controls, peripherals and associated accessories serving Chillers, Roof Mounted Air
Handling Units and other equipment, which are exposed, shall be protected from Dust,
Rain and Solar Radiation. Adequate protection shades etc., shall be provided by the
MEP contractor
2.11.6 Pipework Immersion
Corrosion resisting pockets of a length suitable for the complete active length of the
device, screwed 1/2" or 3/4" BSPT suitable for the temperature, pressure and medium.
2.11.7 Duct Mounting (Metal or Builders Work)
The MEP Contractor shall provide mounting flanges, clamping bushes, couplings, lock
nuts, gaskets, brackets, sealing glands and any special fittings necessitated by the
device.
2.12. Samples
Samples of all types of room-mounted equipment (i.e. detectors, thermostats, etc.) shall
be provided by the BACS / Controls Specialist for approval by the Consultant/Engineer.
Accuracy
Control and measuring devices shall have the following limits of accuracy:
Temperature : +/- 1oC over the range of 0°C to 50°C
Pressure : +/- 1.5% of measured value
Humidity : +/- 5% r.h over the range of 10 to 90% r.h
2.13 Averaging Elements
Averaging elements shall be used downstream of the Cooling Coil and Upstream of the
Heating Coil and shall have a minimum capillary length of 8.2 m. The capillary element
shall be serpentine across the whole duct. Where the span of the element is less than 1
m then it shall be fixed with purpose-made clips and may be unsupported across the
duct. Where the span of the element is above 1 m then it should be supported on
Unistrut or similar rigid support. The element shall be clipped every 200m and the
supports and hangers shall be adequate to prevent vibration of the element.

2.14 Pressure Switches for Air Systems
Pressure switches for Air Systems shall be diaphragm operated. Switches shall be
supplied with air connections permitting their use as static or differential pressure
switches.
The switch shall be of differential pressure type complete with connecting tube and
metal bends for connections to the duct. The housing shall be IP54 rated. The pressure
switches shall be available in minimum of 3 ranges suitable for applications like Airflow
proving, dirty filter, etc. The set point shall be concealed type. The contact shall be
SPDT type with 250V AC, 1A rating.
Shall be supplied suitable for wall mounting or mounting on ducts in any plane. It should
be mounted in such a way so that the condensation flow out of the sensing tips. Proper
adapter shall be provided for the cables.
The set point shall fall within 40%-70% of the scale range. Shall have differentials
adjustable over 10%-30% of the scale range.
2.15 Air flow Switches
2.15.1 The Airflow switches shall be selected for the correct air velocity, duct size and
mounting altitude.
2.15.2 Where special atmospheric conditions are detailed in the Motor Control Panel
Equipment Schedules, the parts of the switches shall be suitably coated or made to
withstand such conditions. Any variations from standard shall be detailed in the Tender.
Shall be suitable for mounting in any plane.
2.16. Water flow switches
Water flow switches shall be selected for the correct water velocity and pipe size and
mounting attitude.
2.17. Room Temperature/Humidity Detectors
2.17.1 The temperature sensor shall have sensitivities such that a change at the detector of
0.2oC from the stabilized condition is sufficient to start modulating the corrective
element.
2.17.2 The temperature sensor shall be with silicon sensor having positive temperature
coefficient. The sensor shall be field wired using an unscreened cable to a base plate.
The sensor housing shall plug into the base so that the same can be easily removed
without disturbing the wiring connections. The protection standard shall be IP30 in
accordance with IEC 144, DIN 40050. These should be generally mounted 1.5 m
above the floor level. These should not be mounted near the heat sources such as
windows, electrical appliances, etc. The final location shall be as per the consulting
engineers' approval. The sensor shall be linear over 0oC to 50oC.

2.17.3 Shall operate on extra-low voltage and be suitable for mounting on British Standard
conduit boxes.
2.17.4 The humidity sensor shall be in an independent housing or be combined with the room /
duct type temperature sensor in he common housing. The sensor should be electronic
type with capacitive sensing element. As a minimum it should have a range of 10 to
90% RH.
2.18. Immersion / temperature detector and duct mounted temperature/humidity detectors.
2.18.1 The temperature sensor shall have sensitivities such that changes at the detector, for
0.3oC and 0.2oC respectively, from the stabilized conditions, are sufficient to start
modulating the corrective element.
2.18.2 The humidity sensor shall be in an independent housing or be combined with the room /
duct type temperature sensor in the common housing. The sensor should be electronic
type with capacitive sensing element. As a minimum should have a range of 10 to 90%
RH.
2.18.3 The temperature sensor shall be with silicon sensor having Positive Temperature
Coefficient. The sensor shall be field wired using an unscreened cable to a base plate.
The sensor housing shall plug into the base so that the same can be easily removed
without disturbing the wiring connections. The protection standard shall be IP43 in
accordance with IEC 144, DIN 40050.
2.18.4 The wiring terminals shall be plug-in type for easy installation and maintenance. The
sensor shall be mounted in the duct based on the guidelines given by the specialist
control supplier. The sensor shall be linear over 0oC to 50oC.
2.19 Pressure Detectors (for liquids and gaseous media)
2.19.1 Pressure detectors shall be suitable for the suitable for the medium and the working
temperatures and pressures. The pressure detector shall be capable of withstanding a
hydraulic test pressure of 2 times the working pressure. Connections shall be suitable
for 1/2 to 1/8th in o.d. copper tube.
2.19.2 Ductwork versions shall be supplied with the air connections permitting their use as
static or differential pressure detectors.
2.19.3 The set point shall fall within 40%-70% of the sensing range of the detector. The
detector shall have sensitivity such that a change of 1.5% from the stabilized condition
shall cause modulation of the corrective element.
2.19.4 The static pressure sensor shall be rated for IP65 and the differential pressure sensor
shall be as a minimum IP 54. The principle of operation should be based on a hall-effect
transducer. The diaphragm should be copper benylium type. The sensor must be
pressure compensated for a medium temperature of -10 to 80oC with ambient ranging
between -25 to 60oC.

