031 Building Controls BMS GRMS Lighting 2023 v1

Building
Controls
DESIGN STANDARDS
2023 Version 1.
Table of contents
Glossary .................................................................................................................. 4
1. Introduction ...................................................................................................... 6
2. Building Management System (BMS) .................................................................... 6
2.1 Deviations ....................................................................................................... 6
2.2 BMS specialists ................................................................................................ 6
2.3 Codes and standards ........................................................................................ 6
2.4 Key deliverables ............................................................................................... 7
2.5 System requirements ........................................................................................ 8
2.6 Networks ........................................................................................................ 8
2.7 System components ......................................................................................... 8
2.8 User interfaces............................................................................................... 12
2.9 Third party integration .................................................................................... 14
2.10 Meeting rooms, restaurants, ball rooms ............................................................. 14
2.11 Control strategies ........................................................................................... 15
2.12 Automatic controls standards of materials and workmanship ................................. 18
2.13 Software ....................................................................................................... 21
2.14 Alarm programme .......................................................................................... 22
2.15 Cybersecurity ................................................................................................ 22
2.16 Controls commissioning................................................................................... 23
2.17 Installation test report .................................................................................... 23
2.18 Environmental report ...................................................................................... 23
2.19 Handover procedure ....................................................................................... 24
3. Guest Room Management System .......................................................................25

3.1 Design Criteria ............................................................................................... 25
3.2 Codes and standards ...................................................................................... 25
3.3 System design ............................................................................................... 25
3.4 Key deliverables ............................................................................................. 25
3.5 Procurement .................................................................................................. 26
3.6 System requirements ...................................................................................... 27
3.7 GRMS controllers ............................................................................................ 29
3.8 Thermostats .................................................................................................. 30
3.9 GRMS networks.............................................................................................. 31
3.10 GRMS supervisor ............................................................................................ 32
3.11 Guest Room management system..................................................................... 34
Luxury Brands ................................................................................................................. 34
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Premium Brands .............................................................................................................. 35
Midscale Brands............................................................................................................... 36
Economy Brands .............................................................................................................. 37
3.12 Occupied/Unoccupied room environmental control & status .................................. 38
3.13 Occupancy room sensing ................................................................................. 40
3.14 Window blind control ...................................................................................... 41
3.15 Room control stations ..................................................................................... 41
3.16 Guest Room lighting ....................................................................................... 45
3.17 Guest Room electrical services ......................................................................... 48
3.18 GRMS standard of workmanship and materials ................................................... 48
3.19 Construction .................................................................................................. 50
3.20 Software ....................................................................................................... 50
4. Lighting Control System.....................................................................................53

4.1 General lighting ............................................................................................. 53
4.2 Miscellaneous lighting (project dependent) ......................................................... 53
4.3 Emergency lighting ......................................................................................... 55
4.4 External lighting to external walls, signs and car parks ........................................ 56
4.5 Lighting controls and switching ......................................................................... 57
Building Controls 3
Glossary
Acronym Description
API Application Programming Interface
AV Audio Visual
ASHRAE America Society of Heating, Refrigeration and Air-Conditioning Engineers
BACnet IP BACnet IP leverages the ISO16484-5 standard over TCP/IP networks.
BACnet MSTP BACnet MSTP leverages the ISO16484-5 standard, using a master/slave
token passing bus over an RS485 serial network
BASEC British Approved Service for Cables
BLE Bluetooth Low Energy
BLT BACnet Testing Laboratories
BMS Building Management System
B-OWS BACnet Operator Workstation
BTU British Thermal Unit
CAD Computer Aided Design
CE European Conformity
CHW Chilled Water
CIBSE Charted Institute of Building Services
CL Collect Laundry
CO2 Carbon Dioxide
COP Coefficient of performance
DALI Digital Addressable Lighting Interface
DDC Direct Digital Control
DND Do Not Disturb
ELV Extra Low Voltage
FCU Fan Coil Unit
GRMS Guest Room Management System
HTTPS Hypertext Transfer Protocol Secure
HWS Hot Water Secondary
IET Institution of Engineering and Technology
I/O Input or Output
IP Internet Protocol
IPTV Internet Protocol Television
IT Internet Technology
KNX Konnex
KWe Kilowatt electricity
KWr Kilowatt refrigeration
LCS Lighting Control System
LED Light Emitting Diode
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Acronym Description
LSOH Low Smoke Zero Halogen
LTHW Low Temperature Hot Water
LV Low Voltage
M-Bus Meter Bus
MEP Mechanical Electrical and Plumbing
MID Measurement Instruments Directive
Modbus RTU Modbus Protocol Remote Terminal Unit
Modbus TCP Modbus Protocol over Transport Control Protocol
MSTP Multiple Spanning Tree Protocol
MUR Make Up Room
OEM Original Equipment Manufacturer
PC Personal Computer
PIBCV Pressure Independent Balancing and Control Valves
PICS Protocol Implementation Conformance Statement
PIR Passive Infrared
PMS Property Management System
PVC Polyvinyl chloride
RAC Room Automation Controller
RFID Radio Frequency Identification
RRS Rapid Response System
RSTP Rapid Spanning Tree Protocol
Rt Refrigeration Ton
RTU Remote Terminal Unit
SMI Serial Management Interface
SNMP Simple Network Management Protocol
TCP Transport Control Protocol
USB Universal Serial Bus
UPS Uninterruptible Power Supply
UV Ultraviolet
VIP Very Important Person
VLAN Virtual Local Area Network
VPN Virtual Private Network
VRF Variable Refrigerant Flow
WC Water Closet
Building Controls 5
1. Introduction
This specification forms part of the Accor buildings suite of standards which define the essential
systems (BMS, GRMS and LCS) to be implemented in refurbishment and new build projects of
their Ultimate Luxury, Luxury and Premium Accor brands.
The systems specified herein cover the Building Management Systems (BMS), the Guest Room
Management Systems (GRMS) and the Lighting Control Systems (LCS).
This document shall be read in conjunction with the following Accor documents:
• GRMS matrix
• Technical Standards
• Construction and Renovation Standards
• Project Completion and Handover Guidelines
2. Building Management System (BMS)

2.1 DEVIATIONS
Any deviations to BMS systems, equipment or manufacturers must be submitted in writing to

the Accor design and technical services department for approval.
2.2 BMS SPECIALISTS
The BMS shall be provided from an Accor approved vendor and shall have a minimum of 10
years forward support.
All BMS specialists must be building automation specialists in the business of installing direct
digital control building automation systems for a minimum of 3 years.
The BMS specialist shall have a full-service facility within 100 kilometres/miles of the project
that is staffed with engineers trained and certified by the manufacturer in the configuration,
programming, and service of the automation system. The BMS technicians shall be fully
capable of providing instructions and emergency maintenance service on all system
components.
All BMS specialists must be authorised distributors or branch offices of the manufacturers
specified.
Any BMS manufacturer, must be prequalified and approved by Accor and must be listed in the
Accor approved manufacturers list.
2.3 CODES AND STANDARDS
2.3.1 Governing regulations

If local governing regulations conflict with the Accor design standards, contact Accor design
and technical services department for resolution.
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2.3.2 System design
The BMS shall be designed in accordance with the EN standards/CIBSE/ASHRAE guidance
and/or local code and regulatory requirements.
Where Accor requirements exceed local code compliance, Accor requirements shall be met.
2.4 KEY DELIVERABLES
• The BMS shall be an open protocol solution that shall have full read/write access to all
mechanical electrical and public health equipment whether this is controlled by the BMS or
controlled by packaged systems.
• The BMS shall integrate to the Guest Room Management System (GRMS) and provide
dynamic graphics on the BMS head end supervisor allowing remote monitoring and where
necessary adjustment of the Guest Room air conditioning, lighting systems, drapery controls,
courtesy panels, window and door switches and occupancy controls and other in-room
accessible equipment.
• The BMS shall integrate to the public area Lighting Control System (LCS) where provided.
This high-level interface will enable the LCS to communicate zone control signals (such as
occupancy status of a zone) for air handling plant and equipment control.
• The BMS will also incorporate the setting and scheduling of specific lighting scenes, available
within the zones controlled by the LCS. The BMS will receive point, diagnostic and alarm
status for the monitored and controlled LCS points and associated LCS equipment.
• The BMS shall incorporate the sitewide energy monitoring system and provide high-level
integration to all energy meters to provide automatic meter reading, energy recording,
management of plant relative to energy use and dynamic dashboards. The dynamic
dashboards will be used for viewing and sharing local energy and resource consumption via
the database and web station views.
• All historical energy data and other BMS historical and trend data will be recorded by the
BMS and shall use an extensible, SQL compliant, open-source relational database
management system. Access to this database will be made available to specific approved
systems and users such as the Accor Sustainability Reporting Tool.
• The BMS shall incorporate high-level interface to other equipment manufacturers control
systems such as: heat pumps, refrigeration machines, air conditioning systems, air handling
equipment and variable speed drives.
• The BMS controllers shall be automation web servers with embedded graphics and
communicate via BACnet/IP for main plant controllers and BACnet/MSTP for downstream
networks of terminal devices. The controllers shall incorporate dual ethernet connections
with built-in IP switching.
• The BMS shall incorporate the server that shall operate as a web service allowing access via
any web browser either through the dedicated PC or wirelessly via any mobile device.
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2.5 SYSTEM REQUIREMENTS
The BMS shall be provided to control and manage the mechanical, electrical and public health
services associated with the development.
Where other equipment manufacturers control systems are provided these shall be complete
with a high-level interface for integration to the Hotel BMS. Such equipment will either use
native BACnet controllers utilising BACnet/IP or MSTP protocols for the interface. If BACnet is
not available, then Modbus TCP/IP or RTU, KNX or M-bus may be used, and appropriate
gateways employed. Also refer to Section 3.9.1 for KNX secure compliance.
Wherever OEM equipment is provided, this shall generally be in line with the requirements of
the BMS with respect to functions, standard of workmanship and material.
2.6 NETWORKS
The BMS shall reside on a VLAN segregated converged network that shall be managed by the
Accor network and infrastructure team or a network specialist. The specialist supplier shall
provide ethernet connections at each main BMS control panel allowing communications around
the site via the converged network system.
The network specialist shall manage the network and provide suitable VLANS, cyber security
systems and a spanning tree protocol solution.
The BMS specialist shall provide:

• BACnet/MSTP networks and all Modbus, M-bus networks downstream of the main plant
controllers.
• Managed network switches within the BMS panels that shall be utilised for controller and
submodule connections, connection of display screens and third-party IP connection(s) as
appropriate.
All network cabling and installation shall be as described in the Accor “cabling infrastructure”
recommendations.
All network switches shall be backed up by Uninterruptible Power Supply (UPS) to maintain
communications in the event of local power failures.
2.7 SYSTEM COMPONENTS
The BMS shall be an open protocol BACnet solution conforming to ASHRAE ‘s BACnet/IP
protocol standard CEN 16484-5. The solution shall incorporate BACnet Secure Connect, and
controllers shall have a BACnet Testing Laboratories (BTL) certificate and shall be complete
with a PICS statement.
All controllers apart from terminal devices shall be web enabled. Where BACnet IP terminal
devices are not used or appropriate, native BACnet/MSTP terminal devices will be employed.
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All controllers shall be freely programmable and fully licensed without any restrictions. The
main plant controllers shall incorporate all necessary I/O points with 20% spare for each type
wired to terminals.
The controllers shall include all necessary gateways which shall include Modbus (TCP or RTU)
and M-bus for OEM equipment.
If connected point or node licensing restrictions are part of the BMS licensing model, then the
BMS provider shall provide at least 10% spare universal point capacity (any point type) and
10% spare node capacity (IP or MSTP controller) ensuring spare capacity exists for expansion
of the system without extra licensing cost.
2.7.1 Enterprise Server

The enterprise server shall be a web server hosted either on premise or in Accor’s private cloud
utilising virtual machines like HyperV or Vmware. The enterprise server shall be accessed
primarily via any web browser through which the users and operators shall have read and write
access determined by suitable password and user group rights configuration.
The primary interface shall make use of dynamic graphical interfaces with text pages as
appropriate.
For on premise and Accor private cloud hosted instances, the enterprise server software shall
be provided and configured by the BMS specialist. Where the project is procured with a
converged network specialist then the network specialist shall provide and manage the server,
whilst the BMS specialist shall provide the operating software.
Where on premise hardware is utilised, the server hardware shall be rack mounted and
supported by an Uninterruptible Power Supply (UPS) to maintain communications in the event
of local power loss.
2.7.2 BMS main plant controllers