2.20. Air Pressure sensor
The pressure sensor shall be differential type. The construction shall be spring loaded
diaphragm type. The movement of the membrane in relation to the pressure should be
converted by an inductive coupling, which would electromagnetically give an output
suitable for the controller. The pressure sensor shall in housing having IP54 ratings in
accordance with IEC529. Suitable mounting arrangement shall be available on the
sensor. The sensor shall come complete with the PVC tubes, probes, etc.
2.21. Actuators
Shall be installed in accordance with the manufacturers' recommendations.
Shall have a sufficient torque to open and close valves and dampers against the
maximum out of balance pressure across them.
Control Damper Actuators
Control Damper Actuators shall be of the type where the damper spindle passes
through the actuator and is secured by a U clamp.
Rotary type damper actuators shall be used on the project. The actuators shall not
require any maintenance. The actuators shall have sufficient torque ratings to operate
the dampers of various sizes.
These should be available in spring return versions as specified elsewhere in the

document. Limit switches, if required / specified shall be provided for.
The actuators shall be suitable for On / Off and modulating operations.
Actuator Additional features
Actuator Additional features are required when detailed in the Motor Control Panel
Equipment Schedules or the Performance Section of the Specification.
Auxiliary Switches:
For On / off applications, the actuators shall have changeover contacts suitable for 220
VAC. 2 amp rating.
Auxiliary switch packs containing at least one, if specified two, electrically independent
switches one for each end of the motor travel, adjustable for operation over at least half
the motor travel.
Feedback signal
0 to 10 V dc signal should be available from the modulating damper actuator for parallel
operation or as feedback. Please refer the data point schedules / sequence of
operation/ drawings to incorporate this feature wherever asked for.

2.22. Control Valves (Combination Control Valves)
2.22.1 General
The combination control valve shall be installed at the chilled water return pipe
connection to Fan Coil Unit / Air Handling Unit. This valve shall function as a pressure
independent control valve with integral differential pressure control, adjustable flow
limiting and temperature control via a fully modulating actuator (0 – 10V signal).
2.22.2 The combination valve shall have the following characteristics:
- Pressure class = PN16 or PN 25 as per system pressure.
- Maximum differential pressure = 400 ka (4 bar) for valve flow rate upto
0.25 l/s and 1600 ka (16 bar) for valve
flow rate over 0.25 l/s.
- Maximum working temperature = 120 °C
- Minimum working temperature = -10 °C
2.22.3 The valve shall have ductile iron in-line body, EPDM diaphragms and gaskets, and
electrophoretic surface coating.
2.22.4 The valve shall be supplied with fully modulating actuator with 0 – 10V signal and 24V
mains supply.
2.22.5 The valve stroke shall be 10mm for valves size 15 – 50mm and 20mm for valve sizes
65 – 125mm. However the different stroke lengths shall be acceptable according to the
valve design of the selected manufacturer.
2.22.6 The valve sizes of DN65 and above shall have a flanged ends.
2.22.7 Integral flow verification test points to be provided for flow measurement for valves upto
50mm and stainless flow measuring orifice plate for valves above 50mm. Y – strainer
shall be provided before the combination valve.
2.22.8 The combination valve operating function shall be as follows:
- Normally installed in the return pipe, they replace the control valve, balancing
valve and differential pressure control valve.
- Because they are pressure independent, no other balancing or differential

pressure control valves will be required in the system.
- They can be factory pre-set or site set to the derived design flow rate, using
calibrated charts supplied with each valve.

- Once set, these valves will maintain the design flow to the terminals. Any
pressure / flow fluctuations will be absorbed/released by the integral in-line
differential pressure control diaphragm.
- Once under automatic (modulating) control, and as the valve begins to close
and the differential pressure across the control valve seat rises, it is
automatically compensated for by the action of the spring loaded diaphragm.
Thus, a constant differential pressure is maintained across the control valve
seat, giving valve authority close to 1. This is especially important as the system
goes to ‘light load’.
- The actuator has only to close against the selected spring pressure. usually
20Kpa, and not the available pump head.
- Because these valves are sized based on flow rate, and not the available pump
head, they usually represent a significant reduction in pumping cost as the static
resistance of a properly sized 2 port modulating control valve, with a valve
authority of 0.5, would be around 10 times the resistance of a typical
combination control valve. This allows greater pump turn-down and greatly
improved control as the control valve environment is kept stable by the action of
the differential pressure control diaphragm.
2.22.9 The valves shall be of one of the following makes, or equal approved if not available
from those makes.
Tour & Anderson.