The BMS main controllers shall be web enabled. These devices shall be complete with
embedded graphics capability and communicate using native BACnet/IP for main plant control
and native BACnet/MSTP for downstream terminal devices. The unit shall incorporate dual
ethernet connections with built-in selectable IP switching. The device will be capable of using
the second ethernet port as a separate network extension to the site port or can be completely
disabled and shutdown.
The controllers should also include USB ports for device communication feature expansion such
as Zigbee connectivity. If the USB is not used for feature expansion or local device
administration, then it shall be shut down for enhanced cybersecurity.
Controllers supporting serial communications shall be capable of either native BACnet MSTP or
Modbus RTU (RS485), as a Modbus master device. Where controllers have multiple RS485
ports, the device shall be capable of concurrently communicating with BACnet MSTP configured
on one port and Modbus RTU on the other port.
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The controllers shall be supported by an integral battery for retention of operating and control
strategy. The controls shall be UPS backed to maintain communications in the event of local
power loss.
2.7.3 Operator workstations and web stations

The BMS specialist shall provide the administration and programming workstation computers.
These workstations must be running the standard workstation software developed and tested
by the manufacturer of the network server controllers and the standalone controllers. No third-
party front-end workstation software will be acceptable. Workstations must conform to the B-
OWS BACnet device profile.
Operator web stations: The BMS specialist shall furnish licenses for browser-based connections
to the BMS system. Web stations shall be compatible with Microsoft Edge, Google Chrome or
Safari browser software.
Web browser connected users shall:

• Have access to all system points and graphics,
• Be able to receive and acknowledge alarms and
• Be able to control setpoints and other parameters.
All engineering work, such as trends, reports, graphics, etc. that are accomplished from the
workstation shall be available for viewing through the web browser interface without additional
changes.
There will be no need for any additional computer-based hardware to support the browser-
based user interface.
Where appropriate and approved cybersecure VLAN connections are available from the Hotel
provider, approved users with appropriate credentials will be able to log on to the firewalled
BMS server remotely using the web browser as a user interface.
2.7.4 Sitewide energy monitoring system

The BMS shall also act as the sitewide energy monitoring system, providing at a minimum,
• High-level integration of all energy meters.
• Integration with potable and non-potable water meters.
• Creation of specific reports based on metering and submetering domains; for example - main
incoming supply(s), main distribution board(s) light and power meters, mechanical services
main distribution boards meters, chiller plant consumption and efficiency, vertical transport,
emergency power, any on-site renewable generation and consumption.
• Automatic meter reading services.
• Management of plant relative to energy use.
• Historical data capture and storage.
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• Provision of separate onsite dynamic, customisable dashboards for resource awareness
dashboards for front of house (public areas), back of house staff/ colleague areas,
management view and engineering views.
• Enable the periodical export of historical energy and resource metering data including potable
and non-potable water metering points and plant efficiency (where available) to the Accor
Sustainability Recording Tool.
• The periodical export of current and/or historical BMS database points for use in future data
analytics platform connections for automatic fault detection and diagnostics.
All meters shall be:

• MID approved for billing and incorporate a high-level interface to the BMS.
• Read at 15 minutely intervals and associated meter data stored for 18 months.
• Made available to a third party for analysis via a webservices or through approved and
enabled database queries.
2.7.5 Tenant billing

The BMS specialist shall develop the tenant billing strategy for specific areas identified by
Accor. The billing shall include direct use electrical power from dedicated distribution boards
for lighting and small power and where provided, dedicated mechanical services power boards.
Where LTHW/CHW is provided this shall be installed with MID approved heat/thermal meters
forming part of the tenant billing.
Indirect energy shall be determined from proportions of power used by common plant such as
central boilers, chillers, heat pumps, circulation pumps, ventilation systems.
2.7.6 Condition and fault-based monitoring

The BMS shall include condition-based monitoring strategies that shall be developed with
Accor.
These shall in the first instance include plant monitoring of critical items such as:
• Major faults with central plant.
• Loss of power at Guest floors.
• Water leak detection.
• Faults with drainage systems.
• Faults with domestic hot and cold systems to the Guest's areas.
2.7.7 Plant energy calculations

Where sufficient system monitoring instrumentation is available on chilled water and heat
pump plant and equipment; real time plant COP will be calculated and recorded. Calculations
for the refrigeration plant COP will be displayed as kW(e) per kW(r) and kW(e) per Rt per
machine and for whole plant.
For other plant and equipment, the BMS specialist shall develop a control monitoring strategy
that determines pseudo-COP based on energy out/energy in – these shall be compared day on
day, week on week with changes of more than 5% being raised as alarms to the Facilities
Management (FM) team.
2.8 USER INTERFACES
The BMS, GRMS and LCS shall be provided with graphical interfaces for the facilities
management, the Guest services teams and others where required.
The BMS specialist shall develop each interface (GRMS and LCS) to a level suitable for the use
of each participant.
The BMS administration software shall allow the creation of a custom, browser-style, HTTPS
connected interface linked to the user when logging into any workstation or web station.
Additionally, it shall be possible to create customized workspaces that can be assigned to user
groups. This interface shall support the use of “hot-spots” that the user may link to view/edit
any object in the system or run any object editor or configuration tool contained in the
software. This, along with the Windows user security capabilities, will enable a system
administrator to setup workstation accounts that not only limit the capabilities of the user
within the BMS software, but may also limit what a user can do on the PC and/or LAN/WAN.
This might be used to ensure, for example, that a particular user or user group is unable to
shut down the specific services supplied by the BMS.
The BMS, LCS and GRMS shall allow for the creation of user defined, colour graphic displays
for the viewing of mechanical and electrical systems, collected data or building schematics.
These graphics shall contain point information from the database including any attributes
associated with the point (engineering units, etc.). In addition, operators shall be able to
command equipment or change setpoints from a graphic through the use of the mouse.
Requirements of the colour graphic subsystem include:

• At a minimum, the user shall have the ability to import .gif, .png, .bmp, .jpeg, .tif, and CAD
generated picture files as background displays, and layering shall be possible.
• The system shall support HTML5 enabled graphics.
• It shall be possible for the user to use JavaScript to customize the behaviour of each graphic.
• The editor shall use Scalable Vector Graphics (SVG) technology.
• A built-in library of animated objects such as dampers, fans, pumps, buttons, knobs, gauges,
ad graphs which can be “dropped” on a graphic through the use of a software configuration
“wizard”. These objects shall enable operators to interact with the graphic displays in a
manner that mimics their mechanical equivalents found on field installed control panels.
• Support for high Dots Per Inch (DPI) icons shall be included and automatically chosen if
viewing on a high-definition display such as Retina or 4K displays.
• Using the mouse, operators shall be able to adjust setpoints, start or stop equipment, modify
PID loop parameters, or change schedules.
• Status changes or alarm conditions must be able to be highlighted by objects changing screen
location, size, colour, text, blinking or changing from one display to another.
• Ability to link graphic displays through user defined objects, alarm testing, or the result of a
mathematical expression. Operators must be able to change from one graphic to another by
selecting an object with a mouse - no menus will be required.
• It shall be possible to create and save graphical components and JavaScript code in reusable
and transferrable, customized libraries.
• Graphics should rescale based on whatever viewing device is being used. E.g. mobile tablet
or display monitors.
• Be able to create graphics on varying layers that can be moved and repeated.
• Be able to create graphics within varying windowpanes that can be moved and/or re-
referenced. For example, creating the graphical menu within a pane and referencing it on
every graphics page, therefore not rebuilding thus allowing for a single spot for updates that
get pushed to all the pages that reference it.
• The ability to create re-usable cascading menus.
• The ability to have multiple instances of a graphic and edit one instance to change all.
2.8.1 Facilities Management team

The Facilities Management (FM) team shall be provided with full access to all field and virtual
points associated with the building management system, package plant and equipment. These
shall be integrated through the BMS, GRMS and LCS.
The FM access shall in the first instance be, via the BMS supervisor although as this is an
automation web server, access shall be made available via any web browser on any PC residing
on the converged network and/or the dedicated BMS network. All access rights shall be
provided with usernames and passwords following the Accor security credential guidelines.
The FM team shall have the ability to: adjust all operating set points, adjust time schedules,
view the status of all plant and equipment, manual override all plant and equipment (safety
interlocks shall be hardwired), view all energy data, acknowledge, and reset alarms as
appropriate.
The FM team shall have the ability to view and manage the status of the GRMS and adjusting
room temperatures, the operation of the MEP plant and setting rooms to various modes such
as: occupied, servicing, VIP mode.
The FM team shall have the ability to view and manage the status of the LCS and adjust light
profiles and luminance levels (if required).
2.8.2 Guest management services

The Guest management services shall have the ability to view and adjust the operating
parameters of the MEP services in the Guestrooms as described within the GRMS section.
These actions shall be repeatable through the BMS workstation.
2.8.3 Lighting control interface
The lighting control system shall be provided by a specialist lighting supplier complete with all
necessary hardware, firmware and operating strategies. The system shall be provided with a
BACnet/IP gateway through which the lighting control system can be viewed and managed
through the BMS workstations. The lighting control remains within the lighting system but
shall be accessible through the BMS. Where rooms are provided with BMS touch screens these
shall, on agreement with Accor, also include scene setting functions that shall be transmitted
to the lighting system.
Where spaces are provided with PIRs these shall be linked to the BMS such that local ventilation
can be enabled when spaces are occupied.
2.9 THIRD PARTY INTEGRATION
The mechanical and electrical contractors shall provide packaged equipment as defined in the
project specification that shall be complete with all thermal and safety interlocks. The packaged
equipment shall be provided with BACnet/IP, BACnet/MSTP, Modbus TCP/IP, KNX or M-bus
interface. The package supplier shall provide BACnet PICS statement for all interfaces.
The BMS will be capable of interfacing to systems using an open web service or via an API. All
connections via web services or APIs shall use secure methods for authentication and
encryption of data.
2.10 MEETING ROOMS, RESTAURANTS, BALL ROOMS
The public spaces and private meeting rooms shall be provided with wall mounted touchscreens
or portable in-meeting room tablets that shall act as an interactive interface to the control
objects related to the physical space.
Within public spaces these devices shall be secured physically to prevent theft.
These wall mounted touchscreens or portable devices shall allow:

• Local temperature re-set
• Lighting scene setting
• In and out of occupancy use
• Call for Hotel services (clean up, refreshment and the like)
• AV interface controls as required.
These interfaces shall be serviced by the Hotel Guest services team in the same way as the
Guest Rooms.
Where lighting PIRs are provided these shall be monitored by the BMS such that appropriate
ventilation systems can be enabled when areas are occupied.
2.11 CONTROL STRATEGIES
The BMS specialist shall develop the MEP design and manage workshops with the MEP team,
the specialist equipment suppliers and the end-user to agree control strategy, system
operating set points, graphical displays, user adjustments and alarm handling.
2.11.1 Basic control strategies

The principal of the control strategy shall be that remote plant shall call for upstream
equipment to operate as a demand-based system rather than using time switching. As an
example, air handling plant valve positions shall enable the heating or cooling circulating
pumps whenever the valves are more than (10 ± 10)% open. Similarly, the position of a 4-
pipe fan coil unit valves in sufficient quantity shall be used to start the central heating and
cooling distribution systems.
Central plant such as the boilers, chillers, air source heat pumps shall be enabled whenever
secondary distribution systems are operating in a heating or cooling mode.
All water systems shall be provided with water flush and valve exercise routines.
All main plant ventilation systems shall be provided with CO2 sensors for both control of fresh
air and limitation of ventilation plant operation in times of low density.
The Guest Room lighting, power and MEP services shall operate to different scenarios
dependent upon whether the rooms are rented, unrented or occupied.
All plant shall be provided with frost protection routines and low and high space temperature
protection.
Where appropriate humidity and dehumidification strategies shall be provided. However, due
regard shall be given to limiting these strategies to prevent excessive energy use.
The BMS shall conduct valve exercising programme to flush the system and prevent valve
sticking. If the heating and cooling valves have been recently exercised during normal
operation, then this process can be postponed.
2.11.2 BMS equipment monitoring points