Siemens.
Freze
Flowcon.
Honeywell
2.23. Butterfly valves
Butterfly valves shall be manufactured by the Controls Manufacturer or alternative,

approved by the Consultant / Engineer.
2.24 Chilled Water Energy Meter
2.24.1 The energy meter shall be made up of a flow meter, two temperature sensors, energy
calculator, and serial communication port. All local read-out units makes it operator to
observe the operating parameters. The energy meter shall be furnished with remote
readout via meter bus communication for energy, flow, supply temperature & return
temperature for monitoring purpose by the BMS.
2.24.2 The flow meter shall be of the ultrasonic producing analog signal proportional to flow,
with stainless steel construction and Teflon liner.
Meter size shall be selected based on the flow rate and shall correspond to the pipe
diameter with flanged connections for the larger pipe sizes.

2.24.3 Minimum technical requirements:
1. Accuracy - 1.0% of calibrated span.
2. Repeatability - 0.25% of calibrated span.
3. Supply effect
Variation - 0.25 calibrated span for 10% power supply.
4. Temperature - 0.50% of calibrated span over rated range of 1ºC to 40ºC.
5. Built-in battery with 6 years life for emergency operation in case of power failure.
6. EEPROM memory.
7. LCD Display with backlight.
2.24.4 Display Features:
- Accumulated thermal energy: KWh

- Accumulated water flow: m³
- Actual water flow: l/h
- Supply temperature: ºC
- Return temperature: ºC
- Peak thermal power: KWP
- Peak water flow: l/h P
- Hour Counter: HRS
2.24.5 The display shall be fixed type.
2.24.6 The energy meter shall be interfaced with the BMS software for monthly energy
readings.
3.0 EXECUTION
3.1 Installation
All wiring shall be done accordance with IEE regulation, but not in contradiction with
local authority requirements.
The BACS contractor shall coordinate with the MEP Contractor for assuring that the
conduit sizes and type are suitable for the system supplied. The BACS Supplier shall
review the proper installation of each type of device with the MEP contactor. All cables
(control and communication cable) shall be supplied by the BACS contractor from the
Specified Manufacturers.
The Contactor shall provide all sensing, control and wiring for the following unless
shown or specified elsewhere by others.

BMS Inputs and Outputs

BMS Communication
BMS System Power
Chiller System Interlocks
Miscellaneous Exhaust Fan Interlocks
Smoke Damper End Switches.
3.2 Application Software Documentation
AutoCad/Visio blueprint documentation shall include block software flowcharts, showing

the interconnection between each of the control algorithms and sequences of operation.
For systems utilizing program listings, a program listing shall be printed onto the same
blueprint, along with the program flowchart, and description of the sequence of
operation. This blueprint shall be stored and maintained in each SDC panel. System
acceptance shall not be completed until this documentation is provided and located in
each panel.
3.3 Acceptance Testing
3.3.1 Point Verification
To verify end-to-end operation of the system, the BACS vendor shall provide a hard
copy of an All Points Summary Listing as part of the project documentation of each part
or system to be placed in warranty by the Owner.
3.3.2 Sequence Verification
The BACS vendor shall notify the Owner's representative of systems, which perform all
specified sequences. The engineer shall verify all sequences of operation and place
the system into warranty acceptance test. The warranty acceptance test shall be of 7
days duration and the system shall perform as follows:
During the seven days, the BAC system shall not report any system diagnostics from
the subsystem under test.
The subsystem shall be performance verified as operational using temporary trends of

each control loop located in the specific controllers/computers.
During the occupied periods, BAC loops, under test, shall maintain control of the
process variable within the following scales:
 Duct Static Pressure 0.3"WC

 Pump Head Pressure 10% of control range
 Duct Temperature Loops 1C
 Room Temperature Loops 1C
 Pipe Temperature Loops 2F
 Duct Humidity 2% rated error of Humidity Transmitter
 Room Humidity 2% rated error of Humidity Transmitter

The BACS vendor shall provide a hard copy printout of the process variable, process
variable set point and control loop output % for the period of 2 hours prior to occupancy
to 2 hours after occupancy with samples taken every 15 minutes.
The above document shall form part of the handing over document. Final payment shall
not be processed until all of the above reports are supplied.
3.4 Training
3.4.1 All training shall be by the BACS contractor and shall utilize specified manuals and As-
Built Documentation
Operator training shall include total two sessions each of eight-hour encompassing:
Modifying text and graphics

Sequence of operation review
Selection of all displays and reports
- Use of all specified OS functions
- Use of portable operator’s terminals
- Trouble shooting of sensors (determining bad sensors)
- Password assignment and modification
3.4.2 The training shall be under taken in two phases. One training session shall be
conducted at system completion, and the other shall be conducted within forty-five days
of system completion.
3.5 Warranty
3.5.1 All component, system software, parts and assemblies supplied by the BACS contractor
shall be guaranteed against defects in materials and workmanship for one year from the
acceptance date.
3.5.2 Labour to troubleshoot, repair, reprogram, or replace system components shall be

furnished by the BACS contractor at no charge to the owner during the warranty period.
3.5.3 All corrective software modifications made during warranty service periods shall be
guaranteed against defects in materials and workmanship for one year from the
acceptance date
3.6 Containment
Electrical Contractor is responsible to provide containment system to connect all

devices in BMS network to a Central location in BMS room.
The containment system shall consist of :