The BMS specialist shall work in conjunction with the MEP specialist and other package plant
control specialists to provide the Hotel with the minimum level of BMS control and monitoring
interfaces as described in the Accor Technical Standards Manuals and the following.
Where packaged plant and equipment is provided the points identified shall be included within
the package system with full high-level interface for BACnet/IP, being the preferred solution
with BACnet/MSTP or Modbus being acceptable alternatives. The interface should include full
read/write to all field and virtual points. All control strategy shall be via hardwired connections
with appropriate safety interlocks.
All pumps and fans shall be provided with variable speed drives that are networked to the
BMS.
All refrigeration machines, heat pumps and boilers shall be provided with integral thermal
control and safety interlocks by the specialist supplier. Hardwired connections shall be
provided for remote start stop, temperature reset and monitoring. High-level interfaces shall
be provided for general monitoring.
All direct expansion fan coil (indoor units) units shall be provided with integral controls and
safety interlocks. The fan coil units shall be networked to the specialist suppliers master
controllers and associated condensers (outdoor units). High-level interfaces shall be provided
to the BMS for full read/write to the fan coil unit control system and monitoring the condensers
(outdoor units).
• Boiler:
— Enable, running, fault, flow temperature, entry temperature, flow temperature reset or
burner modulation, isolation valve command and status, gas flow rate, electrical power
consumption if more than 1 kW.
• Air cooled Chiller:
— Enable, running, fault, flow temperature, entry temperature, flow temperature reset, water
flow rate, isolation valve command and status, electrical power consumption. High-level
interface – 20 points to be agreed with Accor.
• Water cooled Chiller:
— Enable, running, fault, evaporator and condenser flow temperature, evaporator and
condenser entry temperature, evaporator flow temperature reset, condenser and
evaporator isolation valve command and status, condenser water control valve
modulation, electrical power consumption. High-level interface – 20 points to be agreed
with user.
• Cooling tower:
— Ambient wet and dry bulb entering temperature, fan enable, speed control, running,
recirculation pump enable, speed control running, pond water temperature, pond high and
low-level monitoring, pond immersion heater enabled, entry condenser water
temperature, leaving condenser water temperature, inlet and discharge isolation valve
command and status.
• Air source heat pump for water systems:
— Cooling/ heating enable, running, fault, cooling entering and leaving temperature, heating
entering and leaving temperature, cooling water flow rate, heating water flow rate,
heating/cooling isolation valve command and status, , electrical power consumption. High-
level interface – 20 points to be agreed with user.
• Water source heat pump for water systems:
— Cooling/ heating enable, running, fault, cooling entering and leaving temperature, heating
entering and leaving temperature, cooling water flow rate, heating water flow rate,
heating/cooling isolation valve command and status, water source engine leaving
temperature, water source flow rate, electrical power consumption. High-level interface –
20 points to be agreed with user.
• Water fan coil unit:
— Enable, running, fan speed control, heating and cooling valve modulation, inlet air
temperature/room air temperature, supply air temperature, condensate pump fault.
• Refrigerant fan coil unit:
— Enable, running, valve modulation, inlet air temperature/room air temperature, supply air
temperature, condensate pump fault.
• Condenser (Air source heat pump) for refrigerant systems:
— Running, fault, electrical power consumption. High-level interface – 10 points to be agreed
with user.
• Water circulation pump:
— Enable, running, fault, speed control, electrical power consumption. High-level interface –
10 points to be agreed with user.
• Air handling plant:
— Inlet isolation damper command and status, inlet air temperature, frost valve modulation
and leaving air temperature, frost stat status, heat recovery recuperator/thermal wheel
air on and off temperature, enable control and monitoring, heating and cooling coils
modulating valve and leaving air temperatures, air filters differential pressure sensing,
fans enable, speed control, running, supply air temperature supply air RH, fan power and
high-level interface to the variable fan speed controllers.
• Fans:
— Inlet isolation damper command and status, inlet air temperature, air filters differential
pressure sensing, fans enable, speed control, running, supply air temperature supply and
high-level interface to the variable fan speed controllers.
• Packaged twin fan exhaust units:
— Inlet isolation damper command and status, inlet air temperature, fans enable, speed
control, running and high-level interface to the variable fan speed controllers.
• Mechanical ventilation heat recovery packaged units:
— Inlet isolation damper command and status, inlet air temperature, unit enable, speed
control, running and high-level interface to the variable fan speed controllers.
• Domestic cold water storage systems:
— Water tank high and low-level switches, water tank volume monitoring, water tank
temperature monitoring, water make up meter flow rate and total volume.
— Distribution packaged booster set running and fault, distribution system pressure at the
ends of the system, distribution water temperature at the end of the system, the electrical
power consumed.
• Domestic hot water systems calorifiers:
— Calorifier water temperatures, the LTHW modulating valve control, high temperature cut
out and LTHW safety shut-off valve.
• Domestic hot water systems package unit:
— System enable, fault status, calorifier water temperatures.
• Domestic hot water circulation system:
— Pump enable and running status, HWS flow and return temperature.
• Water treatment systems:
— Status and fault.
• Kitchen systems
— Chefs Ventilation demands.
— Gas safety systems.
— Cold room temperature and trapped alarms.
— Cold room condensers.
— Cold cabinet alarms.
• Electrical systems:
— Motorised Incoming and breaker open, closed, tripped.
— Surge arrestors.
— Tripping batteries.
— Transformer high temperatures.
• Sump pumps:
— Fault, high water level, power available.
• Sewage ejectors:
— Fault, high water level, power available.
• Sewage treatment systems:
— Fault, power available.
• Sewage treatment plant:
— Fault, power available.
• Generators
— Fault, running, running under load.
— Day tank oil levels.
— Bulk tank oil levels.
— Oil pumps – running, fault.
— Oil spill alarm.
• Electrical meters:
— Instantaneous and accumulative power.
— L1, L2, L3 active and reactive power, current.
• Water meters:
— Instantaneous and accumulative flow rate.
• Gas:
— Instantaneous and accumulative flow rate.
— Safety systems – gas leak detection.
• Domestic hot water circulation system:
— Pump enable and running status, HWS flow and return temperatures.
— Pump enable and running status, HWS flow and return temperature.
• General:
— Outside dry bulb and relative humidity.
— Space temperatures and Relative Humidity (RH).
— CO2 in meeting rooms, restaurants.
2.12 AUTOMATIC CONTROLS STANDARDS OF MATERIALS AND

WORKMANSHIP
The BMS specialist will produce for approval the basis of design. The design will incorporate
any necessary statutory requirements with respect to Health and Safety.
2.12.1 Quality control

The contract will be carried out by following the principles of the BMS specialist’s Quality
Assurance documentation.
All equipment supplied will receive commercial tests to comply with IET or equivalent regional
regulations.
• All equipment shall be CE marked or equivalent.
• No materials shall be installed which may pose a hazard to health of the construction,
maintenance or eventual occupants of the building.
• No materials shall be installed which are potentially damaging to the environment.
• All electrical equipment shall be designed and fitted with interference suppression devices to
comply with BS EN 6100-4-3 (or equivalent) and components and filter units shall comply
with BSEN 55011-1A (or equivalent).
2.12.2 Setting to work the automatic controls

The BMS specialist shall be responsible for setting to work the system of his supply.
2.12.3 Monthly return visits

The Automatic Controls specialist shall include in the contract costs three return visits after
contract completion, these shall last for a minimum of two days and there shall be three visits
per year.
2.12.4 Handover
The Automatic Controls specialist shall work in conjunction with all other contractors to enable
the complete project to be handed over as set out in the contract documents.
2.12.5 Documentation
The Automatic Controls specialist shall provide all documentation necessary to allow the user
to operate the plant both efficiently and safely. The automatic controls specialist shall provide
sufficient information to and co-operate with the mechanical contractor for the production of
the building logbook.
2.12.6 System completion report

The Automatic Controls specialist shall provide a close out report that shall include the
installation snagging sheets; the commissioning sheets the installation report and the
environmental report.
2.12.7 Training
The Automatic Controls specialist shall train the user’s staff in all aspects of the automatic
controls and BMS.
2.12.8 Operating and maintenance manual
The Automatic Control specialist shall provide the operating and maintenance manual for the
project.
2.12.9 Panels
The control panels shall be provided by the specialist supplier and constructed generally in
accordance with BS EN 61439 Part 3 2011, Part 2 2011 and Part 6 2012 and or equivalent.
2.12.10 Control enclosures

The BMS specialist shall provide Form 1 control panels that shall contain the controllers, ELV
hardwired interlocking relay logic, network controllers IT switches and terminal rails. On the
fascia of the panel shall be a back lit display complete with touch screen.
The panel shall be constructed in 2 sections; one door interlocked section containing the LV
services including controls transformers, breaker’s, UPS etc. The other shall contain the
controller and ELV services only.
2.12.11 Field cables

The Automatic Control specialist shall provide and install all necessary power and controls
cabling and carrier associated with the automatic control system work scope.
All cables shall be:

• Manufactured by BASEC (or an equivalent) approved company.
• Will be to suit the design of the system and finished with an LS0H outer sheath.
• Will be sized to achieve minimal volt drop.
• Shall have the same insulation rating in a common carrier system.
PVC cabling shall not be installed outside of the control panel.

BMS extra low voltage cables will have a minimum cross-sectional area of 0.75 mm2 (7/0.37
mm diameter). With due regard to cable resistance for sensors.
Low voltage cables shall have a minimum cross-sectional area of 1mm2
All controls cabling, including the BMS network will be installed in conduit or trunking.
2.12.12 Earthing
The relevant contractor shall install all earth bonding of services provided by themselves.
2.12.13 Field equipment

The BMS specialist shall determine the field instruments and actuators required for the project
based on information provided in the project specification, existing documents and site visits.
All field mounted equipment shall be suitable for the environment in which it is located and/or
operating.
All controls field devices shall be ELV.
All field mounted control devices and cables will be of the 24V type. If field mounted equipment
provided by others operates from a 230V control circuit, then the BMS specialist will install an
interposing relay either within the OEM plant or immediately adjacent to it.
2.12.14 Valve & actuators

The actuators are to be suitable for the driven device and valves shall not be of the thermic
type, shoe type or driven by raise lower modules. All valves, other than those associated with
terminal units such as fan coils, shall have external position indicators.
Any flying leads associated with the actuators are to be of a LSOH material and have a
maximum length of 1500 mm. Where the dampers are used for fire or smoke control the
control cabling shall be fire rated.
In the event of power supply failure, all safety valves shall be arranged to either close or open
to reach a safe condition.
All control valves shall be 0 to 10 V modulating 2 port pressure independent type. Control
valves shall a full stroke irrespective of any permanent adjustment required to set the
maximum flowrate.
2.12.15 Damper actuators