1. GI trunking for risers 200 x 100mm and main horizontal runs 100 x 100mm.
2. Conduits within slab to connect field level devices etc.
4.0 SEQUENCE OF OPERATION
4.1 Refer data point schedule at end of this section.
4.2 Fresh Air Handling Unit
The AHU comprises of a single speed supply fan, CHW cooling coils fitted with three-way
modulating valve, Extract fan, Heat Recovery Wheel and a filter section.
The AHU will be provided with duct mounted temperature sensor installed in the supply
air duct.
The controller will compare the actual temperature value with the pre-programmed
setpoint, then accordingly the controller will modulate the 3-way control valve
connected to the cooling coil.
3-way valve position shall be monitored by BMS.
The FAHU fan, extract fan and heat recovery wheel motor start/stop shall be
interlocked.
The Motor Control Panel [MCP] will transmit heat recovery wheel motor run and fault
alarm signals in the form of Volt Free Contacts to the DDC controller. On receipt of the
signal, the DDC controller will generate the respective alarms at the BMS Workstation.
As per the BMS time schedule the motor will be started and will be operated. The
efficiency of heat recovery is monitored via the temperature sensor located after the
wheel.
Airflow switch will be mounted across the AHU fan. The contact in the switch closes
when the pressure drop across the fan exceeds the (adjustable) setting on the switch.
This airflow switch will be connected to a digital input in the DDC controller. If after the
DDC controller switches on the AHU motor the signal from the airflow switch is not
received (within the adjustable stipulated time limit); the DDC controller will generate an
Airflow Fail alarm at the BMS Workstation.
As per the BMS time schedule the extract fan will be started and will be operated. The
airflow switch is mounted across the fan and functions similar to the supply fan airflow
switch.
A differential pressure switch will be mounted across the filter banks. When pressure drop
across the filter section exceeds the setting, the contact in the switch closes. This switch
will be connected to a digital input in the DDC controller. On receipt of signal from the
switch, the DDC controller will generate a Filter Dirty alarm at the BMS Workstation.
The fire alarm panel will relay a single fire/smoke alarm to Motor Control Panel [MCP]
and DDC. The DDC controller will shut down the AHU.

4.3 Fan Coil Units:
The Room Control Unit type will have a built-in temperature sensor, setpoint
potentiometer and fan 3-speed auto/manual selection with digital display. The room unit
relays the actual room temperature and setpoint to the Controller, which accordingly
modulates the 2 way chilled water valve to achieve the desired room temperature. In
the meantime the controller varies the speed with temperature (when selection is in
auto mode).
4.3.1 Fan Coil Units in public areas
FCU controllers for public areas shall have remote temperature sensor and shall be
connected to the BMS workstation for monitoring and control of FCU’s.
4.4 Chilled Water Secondary Pumps.
These pumps shall be run in duty/standby mode as indicated on the drawings. Each of
these pumps shall come complete with individual VFDs.
As a minimum, one pump of each pump set shall run at all times.
The BMS shall monitor all pressure differential points as indicated on the drawings. The
BMS shall totalize and average all pressures and provide the appropriate output to the
VFDs. The speed output signal shall be sent to all three VFDs simultaneously.
Since the system will operate in duty/standby pump mode the following shall be
implemented:
The BMS shall monitor the flow rate of the secondary system and use this signal to
destage the pumps.
The system shall attempt to maintain design conditions with the use of one pump. If
after an adjustable/preset time limit of 5 minutes, the system pressure remains below
the set point with one pump running, the BMS shall start the next pump at low speed.
The speed of the second pump shall continue to increase till the pump is operating at
50% capacity. The speed of the lead pump shall be simultaneously reduced to 50%.
Addition of other pumps shall be as per the aforementioned sequence The BMS shall
then increase or decrease the speed of all pumps simultaneously to maintain the
system pressure set point. The BMS shall continuously monitor the secondary system
flow rate and shall stop the lag pumps when the system flow rate or pump speed falls
below 40% of the total flowrate of the combined pumps. The BMS shall then increase
the speed of the lead pump to 100%. The speed of the lead pump shall be increased or
decreased to maintain system pressure.
The BMS shall continuously monitor the run time of each pump. The BMS shall rotate
each pump to be the lead pump after every 200 hours of run time. The BMS shall
select the next pump in the sequence as the lag pump.

If one of the pumps should fail then, the lag pump shall become the lead pump and the
idle/standby pump shall become the lag pump.
4.5 Chilled Water Pressurization Unit.
The BMS via the volt free contacts from the pressurization control panel shall monitor
the following.
 Common fault
 Pump run status
 Panel healthy
4.6 Chemical Treatment Unit.
The BMS via the volt free contacts from the unit control panel shall monitor the following
 Pump set in auto

 Pump run status
 Pump trip alarm.
4.7 Chilled Water Energy Meters
Chilled Water Energy Meters shall be provided as shown on the drawings. These shall
comprise of magnetic flow meters, a pair of matching temperature sensors installed in
chilled water supply and return lines and an energy-calculating unit. This energy-
calculating unit shall provide local indication via local display unit and also provide
remote indication via industry standard open protocol communication network of at-least
the following parameters:
 Energy (kW)
 Supply Chilled Water Temperature
 Return Chilled Water Temperature
 Chilled Water Flow in Supply line
4.8 Domestic Pumpsets
A dedicated control panel will operate these pumps.
The pump control panel will transmit VFC signals to the DDC controller to monitor the
Common fault and Run status. On receipt of these signals, the DDC controller will
generate the respective status/alarm indication at the BMS.
4.9 Water Tank:
The water tank is partitioned. The levels of both partitions are indicated to the BMS via
level transducers. The high and low level alarms shall be monitored via software.