All damper actuators shall be sized to suit the damper torque. All damper actuators shall have
end switches for monitoring purposes.
Any flying leads associated with the actuators are to be of a LSOH material and have a
maximum length of 1500 mm. Where the dampers are used for fire or smoke control the
control cabling shall be fire rated.
2.12.16 Sensors
All sensors shall be selected to CIBSE standards (or equivalent) and installed in accordance
with the Building Controls Group document – Control Sensor Installation.
2.13 SOFTWARE
The Automatic Controls and BMS specialists shall develop the automatic controls functional
design specification and expand this to a detailed description of operation.
The functional design specification should set out in straightforward language the plant
operation and user management interfaces.
For all system software deployments it is recommended that a maintenance package be
procured to ensure the latest version of software is always used over the period of service.
All software updates and patches shall be provided on a timely basis within the maintenance
package by the BMS specialist or where the project is procured with a converged network
specialist then the network specialist shall provide the software updates and patches.
Any software updates and patches must ensure minimal downtime to the normal operations
of the Hotel
2.14 ALARM PROGRAMME
The software within each outstation will scan all alarm inputs in less than five second intervals.
On an alarm being generated, the software will take immediate action to rectify the fault.
The alarm will report the status to the user interface where the current function will be halted
until the alarm is acknowledged. The acknowledgement will be via password authority. The
BMS will clearly show that an alarm has occurred, and a brief description be displayed.
The program shall allow the operator to easily change or define each message. Each message
will be entered by the automatic controls’ specialist from an agreed schedule. The sitewide
control system shall be configured to transmit the alarm and an English/local language
message to specific email address.
2.15 CYBERSECURITY
The BMS shall meet all applicable requirements of IEC 62443. The BMS network and any of
the systems interfaced systems shall be protected from the outside world via configurable
firewalls at each point of internet or corporate network connection.
Different subsystems of the BMS shall be configured on separate VLANs provided by the
converged network owner.
All Accor nominated interfaces to internal applications linked to the converged network shall
be cyber security tested by Accor network team or Accor approved cyber security specialist.
VLANs shall separate all connected systems. Ports on the managed network switches shall be
configured to allow the transfer of necessary data between the BMS and connected systems.
The ports on the firewall shall be configured to only allow the required information to pass
through in the required direction (out of building or system / into building or system).
Integrated Control System devices/controllers shall be cyber security tested to ensure the risk
of a security breach is minimized.
VPN software shall be used for any remote access into the BMS.
The BMS software cyber security requirements should meet the following requirements as a
minimum:
• The BMS shall be developed using secure development life cycle best practices for software
development.
• The BMS shall be subjected to regular and verifiable best practice cyber security testing by
the system supplier. Results of this testing shall be made available upon request prior to
deployment of the system.
• The BMS system supplier shall provide cyber security service incident escalation through help
desk on a 7/24/365 basis.
• All BMS server level devices shall require access via HTTPS.
• All BMS automation servers shall support SNMP (latest version) monitoring of network
performance and stack statistics for the purpose of managing denial of service attacks.
• The BMS shall support the feature to auto logoff any logon that has had no activity for a
predefined period.
• The BMS shall support the feature to alarm on a predetermined period until the default
password for each device is changed from the default factory setting.
• The BMS shall support encrypted password authentication for all web services whether
serving or consuming.
• The BMS shall support single sign on allowing user authentication information to be shared
from one trusted system to another. All cybersecurity standards and practices shall apply to
secure the single sign on.
• The BMS shall support Active Directory.
• The BMS shall support password rules required by good security practices to include password
complexity, password history, minimum password length, password age, forced password
change, invalid login alert, auto lock out after three invalid attempts.
• The BMS network level servers shall support encryption standard throughout the network.
2.16 CONTROLS COMMISSIONING
The Automatic Controls specialist shall set to work the automatic control system as described
within the project specification preliminaries and the minimum standards set out below.
On completion of the installation, the Automatic Control specialist shall calibrate the system to
the approval of Accor following the procedures described in Accor Project Completion and
Handover Guidelines.
The commissioning will include the offsite testing of all software, starter and control panels.
2.17 INSTALLATION TEST REPORT
The Automatic Controls specialist shall provide detailed trend logging of the operation of the
building services plant interfaced to the Automatic Controls. The Automatic Controls specialist
shall co-ordinate with others and all other necessary suppliers to ensure that the complete
building services operate in a homogenous state for a minimum of seven days.
The Automatic Controls specialist shall provide sufficient hardware/software to allow every
field and virtual point to be logged simultaneously for 24 hours at 1-minute intervals.
2.18 ENVIRONMENTAL REPORT
The Building services contractors shall arrange for a survey in all Hotel areas of temperatures
that are being achieved after the system has been fully adjusted and ready for occupation.
The survey shall monitor room/circulation areas air temperature for a period of 7 days.
The survey shall include the demonstration of plant loading and unloading. Appropriate
commissioning contractor attendance shall be provided to manually adjust the system where
necessary to simulate load variance and to validate controls calibration for flow measurement
and differential pressure.
2.19 HANDOVER PROCEDURE
The handover procedure shall be as defined in the contract terms and conditions. In addition,
the contractors shall demonstrate the BMS plant operation both as a single entity and as a
homogenous installation with the MEP services. This shall include but is not limited to the
following:
• An installation report that identifies that the plant/equipment has been installed to the
manufacturer’s recommendations, is labelled and installed in a neat and workmanlike
manner.
• An installation report that identifies that the plant and equipment has been inspected by the
main contractor and is confirmed by them as being suitable for acceptance by Accor.
• An inspection report that confirms that each plant item has been demonstrated as operating
against the agreed operation procedure and that all safety interlocks have been tested to a
satisfactory standard.
• A report shall be provided of all meters to confirm accuracy of read values and confirmation
of serial numbers at the supervisor workstation.
• The environmental report, with comments and advice for future enhancement of the plant
operation.
• A testing report that confirms that each instrument and actuator has been demonstrated as
being calibrated and reporting correct information to the BMS display panel.
• The report shall confirm that local operators have been trained in what to expect for the plant
operation, how and where the safety interlocks are provided and what user information and
adjustments can be made.
• The building logbook should be provided.
• The operating and maintenance manuals should be provided. Where necessary the base
build manuals shall be modified to reflect the new works.
3. Guest Room Management System
Guest Room Management Systems (GRMS) are an essential and mandatory in all Ultimate
Luxury, Luxury and Premium Hotel Guest Rooms. Approved systems provide the ability to
enhance the Guest experience and increase comfort while minimising energy wastage.
This document shall be read in conjunction with the Accor Technical Standards and refers to
installations within the Premium brand and better where a GRMS is a mandatory requirement.
Each Luxury Hotel development shall have a GRMS that shall be provided in line with the Accor
“Guest Room management System facility matrix” in Section 3.11.1.
3.1 DESIGN CRITERIA
3.1.1 Deviations
Any deviations to the GRMS systems, equipment or manufacturers must be submitted in
writing to the Accor design and technical services department for approval.
3.2 CODES AND STANDARDS
3.2.1 Governing regulations

If local governing regulations conflict with the Accor design standards contact Accor design
and technical services department for resolution.
3.3 SYSTEM DESIGN
The GRMS system shall be designed in accordance with the EN standards/CIBSE/ASHRAE