4.10 Sump / Sewage Pumps
The BMS shall monitor the ‘run’ & ‘trip’ status of the Sump pumps via volt free contacts
from the respective motor control centers. The BMS shall also monitor the ‘High Level
Alarm’ of the Sump Pit via volt free contacts from the respective motor control centers.
All other Points as indicated in the Control Schematics.
4.11 Generator Panel :
The generator control panel will provide volt free contacts for connection to BMS for status
monitoring. These shall be connected to DDC controllers.
4.12 Lifts:
A dedicated control panel will operate Lifts. The lift control panel will transmit VFC signals
to the DDC controller to monitor the following status:
 Lift run status
 Cabin call alarm
 Common fault Alarm
The BMS shall transmit signals to the lift control panels to shut down lifts as required by
the building operator manually from the BMS workstation or automatically based on
timing.
4.13 Energy Monitoring Unit:
EMUs shall be provided for all the LVMDB’s as shown on single line diagrams. These shall
be communicating on the MODbus protocol and integrated directly with the BMS. EMU
shall provide voltage, currents for each phase. EMU shall also transmit to BMS other
relevant parameters such as frequency, power factor, active power, reactive power,
instantaneous Kw, harmonic analysis etc. provide separate harmonic analyzer if required.
Transducers are provided in the power feeders to specific areas as shown on electrical
single line diagrams. These shall be connected to BMS to compute the energy
consumption respective areas.
4.14 Emergency Lighting System
Volt free contacts will be available in the emergency lighting system for status monitoring.
These shall be connected to DDC Controllers.
4.15 Fire Alarm Interface:
Volt free contacts will be available in the main fire alarm control panel for fire / fault status
monitoring. These shall be connected to the DDC Controllers.

4.16 Exhaust / Supply Air Fan.
Fan Monitoring and Start / Stop
The motor control center serving the Fan shall have an “HAND-OFF-AUTO” switch. It
shall be possible to start the fan directly when the switch positions are in manual. When
this switch is in ‘AUTO” position of the switch is monitored.
The air flow switch is mounted across the fan to detect airflow. The airflow switch is
connected to a digital input of the DDC controller. The BMS shall also monitor the filter
status of the filter banks via a differential pressure switch.
The BMS shall also monitor the fan trip alarm.
4.17 Basement Ventilation Fan
Set of basement extract fan (BEF) and make-up air fan (MAF) along with ducting
system shall be provided for each basement carpark.
Separate smoke extract duct with grill shall be connected to main extract duct of each
fan with motorized damper to open in case of fire.
All BEF’s and MAFs shall be VFD fans controlled and monitored by BMS via DDC for
normal ventilation. In fire event the whole car park ventilation system shall be controlled
by fire alarm system and monitored by BMS.
The sequence of operation for each basement car park ventilation system shall be as
follows
Scenario - 1 MD at Smoke MD at Main

BEF MAF
Extract Duct Extract Duct
1.0 Normal ventilation
1.1 Low CO level Low speed (@ 3 ACH) Low speed Closed Open
1.2 High CO level Medium speed (@ 6 ACH) High speed Closed Open
Scenario - 2
2.0 In the event of fire High speed (@ 10 ACH) High speed Open Closed
4.18 Inline Axial Flow Fans
Axial fans shall be direct driven type with variable frequency drive.
Axial fans to be selected for the capacity as indicated in the schedules. Static pressure
indicated in the drawings / schedules is for indication only. Contractor shall calculate the
static pressure requirement as per approved drawings and submit for Engineer’s
approval.
Rating of fans shall be standard air condition i.e., air temperature of 20ºC and 1.2kg/m3 .
Axial flow fan shall be suitable for installation as indicated on the drawings.