guidance and/or local code and regulatory requirements.
Where Accor requirements exceed local code compliance, Accor requirements shall be met.
3.4 KEY DELIVERABLES
• The GRMS shall be an open protocol solution that shall be designed to control, manage and
monitor all Guest Room/Suites including mechanical and electrical. The system shall also
ensure Guest comfort, operational efficiency and improve the energy and sustainability
performance.
• The GRMS specialist shall provide within the room; occupant control stations through which
the Guest Room lighting, courtesy controls and the air conditioning can be adjusted. These
control stations may vary in look, feel and technology to suit the Hotel interior design intent,
function and location within the space. These control stations will be connected to the GRMS
controller within the room. Where control stations or intelligent devices are connected, they
shall use open protocols, such as Modbus, BACnet, DALI, KNX or Zigbee within the room.
• The GRMS Room Automation Controller (RAC) will incorporate an entry-based occupancy
control system, using occupancy sensors and entry door position changes within each room
to determine the room occupancy state.
• The GRMS RAC shall communicate within the room via low-level hardwired switch and push-
button connections, open protocol wireless and wired serial and IP interfaces or a combination
of any to achieve an exceptional Guest experience.
• Where communications are required to areas outside the Guest Room such as 3rd party
systems and servers or the FM & Guest services teams, this shall be via TCP/IP and ideally
via BACnet/IP connectivity.
• The GRMS RAC in each room shall interface to the Hotel Property Management System (PMS),
the Guest Room Door Locking System (DLS), the Rapid Response System (RRS) and provide
an API or other approved web services connection, to securely share GRMS data with 3rd
party systems and devices such as tablets, in room smartphones or the IPTV.
• The GRMS shall provide full dynamic graphics of all field and virtual points via web stations,
using standard web browsers for use by the Hotel engineering and Guest services staff. The
GRMS shall support the set-up of different user groups with different access rights to
read/write set points, values and operational states dependent on their log on credentials
and access level.
• The GRMS shall incorporate the server that shall operate as a web service allowing access
via standard web browser clients. The web browser access will be either via dedicated web
stations or any credentialed PC connected to the GRMS network with access rights, or via
credentialled mobile devices connected to the GRMS network.
• The GRMS will include the capability to integrate with the site BMS via BACnet IP or via
embedded GRMS based web pages views within the BMS graphics, enabling the same user
experience from the BMS terminals as from the GRMS terminals.
3.5 PROCUREMENT
All GRMS specialists must be in the business of installing Guest Room automation systems for
a minimum of 3 years.
The GRMS specialist shall have a full-service facility within 100 kilometers/miles of the project
that is staffed with engineers trained and certified by the manufacturer in the configuration,
programming, and service of the automation system. The GRMS technicians shall be fully
capable of providing advice, routine and emergency maintenance service on all system
components.
All GRMS specialists must be authorised distributors and installers or branch offices of the
manufacturers specified.
Any GRMS manufacturer, must be prequalified and approved by Accor and must be listed in
the Accor approved manufacturers list.
The contractor shall provide bids for separate standalone – GRMS and BMS system works.
Additionally, the contractor shall propose cost changes and lifecycle benefits for a combined
GRMS and BMS installation via a single vendor.
The Guest Room Management System as a standalone system shall be complete with a
dedicated network and dedicated server that shall include the FM and Guest services teams
user interfaces and all necessary system management tools.
Alternatively, the GRMS shall be integrated with the site BMS and provided with TCP/IP
connectivity, for the GRMS RAC. The systems may communicate via the converged network
or via the BMS network.
The system shall be complete with GRMS graphics, views and alarm services, GRMS hardware
tools and services, seamlessly integrated with the BMS server.
The GRMS shall be provided from an Accor approved vendor and shall have a minimum of 10
years forward support.
In all instances the Guest Room management services personal shall have access to the GRMS
through either a dedicated GRMS terminal or alternatively, via the preferred solution a web-
based access to the system through any PC running a commercial browser and connected via
suitable VPN/VLAN to the converged network.
3.6 SYSTEM REQUIREMENTS
Within the room there may be several control systems provided such as air-conditioning,
lighting, occupancy, door status, window treatment control and Guest services. The GRMS
specialist shall provide a Room Automation Controller (RAC) that shall be the master RAC and
shall act as the master controller for room services.
The RAC shall gather information from the PMS, room occupancy sensors, door control system
and or entry door position sensor, window treatment system, window and balcony door position
sensors, temperature sensors and air-conditioning controllers.
The RAC shall assimilate the data along with input from the Guest control stations via the room
switches, pushbuttons, and other Guest input devices.
The RAC shall determine the requirements from the input stations and set room scenes and
conditions, sending commands to the lighting, air-conditioning, window treatments and Guest
services as appropriate.
The GRMS shall provide control and management of the air-conditioning, heating, courtesy
controls and lighting services within the Guest Room.
The GRMS shall be capable of defining room use based on bookings from the PMS in relation
to:
• Interconnected rooms (internal connecting door).
• Common Door (suites joined together via a common entrance door or foyer.
• Large suites.
The system shall be capable of controlling and managing at least 1000 rooms.
The GRMS shall be provided with multiple control stations within the Guest Room(s) through
which the Guest can view and manage the following:
• The air-conditioning services such as the 4 pipe or VRF fan coil unit(s).
• The underfloor heating/cooling systems.
• The room lighting system.
• The window treatments.
• The Do Not Disturb (DND), Make Up Room (MUR), Collect Laundry (CL) and other Guest
courtesy signals shall be made available to the Rapid Response System (RRS) as required.
• Display of Guest courtesy signals will be limited to DND via display panels mounted outside
the Guest Room.
• Activation of the internal deadlock by the Guest in the room shall automatically set the DND
status to ON. When DND status is active, staff shall be prevented from accidental entry into
the room without the required authorisation access level.
• Additionally, and where required the GRMS shall be capable of being controlled via 3rd party
in-room tablets or mobile devices or IPTV interfaces, providing similar control capabilities
from these devices as from the wall mounted Guest control stations.
The RAC controller shall be a room automation controller that provides web services. The
controllers shall be modular and extensible.
The RAC shall be complete with 2 x Ethernet ports enabling the rooms to be connected to
GRMS TCP/IP backbone in a star (1 port in use) or RSTP ring configuration (2 ports in use). If
an ethernet port is not used it will be able to be shut down in firmware for cybersecurity
purposes.
The RAC shall be complete with at least 2 serial ports for connection using Modbus, BACnet
MSTP or KNX to in room devices.
The RAC shall be capable of Zigbee and Bluetooth connections to the in-room door lock or
other in room Zigbee devices such as wireless floor lamp modules or Zigbee to DALI gateways.
The RAC shall enable high-level connections and gateways for third party equipment such as
VRF AC units in lieu of hydronic fan coil units. The VRF interface should be connected locally in
the room rather than via the network, resulting in an “1:1” interface rather than Many:1 when
using a networked solution. This approach ensures standalone capability and resiliency for the
VRF system connections in the luxury environment.
The RAC will incorporate extensible modules for control of lighting via DALI, relays or 0/1-10V
dimming.
The RAC will be capable of controlling fan coil units directly from the control engine and
modular outputs without the need for a separate thermostat with hardwired connections and
direct control strategy to 2 pipe and 4 pipe fan coil units, underfloor heating/cooling systems.
The RAC will enable the control of blinds and curtains via dry contact outputs, SMI or Zigbee
actuators for the operation of blinds and curtains. Where possible position feedback of blind
and curtains should be addressed.
The RAC’s shall be peer to peer devices and not reliant upon the server for communications.
The GRMS shall provide dynamic graphics and text base information via the IT network and
the dedicated GRMS server. The GRMS server shall be a web-based device that can be
accessed by any web browser, utilising suitable passwords, from any PC connected to the
GRMS/Hotel IT network.
The dynamic graphics shall allow the Guest management services operators to view and
manage all MEP services and including the DND, MUR, RRS and CL messages from the Guest
Room.
The GRMS shall have a high-level interface to the PMS to incorporate room booking services
such as Opera and other approved Accor PMS applications.
The PMS interface shall be used to manage the room rental state (rented/unrented) to enable
more sustainable control of unoccupied and unsold room conditions.
The PMS shall also be used for sending connected room and common entry door signals to the
Guest Room RAC to enable rooms to be connected and enlarged. The RAC will treat these
signals to connect rooms into “virtual rooms”.
The GRMS shall provide a high-level, server to server interface with the Guest Room door lock
system. The server-to-server interface will be used to control Guest and staff scenes based on
key entry type. Server to server interfaces to signal door position should only be used when a
latency of less than 2 seconds can be achieved.
Optionally, the RAC can provide the following functionality:
• The RAC connects to the in-room door lock via Zigbee or Bluetooth. Once connected to the
RAC, the RAC will enable the door lock to “tunnel” encrypted door lock communications to
the on-site door lock server, using the GRMS TCP/IP connection as the communications media
to the online door lock server.
• The RAC connects to the Hotel Rapid Response System (RRS) such as HotSOS. The RAC will
report courtesy control signals and any available room faults or other signals to the RRS for
processing by Guest services. The RRS interface will be conducted via Internet Protocol (IP).
The GRMS may have a high-level interface to the Hotel BMS. Via this interface the BMS shall
display dynamic graphics and all field and virtual points associated with the GRMS.
The BMS shall have the ability to write to the GRMS particular information such as an example
room energy use that can be displayed to the Guest via the GRMS room mounted display
panels.
Where Hotel accommodation incorporates numerous rooms there shall be a master suite
controller with necessary sub-master controllers networked together to provide a single room
solution.
3.7 GRMS CONTROLLERS
The GRMS controller shall be a web enabled automation station with an open protocol BACnet
solution conforming to ASHRAE ‘s BACnet/IP protocol standard CEN 16484-5. All controllers
shall have a BLT certification and complete with a PIC statement.
The controller shall be freely programmable and complete with on-board graphics capability.
The controller shall be complete with on-board or modular Modbus/ KNX/DALI/Modbus
gateways and shall communicate ethernet TCP/IP via the network system, either the
converged network or a dedicated TCP/IP GRMS network to the central servers.
The controller shall communicate with the directly controlled in-room equipment either via
hardwired connections or high-level wired communications using Modbus RTU, BACnet/MSTP
or KNX. Where in room devices have IP connectivity these should be connected either to the
second port on the controller alternatively a managed switch provided as part of the GRMS
package for each individual room.
Where interfaces are required to other equipment manufacturers that do not utilise BACnet,
Modbus or KNX connectivity then either the GRMS controller or a further gateway shall be
provided by the GRMS specialist.
Where KNX protocol is being used, it must be installed and configured in a secure manner in
accordance with the KNX Security Check List. See Section 3.9.1 for details.
The RAC shall incorporate wireless connectivity for Zigbee or Bluetooth devices either onboard
or via modular expansion devices.
3.8 THERMOSTATS
It is preferred that the control of HVAC terminal units is carried out by the RAC, however if
multiple HVAC terminals with multiple zones are used in single room or large suite thermostats
or room temperature controllers can be used for additional terminal units or as the primary
HVAC controller. These local thermostats or remote room temperature controllers shall be
linked via a high-level interface to the RAC.
Local thermostats or room temperature controllers shall be of the communicating type
supporting wired connections to the RAC via BACnet or Modbus protocols.
Where wireless connectivity is approved to be used within the Hotel, the Wi-Fi devices or
associated Wi-Fi communication modules used will be approved for use on Wi-Fi networks by
an acceptable authority such as the Wi-Fi alliance.
Where wireless connectivity for the thermostat or room controller is provided using Zigbee or
EnOcean protocols, the devices will be approved and tested by the relevant authority such as
the Zigbee Alliance.
Zigbee devices will be capable of being used as a Zigbee router and be capable of managing
groups of Zigbee end devices such as additional temperature, relative humidity, occupancy,
lux, water leakage, door and window position sensors and Zigbee power meters.
The thermostats or room temperature controllers supplied must support the following
functions:
• The thermostat/temperature controller/adjustment station must have an on/off button and
minimum 3 position fan control plus setpoint adjustment.
• The thermostat/temperature controller/adjustment station must support local power input.
• Solar powered thermostats are not deemed suitable for Guest Room applications at this
moment in time as rooms often remaining in darkness for extended periods.
• The thermostat/temperature controller must support both 24 VAC and 220-230 VAC fan coil
unit operation.
• The thermostat/temperature controller must support 0-10 Vdc output for modulating
actuator control.
• The thermostat/temperature controller must support the ability to function in standalone
mode in the event of network failure and capable of operating with multiple default
temperature setpoints.
• Where humidity control is used, the thermostat shall limit humidity in the space under all
occupancy modes/conditions.
• Optional built-in occupancy sensor.
• Optional humidity detection.
• Optional Support lux level sensor (day/night detection).
• Support additional inputs for current sensing / external Temperature probes and other
devices.
• The thermostat/temperature controller must support additional sensor/adjustment stations
for large suites. (1 FCU controller + many sensor/adjustment stations).
• Thermostat display should be simple and intuitive for the Guest.
Thermostat/temperature controllers that are initially highly configurable, semi programmable

of freely programmable are preferred.
Room temperature should not be displayed to the Guest. Only room setpoint should be shown.
Other thermostat display icons should be minimised where possible.
3.9 GRMS NETWORKS
The GRMS shall communicate both within the room and to the central services area via the
VLAN segregated converged network as per the Accor defined network standards.
The room networks shall be constructed such that a single network fault does not limit the
ability of the master controller to carry out control and Guest Room functions.
The Hotel wide networks shall be TCP/IP with spanning tree protocols. Network cables shall
not exceed 90 metres and all switches shall be layer 3 managed.
The preferred solution shall be an integrated and converged network provided and managed
by a third-party IT specialist.
3.9.1 Refurbished developments

Where appropriate with in refurbished developments wireless solutions may be an offered.
However, the solution shall as a minimum comply with the following:
• Devices shall not interfere with property Wi-Fi signals.
• Devices should form a mesh network supporting multiple paths of communications. (e.g.
Zigbee) Device communications should be encrypted and secure.
• Where KNX protocol is being used, it must be installed and configured in a secure manner in
accordance with the KNX Security Check List. The supplier must also provide written
compliance from the KNX association and KNX manufacturer (both) shall be provided to
confirm the following:
— All offered devices must be KNX Secure EIBsec and use the latest KNX ETS 5.5 software
or above is provided.
— That similar KNX devices have been provided, installed and are operational in similar Hotel
projects over the last 2 years.
— The installed devices are safe and in line with the KNX security checklist reference, despite
recent access to devices by untrusted third parties.
— Devices must have the ability to log trends and room occupation status for operations
analysis.
3.10 GRMS SUPERVISOR
The GRMS supervisor shall be a rack mounted web server (a desktop shall not be provided)
accessed primarily via any web browser through which the users and operators shall have read
and write rights determined by suitable password and user group configuration.
The primary interface shall make use of dynamic graphics with text pages as appropriate all
field and virtual points associated with the GRMS shall be display and made available for
review, adjustment, history logging and the like by the Guest management team. Where
integration is provided to the Hotel BMS, then these graphics and user interfaces shall be
available through both systems.
The GRMS supervisor/server shall be provided and configured by the GRMS specialist. The
server shall be connected to a local managed switch to which the IT network and the Guest
management services team PC shall be connected.
In outline, the user graphics, dashboards and text shall provide the Guest room management
team with such features as:
• Viewing, adjusting and monitoring the Guest Rooms lighting,
• Viewing, adjusting and monitoring the HVAC (fan speed, mode, temperature and setpoint)
• Viewing and adjusting motorised window treatments
• It shall provide real time and historical summaries of the Guest Room courtesy services,
occupancy status, door position, lighting scenes, AC command points, rental status, room
out of service or any other command or feedback point connected to the GRMS RAC for each
room.
• Navigation through the system shall require no more than 4 levels of movement. These may
be either jump tags or text pages.
• It shall be possible to select various room modes such as booked, occupied, checked out and
out of service.
• The room lighting shall be manageable and adjustable
• The window blinds and curtains shall be adjustable.
• The system shall display room messages such as DND, MUR, Please Wait, CL, RRS call where
connected and retransmit these to the appropriate in-house services.
• When lighting control systems such as DALI are used, the RAC must allow for the
management of individual lamps and lamp groups. Individual ballasts/driver and lamp
failures shall be reported as alarms within the GRMS and be visible in the graphics in the
GRMS alarms manager.
• The system shall allow for default and custom reports and allow users to view information on
energy usage, system activity and diagnostics.
• Reported energy includes lighting and HVAC energy. Lighting energy reports will require
lighting zone power to be provided in Watts. HVAC energy requires HVAC zone power in
BTU/hr. to be provided. Where thermal energy in the room can be calculated from PIBCV
actuator position and suitable sensing and communicating actuators this is encouraged for
thermal energy reporting purposes. Where total electrical energy measurement at room level
is possible via inbuilt breaker monitoring or wireless energy metering this is encouraged to
be integrated with the RAC.
3.10.1 Guest Room Management System (GRMS) interface capabilities

The FM team should generally be able to interface with each room via the GRMS browser-
based interface and within each room be able to;
• View and adjust the room temperature set point, set the air conditioning mode and adjust
fan speed settings.
• View and set lighting states and scenes on/off/ dim% as appropriate within the room.
• View and set blind and curtain position within each Guest Room.
• View and acknowledge room faults and diagnostics.
• View and change standby timer delays within the room.
• View and set VIP mode for a room.
• View and set the status of courtesy control panels within the rooms.
• View the door lock status and appropriate last entry types.
• View and set the Out of Service state of the room for maintenance purposes.
• View the occupancy status of the room.
• View the rental status of the room.
• View and manage alarms via a GRMS based alarm manager.
The Guest Services team should generally be able to interface via the GRMS browser-based
interface and be able to;
• View and adjust the room temperature set point, set the air conditioning mode and adjust
fan speed settings within each Guest Room.
• View and set room welcome scenes as appropriate to the room.
• View and set blind and curtain position within the room.
• View and acknowledge room faults and diagnostics.
• View the status of all courtesy controls within the room and reset as appropriate.
• View the door lock last entry types.
• View the rental status of the room.
• View and set the Out of Service state of the room for maintenance purposes.
• View the occupancy status of the room.
• View and set VIP mode for a room.
• View and manage alarms via a GRMS based alarm manager.
3.11 GUEST ROOM MANAGEMENT SYSTEM
The GRMS is primarily provided to control and manage the air conditioning and lighting systems
within the room however, within the various Accor Hotel brands the GRMS is enhanced and
extended to be a room management system rather than just an environmental control system.
The following are the minimum requirements required to be provided within the various Hotel
brands.
3.11.1 Guest Room Management System Facility Matrix