Fan ratings shall be based on tests and procedures performed in accordance with
AMCA Publication 211 and comply with the requirements of AMCA Certified Raitngs
Program.
Axial flow fans performance shall be approved / certified by AMCA, and established in
accordance with ISO 580:1997 or BS848 : Part 11 1997 installation type ‘D’ method of
testing air performance. BS 848 Part 2 1985 for method for noise testing.
Fans shall be supplied with AMCA seal.
Axial fans shall consist of:
- Casing (Covering both the impeller and motor assembly. Free inlet, ducted
discharge fans can have shorter casing).
- Impeller.
- Electric motor.
- Motor mounting bracket / frame.
- Anti vibration mounts (Spring type for fire rated fans).
- Bell mouth inlet & guard (for free inlet fans only).
Fan casing and motor mounting assemblies shall be manufactured from heavy gauge
mild steel to BS 1449 Part 1, 1972 or latter, Grade HR 14 (Minimum thickness 3.00mm
for fans upto 630mm diameter. 5.0mm for diameters for 640mm and above). Fans shall
be provided with inlet and outlet flanges integral of fan casing for connection to ducting
network. Flanges shall be pre-drilled with holes for bolts. All welding shall be
continuous.
Complete casing and flanges shall be hot dip galvanized after manufacturer to BS 729 :
1971 or latter at a rate of 0.46 kgs of zinc per square meter for fans upto 800mm
diameter or 0.61 kgs per meter square for 800mm diameter and above to ensure
complete corrosion protection. (No welding or drilling to be carried out after galvanizing
process).
Impellers shall be with high efficiency aerofoil section field adjustable pitch angle blades
clamped to Hub. Impeller blade angles shall be set and fixed at factory but are field
adjustable within motor power limits.
Impeller hub and clamp plates shall be precision die cast in LM6 aluminium alloy to BS
1490 : 1970 or latter and shall be X-rayed after casting using real time radiography
inspection to verify the quality of casting and to ensure stable casting.
The fan blades shall be of an aerofoil section, high pressure die cast from LM6
aluminium alloy and include tracability of batch identification and be X – rayed prior to
matching to ensure sound casting.

X-ray report shall be submitted to Engineer.
Impellers shall be non – overloading type and capable of running continuously upto
20% higher than the selected speed.
The pitch angles of the fan blades shall be individually adjustable and shall be able to
provide laboratory evidence that the impeller has been adequately stressed at the
highest speed supplied.
The impeller shall be secured to the drive shaft by a key and key way to BS4235 : 1972
or latter. Axial location shall be provided by a collar or shoulder on the drive shaft
together with a retaining washer and screw, fitted into a tapped hole in the end of the
shaft . The screw shall be locked in position.
The aerodynamic design of the fan / impeller shall be of such that the maximum power
absorbed by the fan occurs within the normal working range and has a non –
overloading characteristic.
Fans shall be directly driven by electric motors unless otherwise specified, suitable for
380 – 415V/ 50Hz/3Ph power supply. Motors shall be either B3 foot or B30 pad
mounted type, totally enclosed air stream rated, non ventilated or fan cooled depending
on the application.
Motor shall be supplied with sealed for life bearings with an L10 bearing life of at least
20,000 hours when calculated using ISO 281 for rated fan duty.
Motor winding shall have Class ‘F’ insulation with Class B (800K) temperature rise as a
minimum. Motor performance shall be in accordance with BS5000 : Part 99 : 1975 or
latter and IEC34 – 1. Motor unless mentioned elsewhere shall be rated for ambient
temperature of 500C.
All motors shall have protection to IP55 standards and be fitted with drain plugs. Motors
shall be wired to an external terminal box with the same level of protection as the motor.
All free inlet fans shall be provided with inlet bell mouth and guard. Where fans directly
discharging air into a chamber, a conical diffuser shall be provided for higher efficency.
Inlet and outlet guards shall be provided where indicated on the drawings / schedules.
Guards shall be manufactured from mild steel wire and rod, all welded assembly, and
shall be hot dipped galvanized after manufacture. Guards shall comply with BS 848 :
Part 5.
Fans shall be provided with attachable mounting feet / plates where indicated for
horizontal or vertical mounting fabricated from mild steel. Mounting feet / plates shall be
hot dipped galvanized after manufacture.
All fans shall comply with the European Machinery Directive and carry the CE mark or
approved equal certification.

4.19 High temperature fans (smoke extract)
In general construction of fans shall be as per specification for standard axial fans.
Where specified fans supplied shall be rated for once only operation of 3000C for 1
hour.
Fan motors shall be sized to have the power to allow the fan to handle air at normal
ambient temperature to allow periodic testing at ambient temperature. Fan motors that
have been derated to the power required to handle the hot fire smoke are not
acceptable as the fans must be capable of handling relatively cool smoke during the
early stage of the fire without overloading the motor.
High temperature / smoke extract fans shall have approval by Local civil defense
authorities.
Fire rating of fans shall be independently tested in accordance with EN 12101 – 3.

Necessary documentation as proof shall be submitted to Engineer.
Fans shall be driven either by VFD or by 2 speed class ‘H’ motors (1 : 2 ratio). Please
refer schedule / electrical diagram for details.
4.20 Smoke Extract Fan
The BMS shall also allow the operator to run these fans only for maintenance purposes
as per the time program or operator override from the DDC controller. The BMS shall
provide an enable/disable signal to the local control panel based on time program or
operator override from the DDC controller. This will be only possible when the hand-off-
auto switch is in ‘auto’ position. The “Run” status of the fan shall be monitored on BMS
via the Airflow Switch and auxiliary contact in the control panel. The ‘overload trip’
status of these fans shall also be monitored by the BMS via volt free contacts from the
control panel. However, the Fire Alarm System shall have override control of these fans.
4.21 Lighting Control System
Dedicated lighting control systems are proved in the building.
The lighting control system shall be fully integrated with the BMS.
4.22 VFDs
VFDs integration shall be software based using MOD bus.
5.0 BMS NETWORK AND STRUCTURED CABLING SYSTEM
BMS network shall be established using the Structured Cabling System. This shall be
supplied by the specialist structured cabling system vendor, as part of the MEP
contractors scope of work. This shall be Level 4 type or higher as per latest standards
for LON systems and Cat – 6, UTP for BACnet systems. F.O. Cables, Active
Components, Termination, etc shall be provided for a high speed network connection.

The proposed Structured cabling system vendor shall be same as the vendor for
telecommunication system.
BMS submittal without the design of BMS Structured Cabling System shall not be
acceptable. Cable selections shall meet individual requirements as set out by the
protocols.
6.0 DATA POINT SCHEDULE
6.1 Heat Exchangers (within Scope of Work)
Temperature In/Out on cold side

Temperature In/Out on hot side
Flow rate on cold side
Flow rate on hot side
Pressure on cold / hot sides.
6.2 Chilled Water Secondary Pumps
Auto Status of H/O/A Switch

VFD Enable/Disable Command
Pump Run Status
VFD Speed Command
VFD Speed Feedback
VFD Trip Status/Alarm
System Pressure at common header
Pump Trip/Alarm Indication
6.3 Index Circuit
Differential Pressure at index circuit

Bypass line valve modulating Command
6.4 Pressurization Unit with 2 Pumps (Duty + Standby)
Panel power supply switch

System pressure
High/Low pressure alarm
Pressurization makeup water tank low level alarm
6.5 Chemical Dosing Unit
Common fault alarm

System healthy status
Pump run status

6.6 Fresh Air AHU with Thermal Wheel (Typical)
Fresh Air Damper Open/Close Command

Fresh Air Damper Open/Close Status
Extract Air Damper Open/Close Command
Extract Air Damper Open/Close Status
Pre-Filter Dirty Alarm
Bag Filter Dirty Alarm
HOA Switch Auto Status (Supply & Extract)
Fan Start/Stop Command (Supply & Extract)
Fan Run Status (supply & extract)
Fan Trip Status (supply & return)
On Cooling Coil Temperature (DB/WB)
Off Cooling Coil Temperature (DB/WB)
Heat Recovery Wheel Start/stop command
Heat Recovery Wheel Run status
Heat Recovery Wheel Trip status
Temperature (DB/WB) of Air after Heat Recovery Wheel
Heating Coil Status
Heating Coil Trip Alarm
Supply Air Temperature (DB/WB)
Return Air Temperature (DB/WB)
C.W. Control Valve Modulating Command
Fire Alarm Signal
6.7 FAHU WITHOUT HEAT RECOVERY WHEEL
Intake Air Damper Command

Intake Air Damper feedback
Pre & Bag Filter Dirty Status
Control Valve Command
Supply Fan H-O-A Status
Supply Fan Start/Stop Command
Supply Fan Run Status through Differential Pressure Switch
Supply Fan Trip Status/Alarm
Supply Air Temperature & Off Cooling Coil Temperature
Ambient Air Temperature Humidity
Fire Alarm Signal
6.8 AHU SERVING VAV

Reheat Coil Modulating Command
Reheat Coil Trip Status
VFD Speed Command
VFD Speed Feedback
Supply Fan Trip Status/Alarm


Return air temperature/humidity
Duct Pressure Level
Fire Alarm Signal
6.9 RECIRCULATING AHU

Reheat Coil Modulating Command
Reheat Coil Trip Status
VFD Speed Command
VFD Speed Feedback
Supply Fan Trip Status / Alarm
Return air temperature/humidity
Fire Alarm Signal
6.10 VAV units / CAV units (typical)
Air flow
Damper position
6.11 KITCHEN EXTRACT AIR FAN
Fan Run Status through Differential Pressure Switch

Fan Trip Status/Alarm
6.12 Fan Coil Units (for General Areas)
Monitoring of space temperature

Run status of FCU fan
Remote temperature set point
(FCU shall have additional 3 speed switch).
6.13 Makeup Air Fan (Typical)
Fan start / stop command

Fan run status / alarm
Filter status
Fan trip status / alarm
Motorized damper status

6.14 Smoke Extract Air Fans (Typical)
Fan run status

Fan trip status
Fire alarm status
Motorised Fire Damper open/close command and status
Fan start / stop status
6.15 Staircase and Lift Well Pressurization Fans
Fan Start/ Stop Command

Fan run status
Fan VFD Speed Control Command
Fan VFD Speed Feedback
Fan trip status
Motorised Damper open/close command status
6.16 Extract Air Fan (Typical)
Fan start/stop command

Fan run status
Fan trip status
6.17 Fire Damper / Motorized Damper
Motorized damper open / close command and status.
6.18 Water Booster Pumpsets (Typical)
Pump H-O-A status

Pumpset start/stop command
Pump run status
Pump trip status / alarm
System Pressure
6.19 Sump / Sewage pumpset (Typical)
Pump H-O-A status

Pump Run Status
Pump Trip Alarm
Sump Level Alarm
Pump start / stop command
6.20 Under Ground Water Tank (Domestic and Fire Water)
Water level monitoring

High level alarm

6.21 Overhead Water
Tank (domestic and fire water)

Water level monitoring
Low/High level alarm
6.22 Electric Fire Pump set
Pump H-O-A Status

Trip status of electric pump/alarm
System Pressure
Run hours
6.23 Hot Water Recirculation Pumps
Pump H-O-A Status

Run Status
Trip Status/Alarm
Pump Start/Stop Command
6.24 Hot Water Calorifier
Power Supply Status

Common Discharge temperature
Common Return Temperature
Water Level Monitoring
Hi/Lo level alarm
6.25 Domestic Heat Exchanger for Cold Water
Hot water Inlet/Outlet temperature

Cold water Inlet/Outlet temperature
Modulating Valve Command/Status
6.26 Diesel Fire Pumpset
Pump H-O-A status

Run status
Trip status/alarm
Diesel fuel tank status
Batery-1 and Batter-2 healthy status
Run hours
Fail to start indication from diesel pump
6.27 Jockey Fire Pump
Pump H-O-A status

Run status
Trip status/alarm
Run hours

6.28 Generator Set
Status of generator -breaker On/Off

Generator MCCB/ACB tripped indication
Generator 'NOT IN AUTO MODE' alarm
Generator in AUTO TEST mode status
Generator voltage and frequency indication
Fuel level in day tank alarm
Status of fuel transfer pump
Battery Healthy Status
Generator Common Alarm Indication
6.29 Lift
Power supply status

Common Fault
Cabin call alarm
Emergency Battery Pack status
6.30 LV Panel
ACB Trip Status

EMU Reading
6.31 HV Panel
DC supply healthy
Breaker trip (each breaker)
Common fault
Open protocol software integrated for voltage current, frequency THD, etc.
6.32 Transformers
Wining temperature trip

Common fault
6.33 Swimming Pool
Panel Healthy Status

Common Fault Alarm
Pool Water Temperature
Pool Water Quality (PH/CL)
6.34 Clean Agent Fire Suppression Systems

System discharged status/alarm
System common Fault Alarm
Operation status

6.35 Kitchen Hood Fire Extinguishing Installation

Agent Discharged Alarm
Common Fault Alarm
6.36 Energy Monitoring for HV & LV MDBs
Via software MODBus
6.37 UPS
Via software MODBus/JBus
6.38 Lighting Control System
Via Software EIB.
6.39 Close Control Unit
Via software MOD Bus
6.40 Aircraft Warning Lights
Status only.
6.41 Fire Alarm
VIA BACnet/IP.
6.42 Smoke Control Panel
System Alarm
Trip Alarm
6.43 LPG Leak Detection
Power ON/OFF status

Common Fault/Alarm
System Alarm
Solenoid Valve Status
6.44 Central Battery System
Via Software MOB Bus, LON
6.45 Security System
System Healthy Status (Volt Free Contract to DCC)

Common Fault Alarm (Volt Free Contract to DCC)
Door Tamper Switch Open (Volt Free Contract to DCC)

6.46 Water / BTU Meters
Via Software M-Bus
6.47 Generator
Via Software MOB Bus
6.48 Communicating FCU for Detailed & Common areas
LON dedicated controller for each FCU with return sensor control / room control unit
End of Section


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IAN BANHAM AND ASSOCIATES PART C - SECTION 1

BUILDING MANAGEMENT SYSTEM

BUILDING MANAGEMENT SYSTEM

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

BUILDING MANAGEMENT SYSTEM

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

1.1 Works Included

1.1.6 Supervision of Contractors installation work and certification prior to Consultants

1.2 Work by Others

1.2.3 Electrical Contractor shall provide:

1.2.3.1 230V power to all BACS and/or temperature control panels

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

1.3 Quality Assurance

1.4 Control Drawings

B. Management station central equipment

C. Specification data sheets of each hardware component or software module.

D. Schematic diagrams showing system configuration and interconnection of

E. Schematic diagrams for all building systems showing control devices,

F. Descriptive data of all operating, user and application software including

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

G. Other drawings as appropriate. General advertising type literature is only

1.5 Reference standards

 Interference immunity according to EN50082-2

 Emitted interference according to EN50081-1

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

 Electrical power service of single phase, 230V AC +/- 10%, 50 Hz nominal

2.0 SYSTEMS AND PRODUCTS

General System Architecture

 Management Layer – Comprising of supervisory database servers and Human

 Automation Layer – Comprising of BACnet gateways applicable for integration of

 Field Layer – Comprising of BACnet/LonMark controllers managing / monitoring

The data communication between the Automation/Supervisory and Management layers

A BACnet / IP or BACnet / Ethernet router connects the Automation / Supervisory Layer

2.1 The Management Layer

The Management Layer shall comprise of a distributed network of Database Servers,

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

2.1.1 Redundant Database Servers

A CPU Intel Core i7, 3.1 GHz.

Multi-tasking Multi-user support

TCP / IP Network Support

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

Hot Backup Server

b. To avoid unnecessary loading of field devices caused by duplicate polling.

To accommodate recoverable faults, the failed system must be able to reboot

The above specification is a minimum requirement. Vendor to propose the exact

2.1.2 Operator Workstations

The system shall be capable of supporting multi Operator Workstation connections

The Operator Workstation shall comprise the following minimum hardware:

Intel Core i7 IV running at 3.1 GHz

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

Software at the Operator Workstation shall comprise of:

Graphic Display Building Editor

2.1.4 Communication Capabilities

The system shall be capable of supporting greater than ninety separate

PROPOSED 3B+G+M+43 HOTEL AND SERVICED APARTMENT BUILDING April 2014

2.1.5 Operator Interface

The operator interface software shall be capable of running in the Windows 7

2.1.5.2 Web Browser Operator Interface