Luxury Brands
GUEST ROOM Raffles Orient Sofitel Fairmont Sofitel Rixos

MANAGEMENT SYSTEM* Express LEGEND
Centralized control HVAC

M M M M M M
/w window sensor
Lighting and drape/curtain M for

M for M for
control M M M Suites Suites
specialty
suites/villa
DND M M M M M M
Doorbell M M M M M M
Collect Laundry M M M O M M
Make Up Room M M M O M M
Please wait M M M O O O
IPTV interface provision M M M M M M
PMS interface M M M M M M
Presence detection M M M M M M
Welcome scene settings

M M M M M M
DAY/NIGHT
Raffles Orient Sofitel Fairmont Sofitel Rixos
TABLET ROOM
Express LEGEND
CONTROLS
In-room tablet (see in-

room tablet section)- one M M O O O M
per TV
Raffles Orient Sofitel Fairmont Sofitel Rixos
GUEST ROOM LOCKS
Express LEGEND
RFID Lock with integrated

Bluetooth Chip M M M M M M
PMS interface
M M M M M M
GRMS interface for

presence detection M M M M M M
M: Mandatory
O: Optional
Premium Brands
GUEST ROOM Swissotel Pullman MGallery Grand Mercure Movenpick

MANAGEMENT SYSTEM*
Centralized control HVAC M M M M M
/w window sensor
Lighting and drape/curtain O O O O O
control
DND M M O O O
Doorbell M M O O O
Collect Laundry O O O O O
Make Up Room M M O O O
Please wait O O O O O
IPTV interface provision O O O O O
PMS interface M M M M M
Presence detection M M M M M
Welcome scene settings M M O O O

DAY/NIGHT
TABLET ROOM Swissotel Pullman MGallery Grand Mercure Movenpick
CONTROLS
In-room tablet (see in- O O O O O
room tablet section)- one
per TV
GUEST ROOM LOCKS Swissotel Pullman MGallery Grand Mercure Movenpick
RFID Lock with integrated M M M M M
Bluetooth Chip
PMS interface M M M M M
GRMS interface for M M M M M
presence detection
M: Mandatory
O: Optional
Midscale Brands
GUEST ROOM
Mercure Novotel
MANAGEMENT SYSTEM*
M M
/w window sensor
Lighting and drape/curtain

O O
control
DND O O
Doorbell O O
Collect Laundry O O
Make Up Room O O
Please wait O O
IPTV interface provision O O
PMS interface O O
Presence detection M M

O O
DAY/NIGHT
TABLET ROOM CONTROLS Mercure Novotel
In-room tablet (see in- room

tablet section)- one per TV O O
GUEST ROOM LOCKS Mercure Novotel
O O
Bluetooth Chip
PMS interface O O
GRMS interface for

O O
presence detection
M: Mandatory
O: Optional
Economy Brands
GUEST ROOM ibis/ ibis budget

MANAGEMENT SYSTEM* ibis Styles
M M
/w window sensor
Lighting and drape/curtain

O O
control
DND O O
Doorbell O O
Collect Laundry O O
Make Up Room O O
Please wait O O
IPTV interface provision O O
PMS interface O O
Presence detection M O

O O
DAY/NIGHT
TABLET ROOM CONTROLS ibis/ ibis Styles ibis budget
In-room tablet (see in- room

tablet section)- one per TV _ _
GUEST ROOM LOCKS ibis/ ibis Styles ibis budget

O O
Bluetooth Chip
PMS interface O O
GRMS interface for

O O
presence detection
M: Mandatory
O: Optional
3.12 OCCUPIED/UNOCCUPIED ROOM ENVIRONMENTAL CONTROL &
STATUS
The GRMS shall interface to the Hotel room booking system (PMS). The RAC will combine the
signals from the PMS, in-room occupancy sensors and the entry door position to determine
the room status and to initially set lighting and air-conditioning scenes.
Room occupancy can also be determined by the triggering of any button or switch on a Guest
control lighting switch within a rented and unoccupied room.
Generally, there are understood to be 7 room states:
1. Unrented and unoccupied/vacant
2. Unrented and occupied (staff)
3. Rented and unoccupied/vacant
4. Rented and occupied (staff)
5. Rented and occupied Guest
6. VIP Mode (set via GRMS - Guest Services)
7. Out of Service (set via GRMS – Engineering/Guest Services)
The state of each room will be visible on the GRMS. The state of the room will be controlled by
the BMS with reference to PMS signal and occupancy algorithm commands as determined by
the master RAC. The room state can also be overridden by GRM operators with sufficient
credentials.
All room occupancy time delays shall be adjustable for each room via the GRMS interface. All
room setpoints, for heating and cooling, differentials, default fan speed and AC mode settings
will be adjustable for each room mode from the GRMS head end without the need for
specialized software tools.
In addition to the above 7 modes there are 3 other room states to consider:
1. Welcome day scene – initiated on first entry to the room by the Guest during daytime
hours
2. Welcome night scene – initiated on first entry to the room by the Guest during night-
time hours
3. Restore scene – after a Guest has left a rented room, and the unoccupancy timer has
expired, the room will assume the rented and unoccupied state and lighting and AC
settings will be adjusted as required by the brand. When the Guest returns to the
room, all lighting scenes, HVAC settings, will return to state set by the Guest before
they left the room. This can include the state of IPTV etc.
The following is intended to indicate the seven room states indicated above.
3.12.1 An unrented and unoccupied/vacant room

• Lights master off scene
• Non-essential power services off.
• The blinds either up or down depending upon the local climate requirements.
• The air conditioning system off but maintaining a room temperature between 15°C and 25°C
(adjustable). Action such as water quality routines, valve flushing should however still
continue.
• Underfloor heating system (where fitted) off but perhaps maintaining a minimum
temperature. Action such as water quality routines valve flushing should however still
continue.
3.12.2 An unrented room occupied by Hotel staff

• Staff entry determined via door lock interface. Staff scene set
• The lights set to staff scene
• Non-essential power services should be on.
• The blinds up.
• The air conditioning system set to staff scene levels.
• The underfloor heating/cooling under local control.
3.12.3 A rented but unoccupied/vacant room

• Lights off. If awaiting Guest first arrival (welcome day/night scene) or if subsequent room
re-entry by Guest set the restore scene on Guest entry.
• Non-essential power services off except for any required desk/wall outlets as per brand
standards.
• The blinds either up or down depending upon the local climate.
• The air conditioning system off but maintaining a room temperature between 18°C and 24°C
(adjustable). Actions such as water quality routines, valve flushing should however still
continue.
• Underfloor heating system off but perhaps maintaining a minimum temperature. Actions
such as water quality routines valve flushing should however still continue.
3.12.4 A rented and unoccupied room with staff in room

• Staff entry determined via door lock interface. Staff scene set
• The lights set to staff scene
• Non-essential power services should be on.
• The blinds up.
• The air conditioning system set to staff scene levels.
• The underfloor heating/cooling under local control.
3.12.5 A rented and Guest occupied room

• Lights under Guest control.
• Non-essential power services on.
• the blinds under Guest control.
• The air conditioning system under Guest control.
• Underfloor heating/cooling system under Guest control but perhaps maintaining a minimum
temperature.
3.12.6 VIP service

The GRMS shall be provided with a VIP service selection. In this mode the room Lighting,
environment conditions and power sources shall remain in the occupied Guest mode until
deselected after Guest check out.
3.12.7 Out of Service

The GRMS shall be provided with an Out of Service function for the room. In this mode the
room lighting, environment conditions and power sources shall remain in off mode until the
state of the room is changed on the GRMS.
3.13 OCCUPANCY ROOM SENSING
The GRMS shall be configured to determine the room occupancy state. In the first instance, a
high-level interface shall be provided to the PMS to determine whether the room is booked or
unbooked.
In the unbooked status, the room shall be set as described previously. However, facility shall
be provided to allow staff to override local room settings when entering the room.
The GRMS specialist shall propose a room occupancy detection system which shall include:
• Interfacing to the door lock and/or door movement sensing and
• The provision of motion and infrared body heat sensing detection.
These devices shall be hardwired to the room automation controller in which appropriate
software shall be used to determine the room occupied status in conjunction with the room
booking status.
The room occupancy sensors are to be placed strategically around the Guest Room/Suites
including all bathrooms. The occupancy sensors will be mapped across the room to ensure
excellent movement coverage. Where necessary the sensors shall include lux level monitoring
that shall be displayed on the GRMS central server display and wherever possible be an
integrated solution with room temperature sensing devices.
Bathroom occupancy sensors shall be suitably selected for the Ingress Protection (IP) rating
and for capability to detect movement through shower screens. Appropriate delay shall be set
to ensure that movement in bathrooms can be detected appropriately (e.g., for 30 minutes).
The occupancy system shall be easily configurable to allow changes of all room mode setback
and control time delays, all room mode HVAC setpoints and dead bands to allow simple
sensitivity and climate adjustment based on local Hotel requirements or changing/seasonal
conditions.
The RAC shall allow such values/settings/parameters to be changed from the GRMS head end
easily both globally (sent to all RAC’s or logical group of many RAC’s) and also individually to
single RAC’s. These changes may be made due to seasonal changes (setpoints) or other
factors. The GRMS shall be designed to assist staff and provide operational efficiency gains.
Under no circumstances shall in-room key card occupancy readers or in-room key card
switches be provided to set the room occupied mode.
It is a requirement that RFID (with integrated BLE chip) access control shall be integrated into
the door leaf, door lock or outside corridor panel and combined with the DND/Doorbell touch
panel to control the locking system and GRMS.
The GRMS specialist may propose the use of wireless room occupancy sensing however, these
shall be provided with low battery status alarms that shall be visible in the alarm manager on
the GRMS head end. Wireless occupancy sensors should include temperature and humidity
sensing (for use within the room algorithms) along with Passive Infra-Red (PIRs) movement
sensing.
All occupancy sensors visible within the room shall have any Light Emitting Diode (LED) status
indicators disabled.
Appropriate measures will be taken by the occupancy logic to allow for determining “door just
closed”, exit delays for last minute switch settings, ignore delays for such issues as curtain
closure after exit. All delay periods shall be adjustable from the GRMS head end.
3.14 WINDOW BLIND CONTROL
Where blinds are provided, these shall be complete with local actuators provided by the
specialist supplier. The MEP specialist shall provide the necessary power from a local fused
spur located behind the curtain pelmet at an agreed location.
The blind control shall be initiated through the GRMS keypads or control stations that shall
communicate commands to the RAC. The controller in turn, shall switch an appropriate voltage
for an agreed time period to open/close the blind. The actuators shall be complete with a clutch
to prevent over driving.
The blinds will operate to the requirement of the occupier and close when the room is in the
sleep or unoccupied mode as appropriate.
3.15 ROOM CONTROL STATIONS
The GRMS specialist shall provide wall mounted control stations as keypads, ganged switches
or buttons, with ID and brand approved displays (where applicable) at appropriate locations
within the room through which the Guest control and manage the Guest Room service.
All keypads and switches will be approved by ID and Brand and pre-tested in mock-up rooms
before final approval for deployment. All keypads and switches must support custom laser
etching on each button (ID consultant to advise logo and styling). The graphics must be
instantly recognisable to an international audience and text should be avoided as Guest
languages are numerous.
The embedded graphics which can be selected by icons displayed on the display screen shall
include facility for:
• Air conditioning control
• Lighting control
• Guest services.
• Blind control
The display screens shall have various uses dependent upon the Hotel brand and the location
within the room.
3.15.1 External corridor panel.

The panel shall display and have facility for
• Doorbell.
• Do Not Disturb (DND)
• Discrete method or colour change to determine if room is occupied room as required by the
brand.
• Please wait (flashing DND)
3.15.2 Entrance foyer panel

The entrance foyer control station shall have the following functions.
• Master on/off
• Do Not Disturb (DND)
• Make Up Room (MUR)
• Collect Laundry (CL) for Ultra Luxury and Luxury Hotel brands.
3.15.3 Bedside – at the Windows side display panel

Ultimate luxury Luxury Premium
All Lighting master on/off   
Nightlight   
(soft illuminated)
Dim up   Suites only
Dim down  Suites only
Curtain open  Suites only optional in Suites only
standard room
Curtain open/closed  Suites only optional in Suites only
standard room
3.15.4 Bedside – at the bathroom side
Ultimate luxury Luxury Premium
All Lighting master on/off   
Nightlight (soft illuminated)   
Dim up   Suites only
Dim down   Suites only
Scene 1 full Lights 
Scene 2 mood lights 
Do not disturb   
Make up Room   
3.15.5 Air-conditioning control

The room shall be provided with air conditioning, in general assumed to be fan coil units either
4-pipe heating and chilled water type, alternatively direct expansion VRF type.
Where 4-pipe systems are utilised:
• The GRMS automation controller and associated room temperature sensor wired direct to the
controller shall modulate the heating and cooling valves to achieve the room set point. When
the room is occupied by the Guest the air conditioning system shall operate to the
requirement of the Guest.
• The BMS shall conduct valve exercising programme to flush the system and prevent valve
sticking. If the heating and cooling valves have been recently exercised during normal
operation, then this process can be postponed. The valve exercising should only be performed
when the room is unoccupied.
The panels in the room shall allow the Guest to select auto control or low medium high speed
for the fan and to reset the room set point. The RAC shall carry out the control of the fan coil
unit through hardwired connections.
When the room is empty or unoccupied the air conditioning shall operate as described
previously.
The GRMS shall monitor the status of windows or balcony doors and where these are seen to
be open the air conditioning system heating/cooling valves shall be closed but the fans continue
to operate. An alarm shall be raised at the GRMS/BMS if the windows or doors are open, and
the room is unoccupied.
3.15.6 Green mode

The room display device shall include a – green mode – selection. This shall when active, set
the FCU dead bands to +/- 3oC and turn off the FCU. The FCU shall become active only outside
of the dead band values.
When green mode is active a “Thank you” message/icon shall appear on the control station
and the action recorded on the GRMS central server. The server shall record the active time
against a room and Guest and provide information to the loyalty programme, where the Hotel
employs this service.
3.15.7 Window/balcony doors
The room windows and balcony doors shall be provided with locally powered magnetic contact
and infrared optical sensing to determine whether the windows or balcony doors are closed.
When windows and balcony doors are opened in the areas served by the HVAC, the local air
conditioning unit shall be disabled, and indication provided on an appropriate panel in the
room. The state of all windows and balcony doors will be reported to the GRMS head end.
If battery powered devices are proposed, then these shall have a minimum life of 2 years and
provide to the GRMS a low battery alarm status.
3.15.8 Do not disturb, make up room & collect laundry

The GRMS shall provide the Guest with the facility through nominated control stations to signal
courtesy requests to the corridor panel (outside the room), the GRMS head end and to the
RRS the following signals:
• Do Not Disturb (DND).
• Make Up Room (MUR).
• Collect laundry (CL).
The DND when active shall be transmitted to the Guest services desk and as appropriate to
housekeeping services. The DND shall be displayed on the corridor panel and when active
shall disable the room bell.
The MUR when active shall be transmitted to the Guest services desk and as appropriate to
housekeeping services. The MUR shall not be displayed on the corridor panel.
The CL message when active shall be transmitted to the Guest services desk and as appropriate
to housekeeping services.
3.15.9 Please wait

Within the Ultimate Luxury Hotels the GRMS shall include a “Please wait” push button within
that when active illuminates a “Please wait” indicator on the corridor panel or flashes the DND
indicator. When the room entry door is opened, the message shall automatically clear.
3.15.10 Room safe

Within the Ultimate luxury brand hotels the safe specialist shall provide a door unlocked signal
to the GRMS. An alarm shall be activated when the Guest checks out if the safe is locked. The
safe door position, transmitted from the GRMS will be shared with the PMS directly, or via the
RRS, as a status point, for sharing with the PMS when available.
3.15.11 Guest services team

The Guest services management team shall be provided with full access to all field and virtual
points associated with the GRMS from each Guest Room.
The GRMS services management team access shall in the first instance be via the GRMS
supervisor although where this is an automation web server, access shall be made available
via any web browser on any PC residing on the converged network and/or the dedicated GRMS
network. All access rights shall be provided with usernames and passwords.
The GRMS management team shall have the ability to set the room to various modes such as
occupied, servicing, VIP mode. It shall allow Guest services to view the status of the air
conditioning systems, adjust the room set points, adjust the operation of the fan coil unit, local
ventilation, underfloor heating system, towel rails, lights and window blinds.
The GRMS supervisor shall display room request such as: do not disturb, make up Room,
collect laundry, and the rapid response requirement. Rapid response shall appear above any
graphic currently displayed on the GRMS.
3.16 GUEST ROOM LIGHTING
As described in the Guest Room Management System facility matrix in Section 3.11.1. The
Ultimate Luxury, Luxury and Premium Brands require intuitive and seamless lighting control
systems for an enhanced Guest experience. Switches should be minimal in number, simple
and easy to use for all levels of Guests.
Guest services such as evening turndown, day welcome scene, night welcome scene or VIP
Guest welcome can be further enhanced with lighting.
The lighting control system within the room consists of three components:
1. Guest controls – the switches and control panels with which the Guest interacts
2. Lighting Actuators – relays, contactors, dimming modules that control the lamps
3. Lighting control logic – the automation engine that provides logic and scene control
3.16.1 Guest controls

Guest controls can include:
• Standard switches, push buttons and circuits.
• Smart switches with dimming control capabilities. Each light switch shall be capable of having
up to 8 customised touch buttons in a single back box installation. Custom icons will be
etched into the icon placement. Acrylic printing is not permitted due to adverse reactions
with cleaning fluids.
• Advance lighting control systems based on intelligent programmable control panels
communicating with the RAC in the room, which in turn controls associated lighting relays
and dimmer modules. The advanced lighting controls shall use open communications
protocols such as DALI 2, KNX, Modbus or BACnet within the Guest Room.
Any iconography used on switches will be simple and intuitive. Text based identification of
buttons and switches should be avoided. Icons to be used will be submitted for approval before
manufacture.
3.16.2 Lighting actuators
Lighting relays, (on/off actuators) shall be sized suitably for the load and lighting type being
controlled.
Electro-mechanical relays shall be of quiet service type and suitably located to ensure
activation does not impede the Guest experience within the room.
Relay contacts up to 5 Amps used for LED lamp and magnetic ballast control shall have
sufficient capacity to switch the rated load, plus handle in-rush currents of up to 165Amps for
<20ms and 800Amps for <200µs.
Where high current switching is required, solid state switches (zero crossing) should be used
in lieu of contactors to ensure reliability and silent operational service.
Lighting actuators shall support the following:

• Low load, zero flicker, true off capability for LED lighting. Any dimmed loads controlled by an
analogue (0/1-10V) signal should include a relay output to ensure “true off”
• 0-10V dimming control shall be used for any T5 and T8 lighting.
• Optional power consumption monitoring on each individual circuit.
• Expansion capability to increase the number of controlled circuits.
• Ability to add in-line switching or dimming of floor or desktop light fittings.
• DALI and DALI2 protocol support to enable a digital addressable lighting system
3.16.3 Lighting controllers and lighting control Logic

The lighting system shall be capable of later expansion and addition of lighting control outputs
and scene control adjustments.
Where, additional lighting units, such as floor standing lamps are added to the Guest room,
the proposed system shall be capable of supporting expansion via wireless control modules to
facilitate later installation of additional circuits, especially for free standing devices in any given
room.
Where rotary dimmers are not employed simple push button (up/down) operation for dimming
control shall be used.
In Ultimate Luxury and Luxury Brand Hotels, lighting control will function on simple on/off and
dimming ONLY. Lighting operation will be simple and intuitive.
All Ultimate Luxury, Luxury and Premium Brands will include dimming for the bathroom lighting
control circuits for bathroom scene control.
Welcome scenes for all Ultimate Luxury, Luxury and Premium brands should include, entrance
light, bed, bathroom vanities and Furniture, Fixtures and Equipment (FF&E) lighting. Different
welcome scenes for the room lighting should be allowed for daytime and night-time.
The day to night scene switching schedule shall be initiated by the RAC within the room
Bed head reading lights should not be linked to the Guest room lighting circuit and must
function independently.
FF&E lighting should be placed on the Guest room lighting circuit with full ON/OFF control from
master switches.
Bedside table lamps should have the ability to be switched ON/OFF whilst connected to the
master ON/OFF function.
Where possible, use PIR activated balcony lighting for illumination. Subject to façade lighting
scheme.
For night lights, floor illumination PIRs underneath the bed and bathroom (vanity, WC) shall
be implemented to trigger on movement of Guests requiring to use bathroom facility in the
middle of the night.
Night light activation via PIR detection shall be a soft illumination and shall only be possible
when the light master switch is set to OFF
Table 1: Bathroom technology and night lighting
3.16.4 General lighting requirements for Guest Rooms

Each individual lighting circuit in each Guest Room shall be wired in a star configuration, to
facilitate the addition of lighting controls at any stage during the property’s life cycle.
The central point of all circuits shall be easily accessible to Hotel engineering staff and located
in the ceiling void or located in an area located close to the Guest Room distribution panel.
The final location must be compliant with all necessary local electrical installation codes.
Care should be taken to avoid using open space bathrooms due to steam.
Each switch location in each Guest Room must contain a neutral, live & earth cable. Standard
circuits traditionally only contain a switched live. Modern dimmers capable of dimming low
loads less than 40 watts such as LED lighting require a neutral in order to control the load. In
most uses, cased LED lighting will be below the 40-watt minimum required by traditional
dimmer switches, which only require the switched live to operate.
Interconnecting rooms must be configured in the GRMS and Lighting Control System and linked
to Opera or Accor certified PMS.
*Circadian lighting must be provided in all Swissotel Vitality Suites.
3.17 GUEST ROOM ELECTRICAL SERVICES
Each Guest Room will be provided with a GRMS that shall interface to the room electrical
services that are defined under two classifications
• Permanent – Always On.
• Requested – On when occupied.
The GRMS shall provide switching of circuit contactors as appropriate to the electrical systems
described in the Accor Technical standards – Electrical & lighting section.
The electrical services shall include the appropriate power sockets, USB charging points and
lighting system as described in the Accor Technical Standards.
3.18 GRMS STANDARD OF WORKMANSHIP AND MATERIALS
The GRMS specialist will produce for approval the basis of design. The design will incorporate
any necessary statutory requirements with respect to Health and Safety.
3.18.1 Quality control

The contract will be carried out under following the principles of the GRMS specialist’s Quality
Assurance documentation.
• All equipment supplied will receive commercial tests to comply with IET Regulations or
equivalent.
• All equipment will be CE marked.
• No materials shall be installed which may pose a hazard to health of the construction,
maintenance or eventual occupants of the building.
• No materials shall be installed which are potentially damaging to the environment.
• All electrical equipment shall be designed and fitted with interference suppression devices to
comply with BS EN 6100-4-3 (or equivalent) and components and filter units shall comply
with BSEN 55011-1A (or equivalent).
3.18.2 Setting to work the GRMS

The GRMS specialist shall be responsible for setting to work the system of his supply.
3.18.3 Monthly Return Visits

The GRMS specialist shall include in the contract costs three return visits after contract
completion, these shall last for a minimum of two days and there shall be three visits, spring
summer and winter.
3.18.4 Handover
The GRMS specialist shall work in conjunction with all other contractors to enable the complete
project to be handed over as set out in the contract documents.
3.18.5 Documentation
The GRMS specialist shall provide all documentation necessary to allow the user to operate the
plant both efficiently and safely. The GRMS specialist shall provide sufficient information to
and co-operate with the mechanical contractor to produce the building logbook.
The GRMS specialist shall provide documentation for the room user, this shall be no more than
1 A4 document. The GRMS specialist shall provide help text that can be accessed from any
room controller like the A4 document but with more specific detail. This help text shall be held
within the automation controller.
3.18.6 System completion report

The GRMS specialist shall provide a close out report that shall include the installation snagging
sheets; the commissioning sheets the installation report and the environmental report.
3.18.7 Training
The GRMS specialist shall train the Accor staff in all aspects of the GRMS.
3.18.8 Operating and Maintenance Manual

The GRMS specialist shall provide the operating and maintenance manual for the project.
3.18.9 Panels
The control panels shall be provided by the specialist supplier shall be constructed generally
in accordance with BS EN 61439 Part 3 2011, Part 2 2011 and Part 6 2012 or equivalent.
3.18.10 Control enclosures

The GRMS specialist shall provide Form 1 control panels that shall contain the controllers, ELV
hardwired interlocking relay logic, network controllers IT switches and terminal rails.
The panel shall be constructed 2 sections; 1 door interlocked section containing the LV services
such as transformers, breakers, UPS etc. The other shall contain the automation station
controller and ELV services only.
3.18.11 Field cables

The GRMS specialist shall provide and install all necessary power and controls cabling and
carrier associated with the GRMS work scope. All cables shall be manufactured by BASEC
approved company. All cables will be to suit the contractor’s system and finished with an LS0H
outer sheath. All cables will be sized to achieve minimal Volt drop. All cables in a common
carrier system shall have the same insulation rating. PVC cabling shall not be installed outside
of the control panel.
GRMS extra low voltage cables will have a minimum cross-sectional area of 0.75 mm2 (7/0.37
mm diameter). With due regard to cable resistance for sensors.
Low voltage cables will have a minimum cross-sectional area of 1mm2.
All controls cabling, including the BMS network will be installed in conduit or trunking.
3.18.12 Earthing
The relevant contractor shall install all earth bonding of services provided by themselves.
3.18.13 Field equipment

The GRMS specialist shall determine the field equipment required for the project based on
information provided in the project specification.
All field mounted equipment shall be suitable for the environment in which it is located and/or
operating.
All field devices shall be ELV.
All field mounted control devices and cables will be of the 24V type. If field mounted equipment
provided by others operates from a 230V control circuit, then the GRMS specialist shall install
an interposing relay either within the OEM plant or immediately adjacent to it.
3.18.14 Sensors, valve & actuators

Where the GRMS specialist provides HVAC controls these shall be as described In the BMS
section.
3.19 CONSTRUCTION
The GRMS specialist shall provide an offsite construction and testing facility for the
development of the GRMS.
The contractors (electrical, lighting, door management, HVAC, Guest services) shall design
and build the composite room control panels in a factory environment and deliver to site
preconfigured with all necessary software and graphics.
The contractors shall type test 10% of the panels and include network configuration and all
user interfaces both for the Guest and the Hotel staff.
3.20 SOFTWARE
The GRMS specialists shall develop the automatic controls functional design specification and
expand this to a detailed description of operation.
The functional design specification should set out in straightforward language the plant
operation and user management interfaces.
3.20.1 Alarm programme
The software within the automation controller shall scan all inputs in less than five second
intervals. On an alarm being generated, the software will take immediate action to rectify the
fault.
The alarm will report the status to the GRMS management screen supervisor where the current
function will be halted until the alarm is acknowledged. The acknowledgement will be via
password authority. The GRMS will clearly show that an alarm has occurred, and a brief
description be displayed.
The program shall allow the operator to easily change or define each message. Each message
will be entered by the automatic controls’ specialist from an agreed schedule. The sitewide
control system shall be configured to transmit the alarm and an English language message to
specific email address.
3.20.2 GRMS commissioning

The GRMS specialist shall set to work the automatic control system as described within the
project specification preliminaries and the minimum standards set out below.
On completion of the installation, the GRMS specialist shall calibrate the system to Accor
approval.
The commissioning will include the offsite testing of all software and user interfaces.
3.20.3 Installation test report

The GRMS specialist shall provide detailed trend logging of the operation of the room services.
E.g. simultaneous logging for 24hrs at 1 minute intervals.
This should include operation of the occupancy sensing, the room booking systems and the
user interfaces both for the Guest and the staff.
3.20.4 Environmental report

The Building services contractors shall arrange for a survey in all Hotel areas of temperatures
and room operations that are being achieved after the system has been fully adjusted and
ready for occupation.
The survey shall monitor room/circulation air temperature for a period of 7 days.
3.20.5 Handover Procedure

The handover procedure shall be as defined in the contract terms and conditions. In addition,
the contractors shall demonstrate the BMS plant operation both as a single entity and as a
homogenous installation with the MEP services. This shall include but is not limited to the
following:
• An installation report that identifies that the plant/equipment has been installed to the
manufacturer’s recommendations, is labelled and installed in a neat and workmanlike manner
• An installation report that identifies that the plant and equipment has been inspected by the
main contractor and is confirmed by them as being suitable for acceptance of Accor.
• An inspection report that confirms that each plant item has been demonstrated as operating
against the agreed operation procedure.
• The environmental report, with comments and advice for future enhancement of the plant
operation
• A testing report that confirms that each equipment has been demonstrated as being
calibrated and reporting correct information to the GRMS display panel
• The report shall confirm that local operators have been trained in what to expect for the plant
operation, how and where the safety interlocks are provided and what user information and
adjustments can be made
• The building logbook should be provided.
• The operating and maintenance manuals should be provided.
4. Lighting Control System
The Lighting Control System (LCS) shall be designed and provided by a lighting specialist.
Generally, the system shall operate as a standalone entity complete with all necessary
hardware, software and equipment.
The LCS shall be provided with appropriate interfaces to the Guest Rooms for management
through the GRMS and in a similar manner a BACnet/IP interface shall be provide to the BMS.
Through this interface the BMS shall have full read and write capability to all field and virtual
points.
The LCS shall be able reside on the converged network. Where appropriate and approved
cybersecure VLAN connections are available from the Hotel provider, approved users with
appropriate credentials will be able to log on to the firewalled LCS server remotely using the
web browser as a user interface.
4.1 GENERAL LIGHTING
The LCS must provide a fully flexible high quality programmable lighting control and dimming
system to all public areas.
The selection of the light fittings in the public areas as well as the Guest Rooms will be made
by an interior designer and /or a lighting designer.
The light sources must be LED having a high efficiency output and good colour rendering.
The LCS shall be synchronised via Network Time Protocol (NTP).
4.1.1 Guest corridors

Two systems must be provided:
• The first, comprising approximately 30% of the lighting points, must be left on permanently.
• The other lighting points must be switched by a ‘special corridor’ movement detector. Lighting
must be instant and connected with an adjustable timer to switch off after 20 minutes. The
detector positions must be studied and defined in function of the corridor characteristics.
4.1.2 Lighting of bedroom Corridors

• The movement detectors must be especially designed for corridors according to the finishes
and shall generally be ceiling mounted PIR type.
4.1.3 Artificial illumination criteria

• Lighting shall be designed to satisfy the requirements of the CIBSE Code for Lighting 2012,
CIBSE/ASHRAE, BSEN 1838 for emergency lighting or equivalent.
4.2 MISCELLANEOUS LIGHTING (PROJECT DEPENDENT)
All lights must be LED light sources
• The light must be replaceable
• The colour rendering must be in accordance with the specifications for the Guest Rooms and
defined by the lighting designer for the public areas.
• Façade lighting should be high efficiency with more than 50 lumens/Watt and low UV
emissions to reduce light pollution.
All lighting in public areas shall be coordinated with the interior design team.
Table 1: Lighting in public areas
4.3 EMERGENCY LIGHTING
Emergency lighting must be supplied either from the building life safety power supply or fittings
incorporating integral batteries. The emergency lighting will be supplied from the emergency
boards. A separation of circuits will be implemented.
• Illumination levels must be field-programmable to meet local code requirements for
emergency power conditions. Such options include, but are not limited to, providing a
constant minimal light level for emergency circuits during normal operation or providing full
function dimming under emergency power.
• They must be equipped with a test switch function with status indicator to simulate a phase
failure and a phase status indicator.
• In the event of a fire alarm the lighting must automatically pre-set to 100% on.
Table 2: Emergency lighting
4.4 EXTERNAL LIGHTING TO EXTERNAL WALLS, SIGNS AND CAR PARKS
They must be controlled automatically by a light-sensitive photo-electric cell and electric/BMS

time-clock (in series), with manual over-ride (auto/off/on).
They must include:
• Roof-top and approached sign
• Entrance canopy sign
• External wall floodlights
• Car park entrance totem sign
• Fireman’s switch to cut off all signs and external lighting
• Flagpole lighting (if supported)
Table 3: External lighting
4.5 LIGHTING CONTROLS AND SWITCHING
Typical lighting shall have the following control philosophy
4.5.1 Design compliance

Back of House
Offices and storage rooms have local occupancy sensor(s). Provide offices with override switch.
Corridors
Local switching (non-emergency lights only)
Plant Rooms
Local switch (no occupancy sensor)
Stairwells
Occupancy sensor to go from 100% to 50% when occupied
Public toilet and gym

Switching with occupancy sensor (30-minute timer) to turn off lights except one, plus local
keyed switch
Public areas
Lobby and public spaces shall have 4 scene programmable dimming system with available time
clock events. Dimmer panels must be concealed from Guest view where possible and
integrated with the BMS if not located in a remote location.
Function and meeting rooms

Shall have 4 scene programmable dimming control with individual zone control and vacancy
sensor. If motorised shades are included, they must integrate with lighting controls in the
space.
External areas
Site and car parking. Photocell connected to the BMS
4.5.2 Bar and restaurant area

Shall have 4 scene programmable dimming control with individual zone control. If motorised
shades are included, they must integrate with lighting controls in the space. Dimmer panels
must be concealed from Guest view where possible and integrated with the BMS if not located
in a remote location.
Figure 1: Typical function room lighting control locations
Figure 2: Typical board and meeting room lighting control locations.

031 Building Controls BMS GRMS Lighting 2023 v1

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Building

2.2 BMS specialists ................................................................................................ 6

2.3 Codes and standards ........................................................................................ 6

2.4 Key deliverables ............................................................................................... 7

2.5 System requirements ........................................................................................ 8

2.6 Networks ........................................................................................................ 8

2.7 System components ......................................................................................... 8

2.8 User interfaces............................................................................................... 12

2.9 Third party integration .................................................................................... 14

2.10 Meeting rooms, restaurants, ball rooms ............................................................. 14

2.11 Control strategies ........................................................................................... 15

2.12 Automatic controls standards of materials and workmanship ................................. 18

2.13 Software ....................................................................................................... 21

2.14 Alarm programme .......................................................................................... 22

2.15 Cybersecurity ................................................................................................ 22

2.16 Controls commissioning................................................................................... 23

2.17 Installation test report .................................................................................... 23

2.18 Environmental report ...................................................................................... 23

2.19 Handover procedure ....................................................................................... 24

3. Guest Room Management System .......................................................................25

3.2 Codes and standards ...................................................................................... 25

3.3 System design ............................................................................................... 25

3.4 Key deliverables ............................................................................................. 25

3.5 Procurement .................................................................................................. 26

3.6 System requirements ...................................................................................... 27

3.7 GRMS controllers ............................................................................................ 29

3.8 Thermostats .................................................................................................. 30

3.9 GRMS networks.............................................................................................. 31

3.10 GRMS supervisor ............................................................................................ 32

3.11 Guest Room management system..................................................................... 34

Luxury Brands ................................................................................................................. 34

Economy Brands .............................................................................................................. 37

3.12 Occupied/Unoccupied room environmental control & status .................................. 38

3.13 Occupancy room sensing ................................................................................. 40

3.14 Window blind control ...................................................................................... 41

3.15 Room control stations ..................................................................................... 41

3.16 Guest Room lighting ....................................................................................... 45

3.17 Guest Room electrical services ......................................................................... 48

3.18 GRMS standard of workmanship and materials ................................................... 48

3.19 Construction .................................................................................................. 50

3.20 Software ....................................................................................................... 50

4. Lighting Control System.....................................................................................53

4.2 Miscellaneous lighting (project dependent) ......................................................... 53

4.3 Emergency lighting ......................................................................................... 55

4.5 Lighting controls and switching ......................................................................... 57

2. Building Management System (BMS)

Any deviations to BMS systems, equipment or manufacturers must be submitted in writing to

2.2 BMS SPECIALISTS

2.3 CODES AND STANDARDS

2.3.1 Governing regulations

2.4 KEY DELIVERABLES

The BMS specialist shall provide:

2.7 SYSTEM COMPONENTS

2.7.1 Enterprise Server

2.7.2 BMS main plant controllers

2.7.3 Operator workstations and web stations

Web browser connected users shall:

2.7.4 Sitewide energy monitoring system

All meters shall be:

2.7.5 Tenant billing

2.7.6 Condition and fault-based monitoring

2.7.7 Plant energy calculations

2.8 USER INTERFACES

Requirements of the colour graphic subsystem include: