Draft BMS Specification for Large Commercial Building

DRAFT BMS SPEC
ALAN JONES
\\JONES-PC\Fairlawn Controls\Honeywell\Draft BMS spec.docx

DRAFT BMS SPECIFICATION

ALAN JONES

DRAFT BMS SPEC

ALAN JONES
Content
1.0 AUTOMATIC CONTROLS ............................................................................................................ 1
1.1 Project outline 1
1.2 Extent of work 2
1.3 Scope 3
1.4 Standards, Codes and Regulations 7
1.5 Quality control 8
1.6 Responsibilities 8
1.6.1 Design 8
1.6.2 Supply 8
1.6.3 Installation 9
1.6.4 Co-ordination with others 9
1.6.5 Setting to work the automatic controls 9
1.6.6 Setting to work the building services 9
1.6.7 Monthly Return visits 10
1.6.8 Handover 10
1.6.9 Documentation 10
1.6.10 Training 10
1.6.11 Power requirements 10
1.7 Services equipment and packaged plant 10
1.7.1 Packaged fan starters 11
1.7.2 Pump starters 11
1.7.3 Fan starters 12
1.7.4 Inverters 12
1.7.5 DX systems 12
1.7.6 Smoke damper control system 12
1.7.7 Smoke dampers 13
1.7.8 Cold water booster sets 14
1.7.9 Sprinkler pumps and tanks 14
1.7.10 Wet riser pumps and tanks 14
1.7.11 Water leak detection 14
1.7.12 Fan coil units 14
1.7.13 Three speed conventional FCU 15
1.7.14 Variable speed FCU 15
1.7.15 Chillers 15
1.7.16 Gas boilers 15
1.7.17 Gas detection system 15
1.7.18 Gas valves and meters 16
1.7.19 Heat meters 16

DRAFT BMS SPEC

ALAN JONES
1.7.20 Water meters 16
1.7.21 Transformer monitoring 16
1.7.22 Trace Heating 16
1.7.23 Sump pumps 17
1.7.24 Side stream de-aerator 17
1.7.25 System Uvex 17
1.7.26 Lift monitoring 17
1.7.27 Disabled toilet alarm 17
1.8 Commissioning and Guarantee 17
1.8.1 General 17
1.8.2 Commissioning Requirements 18
1.8.3 Third party attendance 19
1.8.4 Installation Report 19
1.8.5 Environmental report 20
1.9 Approvals and acceptance 21
1.9.1 Test equipment and instruments 21
1.9.2 Test certificates 22
1.9.3 Control and starter panel tests off site 22
1.9.4 Software testing off site 22
1.9.5 User Interface off site testing 22
1.9.6 Pre-commissioning checks 22
1.9.7 Electrical wiring 23
1.9.8 Point to graphic 23
1.9.9 Sensor calibration 23
1.9.10 Identification 23
1.9.11 Local authority demonstrations 23
1.9.12 Commissioning records 23
1.10 Standards of Materials and Workmanship 23
1.10.1 Submittals 23
1.10.2 Inspections/approval/requirement 24
1.11 Common Control Requirements 24
1.11.1 General 24
1.12 Instructions to client 27
1.13 Building log book part L compliance 27
1.14 Operating and maintenance manual 27
1.14.1 Preparation of Manuals 28
1.14.2 Submission of Operation and Maintenance Manuals 29
1.15 Maintenance contract 30
1.16 Labelling 30
1.17 Cables installed in conduits and trunking 30

DRAFT BMS SPEC

ALAN JONES
1.17.1 General 30
1.17.2 Control cables 31
1.17.3 Power cables 31
1.18 Field mounted equipment 31
1.18.1 Control valve selection 31
1.18.2 Control valves 31
1.18.3 Sensors 32
1.18.4 Flow meters 34
1.19 Electrical supply 34
2.0 CONTROL PANELS AND CONTROL PANEL ........................................................................... 36
2.1.1 General 36
2.1.2 Motor Control Centre (MCC) 36
2.1.3 Mechanical services power board 37
2.1.4 Motor sizes 37
2.1.5 Inverters and Thyristor 37
2.1.6 Outstation panels 37
2.1.7 Off site inspection 38
2.1.8 Outstation UPS 38
2.2 Construction 38
2.2.1 Door Interlock 38
2.3 Painting and Finishing 39
2.3.1 Painting 39
2.3.2 Galvanising 39
2.4 Cable Entries 39
2.5 Internal Wiring 40
2.5.1 General 40
2.5.2 Power Wiring (220 Volts and Above) 40
2.5.3 ELV Wiring (Control, Indication or Alarm Circuit) 40
2.5.4 Neutral Bar or Link 41
2.5.5 Arrangement and Installation of Wiring 41
2.5.6 Cable Termination and Terminals 41
2.5.7 Terminals and Terminal Boards and Connections 42
2.6 Contactors 42
2.6.1 Power changeover contactor 43
2.7 Starters 43
2.7.1 Two speed fans 44
2.7.2 Two speed fans with inverter and DOL starter 44
2.7.3 Multiple speed fans with inverter and fire mode 44
2.8 Inverters 44
2.9 Relays 46

DRAFT BMS SPEC

ALAN JONES
2.10 Control Circuits 46
2.11 Indicator Lights and Alarms 46
2.12 Electrical power meters 47
2.13 BMS keypad and display 47
2.14 Selector Switches 47
2.14.1 Operation in test position 48
2.15 Current Transformers 48
2.16 Isolators 48
2.17 Fuse Protection 48
2.18 Miniature Circuit Breakers 49
2.19 Earthing 49
2.20 Internal Lighting 49
2.21 Panel heating or ventilation 49
2.22 Laptop Power 49
2.23 Rubber Mat 49
2.24 Drawing Holder 49
2.25 Ease of Maintenance 49
2.26 Component Labelling 50
2.27 Name Plates and Labels 50
2.28 Safety Interlocks 50
2.28.1 Safety 50
2.28.2 BMS monitoring and action 50
2.28.3 Individual Plant isolation 50
2.28.4 Electric heater batteries 50
2.28.5 AHU frost thermostats 51
2.28.6 Fan isolation dampers 51
2.28.7 Humidifiers 51
2.28.8 Chillers 51
2.28.9 Boilers 51
3.0 DESCRIPTION OF PLANT AND SYSTEM OPERATION .......................................................... 52
3.1 General 52
3.2 Description of operation 52
3.2.1 Standard Ventilation Strategies 53
3.2.2 Standard Pump Strategies 53
3.3 System Alarm Handling 54
3.4 Fire operation general 55
3.5 Plant Demand 56
3.5.1 Optimisers 56
3.5.2 Plant frost protection 56
3.5.3 Tenants demand 56
3.6 System set points 56

DRAFT BMS SPEC

ALAN JONES
3.7 Automatic control valves 56
3.8 Ventilation Systems 56
3.8.1 General 56
3.8.2 Office Ventilation AHU/R/1 and AHU/R/2 57
3.8.3 Entrance Hall 60
3.8.4 Office toilet extract 61
3.8.5 Basement plant room ventilation 62
3.8.6 Ventilation loading bay extract 63
3.8.7 Office and Basement smoke extract 63
3.8.8 Boiler house ventilation 64
3.8.9 Basement toilet extract 65
3.8.10 Bin store transfer fan 65
3.9 Chilled water cooling systems 65
3.9.1 General 65
3.9.2 CHW distribution pumps 66
3.9.3 Primary cooling pumps P/B/R/1, 2 and 3 67
3.9.4 Command 67
3.9.5 Fault rotation 68
3.9.6 Pump Duty rotation 68
3.9.7 Operation 68
3.9.8 Fault rotation 68
3.9.9 Pump Duty rotation 68
3.9.10 Chiller R1, R2, 68
3.9.11 Hydraulic pressurisation units 69
3.10 Heating Systems 69
3.10.1 Secondary circulation heating pumps 70
3.10.2 Secondary LTHW/DHWS heating pumps 71
3.11 CHP 72
3.11.2 Gas boiler B1, B2 73
3.12 Local cooling and heating systems 74
3.12.1 Fan coil units 74
3.12.2 Switch room cooling 74
3.12.3 Management suite cooling 75
3.13 Public Health Services 75
3.13.1 Sump pumps 75
3.13.2 Cold water potable booster set and sterilisation 75
3.13.3 Cold water non potable booster set and sterilisation 75
3.13.4 Residential potable booster set and sterilisation 75
3.13.5 Water Tank Room Leak Detection 75
3.13.6 Sprinkler water system 75

DRAFT BMS SPEC

ALAN JONES
3.13.7 Water Meters 75
3.14 Other plant interfaces 76
3.14.1 Trace Heating 76
3.14.2 Lift monitoring 76
3.14.3 Control panel power monitoring 76
3.14.4 Disabled toilet alarm 76
4.0 BUILDING MANAGEMENT SYSTEM ......................................................................................... 77
4.1 Building Management System 77
4.2 General 78
4.3 Infrastructure 79
4.4 Tenants interface 80
4.5 Responsibility 80
4.6 System Supervisor 80
4.6.1 Central Processor Unit (CPU) 81
4.6.2 Visual Display Unit (VDU) 82
4.6.3 Printer 82
4.6.4 Router 82
4.7 Outstations 82
4.7.1 General 82
4.7.2 Capacity 83
4.7.3 Installation 83
4.7.4 Transmission system 84
4.7.5 Analogue inputs 84
4.8 Software upgrades 84
4.9 Direct digital control (DDC) 84
4.10 Logic diagrams 85
4.11 Electrical supply 85
4.12 Operational Facilities 85
4.12.1 General 85
4.13 Software 86
4.13.1 General 86
4.13.2 Access levels 87
4.13.3 Later Development 88
4.13.4 Plant start/stop programme 88
4.13.5 Plant cascade demand programme 88
4.13.6 Head end manual control 89
4.13.7 AHU Hold off programme 89
4.13.8 Optimisation programme 89
4.13.9 Time Control and Holiday Scheduling 89
4.13.10 Frost protection 90

DRAFT BMS SPEC

ALAN JONES
4.13.11 Historical data programme 90
4.13.12 Event Totalisation 90
4.13.13 Start and power failure restart programme 91
4.13.14 Control point reset programme 91
4.13.15 Sequence Control and Rotation of Plant 91
4.13.16 Fault duty rotation 92
4.13.17 Control loop initiation 92
4.13.18 Load Cycling Control 92
4.13.19 Weather Compensation Control 92
4.13.20 Sensor default control 92
4.13.21 Thermal control 93
4.13.22 Pressure control 93
4.13.23 Control Valve and Actuator Cycling 93
4.13.24 Minimum plant operation 94
4.13.25 Fan coil maintenance strategy 94
4.13.26 Equipment Cycling Protection 94
4.13.27 Alarm programme 95
4.13.28 Energy measurement and metering calculation program 97
4.13.29 Electrical energy 97
4.13.30 Maximum Demand 97
4.13.31 Run time totalisation program 98
4.13.32 Gas and water utility metering 98
4.14 Graphics 98
4.14.1 General 98
4.14.2 Movement between the Graphics 99
4.14.3 Data Display 99
4.14.4 Specific graphic displays 99
4.15 Installation, Training and Commissioning 100
4.15.1 Scope of Tests 101

DRAFT BMS SPEC

ALAN JONES
1.0 AUTOMATIC CONTROLS
The Controls Contractor shall read this document in conjunction with all sections of the Contract
preliminaries, Technical specifications, Architectural, Structural and Services drawings.
The Automatic Control system, or Building Management System (BMS), will provide control and monitoring
for the shell and core services. The system will be a Direct Digital Control (DDC) type with fully distributed
intelligence. The system shall be configured to allow full access via a web browser and be expandable to
other systems by use of BacNet/IP, LonMark/IP or Modbus/IP.
The control system will be provided by a single supplier who shall have full responsibility for the works.
The system shall comprise of a number of local control instruments and intelligent outstations that can
operate independently of other parts of the project. When global information is required, this may be
transmitted via the BMS network. However, all safety interlocking and some demand based signals shall be
transmitted by hardwired connections between outstations.
The Contractor is to note the building is a Section 20 building.
Where specialist systems are provided, the installation and engineering shall in all ways reflect the full
requirements of this specification. Wherever the term controls contractor is used this shall apply equally to
the specialist suppliers.
The stair/lobby fire fighting ventilation system is provided by a specialist supplier.
The fan coils may be provided with an integral control system. Where this is the case the FCU supplier shall
take full responsibility for the interface to the BMS and shall have a full time site presence during the flushing
and commissioning of the water and air systems and the BMS associated with the FCUs.
The smoke damper control system is provided by a specialist supplier. The system shall operate in the
smoke mode as dictated by the smoke control system during any emergency mode. The above ground
system shall during normal operation interface to the BMS to allow floor by floor operation of the smoke
dampers to provide isolation for unoccupied floors. The below ground installation shall be monitored by the
BMS for damper status only. The interfaces shall be software utilising Modbus or BACnet. The installation
and engineering shall in all ways reflect the full requirements of this specification. The specialist supplier
shall have a full time presence during the commissioning of the BMS associated with the dampers. The
specialist supplier shall take full responsibility for the software interface to the BMS. The controls contractor
shall include sufficient engineering time and costs to fully integrate these specialist systems within the BMS.
The BMS shall provide tenant interfaces on each floor for software and hardwired extension of the base build
BMS.
1.1 Project outline
The project is an eight story office block located in London. The air conditioning comprises two roof mounted
fresh air handling units, these provide conditioned air to the office spaces. The offices are provided with
ceiling mounted fan coils. Cooling is provided by roof mounted air cooled chillers with basement circulation
pumps. Heating is provided by gas fired boilers and a CHP located in the basement along with the
distribution pumps. Local cooling to the electrical rooms is provided by DX units with roof mounted
condensers. Support systems such as toilet extract and basement plant room ventilation systems are also
provided.
Smoke extract is provided for the office and basement spaces. A comprehensive smoke control system is
provided by a specialist supplier. This system operates the space smoke isolation dampers and provides
signals to the control panels to operate the appropriate life safety fans.

DRAFT BMS SPEC

ALAN JONES
The Building Management System is a direct digital control system with fully distributed intelligence. Each
major plant item shall be wired and controlled from the local motor control centre with all drives having
inverters. Control panels shall be provided for each fan coil unit.
1.2 Extent of work
The controls contractor shall design, supply, install, set to work, test and commission the complete automatic
control and building management system required to serve all mechanical services installations specified, in
the project specification, unless specifically stated otherwise hereafter. The scope will incorporate all starter
panels, mechanical services power distribution boards, control outstations, software, control field devices,
valve and damper actuators, inverters, all controls and power wiring, including carrier systems, setting to
work, commissioning and all documentation and training necessary to allow the user to operate the
installation both reliably and safely.
The Controls Contractor will offload, transport to its final location and position all equipment of his supply.
He will fit all equipment of his supply other than the valve bodies and pipeline temperature pockets. The
Mechanical Contractor will fit all necessary pipework pockets and valves and connect to any pipeline
differential pressure switches.
If large plant items such as control panels are to be split for delivery, the controls contractor shall include all
costs for handling and reassembly and insulation testing of power sections.
The power to the fan coil units shall be wired by the electrical contractor with a fused spur. Final termination
from the spur to the control unit shall be by the controls contractor.
The electrical contractor shall provide power to the plant room Mechanical plant power distribution boards
and all remote outstations and network hubs.
The controls contractor will size, provide and install all power wiring and carrier system between the Control
enclosures, the Mechanical services power boards, the MCCs and the drives including isolators and lockstop
circuits.
The exception to this is the power and control wiring to the staircase smoke control fans and all motorised
smoke dampers, other than those that are directly related to fans. The specialist contractors shall carry out
this wiring installation.
The controls contractor will size, provide and install all controls wiring and carrier systems between; MCCs
and Outstations, and all field mounted controls instruments and actuators and other equipment BMS
interfaces.
The Automatic Control enclosures shall house all motor starters, hand/off/auto switches, on/off and duty
selector switches, electric interlocking and recycling relays, indicator lights, electronic control equipment,
control low voltage transformers, time switches, terminal block and power and control fuse gear and
isolators.
All motors 1.1kW and above shall have inverters. These shall be mounted along side the plant or adjacent
to the MCC. All inverters serving essential statutory life safety plant shall generally be located within the
associated essential MCC room. Where non essential plant is located remotely from the MCC, the inverter
shall be placed local to the plant in an IP 54 enclosure. If the plant is external to the building the inverter
shall be located either in the plant housing or in an IP 65 enclosure provided and installed by the controls
contractor. Where necessary the controls contractor shall include for heating in the enclosure.
The MSPB and control enclosures mounted on the roof shall be complete with weather proof enclosures
provided and fitted by the controls contractor. These shall include heaters for condensation protection.
The Controls Contractor will take on the responsibility of obtaining from the other Contractors all necessary
electrical loads together with wiring and interface diagrams. The Controls Contractor will advise Contractors
of the appropriate interfaces to ensure that the BMS can carry out its appropriate functions.

DRAFT BMS SPEC

ALAN JONES
It is the Controls Contractor's responsibility to size and select every item required for the project. The
information provided in this document is for tender purposes only.
1.3 Scope
The controls system shall interface to and control the building services equipment shall include but is not
limited to the following:
1. Controls to office AHU AHU/R/1 and associated extract fans and ran around pump inverters,
supplied by controls contractor, fitted and wired to motor by controls contractor. Set to work by the
controls contractor;
2. Controls to office AHU AHU/R/2 and associated extract fans and ran around pump inverters,
supplied by controls contractor, fitted and wired to motor by controls contractor.. Set to work by the
controls contractor;
3. Controls for the office smoke extract fans. inverters, supplied by controls contractor, fitted and
wired to motor by controls contractor. Set to work by the controls contractor. (The controls
contractor shall include at tender stage extra over costs for the motors being star/double star type,
including additional power caballing to each motor)
4. Controls for the office toilet extract fans. inverters, supplied by controls contractor, fitted and wired
to motor by controls contractor. Set to work by the controls contractor.
5. Controls to entrance hall AHU inverters, supplied by controls contractor, fitted and wired to motor
by controls contractor. Set to work by the controls contractor.
6. Controls to boiler house ventilation supply and extract fans inverters, supplied by controls
contractor, fitted and wired to motor by controls contractor, set to work by the controls contractor.
Thyristor and controls for the electric heater supplied and set to work by the controls contractor.
7. Controls to basement AHU and associated extract fan inverters, supplied by controls contractor,
fitted and wired to motor by controls contractor. Set to work by the controls contractor;
8. Controls to loading bay extract fans. inverters, supplied by controls contractor, fitted and wired to
motor by controls contractor. Set to work by the controls contractor. These fans double up as
smoke extract, when in smoke control the fan speed is achieved from the fire control panel
9. Controls interface to basement toilet extract fan. Package starter provided by mechanical
contractor, fitted and wired by controls contractor.

10. Controls for all chilled water circulation pumps; inverters, supplied by controls contractor, fitted and
wired to motor by controls contractor. Set to work by the controls contractor
11. Control equipment and Interface to the chillers, through hardwired interlocks - chiller controls and
starter supplied installed and commissioned by mechanical contractor. The controls contractor shall
carry out all chiller package control wiring, of loose items such as the flow switches. Power wiring to
crankcase heaters by controls contractor
12. Controls interface to the CHW pressurisations unit;
13. Controls interface to the CHW water treatment systems;

14. Controls for all heating water circulation pumps; inverters, supplied by controls contractor, fitted and
wired to motor by controls contractor. Set to work by the controls contractor

DRAFT BMS SPEC

ALAN JONES
15. Interface to the gas boilers, through hardwired interlocks - boiler controls and starter supplied, and
commissioned by mechanical contractor. All interconnecting wiring by boiler supplier;
16. Controls associated with the heating plate heat exchangers;
17. Controls interface to the heating pressurisations units;
18. Controls interface to the heating water treatment systems;
19. Boiler house gas system complete with gas valve, gas safety systems. Monitoring gas meter, meter
provided by mechanical contractor.
20. Main gas incomer, monitoring gas meter, meter provided by mechanical contractor

21. Controls interface to the CHP
22. Controls and inverters for the CHP system circulation pumps
23. Controls and inverters for the CHP ventilation fans. Including controls for the heating coils.
24. Controls interface to the heating pressurisations units
25. Controls interface for the thermal stores
26. CHP gas valve and gas safety systems. Monitoring gas meter, meter provided by mechanical
contractor

27. Monitor the landlords oil system

28. Controls Interface to the basement smoke system control panel through software connections for
monitoring purposes
29. Controls Interface to the lobby ventilation control system. The lobby ventilation control system
including panels shall be provided , installed and set to work by the specialist supplier
30. Interface to the smoke system control panel to allow floor by floor zoning. Smoke control system to
be provided with Modbus or BACnet connectivity. Dampers to be controlled and monitred for
position through the BMS. Fire system shall take precedence in a fire mode
31. Hardwired connections to all smoke ventilation dampers actuators, associated with fans that require
to be operated by the BMS. Actuators and dampers to be supplied by the mechanical contractor.
Actuators fitted and wired by the controls contractor;
32. All floor dampers and actuators supplied, fitted, wired and set to work by the mechanical contractor.
33. Supply and installation of fan isolation and modulating damper actuators required for normal system
operations;

34. Provision and installation including power and controls wiring and commissioning of the heat meters.
Meters and associated equipment supplied by controls contractor; pipeline sections installed by
mechanical contractor
35. Provision and installation including power and controls wiring of water meters. All RAWS approved.

36. Controls for fan coil units. Free issued to others for off site wiring.

DRAFT BMS SPEC

ALAN JONES
37. Alternatively where FCUs with integral controls are provided, the FCU supplier shall configure all
FCU control strategies and provide full engineering interface for software to the BMS. The FCU
supplier shall have a full time site presence during flushing and air/water balancing of all FCU
systems. The specialist supplier shall have a full time presence during all BMS commissioning
associated with the FCUs.
38. Controls for all duct mounted heater/cooler batteries
39. Controls for all space heating zones
40. Controls interfaces and monitoring of LV switchroom cooling systems
41. Controls interfaces and monitoring of management suite cooling systems
42. Power provision and monitoring the trace heating systems

43. Monitoring the potable water storage tanks. All tank high level switches and temperature sensors
provided by the controls contractor.
44. Supply and set to work the storage tank motorised isolation valve RAWS approved-. Valve
hardwired to tank high level and water leak detection system
45. Monitoring the water sterilisation treatment system;
46. Monitoring the UV water sterilisation system;
47. Monitoring the cold water potable water booster set - Integral controls and starters supplied, installed
and commissioned by the mechanical contractor. The controls contractor shall carry out all
interconnecting wiring between the tanks and the pump control panel

48. Monitoring the non-potable water storage tanks. Al tank high level switches and temperature
sensors provided by the controls contractor.
49. Supply and set to work the storage tank motorised isolation valve RAWS approved-. Valve
hardwired to tank high level and water leak detection system
50. Monitoring the water sterilisation treatment system;
51. Monitoring the UV water sterilisation system;
52. Monitoring the cold water non potable water booster set - Integral controls and starters supplied,
installed and commissioned by the mechanical contractor. The controls contractor shall carry out all
interconnecting wiring between the tanks and the pump control panel

53. Monitoring the recycle water management system. All associated control instruments and actuators
supplied , installed and set to work by the specialist supplier
54. Control interface to the HWS system. All HWS calorifier controls and instruments provided and set
to work by the specialist supplier.
55. Controls and interface to the HWS circulation pump.
56. Monitoring the sprinkler pump and tanks BMS tank level switches provided by controls contractor.
57. Supply and installation of the water tank room leak detection system

DRAFT BMS SPEC

ALAN JONES
58. Supply and set to work all water meters RAWS approved, associated with the mains water , the
feeds to the pressurisation units and the distribution systems
59. Monitoring the sump pumps. All interconnecting wiring between the floats and the control panel to
be carried out by the mechanical contractor

60. Monitoring the lifts;
61. Monitoring the disabled toilet alarm system - alarm system to be supplied, installed and
commissioned by the electrical contractor;
62. Monitoring the transformers;
63. Monitoring LV tripping batteries
64. Monitoring the generator.

65. All control valves and actuators. Combined thermal control and differential valves for valves other
than the terminal units - to be Tour and Anderson type KT and KTM. The controls contractor shall
select all valves in conjunction with the mechanical contractor and TA;
66. All control valves and actuators for the terminal units such as FCUs , perimeter heating remote duct
mounted heating/cooling coils.. All valves to be combined thermal control and differential valves - to
be Frenger Optima range. The controls contractor shall select all valves in conjunction with the
mechanical contractor and Frenga

67. All actuators for ventilation dampers that require to be operated by the BMS;
68. All field instruments that form the automatic controls system
69. Provision and installation of all instruments for two optimisers per floor. Provision and installation of
two RH sensors to each floor.
70. All mechanical services power boards and support frames. The roof and basement essential power
boards shall be cubicleised form 4 type 2.
71. All control panels and support frames
72. Where panels are located outside the building, the controls contractor shall provide a weatherproof
enclosure and ant condensation heaters. MSPB-R-1, CE-R-1/1, 1/2, 1/3. 1/4
73. Installation of all inverters including support frames
74. Monitoring status of MSPB and CE power meters and power status

75. All controls wiring and carrier systems
76. All power wiring, including isolators for all plant items, and carrier systems for equipment connected
to and or powered from the motor control centres, mechanical services power boards and control
outstations;
77. All wiring power or control associated with life safety system shall be FP600.
78. All power wiring to the fan coil units from local spur

DRAFT BMS SPEC

ALAN JONES
79. All networks, inclusive of outstations, routers, switches, panel mounted UPS and the like
80. All main plant controllers to have UPS. All routers and switches to have UPS. UPS to maintain
communications from plant controllers to head end for a minimum of 60 minutes.
81. Tenants Interface outstations on each floor for hardwired and software interface for tenant complete
with spare and addressed RJ45 socket, for future tenants network.
82. Interface on each floor for future connection to heat/coolth meter. Lon or M-bus.

83. All operating software, firmware and licences;
84. Complete BMS engineering and configuration;
85. Energy monitoring and management package;
86. BMS head end supervisor, inclusive of all operating software and server, complete with web browser
email and SMS functions. The controls contractor shall provide a 30 minute UPS for the head end
workstation;
87. Line printer for alarm and general messages;
88. A3 colour laser jet printer for reports;
89. Keypad and display screen on the MCC fascia in both the roof AHU compound and the boiler house;
90. Fully integrated BMS/controls and plant testing, setting to work and commissioning;
91. Return visits to retune the system operations;
92. Full commissioning of all inverters irrespective if these are provided by the controls contractor or not
93. Detailed trend logging and installation report of complete system;
94. Operating and maintenance manuals
95. Assistance with production of the building log book
96. Training of operators
97. All necessary consumables for the project. At project completion provide new printer cartridges and
paper.
1.4 Standards, Codes and Regulations
The Automatic Controls will be designed, installed, tested and commissioned in accordance with the
following:
Statutory Acts;
Local Standards and Standard Codes of Practice;
Local Authority Building Regulations;
Health & Safety at Work Act;
The requirements of the relevant Local Authority;
The requirements of the relevant Water Authority;
The requirements of the relevant Fire Authority;
The fire officers committees/the loss prevention councils rules and recommendations;
The Factories Act;

DRAFT BMS SPEC

ALAN JONES
Current Institute of Plumbing Standards;
The current Electrical Regulations with amendments;
The Environmental Health and Safety Office; and
Manufacturers Recommendations for Installation Testing Commissioning and
The Landlords Regulations and Approvals.
Materials and installation will conform to the relevant current Local Standards where applicable.
Where no such standards exist, the equipment will include for the known factors and requirements
and will be installed to suit the manufactures recommendation.
All equipment furnished for the project will be suitable for their location and suitable for purpose.
Reference will be made to BS 6204, BS 5850, BS 6527, BS 6667, BS 800, BS 5486, CIBSE Guides
and Commissioning Code C, BS 5750 and the Controls Group Publications.
1.5 Quality control
The contract will be carried out under following the principles of the Contractor's Quality Assurance
documentation. All equipment supplied will receive commercial tests to comply with IEE Regulations.
All equipment will be CE marked.
1.6 Responsibilities
1.6.1 Design
The Controls Contractor will examine all drawings and documentation and will produce for approval the basis
of design. The design will be carried out by competent engineers and will be suitable for the intended
purpose. The design will incorporate any necessary statutory requirements with respect to Health and
Safety.
The Controls contractor shall produce the system description of operations. These shall clearly show the
system operation, hardwired and software interlocks, the operation during fault conditions, alarm handling,
head end adjustments.
The Controls Contractor will advise the Engineer of any changes that the Controls Contractor considers
would be beneficial to the system. These modifications will not involve additional costs to the Engineer
unless the Controls Contractor demonstrates, at tender stage, that the documentation issued by the
Engineer is unworkable.
1.6.2 Supply
The Controls Contractor will supply all materials and equipment necessary to be installed for the complete
control and monitoring system. All materials and equipment will be suitable for purpose and location. All
materials and equipment either manufactured by the Controls Contractor or bought from an outside source
will conform to all relevant Local Standards. The equipment supplied will all be of a standard type and
readily available for replacement in the event of damage or malfunction.
The Controls Contractor will provide schedules of all equipment indicating the site reference, manufacturer,
type and serial numbers two weeks following the placing of the order. The Controls Contractor will keep on
site a detailed record of all equipment received. Where it is necessary that others install equipment, e.g.
pipeline probes pockets, then the Controls Contractor will hand this equipment to the appropriate Contractor.
All equipment delivered will be boxed and wrapped to prevent damage either in transit or in storage. All
equipment will be stored in a clean, dry store protected from fumes, dirt and general site activities. The
Controls Contractor will provide a robust and lockable storage facility for all equipment supplied by

DRAFT BMS SPEC

ALAN JONES
themselves. The Controls Contractor will off-load, position in its final location and fix all equipment of their
supply.
1.6.3 Installation
The Controls Contractor will install and wire all equipment necessary for the complete operation of the
building management system. The control system will be installed by competent engineers regularly
employed by the Controls Contractor.
The complete system will be installed under the supervision of an experienced field supervisor familiar with
all parts of the control system. He will ensure that the work is of the highest standard and will carry out the
daily co-ordination and system interface as required to ensure the completion of the project within the agreed
programme of works.
The installation shall include all necessary carrier systems and supporting steel work for control panels and
inverters.
1.6.4 Co-ordination with others
The Controls Contractor will liaise closely with all other Contractors to ensure that the installation works
proceed in an orderly and co-ordinated manner. They will, for instance, provide within 14 days of receipt of
an instruction to precede a panel schedule. This will identify the size and location of every panel to be
installed. The schedule will also show all electrical requirements.
With regards to main wiring routes, the Controls Contractor will provide their desired routes to others in the
form of drawings. The Controls Contractor will appreciate that they will not always be able to route their
cables in whatever direction they demand. The single conduit runs may be site co-ordinated and will be
installed in a neat and orderly manner.
It is a requirement of this document that the Controls Contractor provides floor plans showing the location of
any control device that is to be mounted in the occupied space. These are to be provided to the architect
two weeks after receipt of the instruction to proceed.
1.6.5 Setting to work the automatic controls
The controls contractor shall be responsible for setting to work the system of his supply. The controls
contractor shall recognise that the BMS is an integral part of the building services and as such the operation
of the major plant requires close co-operation with the M & E contractors and their appointed
representatives. The controls contractor shall allow in the contract costs for the standalone commissioning
of his system, i.e. the BMS from the head end to the field interface with a third party and his own equipment.
In addition the controls contractor shall allow for the integrated testing required to set the building services
plant to full operation. The controls contractor shall not assume a continuous commissioning operation for
either his plant or the third parties. The integrated testing shall include low level operation such as running
fans and pumps, through to full integrated testing of the building services to include loop tuning of heating,
cooling and ventilation systems and integrated building tests covering such activates as : fire cause and
effect, power failures and black building tests.
1.6.6 Setting to work the building services
It is the responsibility of all contractors to set the building services to work and to leave the systems
operating as described in the project specifications.
The mechanical and electrical contractors shall provide full attendance to the controls contractor to allow
integrated testing of packaged plant and equipment with the BMS. Testing of the BMS shall include full end
to end tests such as forcing faults in chillers and DX systems and reviewing the actions of the BMS. The
electrical contractor shall ensure that full attendance and co-operation is provided when testing of the

DRAFT BMS SPEC

ALAN JONES
electrical interfaces such as breaker positions and power meters are to be carried out by the controls
contractor.
1.6.7 Monthly Return visits
The controls contractor shall include in the contract costs three return visits after contract completion. These
shall be at four monthly intervals and have a duration of at least one month at each visit. During this time the
controls contractor shall review the operating parameters of the plant to ensure efficiency of use, provide
enhanced training to the user, modify head end displays as appropriate, verify the remote interfaces such as
SMS and web browsers, review the maintenance and management reports. The cooling systems shall be
inspected in the cooling periods and the heating in the heating period. The time shall not be spent correcting
contract defects, nor carrying out maintenance.
1.6.8 Handover
The controls contractor shall work in conjunction with all other contractors to enable the complete project to
be handed over as set out in the contract documents. The controls contractor shall recognise that the
Automatic Controls is likely to be the last system completed and therefore sufficient engineering staff shall be
available throughout the hand over process.
1.6.9 Documentation
The controls contractor shall provide all documentation necessary to allow the user to operate the plant both
efficiently and safely. The controls contractor shall provide sufficient information to and co-operate with the
mechanical contractor for the production of the building log book.
1.6.10 Training
The controls contractor shall train the users staff in all aspects of the automatic controls and BMS.
1.6.11 Power requirements
The controls contractor shall carry out all power wiring of equipment connected to the motor control centres
and the controls outstations. Inclusive of cabling between the spurs the LCMs and the outstations.
The controls contractor shall make all final power connections, including the provision of any required cabling
between the local fused spur and the terminal equipment. This shall include but not be limited to:
Fan coil units
All free standing outstations
The power cables shall be installed within a flexible steel conduit and fixed to the building structure.
Where control circuits control life safety equipment such as dampers and fan commands the cables shall be
fire rated FP600 or equivalent.
All power cables to life safety equipment shall be FP600 or equivalent
1.7 Services equipment and packaged plant
Where other contractors or suppliers provide controls and starter gear for packaged plant or equipment, the
standard of design and construction shall not be less than that described in the Controls section of this
document.
The following describe the minimum requirements for packaged plant over and above that set out in the
package plant section of this specification and the minimum BMS interfaces required.

DRAFT BMS SPEC

ALAN JONES
The packaged plant shall be delivered to site complete with all starters and hardwired control systems. The
package controls shall allow the plant to operate without the external influence of the BMS. The extent of
packaged plant shall be developed, but shall include the following:
Chillers
Gas fire boilers
Electric heaters
Sump pumps
Water pressurisation units
Twin fan units
Split DX systems
Trace heating
Domestic hot water system
Cold water booster sets, including all, starters and interconnecting wiring between the tank high and
low level switches and the booster set panel; and
Smoke damper control system
Fire fighting staircase ventilation system
1.7.1 Packaged fan starters
Where packaged fan starters are provided, these shall be installed and commissioned by the mechanical
Contractor. The IP65 control panel shall include duty change over and duty sharing timers for twin fan sets
and all motor protection and speed controllers. The starters shall be interfaced to the BMS through an extra
low voltage interface and be complete with a local/remote selector switch. The panel shall include fan run
indicator and fault lamps. The interface to the BMS shall include:
1. Single Fan set
Unit enable;
Fan 1 running;
Fan 1 fault

2. For dual fans
Unit enable;
Fan 1 running;
Fan 2 running;
Fan 1 fault;
Fan 2 fault
Where duplicate fan sets are provided, the controls contractor shall also install a separate DP switch across
the fan set. These shall not be required where the fan serves less than two cubicles.
1.7.2 Pump starters
Each pump shall be provided with a matched inverter wired to the motor. The power wiring shall be to the
recommendation of the inverter manufacturer and shall be not less than 4-core with an earthed screen. An
isolator shall be provided up stream of the inverter. The isolator shall have early brake late make auxiliary

DRAFT BMS SPEC

ALAN JONES
contacts that shall be wired to the inverter enable circuit. The plant supplier shall configure the inverter
such that manual operation is only possible once all external safety interlocks are satisfied. It shall be
unacceptable that any inverter can be run from the key pad without the safety interlocks being healthy.
All pumps greater than 1.1kW shall have inverters.
1.7.3 Fan starters
Each fan shall be provided with a matched inverter wired to the motor. The power wiring shall be to the
recommendation of the inverter manufacturer and shall be not less than 4-core with an earthed screen. An
isolator shall be provided up stream of the inverter. The isolator shall have early brake late make auxiliary
contacts that shall be wired to the inverter enable circuit. The plant supplier shall configure the inverter
such that manual operation is only possible once all external safety interlocks are satisfied. It shall be
unacceptable that any inverter can be run from the key pad without the safety interlocks being healthy.
All fans greater than 1.1kW shall have inverters.
1.7.4 Inverters
The inverters shall be provided by the controls contractor. The inverters forming part of the staircase smoke
ventilation system shall be provided by the specialist supplier.
The contractor supplying the inverter shall set to work and commission the units to match the BMS
operations. The inverter supplier shall be responsible for all technical aspects of the inverters as described
both in the mechanical specification and in clause 2.8 of this specification. The controls contractor shall
however provide management of all inverters and shall provide support during commissioning to establish
the operation of all inverters.
Where critical systems fans are provided with inverters they shall be set to operate in the fire mode utilising
the fire jog commands. If other speeds are required during a fire mode these shall be set using combination
of relays wired direct to the inverter jog command.
All inverters shall be IP 54 and complete with a keypad and connected to the BMS through hardwired and
software connections.
1.7.5 DX systems
The mechanical contractor shall supply and install all works for the DX cooling systems. The equipment
shall include the internal and external units along with all controllers. The mechanical contractor shall
include all interconnecting wiring and carrier systems for the power and controls between the external and
internal units and the room controllers. The BMS shall enable the units and monitor for fault, the controllers
shall communicate to the internal and external units.
All interfaces to the BMS shall be either volt free contacts or 24VAC. If necessary the DX vendor shall
provide and fit the interposing relays and contacts.
1.7.6 Smoke damper control system
The smoke damper control system shall be provided, installed and commissioned by the mechanical
contractor or his specialist supplier.
The BMS shall interface to the panel through a Modbus or BACnet link for general monitoring and normal
damper positioning. The smoke damper panel shall provide hardwired volt free outputs to the automatic
control system that shall be wired, by the controls contractor FP600, directly to the MCC panels to enable the
necessary fans and at the required speed. These terminal points shall be within 1M of the controls
contractors control panels.

DRAFT BMS SPEC

ALAN JONES
The BMS shall provide software signals to the smoke damper control system to allow each floor ground and
above to operate independently of any other. The software and necessary hardware shall be developed and
supplied by the controls contractor. The smoke control system supplier shall provide engineering services at
no cost to the controls contractor for this work.
1.7.7 Smoke dampers
The dampers complete with suitable actuators and decoders shall be supplied and fitted by the mechanical
contractor. They shall be motor open/motor closed and spring closed/open on power failure. The fail safe
position shall be determined to suit the life safety operation. The actuators and decoders shall be located
out of the smoke extract compartment, or enclosed in a suitably fire rated enclosure. The actuator shall have
separate end switches indicating closed and open positions, these shall be adjustable between 90
o
and 70
o
.
The actuators that are required to be driven by the BMS for normal operation, interlocked directly with
ventilation fans, shall be 24VAC type and be complete with open position end switches.
The actuators that are controlled by the smoke control system and powered directly from the essential power
circuits shall be 240V.
The actuators shall be located out of the fire zone or provided by the mechanical contractor with a fire rated
enclosure.
All wiring associated with the control of the dampers shall be carried out in fire rated cable FP600. Where
the damper is directly associated with a ventilation fan the wiring between the MCC/outstation and the
damper shall be by the controls contractor. All 'remote' dampers shall be wired by the damper specialists.
1.7.7.1 Smoke make up ventilation
The air make up to the offices and basement areas shall be provided from the opening shafts and the main
office ventilation fans as appropriate. When required to operate the smoke control system shall set the
isolation dampers to the appropriate position either open or closed and open the appropriate air make up
routes.
The appropriate fans shall be set to run using hardwired strategy in the control panels. This is initiated by
the local fire/smoke system interface units.
1.7.7.2 Office smoke extract ventilation
The roof mounted smoke extract fans provide extract from the office floors via the normal extract duct route.
When required to operate the smoke damper control system sets the floor isolation dampers to the
appropriate position. The two duty extract fans are enabled via hardwired signals from the fire detection OR
smoke damper control system as appropriate.
The controls contractor supplied control enclosure isolates the AHU normal extract systems, opens the two
duty fans isolation dampers and sets the fans to work once all interlocks are proven. If a duty fan fails the
standby fan is enabled.
The availability of the system to run and the running status of the system is monitored by the fire/smoke
damper system through hardwired interlocks.
1.7.7.3 Fire fighting staircase lobby ventilation
The basement fire fighting core extract system provides ventilation to the cores.
The specialist supplier shall provide all equipment and services to the standards described in this
specification in addition to that required to provide the smoke control strategy.

DRAFT BMS SPEC

ALAN JONES
The system shall be provided and to set work by the mechanical contractor or the specialist supplier. The
specialist supplier shall provide all control panels, fan inverters, actuators, controllers, controls and power
wiring including carrier systems for the complete system.
1.7.8 Cold water booster sets
The cold water booster sets, shall be provided with integral controls and interconnecting wiring by the
mechanical contractor. The BMS shall interface for monitoring.
The controls contractor shall provide and install a water board approved motorised shut off valve for the
incoming water system. The actuator shall be suitable for the BMS operation and operated through
hardwired control from a controls contractor supplied and installed panel. The valve shall close if the tank
high level alarm is or the water leak detection is active. The valve shall remain closed for minimum of (30)
minutes after the alarm has cleared.
The controls contractor shall carry out all interconnecting wiring between the pumps and the tanks. The tank
low level switches shall be hardwired interlocked with the pumps to prevent pumps running dry.
The cold water booster set supplier shall provide the tank1/tank2/tank1&2 selector switches on the cold
water booster set control panel.
1.7.9 Sprinkler pumps and tanks
The sprinkler system shall be a self contained package with interface monitoring provided by the fire
detection system. The BMS shall monitor the system for status.
1.7.10 Wet riser pumps and tanks
The sprinkler system shall be a self contained package with interface monitoring provided by the fire
detection system. The BMS shall monitor the system for status.
1.7.11 Water leak detection
The tank room water leak detection system shall be supplied and installed by the controls contractor. The
BMS shall interface for monitoring and activation of shut off valves through hardwired interlocks. The system
shall be zoned such that major tank areas are separately monitored.
1.7.12 Fan coil units
The fan coil units shall be provided by the mechanical contractor. The controls contractor shall free issue all
control items to the FCU supplier, including the valves actuators and temperature sensors.
If the FCUs are provided with integral controllers that are not part of the BMS package, the FCU supplier
shall provide all works to the standards as detailed in this specification. The FCU supplier shall provide all
hardware and software, as described in this document and as necessary to operate the FCUs. The FCU
supplier shall have a full time site presence during the air and water flushing and balancing of system
associated with the FCUs. The FCU supplier shall have a full site presence during the commissioning of the
BMS associated with the fan coil units. The FCU shall provide all address registers to the controls contractor
and shall assist in the construction of all engineering data such as graphics that are provided at the BMS
head end supervisor.
Irrespective of the supplier of the FCU controls the controls contractor shall wire and connect the BMS
network and shall provide the cable and make the final power connections from a local spur to the FCU.

DRAFT BMS SPEC

ALAN JONES
1.7.13 Three speed conventional FCU
The FCU supplier shall supply the fan speed controller, fan enable relay and transformer both for the FCU
and the BMS controller. The FCU supplier shall wire all components and supply these in a steel enclosure
fixed to the side of the FCU chassis. The FCU shall be delivered to site complete with a 3m flying lead for
power. The BMS Contractor shall liaise with the supplier during the construction and provide the necessary
assistance to ensure that the wiring and panel design is suitable. The controls contractor shall visit the
supplier and test 10% of the FCUs to verify the production process. The units shall have heating and cooling
two port modulating valves, supply and return air temperature sensors all provided by the controls contractor.
The meeting room units shall have supply air and room temperature sensors complete with temperature
adjust and override button.
1.7.14 Variable speed FCU
The FCU supplier shall supply the fan speed controller, the enable relay, running and fault indication. The
BMS contractor shall free issue the controller, controls transformer, heating and cooling two port modulating
valves for wiring off site by the FCU supplier.
The FCU shall be delivered to site complete with a 3m flying lead for power. The BMS Contractor shall liaise
with the supplier during the construction and provide the necessary assistance to ensure that the wiring and
panel design is suitable. The controls contractor shall visit the supplier and test 10% of the FCUs to verify
the production process. The units shall have two port modulating valves, supply and return air temperature
sensors.
1.7.15 Chillers
The mechanical contractor shall provide all integral controls for the chillers. The chillers shall have hard
wired interlocks to the BMS for control and monitoring.
The chillers external safety interlocks such as the evaporator flow switches shall be wired by the controls
contractor.
The chiller package shall include a relay coil driven by the power feed for the crankcase heater. The
normally open contacts shall be monitored by the BMS to determine power status.
1.7.15.1 Chilled water flow temperature.
The chiller shall be provided with a 4-20mA connection that shall allow the BMS to reset the chilled water
flow temperature between limits 5.5
o
C to 10
o
C. The flow temperature shall default to 5.5
o
C if the input signal
fails.
1.7.16 Gas boilers
The mechanical contractor shall provide, install and set to work all integral controls for the boilers, inclusive
of control and safety interlocks. The boilers shall have hard wired interlocks to the BMS for control and
monitoring.
1.7.17 Gas detection system
The controls contractor shall provide the gas detection systems for the, the boiler house and CHP plant
room. The system shall be interlocked with the gas valves, provided with an MCC mounted UPS and the
panel shall be mounted outside of the boiler house or CHP plant room as appropriate.
The BMS shall monitor the system for fault and alarm.
In the event of gas detection, fire alarm, EPOs or the thermal links being active, the gas valves shall close
and an audible alarm is raised on the detection panel and the boiler house or CHP MCC.

DRAFT BMS SPEC

ALAN JONES
1.7.18 Gas valves and meters
The controls contractor shall provide, all gas valves and meters for the project. The gas valves shall be
wired from an appropriate control panel and interlocked as appropriate with the ventilation and fire systems.
The boiler house valve shall be hardwire interlocked to the fire alarm and the boiler house gas detection and
thermal link system. The valve 'closed' status shall be monitored at the panel and displayed with a lamp. In
the event of gas detection, boiler house fire alarm, EPOs or the thermal links being active, the gas valve
shall close and an audible alarm be raised on the detection panel and the boiler house control panel.
The CHP gas valve shall be hardwire interlocked to the fire alarm and the CHP gas detection and thermal
link system. The valve 'closed' status shall be monitored at the panel and displayed with a lamp. In the
event of gas detection, boiler house fire alarm, EPOs or the thermal links being active, the gas valve shall
close and an audible alarm be raised on the detection panel and the CHP control panel
The gas valves shall be supported by the gas UPS. The UPS shall support all gas safety systems.
A reset button shall be provided for each valve on the CE. In the event of a power fail and restoration a BMS
pulsed output wired in series with the reset buttons shall attempt to reset the valve. The pulse shall remain
active for (10) seconds only.
Each valve shall have an associated meter, with pulsed outputs provided by the mechanical contractor. The
BMS shall monitor the gas usages via pulsed outputs.
1.7.19 Heat meters
The heat meters shall be supplied and installed by the controls contractor, with all necessary controls
interfaces. These shall include but not be limited to: pulsed outputs for volume flow rate and energy usage.
In addition a software connection shall be provided and connected to the BMS for data recording.
All meters shall be provided with matched temperature sensors. The controls contractor shall carry out all
interconnecting power and controls wiring associated with the meters.
Heat meters are required for two purposes. The primary plant meters are required for monitoring and control
of the main equipment, these meters shall be installed as part of the base build works.
Tenants floor meters are required for future billing and monitoring of tenants services. These meters shall
not be installed in this contract. However all BMS infrastructure shall be provided including the on floor
outstation and the M-bus or LON card.
1.7.20 Water meters
The controls contractor shall provide all water meters with pulsed outputs for volume flow rate. The meters
shall all be suitable for potable water.
1.7.21 Transformer monitoring
The Electrical contractor shall provide transformer monitoring points wired to an ELV terminal rail in a local
panel. The monitoring shall include: high temperature warning and high temperature trip.
1.7.22 Trace Heating
The mechanical contractor shall provide, install and set to work the trace heating systems. The BMS shall
monitor the system at each trace heating panel for power available to each circuit. The trace heating panel
shall be provided with suitable volt free contacts for this purpose.
The controls contractor shall review the mechanical contractors proposals for the trace heating system to
determine the number and location of the monitoring points, before the tender cost is offered.

DRAFT BMS SPEC

ALAN JONES
The power to the trace heating panels shall be wired by the trace heating contractor, from isolators provided
by the controls contractor.
1.7.23 Sump pumps
The mechanical contractor shall provide, install and set to work the sump pumps for the project. The pumps
shall have local control panels with volt free monitoring points provided for the BMS interface. The
monitoring points shall include but not be limited to:
Power available
Pump fault (common)
Pump running (common)
Sump high level
1.7.24 Side stream de-aerator
The mechanical contractor shall provide, install and set to work the side stream de-areators. The BMS shall
monitor the units for status and fault.
1.7.25 System Uvex
The mechanical contractor shall provide, install and set to work the system Uvex. The BMS shall monitor the
units for status and fault.
1.7.26 Lift monitoring
The lift contractor shall supply and install the lift management system. Within each lift motor room the lift
contractor shall provide an ELV panel to which, the lift contractor shall wire the lift monitoring points to this
ELV panel. The controls contractor shall monitor the lift status from these volt free contacts.
Lift alarms shall include:
Lift in fire mode
Passenger alarm
Maintenance
Common fault
1.7.27 Disabled toilet alarm
The electrical contractor shall provide, install and set to work the system. The BMS shall monitor the units
for status and fault.
1.8 Commissioning and Guarantee
1.8.1 General
The commissioning of the automatic controls and building management systems shall be the responsibility of
the controls contractor. However all other contractors shall cooperate with and provide attendance as
necessary to the controls contractor to ensure that a homogenous commissioning strategy is carried out.
On completion of the installation, the control manufacturer shall calibrate the system to the approval of the
Client Representative.
The Controls Contractor will allow for all costs in connection with the setting to work and commissioning of
the complete control system. Commissioning will include trial operation of all moving parts, easing, fine
adjustments, lubrication and the like carried out by the Controls Contractor to ensure that the works are in

DRAFT BMS SPEC

ALAN JONES
proper working order. The controls contractor shall formulate and issue the test method statements
indicating the testing to be carried out and the expected results. At the completion of any test the controls
contractor shall issue the result sheets, signed and annotated with relevant comments.
The commissioning will also include the off site testing of all software, starter and control panels.
The Controls Contractor will include in his bid for all labour, special instruments, materials, tools, plant and
equipment required to carry out the pre-commissioning and the performance testing of the control systems,
all in accordance with the relevant CIBSE Commissioning Codes and this specification.
The Controls Contractor will demonstrate to the complete satisfaction of the Client Representative that the
installation or any portion thereof, which has been set to work, complies with the requirements of the
specification.
Any defects of workmanship, materials, performance, maladjustment's, non-compliance with this
specification, or other irregularities which become apparent during the tests will be rectified by the Controls
Contractor, at no additional cost to the contract, and the cost of the original test together with any repeat
tests will be at the Controls Contractors expense until the whole is proved free from defects and in complete
working order to the complete satisfaction of the Client Representative. All systems will be left sound and
correct.
The Controls Contractor will pursue his own claims against others in respect of tests that fail due to his work
being damaged by others. Damage to other work caused by failures under test will be made good at the
Controls Contractor's expenses and the Controls Contractor will make provision for meeting claims made
against him for damage to other trades works as a result of failure of the controls installations undergoing
tests.
The Controls Contractor will be required to co-ordinate and co-operate with the commissioning contractor
during these works, who will direct and co-ordinate the commissioning of all controls, mechanical services,
ductwork, air handling plant and electrical work associated. The Controls Contractor is required to provide
labour, staff and work with the commissioning Contractor until all systems are commissioned and balanced
to the Client Representatives satisfaction.
After the above-mentioned conditions have been met in full and the system is fully operational, it shall be
guaranteed for the defects liability period stated herein. Following each sectional completion of the works,
the controls manufacturer shall allow for a minimum of four additional separate visits to site to check on
continued satisfactory control performance.
1.8.2 Commissioning Requirements
The testing and commissioning shall be as described elsewhere in the specification and conform to the
following requirements:-
The Main contractor shall be responsible for the commissioning of the controls installation. It shall, however,
be carried out by the Controls specialist.
The main contractor's responsibility for commissioning shall extend over the duration of the contract and
defects liability period.
The controls contractor shall be responsible for inspecting and checking the complete electrical works
associated with the automatic control installation by him or installed by others to his detailed requirements.
The inspections shall include a check of power and control wiring; fuses, starters and isolators appropriate to
installed motors; setting of timers or time clock controls; setting of transformer output voltages; fitting flexible
electrical connections and provisions of earthing, bonding and screening as necessary.
The controls contractor shall advise the Client Representative of any site tests and give seven days notice in
writing of final tests so that they shall be carried out in the presence of the Client Representative or his
representative.

DRAFT BMS SPEC

ALAN JONES
All contractors shall provide services of skilled commissioning engineers, certified test equipment, tools and
instruments for any tests and make good any defects.
The controls contractor shall test, calibrate, adjust, check and reset thermostatic and automatic controls and
shall provide all test certificates and calibration charts.
The Contractors shall provide all necessary temperature and humidity records and charts and attendance so
that records can be taken of plant performance in such areas that the Client Representative may decide.
The controls contractor shall test all electrical equipment associated with the automatic controls installation
and provide test certificates.
The controls contractor shall establish from the main contractor that the installation is covered by insurance
prior to carrying out full performance tests under actual working conditions.
The controls contractor shall check the operation of all alarms, safety devices and plant interlocking by
simulating fault conditions.
During the defects liability period the controls contractor shall make several visits to the site and shall carry
out thorough checks for continued satisfactory controls operation.
Such adjustments that are necessary to the controls installation under actual working conditions shall be
made by the controls contractor and reported to the Client Representative and shall take due account of
variation due to occupancy of the building, seasonal changes or variations in the operation of mechanical
plant under control etc.
Until the final check and adjustment has been carried out the contract shall not be considered for final
acceptance and the balance of retention sums shall not be released.
1.8.3 Third party attendance
The Electrical and mechanical contractors shall provide attendance to the controls contractor to allow the
controls contractor to set required field measurements such as system operating pressures required to
achieve design air and water flow rates.
Particular attention is required where the fan coil units, the smoke dampers and the fire fighting lobby
systems are integrated within the BMS.
The electrical and mechanical contractors shall provide attendance both from themselves and specialist
plant supplier, to allow the controls contractor to test all interfaces to third party equipment. The testing shall
not be limited to simulations, but will include full testing from end to end of each plant item. This would
include for instance: forcing water system high and low pressures through adding and draining water from
the systems, forcing boilers to lock out, forcing chillers to flow failures, forcing DX/VRF to fail, forcing
electrical heater high temperature cut outs to operate, verifying 100% of field to graphic for third party
interfaces particularly with regard to the FCUs, the smoke dampers and the staircase/lobby smoke control
ventilation systems and the full system operation of the packaged AHUs, failures of the water treatment plant
and the like.
The electrical and mechanical contractors shall also provide attendance along with their third party suppliers
to allow the controls contractor to test all normal interfaces between the BMS and the other equipment.
1.8.4 Installation Report
The controls contractor shall provide detailed trend logging of the operation of the building services plant
interfaced to the BMS. The mechanical contractor shall co-ordinate the works of the controls contractor and
all other necessary suppliers to ensure that the complete building services operate in a homogenous state
for a minimum of seven days.

DRAFT BMS SPEC

ALAN JONES
During the seven day period the mechanical contractor shall arrange for step changes to be made to the
plant to demonstrate that the BMS is able to recognise the change and react accordingly.
The mechanical and electrical contractor shall provide a detailed test plan prior to commencing the works.
The testing shall include but not be limited to such items as:
1. Optimised start;
3. Building frost protection;
4. Plant frost protection;
5. Individual boiler failures;
6. Individual chiller failures;
7. Individual pump failures;
8. Inverter faults;
9. Fan coil operation
10. Smoke damper operation
11. Staircase lobby smoke control system
12. Failures of the pressurisation units;
13. Failures of water treatment plant;
14. Power failures to individual MCCs;
15. Power failures to individual remote outstations;
16. Failed temperature, pressure and humidity sensors;
17. Disconnection of network at individual MCCs;
18. Manual plant operation from the head end;
19. Issuing of emails and SMS text messages during fault conditions;
20. Operation of MCC and plant room emergency knock off buttons;
21. Failure of main switchboards;
22. Failure of mains incoming power;
23. Generator operation and failure;
24. Oil system failure;
25. Transformer faults
26. Fire cause and effect.
The operation of the plant and its ability to react shall be recorded by the contractors, both as a hand record
of the events and a full BMS log. The logs shall show system set points and the actual values achieved.
The contractors shall review the test results, annotate the reports indicating the faults that occurred, the
records obtained by the BMS and the system reactions. The reports shall be reviewed, by the contractors
modified and the systems corrected where incorrect actions are noted. The testing shall continue with full
recording for a minimum of seven days and until the works are fault free.
The trend logs shall show plant operation over the entire period with all field and virtual points logged at a
minimum of one minute intervals.
1.8.5 Environmental report
The mechanical contractor shall arrange for a survey of temperatures and humiditys that are being achieved
after the system has been fully adjusted and ready for occupation shall be made in all areas.

DRAFT BMS SPEC

ALAN JONES
The Mechanical and Controls Contractor shall submit a record of this survey in the form of a bound report
showing plant operating conditions and times, outside and inside temperature and humidity and supply
systems wet and dry bulb temperatures.
The survey shall monitor air temperature and moisture content (including control tolerance) for at least six
positions per floor for a period of 14 days. The survey shall include the monitoring of plant start/stop times,
morning boost operation, heating and chilled water primary and secondary system flow and return
temperatures, supply and extract air temperatures and humidity.
The survey shall include the demonstration of plant loading and unloading at the dictates of the turbine water
meters and demonstration of the pump variable speed control under load variation via the differential
pressure monitoring sensors. 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.
Include with the survey three sets of control drawings and schedules showing final set points of all controllers
required to obtain the above results.
1.9 Approvals and acceptance
Services will be tested to show their compliance with this specification and to the requirements of the
relevant service authority. Proof of compliance with any service authority requirements will be supplied to
the Client Representative. After receipt of the commissioning reports the Client Representative will check
that the claimed results are within the allowed tolerances. The Controls Contractor will give the Client
Representative 7 days written notice of his intention to demonstrate and seek an acceptance certificate for
any item or system. All tests for acceptance certification of systems or items of equipment will be witnessed
by the Client Representative or their appointed representatives. The Controls Contractor will allow for giving
such notice and making adjustments, setting up, and other preparations for testing and for the Client
Representative or their representatives attendance in witnessing such tests. The Controls Contractor will
carry out testing and commissioning work using trained, experienced engineers. The supervising
commissioning engineers will have a minimum of five years experience in the testing and commissioning of
heating, air-conditioning and ventilation controls installations.
The controls contractor shall demonstrate the works to the main contractor who shall approve the installation
along with the appropriate mechanical and electrical contractor. The main contractor shall initial all test
sheets indicating their approval and comments. When satisfied with the works the main contractor shall offer
the system for review to the Employer.
1.9.1 Test equipment and instruments
The Controls Contractor will supply and fix all necessary apparatus and instruments for making tests on the
installations. The Controls Contractor will submit to the Client Representative a list of the equipment that he
proposes to use in the testing and commissioning of the services. All instruments that require periodic re-
calibration will be properly adjusted before work is commenced. If, in the opinion of the Client
Representative instruments should be rechecked for accuracy because of the time that has elapsed since
the previous calibration or because of damage or any other reason, this will be carried out at the Controls
Contractor's expense. Data sheets will be submitted for each test instrument to be used, indicating the
manufacturer's name, model number, serial number, latest date of calibration and correction factors.
Should the Controls Contractor consider that the installation of additional equipment will facilitate the carrying
out of works, he will allow in his tender for the temporary installation of such equipment. He will obtain the
Client Representatives permission before proceeding to install any such equipment. No such equipment will
be left in the system after completion of the testing and commissioning work without the express permission
of the Client Representative.

DRAFT BMS SPEC

ALAN JONES
1.9.2 Test certificates
The Controls Contractor will provide four copies of test certificates to the Client Representative bearing the
signatures of the Controls Contractor. Test certificates will serve as a certified record that the item referred
to has been shown under test to meet the requirements of this document, Local Standards, Statutory and
Local Authority Regulations and the like, wherever applicable. Test certificates will be dated, numbered and
clearly referenced to the item tested by means of serial, chassis, or other manufacturer's reference number
permanently marked in a conspicuous position on the item concerned.
If the Client Representative does not attend to witness tests on receipt of correct period of written notice from
the Controls Contractor then the tests will be carried out by the Controls Contractor who will sign and submit
certified copies of test certificates to the Client Representative. The Client Representative reserves the right
to have such sections of the work tested by the Controls Contractor but not witnessed by the Client
Representative, re-tested. In the event that such a re-test shows the work to be defective the Controls
Contractor will bear the cost of this and any necessary subsequent tests.
In addition to the above, test certificates will be submitted to Statutory or Local Authorities as may be
required.
1.9.3 Control and starter panel tests off site
The Controls Contractor will test all control and starter panels off site. The work will verify that the panel has
been built to the approved wiring diagrams. The controls contractor shall issue both a method statement
outlining the testing and a test report indicating the results.
All fuse/MCB sizes, overload and contactor rating are to be confirmed. The hand and automatic operation of
all switches is to be verified. All interlocks are to be tested. The panels are to be pressure tested to 2.0 KV
for one minute. An insulation resistance test will then be completed.
The Client Representative will be invited to attend the tests.
1.9.4 Software testing off site
The Controls Contractor will test all software off site. The offsite set-up will as close as possible reflect the
number of necessary interconnected outstations to simulate the site works. The software will be
demonstrated by wiring the outstation to switches lamps and potentiometers. These will represent digital
and analogue input/output points. The testing will include the full dynamic graphics to include all user
interfaces, alarm messages and dynamic displays of the simulated field points. This testing is important and
the Controls Contractor must allow plenty of time to demonstrate every point and allow the client and his
representative every opportunity to understand and if necessary modify the software or user interfaces.
It is important that these tests are started early in the project.
1.9.5 User Interface off site testing
The controls contractor shall demonstrate the user interfaces such as dynamic graphics, web browsing,
emails and SMS text messaging during the off site software testing.
1.9.6 Pre-commissioning checks
In order to ensure that the appropriate system is in a satisfactory and safe condition before starting up,
checks will be made in accordance with the relevant CIBSE Commissioning Codes.

DRAFT BMS SPEC

ALAN JONES
1.9.7 Electrical wiring
Wiring terminations to all control equipment supplied by the Controls Contractor will be checked both for
compliance with the control wiring diagrams and interlocks with other equipment shown on the electrical and
mechanical sub- Contractor's wiring diagrams. All motors will be checked for rotational direction.
The commissioning of all instrumentation supplied with the control panels will be the responsibility of the
Controls Contractor.
1.9.8 Point to graphic
Every field point shall be verified from field to graphic. Where this includes third party equipment the third
party supplier shall provide full attendance during this work.
1.9.9 Sensor calibration
Every sensor shall be verified with a certified instrument, to show that the measured value is displayed
accurately in the controller and at the head end. Where this includes third party equipment the third party
supplier shall provide full attendance during this work.
1.9.10 Identification
The identifying labels on all items of equipment will be checked as being in accordance with the
requirements detailed elsewhere and corrected where in error.
1.9.11 Local authority demonstrations
The Mechanical contractor shall co-ordinate with the local authority all tests and demonstrations demanded
by building control. The controls contractor shall assist with the works, along with the fire detection
specialist. The tests shall include, but not be limited to: demonstrations of the life safety fans, including air
flow and differential pressure measurements, demonstrations of the fire detection system and its interaction
with the mechanical services.
1.9.12 Commissioning records
The Controls Contractor will submit to the Client Representative a complete set of data on all equipment and
systems which he commissions. The submittals will be on A4 size paper and the form which they take will
be agreed with the Client Representative before their submission. They will show the design figures and the
final operating values at which the systems and equipment were set by the commissioning engineer.
1.10 Standards of Materials and Workmanship
1.10.1 Submittals
The Controls Contractor will submit for approval full details and samples of all sensing and controlling
equipment to be used on the contract. These submittals will be made within the agreed programme period.
The submittals will include physical dimensions and any specialist requirements. Approval of the documents
will not relieve the Controls Contractor of any responsibility in the respect of providing equipment suitable for
purpose.
The Controls Contractor will submit for approval general arrangement drawings showing the position of all
equipment and wiring routes. These drawings will be provided within the agreed programme period.
Approval of the documentation will not relieve the Controls Contractor of any responsibility for errors or
omissions.

DRAFT BMS SPEC

ALAN JONES
The Controls Contractor will provide for approval, within the agreed programme period, samples of any
component that is to be mounted within the occupied space. The Controls Contractor will provide points
charts within twenty-eight days following the placing of the main order.
The Controls Contractor will provide block wiring diagrams and schedules appertaining to the interfaces
between the Controls Contractor works and other parties. All block wiring diagrams will be complete with the
Controls Contractors terminal numbers.
Where the controls interfaces with other equipment the controls contractor will co-ordinate the interface
wiring diagrams and provide the necessary interface hardware.
1.10.2 Inspections/approval/requirement
The contract requires that the works of the Controls Contractor will be to the inspection, approval,
agreement, satisfaction or requirements and the like of the Client Representative. No such inspection,
approval, agreement, satisfaction or requirements and the like of the Client Representative will in any way
imply or be construed as relieving the Controls Contractor of his responsibilities for performance and
dimensions or other responsibilities described in this contract or otherwise at Law.
Where the Client Representative is required to affix their inspected stamp to the Controls Contractor's
detailed specification, drawings, manuals, samples and the like, no such inspection or stamp will in anyway
imply or be construed as relieving the Controls Contractor of his responsibilities for performance, dimensions
or other responsibilities described in this contract or otherwise at Law.
No alteration to the performance or other requirements of this specification will be made unless a variation
instruction is issued by the Client Representative, which expressly requires such alteration.
1.11 Common Control Requirements
1.11.1 General
The following control requirements shall be common to all systems except where specified to the contrary in
subsequent sections of the specification:
1. All duplicated equipment will be configured for automatic changeover in the event of fault and duty
rotation cycle on a daily cycle. Plant that duty rotates after a fault remains in the new position until
the next duty rotation, even if the system alarms are cleared. If a duty rotation is required and the
current standby plant is in a fault condition, the duty rotation is suppressed.
2. All main plant such as chillers, boilers and the like shall duty rotate on a weekly basis and if in a fault
condition.
3. If pump sets have not been run in the previous (48) hours, the duty pump shall be enabled for (10)
minutes, a duty rotation carried out and the new duty run for (10) minutes. Consideration shall be
given to opening the necessary valve and dampers to provide a circulation route. During this action
unnecessary ventilation plant shall not be energised such as fan coil units, underfloor or trench
heating systems
4. Where duty rotation may cause a consequential system fault, the down stream equipment shall be
disabled whilst duty rotations take place. Boilers, chillers and the like shall be shut down for (5)
minutes before the primary pumps and the boilers duty rotate.
5. All actuators shall be driven fully open and closed at the end of each system demand period.
6. If the boilers have not been enabled in the previous (96) hours, the heating system inclusive of all
pumps shall be enabled for (2) hours. This action shall only occur in an out of hours period. A head
end toggle switch indicated on the boiler graphic shall allow the user to set this action to automatic or

DRAFT BMS SPEC

ALAN JONES
off. During this action unnecessary ventilation plant shall not be energised such as fan coil units,
underfloor or trench heating systems.
7. All duplicated equipment, located in a common MCC, shall have their contactors cross-wired such
that only one drive can run at a time. If both are in the hand mode and the running drive trips the
standby drive shall start.
8. The hardwired safety interlocks for plant operation shall operate in both the MCC hand and auto
switch position. All hardwired interlocks shall be mimicked in software.
9. Fire alarms shall shut down or initiate the systems as appropriate. Stage one frost protection shall
be active during a fire mode, if required. The fire alarms shall override the auto and hand position
of all drives but not the off. Major ventilation fans shall be controlled through hardwired interlocks,
hydraulic systems shall be controlled through software.
10. When shutting down, through normal software all drives shall have a run on period set. This shall
form part of the software and is normally associated with the dissipation of heat or humidity.
11. System control loops for temperature and pressure shall be initiated, when air or water flow is proven
at the system drive. The loops shall also be enabled to suit system demands such as frost,
optimiser functions and valve positions. Heating systems shall be disabled when outside air
temperatures are above (18)oC, unless demands exist for such strategies as dehumidification.
12. High limit protection systems shall be provided for all low-pressure hot water heating and domestic
hot water service installations to restrict water temperatures within safe limits.
13. Every point will have mis-match alarms set. These include drives running when commanded to stop,
drives stopped when called to run, temperature values outside of acceptable range e.g. supply air
temperatures < 8oC, >30oC, room temperatures < 16oC, > 26oC.
14. Every drive, with the exception of small packaged plant, will be individually monitored by the BMS.
Drives are to be monitored by DP switches, current sensing relays, and phase angle shift
measurement as appropriate. The flow proving device shall be wired through auxiliary contacts on
the starter, or in series with the inverter run status such that the status of each drive is known.
Pump and fan DP switch pressure tappings shall be located down stream and upstream of any local
isolating valves or dampers.
15. Where small packaged plant is provided, typically <1Kw, such as toilet ventilation systems the
system shall be monitored rather than the individual drives.
16. All controls cabling will be screened, installed within conduit or trunking have a LSZH outer sheath.
The final connection to devices may be through flexible galvanised conduit.
17. The complete wiring carrier system required by the Controls Contractor will be supplied and installed
by the Controls Contractor.
18. All field mounted control devices and cables will be of the 24v type. If field mounted equipment
provided by others operates from a 240v control circuit, then the Controls Contractor will install an
interposing relay either within the OEM plant or immediately adjacent to it.
19. All controls cables carrying signal voltages must be segregated from any 240v circuits.
20. All power required by control devices will be provided by the controls contractor.
21. The valve actuators are to be suitable for the driven device and will 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. All valves other than terminal units shall
have end switches for open/closed valves and potentiometers for modulating valves. These shall be
wired to the BMS for status and mismatch monitoring.

DRAFT BMS SPEC

ALAN JONES
22. In the event of power supply failure all safety valves shall be arranged to either close or open to
reach a safe condition.
23. The hydraulic static pressure can be considered to be sixteen bar with a differential of 350 Kpa.
24. All damper actuators shall be sized to suit the damper torque. For tender purposes each actuator
shall be limited to 1m2 of damper area. All damper actuators shall have external indicators. All
damper actuators shall have end switches for monitoring purposes
25. 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.
26. The power cabling installation will include isolators to every packaged plant item. Motors driven from
the MCC will have isolators for drives up to and including 5kW and isolators and lockstop buttons for
all drives above 5kW. The isolators for drives shall all have auxiliary early brake late make contacts
that form part of the control circuit.
27. All equipment will be suitable for the environment in which it is to be placed. This, for example,
means that any device located outside of the building envelope will be IP65 rated. The use of
protective bags is an unacceptable solution.
28. The Controls Contractor will wire every outgoing control cable from the panels of their supply.
29. Each point in the control system will be connected to a single outstation terminal. The use of
multiplexers, raise/lower modules or the like is not permitted.
30. Sufficient hardware will be provided to allow every point: field and virtual to be logged simultaneously
for 24 hours at 1-minute intervals.
31. Sufficient hardware / software will be provided to allow global commands to be sent to the terminal
units for: stop / start, change temperature set point, open fully all control valves, 100% output on
electric heaters.
32. Each life safety drive shall have an available input wired to the BMS. This shall show that: power is
available in the starter cubicle, the starter has not tripped, the field isolator/lockstop is healthy, and
the MCC T/O/A switch is in the auto position.
33. All dials and gauges indicating pressure or temperature, etc., shall be marked in metric units.
34. The response time of all control sensing and actuating equipment shall be related to the needs of the
installations under control in order to ensure quickness of response consistent with freedom from
"hunting". The control systems shall be sufficiently sensitive to meet the control band requirements
specified without "hunting". Any limitations in this respect shall be stated in the Tender.
35. The Controls Contractor shall ensure that the Mechanical Services Contractor's pipework and
ductwork arrangements will accommodate the full length of all sensing elements in such a way as to
accurately detect temperature, pressures or flows, etc., without impeding fluid flow.
36. Where critical plant, such as comms and UPS room close control units are enabled by the BMS the
outstation and interconnecting relays shall be designed to fail safe. Similarly the cooling water
system inclusive of the pumps and dry coolers shall also be enabled. However the pumps control
circuit shall be cross wired such that only one pump can run at a time. The plant shall be started, or
attempt to if the outstation is off line, or loses power.
37. Terminal devices, such as fan coils, shall continue to operate in their last state if the communications
network to the central plant fails. The contractor shall provide an interface to the terminal device
network to allow all of the units to be started or stopped, if communications have been lost to the
central supervisor network.

DRAFT BMS SPEC

ALAN JONES
38. All set points shall be adjustable between reasonable limits at the head end. The software shall be
constructed such that unacceptable values can not be entered by mistake. I.e. CHW flow shall not
be possible below 5
o
C, HTG flow above 80
o
C, Air supply temperatures below 11
o
C or above 30
o
C. It
shall be possible to adjust the slope of compensated circuits using the heating water values not the
outside air temperature.
39. All BMS wiring will be carried out in twisted pair cables, each pair being individually screened.
40. If multicore cables are used then, if acceptable to the Controls manufacturer, a common outer
screen may be employed.
41. BMS extra low voltage cables will have a minimum cross sectional area of 0.75 mm
2
(7/0.37 mmdia).
With due regard to cable resistance for sensors.
42. All power cabling shall be installed in conduit, trunking or on tray as appropriate. All power cables
shall be single core LSF in conduit with XLPE/LSF/SWA being used on tray or any exposed
surfaces. Low voltage power cables shall have a minimum csa of 2.5mm2
43. All field cables associated with an Inergen extract system shall be run in FP 400. Motor isolators
shall be metal clad.
44. All field power cables associated with the building smoke extract system shall be run in Pyro. Motor
isolators shall be metal clad.
45. All field controls cables associated with the building smoke extract system shall be run in fire rated
material.
46. All fans unless otherwise indicated shall be provided with an inverter. Where these are used for
variable flow the inverter shall be controlled accordingly. In other instances, the inverter shall be
controlled at a fixed speed utilising the fixed speed command at the inverter with the speed set in the
inverter software.
1.12 Instructions to client
The Controls Contractor will include in his Bid for instructing the Client and his representatives in the
operation of the system during testing and commissioning.
The Controls Contractor will include for a one week site training course for four operators identified by the
end user.
1.13 Building log book part L compliance
The mechanical contractor shall provide the user with the building log book to comply with the building
regulations part L. The controls contractor shall provide simplified versions of the description of operations
and simple system schematic drawings that shall be incorporated in the log book.
1.14 Operating and maintenance manual
Unless otherwise agreed, issue, four hard copies of all manuals and operating and maintenance instructions
in stiff-backed four ring binders, together with a copy in an electronic format.
Before the final issue, send two proofed copies of the manuals for approval of format and general content.
Allow 14 days for approving. These shall be issued at least one month before practical completion.
Include the following information in the operating manuals:
1. Index
2. General description of the installation, equipment used and method of operation of the installation.

DRAFT BMS SPEC

ALAN JONES
3. Description of operations and hardcopy of software.
4. Description of the management use of the head end supervisor. This would include but is not limited
to: booting of the system, signing on, setting and changing passwords and access levels, graphical
navigation, setting all set points, acknowledging and resetting alarms. Setting of alarm parameter
and error messages, archiving data, back up and restoration, creation of dynamic graphics,
assigning point names to field and graphic devices. The provision of a catalogue is not acceptable.
The descriptions shall be written specifically for the project.
5. Handbooks, maintenance instructions, drawings and spare parts list for all components, plant and
equipment used in the Contract works.
6. Line diagrams indicating the main features of the plant, drawing attention to the method of setting the
control dampers, switchgear, safety precautions etc.
7. Schedule of routine maintenance, complete with list of normal consumables.
8. Schedule of periodic and preventative maintenance for specialised equipment.
9. Schedules of methods of adjustments, typical fault-finding routines.
10. Schedule of operation and maintenance risk assessment sheets in accordance with the Construction
(Design and Management) Regulations 2007.
11. Wiring diagrams of plant etc, including points, charts and logic diagrams
12. Service manual for all specialised plant, giving all details as listed above.
13. Schedule for obtaining and ordering replacement parts.
14. Schedules of equipment valves and motors related to the "As Installed" drawings and giving names,
address and telephone number of manufacturer, serial number of plant, kilowatt-power electrical
supply, performance duties and location within the building.
15. Description of emergency action that should be taken in case of a breakdown of equipment.
Telephone numbers of essential contacts shall be included.
16. Outline design data of plant.
17. Test and performance data, including all set points.
18. Test Certificates.
19. Schedule of "As Installed" Drawings. These shall indicate the location and reference of every field
mounted instrument and actuator.
20. Legend for colour - coded services.
21. Copies of all manufacture guarantees.
22. In addition, and separate from the Operating Manuals, supply four hard sets of manufacturer's
catalogues relating to specialised plant and equipment. These are also to be in an electronic format.
23. The requirements and obligations of manufacturers to provide literature as part of the installation
record shall form part of plant and equipment orders and such orders shall be considered unfulfilled
until literature requirements have been met.
1.14.1 Preparation of Manuals
The manuals shall be encased in A4 size, plastic-covered, loose leaf, four ring binders, with hard covers,
each indexed, divided and appropriately cover titled. Drawings larger than A4 shall be folded and
accommodated in the binder so that they may be unfolded without being in any way detached from the rings.

DRAFT BMS SPEC

ALAN JONES
Prepare the Operation and Maintenance Manuals in draft as soon as the Installation Drawings are in hand.
Make two temporary manuals with provisional record drawings and preliminary performance data available at
commencement of the project and populate throughout the works. These should be of the same format as
the final manuals with temporary insertions for items, which cannot be finalised until the Contract is
commissioned, and performance tested.
The cover shall be printed with the following information:
Operating and Maintenance Instruction Manual (Project Name and Service).
Where more than one volume is required, the cover shall also be printed with volume number.
Each section of the manual shall be divided by a stiff divider of the same size as the holder. The divider
shall be labelled as to the section of the manual.
All written instructions within the manual shall be typewritten with a margin on the left-hand side.
The arrangement of the manual shall be as follows:
1. Section One
Index
2. Section Two
Description of the Design Intent
3. Section Three
Description of plant operation. The description must include step by step instructions on starting and
stopping each plant or system and a fault diagnosis procedure in diagrammatic and tabular form to
show the action necessary to correctly identify defective pieces of equipment and the steps to be
taken to rectify faults. The final set points shall be indicated.
4. Section Four
Planned maintenance instruction. This section must include systematically instruction on the
maintenance of all items of plant. Data shall also be provided for ordering replacements. Full sets of
manufacturers maintenance instructions including wiring diagrams, cable schedules, and circuit
chart. Protection and overload relay settings shall be recorded and calibration charts shall be
incorporated.
5. Section Five
A set of record drawings and Test Certificates. If necessary due to the number of drawings, which
have to be included in the manual, each drawing shall be photographically reduced to size to suit the
manual.
6. Section Six
Emergency measures including telephone numbers of the Controls contractors emergency staff,
names, addresses and telephone numbers of all manufacturers.
1.14.2 Submission of Operation and Maintenance Manuals
The final draft of the Operation and Maintenance Manuals shall be submitted in due time, and in any case
not less than eight weeks prior to Practical Completion, so that at least one copy of the complete final
version is in the possession of the Employer at Practical Completion in order to comply with the Health &
Safety at Work Act.
If partial possession is required by the Employer then the documentation shall also be phased accordingly
and so arranged to finally form one comprehensive document.

DRAFT BMS SPEC

ALAN JONES
It shall be the Controls contractors responsibility, whenever a successive phase of contract is handed over,
to amend and update the previously issued version of the Operation and Maintenance Manuals, bring it to
the appropriate stage of completion and submit same to the Engineer in due time to comply with the Health
& Safety at Work Act.
1.15 Maintenance contract
The Controls Contractor will include a separate quotation at the time of tender for a full maintenance contract
for the system offered. This will include:
1. Routine maintenance.
2. All replacement parts excluding consumables.
3. Immediate call out in the event of a fault, on a 24 hour, 365 day a year basis. The quotation will be
based on a fixed price with an agreed formula for increased costs.
4. The maintenance will include on a yearly cycle:
5. Upgrades of the operating system software as new standard developments are issued.
6. Data back up and archiving.
7. Documentation upkeep.
8. Calibration of all sensors with replacement as necessary.
9. Testing all actuators and linkages with replacement as necessary.
10. Testing all battery back up and replacement as necessary.
11. Performance testing of each system and adjustment of parameters to achieve a balanced
environment versus energy use. If the controlled plant, e.g. boiler, is shown to have degraded year
on year, then this is outside of the controls maintenance regime.
12. Thermal imaging to ascertain weak spots of all controls starter panels with repairs as necessary.
13. Testing all safety devices with replacement as necessary.
14. All equipment necessary for the maintenance, including access tools, will be provided by the
maintenance Contractor.
1.16 Labelling
All equipment provided by the Controls Contractor will clearly labelled. The labels will be traffolyte with black
lettering on white background. The labels will, with due care and attention, be screwed to the equipment.
The size of the label will be compatible with the equipment.
1.17 Cables installed in conduits and trunking
1.17.1 General
The cables and carrier installation will be accordance with the electrical specification and the additional
details provided below.
All control cables will be to suit the controls contractors system with the minimum sizes as detailed in this
document and finished with an LS0H outer sheath.
All power cables will be sized by the controls contractor to achieve minimal volt drop. All cables in a
common carrier system shall have the same insulation rating.

DRAFT BMS SPEC

ALAN JONES
1.17.2 Control cables
All low voltage cables will be single core PVC, insulated Butyl, with an LSOH outer sheath and screened if
necessary to the relevant specification, having stranded copper conductors. All BMS system wiring will
conform to the current edition of the IEE regulations. Cables will not be connected directly to the outstations.
All cables will terminate at screwed terminals and subsequently be wired to the outstation. Electrical
screening will be provided to the extra low voltage cable by the use of screened cable.
All BMS wiring will be carried out in twisted pair cables, each pair being individually screened. If multicore
cables are used then, if acceptable to the Controls Contractor, a common outer screen may be employed.
Multicore cables may be used so long as all conductors are terminated on the outstation. Any unused
conductors will be terminated to earth at both ends.
BMS extra low voltage cables will have a minimum cross sectional area of 0.75 mm2 (7/0.37 mm dia). With
due regard to cable resistance for sensors.
Low voltage cables will have a minimum cross sectional area of 1.5 mm2.
Screening will be provided by an aluminium/polyester foil shield with a multistrand drain wire (7/0.37). All low
voltage BMS cables will be sheathed in LSOH material.
All controls cabling, including the BMS network will be installed in conduit or trunking.
1.17.3 Power cables
All power cables within conduit or trunking shall be single core XL/LSF 6491B. The minimum cross-sectional
area shall be 4mm2. Conductors shall be stranded throughout.
1.18 Field mounted equipment
1.18.1 Control valve selection
All control valves will be selected and sized to be suitable for the systems application and operating
conditions. Unless otherwise stated valves will be of the asymmetrical modulating type with rangeability of
50:1 having equal percentage characteristic as necessary to provide acceptable system control.
All systems with two port control valves shall have Frese Optima combination valves fitted.
Where the Frese Optima range is not available the two port valves shall be TA KTM type.
All main plant control two port valves shall be TA KTM type.
1.18.2 Control valves
Where controls valves described above are not available in the required size then the valves shall be
selected with the following criteria:
Butterfly valves shall not be used for modulating control systems.
Provide valves with the following minimum valve lifts:

Size Up to 25mm 25 to 50mm 65 mm and above
Lift 8mm 12mm 20mm

DRAFT BMS SPEC

ALAN JONES
Valve authorities will be between 0.3 and 0.5 computable with economic valve pressure drops sufficient to
provide adequate control without promoting cavitation. Ensure actuators on all valves, particularly two port
valves, are capable of opening and closing the valves against maximum system operating pressures.
Provide all valves, other than on terminal units such as fan coil units, with external position indicators. They
will be complete with actuators, mounting brackets and all necessary auxiliary switches.
Unless otherwise specified and in all circumstances where valve seat leakage is likely to cause nuisance,
unnecessary bypassing or mixing losses, energy consumption, control instability, temperature conditions
above or below the required control band or where circuit isolation is required, all control valves will be of the
tight shut-off type, which may entail special seatings, particularly for double-seated valves and will not be of
the rotating shoe or sliding disc type.
Seats and stems will be removable and of stainless steel, except where alternative seating material is
necessary to provide tight shut off.
Valves less than 40 NB will be of screwed BSP bronze bodied construction with stainless steel trims.
Valves of 50 NB and above will be of cast/modular iron or steel bodied construction as suitable for the
pressure and temperature conditions having stainless steel trim and flanged to PN 16.
The copper content of alloy valves will be as high as possible to avoid dezincification.
All valves will be embossed with the manufacturer's logo, valve size and direction of flow.
Provide valves with clutch or lifting mechanism to enable the valves controlled manually in the event of
power source failure.
Provide all butterfly valves with resilient settings.
1.18.3 Sensors
All sensors shall be selected and installed in accordance with the Building Controls Group document
Control Sensor Installation.
1.18.3.1 Temperature sensors
Will be PT1000 with an accuracy of +/- 0.5
o
C. and a yearly drift of not more than 0.1K per year. Resistance
temperature sensors will have a hysteresis value of less than 0.05%.
Room air types
Will have an accuracy of + 0.5K will be fixed in a representative location, be positioned approximately 1.5M
above finished floor level and be at least 0.5m away from any part of the heating or cooling system where
fitted. Will operate on extra low voltage and be suitable for mounting on British Standard Standard conduit
boxes.
Duct/Equipment mounted types
Will have an accuracy of + 0.5K will be positioned so that the element is not subjected to radiant effects of
heater batteries etc., be positioned such that account is taken of the worst cases where temperature
stratification is likely to occur so that they give a representative temperature, be securely fixed to the duct
wall.
Be resistant to shock and vibration and be enclosed within suitable enclosure. All duct mounted sensors will
be mounted such that the element sensor across the duct and that unit is fixed on a mounting flange.
Sensors located in air stream with a greater dimension in either plane of 500mm will be of the averaging
capillary type. The capillary will cross the air stream at least twice. The capillary will be supported internally
on supports that are compatible with the capillary.
Pipe mounted types

DRAFT BMS SPEC

ALAN JONES
Will have an accuracy of + 0.5K will be provided with a pocket to allow withdrawal for servicing, and
inspection, without the need for draining the system, be installed in the pocket using a silicon gel or similar
non corrosive heat transfer medium. Will be positioned so that the active part of the element is wholly
submerged in the liquid.
The combined pocket and sensor will have a 50 mm extension such that they stand clear of any insulation.
Will be positioned so that the element is not less than 12 pipe diameters downstream from a mixing point
and that the temperature at the centre of the pipe is measured.
1.18.3.2 Relative humidity sensors
Relative humidity sensors will be properly designed. The instrument will incorporate a suitable sensing
element and will transmit a linear output with humidity over the range of 0 - 100% RH.
Room types
Room humidity will be suitable for their application and be resistant to shock and vibration. The unit will have
an accuracy of + 2% and be located in a suitable enclosure. The sensor will be securely fitted to the
structure and be complete with a BESA back box. Recalibration will not be required for one year.
Duct mounted types
Duct mounted humidity sensors will be resistant to shock and vibration and be enclosed within suitable
enclosures. The unit will be mounted on suitable mounting flanges. The sensor will have an accuracy of +
2%. Recalibration will not be necessary for one year.
Humidistat
Humidistats will have a suitable sensing element and be fully proportional or two position to meet the control
requirements. The humidistats will be resistant to shock and vibration and will be enclosed within a tamper
proof cover.
1.18.3.3 Pressure switches
Pressure switches for air systems
These will be diaphragm operated. Switches will be supplied with air connections permitting their use as
static or differential pressure switches. They will be supplied suitable for wall mounting or mounting on ducts
in any plane.
The set point will fall within 40 - 70% of the scale range and they will have differentials adjustable over 10 -
30% of the scale range. They will be provided with changeover contacts suitable for 240v AC 2 amp rating.
Where pressure sensors are used on smoke extract fans the sensor shall be fire rated to 300oC. for one
hour and all tubing shall be in copper. The controls contractor shall supply and install the copper tubing.
Pressure switches for pipework
These will be bellows operated, the bellows being suitable for the medium and the working temperatures and
pressures. The pressure switch will be capable of withstanding hydraulic test pressure of 1.5 times the
working pressure. Connections will be suitable for 8mm (in) copper tube and be suitable for use as static or
differential pressure switches.
Switches will be supplied suitable for wall or pipe mounting in any plane, and the set point will fall within 40 -
70% of the scale range.
They will have differentials adjustable over 10 - 30% of the scale range, and will be provided with
changeover contacts suitable for 240v at 2 amp rating.
Static pressure transmitters

DRAFT BMS SPEC

ALAN JONES
Static pressure transmitters will measure differential pressure and convert the measurement into a
proportional output signal. Ranges will be available to suit the particular application.
1.18.3.4 Thermostats
Thermostats sensing outside air, return air and water temperature will have liquid filled bulb type sensing
elements. Thermostats sensing off coil-air and mixed temperatures will be liquid filled averaging elements
mounted so that the element senses across the duct. The thermostats will be fully proportional or two
position, as determined by the system requirements and will be direct or reverse acting as required. Ranges
will be suitable for the application and the instruments will be fully resistant to shock and vibration.
Thermostats sensing air temperature will be supplied with a duct mounted flange or suitable clips and those
sensing water temperatures with a separable well. Immersion probes will include for a 50 mm extension
such that the head of the unit is proud of the pipe insulation.
Thermostats sensing water temperature will be supplied with a pocket to allow withdrawal for servicing, and
inspection, without the need for draining the system, be installed in the pocket using a silicon gel or similar
non corrosive heat transfer medium. Will be positioned so that the active part of the element is wholly
submerged in the liquid. The combined pocket and sensor will have a 50 mm extension such that they stand
clear of any insulation. Will be positioned so that the element is not less than 12 pipe diameters downstream
from a mixing point and that the temperature at the centre of the pipe is measured.
Room thermostats will be wall mounted at 1.5m above finished floor level (unless otherwise indicated) and
will have bimetallic elements. Thermostats will be resistant to shock vibration and will be enclosed within
tamper proof covers.
Remote mounting thermostats for unit control will have liquid filled bulb sensing elements. The thermostats
will have an adjustment knob to allow set point adjustment by the Mechanical Engineer. The thermostats will
be complete with mounting brackets to fix within the unit casing, so that the sensing bulb is securely fixed in
the return air streams.
All temperature sensitive devices will be positioned or protected from the effects of radiation.
Where thermostats are used for frost protection, high or low flow temperature they shall be of the auto-reset
type unless otherwise indicated.
1.18.4 Flow meters
Water flow meters
The water flow meters, required for control purposes, shall be Danfoss Magflow 3100.
Air flow meter
The air flow meters shall be CMR veloprobe.
Where meters are to be used for billing purposes, as opposed to check meter the meters shall comply with
BS EN 1434 for heat meters and the temperature sensors shall be matched.
Meters provided by a third party forming part of an energy monitoring system shall be as specified by the
specialist supplier.
1.19 Electrical supply
The equipment supplied will be suitable for operation on 400/220v, 50Hz supplies and the supply voltage
and frequency tolerances permitted by the Electricity Supply Regulations and the Electricity Board
Regulations.

DRAFT BMS SPEC

ALAN JONES
The Controls Contractor will provide all necessary screening and earthing to both the wiring and the
control/outstation panels to prevent corruption of the controls installation. Due consideration will be taken of
the effect of hand held radios and pagers within the vicinity of the system.
The complete controls installation will be protected from the effects of electronic interference and in turn will
limit its interference to other sources all as outlined in the latest EMC Regulations. Particular care is to be
paid to inverters which are to be fitted with internal RFI filters.

DRAFT BMS SPEC

ALAN JONES
2.0 CONTROL PANELS AND CONTROL PANEL
2.1.1 General
The controls contractor shall design supply and install all control panel, mechanical services power
boards and starter panels for the project. The panels shall incorporate all the necessary equipment
and shall be delivered to site complete with internal wiring. All connections shall be arranged within
the panel in neat symmetrical and logical manner.
Where units are split for delivery the controls contractor shall include for all reconnections and
insulation and flash testing of all rebuilt power sections.
The controls shall be arranged so that work can be carried out on any circuit in complete safety with all
other circuits alive and in service.
The Client Representative will carry out the inspection of the panel at the manufacturers works and
the controls Contractor shall give the Client Representative seven days notice of the date of which the
tests are to take place.
The panels will be in two parts. One containing the LV starters, MCBs starters and outgoing power
feeds. The other shall contain the ELV BMS section and control relays. Each section shall be further
cubicleised to suit the form of construction.
The control panel shall incorporate all the necessary equipment and shall be delivered to site
complete with internal wiring. All connections shall be arranged within the panel in neat symmetrical
and logical manner.
All panels shall be constructed in accordance with ES EN 60439-1.
Power distribution boards shall be provided for:
Those drives that have inverters
Package plant supplied with local starters
Starter panels shall be provided for;
Those drives that require DOL or ASD starters

Control panels shall be provided for all plant.
Ventilation systems may have separate control panels mounted local to the fans and AHUs.
The controls contractor shall provide power wiring to the remote control panels from the mechanical
services powered distribution board.
2.1.2 Motor Control Centre (MCC)
Where motor control panels are required they shall be provided by the controls contractor.
The panels serving non critical equipment shall be form 2 type 2. IP 54.
The panels serving life safety panels shall be form 4 type 2 IP 54.
The incomer shall be connected to an on load door interlocked isolator located in a separate panel
section.
Power feeds to external control panels shall be via MCBs.

DRAFT BMS SPEC

ALAN JONES
Power feeds to mechanical equipment such as: inverters, pressurisation units, water treatment plant,
cold water booster sets, and the like shall be via fused ways with upstream isolation, to allow each
drive to be electrical isolated.
The controls section of the panel shall be non-door interlocked and contain the control relays and the
direct digital control outstations. Where the control voltage exceeds 24V the relays and all terminals
shall be shrouded clearly identified and be located behind a perspex door complete with simple lock.
The control section of the panel shall have sufficient space for the installation of all fire alarm I/O
cards.
The MCCs and any other panels shall have a minimum rating of IP 54.
Panels located outside the building envelope shall be supplied complete with a weather proof
enclosure and suitable anti-condensation heaters all by the controls contractor.
The controls contractor shall provide a 300mm high steel base for each MCC. The base shall be
galvanised and be a separate section from the MCC. The base shall be fitted to the floor slab with
suitable bolts and to the MCC again with suitable bolting.
2.1.3 Mechanical services power board
The MSPB shall be of the pan assembly type. The board construction shall be complete with an
incoming on load lockable isolator. All outgoing ways shall be provided with MCBs or fused isolators
lockable in the off position. The panel shall be constructed such that all outgoing ways can be
removed and replaced without the need to isolate the mains to the board. Each outgoing MCB/Fuse
shall be able to be replaced without interruption to any other supply. In essence the MSPB shall be of
a form 4 type 2 construction.
2.1.4 Motor sizes
The motor sizes and phases detailed in the documents are for tender purposes only. The Contractor
must confirm all sizes, motor styles, phases and the like before manufacture of any panel.
2.1.5 Inverters and Thyristor
Where the panels contain inverters, thyristors or any heat generating equipment, the panel shall be
supplied complete with mechanical ventilation. The fans shall be enabled through a hardwired
thermostat to maintain a maximum internal temperature of 30
o
C.
The Contractor shall supply all motor inverters and thyristors for the project. The inverters shall be
one frame size bigger than the selected motor. The inverters shall generally be mounted local to
motors except where serving essential plant, in which case they shall be located in the respective
essential MCC room.
2.1.6 Outstation panels
Where control gear is not held in the MCC, the controls contractor shall provide and install all
necessary cabinets. These shall generally be constructed as described above. They shall be form 2
type 2 panels rated IP 54. Where the panel contains three phase power, a door interlocked isolator
shall be provided. The panels both 1 phase and 3 phase shall have suitable warning labels regarding
the electrical supply.
The controls shall be arranged so that work can be carried out on any circuit in complete safety with all
other circuits live and in service. Although the panel is of a wardrobe construction, the controls to the
individual drives shall be separated to allow the standbys to operate if the duty is being repaired. It is

DRAFT BMS SPEC

ALAN JONES
however recognised that the DDC outstation is not duplicated and therefore the panel will not operate
in an automatic mode on DDC failure.
Each outstation other than those associated with terminal units shall have:
Control circuit healthy lamp;
UPS;
Common alarm lamp;
Alarm reset button; and
Fire alarm active lamp.
2.1.7 Off site inspection
The Client Representative will carry out the inspection of the panel at the manufacturers works and
the controls Contractor shall give the Client Representative seven days notice of the date of which the
tests are to take place.
2.1.8 Outstation UPS
All outstations, other than those for terminal devices shall be provided with a 30 minute UPS. The
UPS shall: Maintain communications and maintain system monitoring.
The purpose of the UPS is to limit network traffic in the event of major power failures and restoration
and maintain system monitoring graphics at the head end. If terminal type outstations, transmit power
fail and restart alarms then either these are to be inhibited, either at local or trunk level and not added
to the network during major power problems or the Contractor shall supply each outstation with a
UPS, for 15 minutes.
2.2 Construction
All panels shall be folded sheet steel construction not less than 2.00 metric gauge or constructed on a
modular metric gauge flush sheet steel finishing. Additional supports are to be provided within the
panel where required to support heavy items of equipment, instruments, etc. Any fixing screws
required for removable panels shall be chrome plated and if not counter sunk screws shall be provided
with plated washers. All panel corners shall be radiused. Panel doors shall be fixed with lift-off hinges
to facilitate removal. All components must be readily accessible for maintenance with the doors open
and any component must be removable without removing the doors.
The panels shall be dust and damp proof enclosures generally to IEC 529 (BS 5420) IP54 with
suitable gaskets provided round the doors and any removable covers. These gaskets are to be
expanded PVC fixed by adhesive and, where possible, retained in a metal trim. All access doors shall
be fitted with a common key operated lock for the particular project.
Lifting eyes shall be provided for convenience in handling large and heavy panels.
The controls section of the panel will be constructed in two parts. One part will contain the extra low
voltage direct digital control processors. The other part will contain all hard wired interlock relays and
terminals. However where form 4 panels are used the hardwired interlocking relays shall be located in
the starter cubicle. Common relays shall be in the common control section.
Each panel will have a RCD switched 240v 13 amp socket and a light in the controls section, the light
being operated by a door contact.
2.2.1 Door Interlock
All panel isolators shall be lockable in the off position.

DRAFT BMS SPEC

ALAN JONES
Single drive starter panels shall have a door interlocked mains incoming on-load isolator.
Enclosed starter cubicles shall have interlocked on-load isolators.
Multi drive starter panel with starter cubicles form 4 type shall have door interlocked mains incoming
on-load isolator and door interlocked starter cubicles.
2.3 Painting and Finishing
2.3.1 Painting
Before despatch from the manufacturers works, all exposed metal surfaces of the control cabinets
shall be finished as described.
For indoor use the cabinets shall have two coats of rustproof primer, filled as necessary and flattened
to a smooth finish, then two undercoats followed by a final finish of two coats of epoxy resin paint, to
an approved colour, the final coat drying to form a hard semi-gloss surface.
For outdoor use, there shall be an additional coat of epoxy resin paint drying to a high gloss finish.
Colours of all internal surfaces for both indoor and outdoor use of sheet steel fabrication shall be white
semi-gloss.
External colours shall be to the approval of the Client Representative.
2.3.2 Galvanising
Where galvanising is specified as the finish, it shall be carried out as follows:
Galvanising shall be applied to the galvanising thickness and quality of zinc conforming to BS EN ISO
1461. The zinc coating shall be smooth, clean and uniform thickness and free from defects. The
preparation of galvanising itself shall not adversely affect the mechanical properties of the coated
material. Sheradising or other special process shall not be used unless approved.
All drilling, punching, cutting and bending of parts shall be completed and all burrs shall be removed
before galvanising is carried out.
Care shall be taken not to abrade galvanised or specially treated surfaces. Care shall be taken to
remove rust streaks or foreign matter deposited on galvanising during storage, transport or after
installation.
Whenever the protective finish is found to be damaged after installation the controls Contractor shall
make good all damage to the satisfaction of the Client Representative.
Should any damage occur to a final finish applied by a manufacturer, the controls Contractor shall
have the on-site repair carried out by the manufacturer.
2.4 Cable Entries
Removable undrilled gland plates shall be provided at the top and 230mm above the floor level for
terminating all incoming cabling. These plates shall be non-ferrous for MICC cables. All plates shall
be sealed against the ingress of dirt, dust and moisture. These plates shall be easily detachable for
drilling purposes.
All entries for cables shall be easily accessible and marked to correspond with the panel wiring
diagram and diagrams for external connections.

DRAFT BMS SPEC

ALAN JONES
2.5 Internal Wiring
2.5.1 General
The main current carrying conductors of each main circuit from the incoming terminals shall be
capable of carrying for one second without distress, the through fault current equivalent to the three
phase short circuit of the system specified.
The Controls Contractor will ensure that all controls power required of whatever voltage emanates
from these panels.
The Electrical Contractor will wire to the internal control panel isolator a suitably sized 3PH + N power
supply. The isolator provided by the Controls Contractor will be capable of being locked in the off
position.
2.5.2 Power Wiring (220 Volts and Above)
All power wiring cables shall be PVC insulated cables to BS 6004 and shall be coloured in accordance
with the IEE Regulations to indicate differing phases.
All power wiring shall be kept physically segregated from all other wiring and the working voltage shall
be indicated on the fixed portion of the associated terminal boards.
Wiring for mains voltage will be to the standard detailed in the electrical specification to BS6231 in
phase colours with a minimum size of 7/0.67 mm single or multi-stranded as required. Where such
wiring is to be carried across door hinges in looms it will be in flexible cable to the relevant BS with a
minimum size of 50/0.25 mm. Extra low voltage wiring will be carried out in flexible PVC insulated
cable with an LSOH outer sheath to the relevant BS with a minimum size of 30/0.25 mm.
Wiring within the control panel will be carried out in colour coded PVC, with an LSOH outer sheath,
insulated to BS 6231 type B. Black cables with colour coded ferrules will not be used for phase cables.
Wiring within the panel will be colour coded:
Power circuits - Phase Colours BROWN, BLACK, GREY;
Neutral Conductors BLUE;
240v AC Control Circuits BROWN;
Extra Low Voltage AC ORANGE; and
Earth - Green/Yellow.
Auxiliary and main wiring will be kept separate as far as practicably possible. All internal wiring will
have numbered ferrules at each end, internal wiring will be securely fixed to the enclosures and will
not impede the opening and closing of doors or removal of components. Where possible 'crimp' type
connections will be used.
Cleats are to be fixed to the control panel structure at sufficient intervals to avoid cable sag. Adequate
cable loops must be allowed to accessories on doors to avoid cable stretch.
2.5.3 ELV Wiring (Control, Indication or Alarm Circuit)
The insulation of small wiring shall be 250 volts grade PVC to BS 6231 for normal wiring and Type A
of BS 6231 for ELV wiring. All small wiring shall be black except where cables are on differing
voltages, where coloured bands shall be used in addition to the working voltage of the cables being
indicated where specified.
All small power wiring shall be physically separate from all other small wiring and the working voltage
shall be indicated on the fixed portion of the associated terminal boards.

DRAFT BMS SPEC

ALAN JONES
2.5.4 Neutral Bar or Link
A neutral bar shall be incorporated within the panel and must be of sufficient size to allow each
separate circuit neutral conductor to be connected into a separate circuit terminal.
2.5.5 Arrangement and Installation of Wiring
All wiring shall, as far as possible, be grouped according to the circuits involved. It shall be run in
insulated cleats of the limited compression type, flexible tubing, rigid steel conduit or plastic trunking
and shall then be taken to terminal boards mounted not less than 230mm above the bottom gland
plate or not less than 230mm from the top of the panel, as required. Sharp, tight bends shall be
avoided.
All outgoing wiring will be clearly segregated with respect to the 240v and extra low voltage systems.
Bunching of cables into large looms will not be accepted. The maximum number of control cables in
any one group will not exceed 25 conductors. Conductors for heavy loads will be routed to ensure
adequate cooling and will be separated from control wiring. All unfused cables between bus-bars,
isolators or fuses will be routed separately as individual looms.
All controls cables, be it analogue or digital, will be in screened multicore flexible cable. Extra low
voltage wiring and connections will be separated from the higher voltages.
Where plastic trunking is used, construction as detailed in the electrical specification, the cable will not
occupy more than 50% of the trunking volume.
All control cables will be permanently identified by means of numbered ferrules. These numbers will
be shown on the schematic diagrams where these are used for point to point wiring.
All parts of the panel including the door will be earthed. Earth continuity by means of door hinges will
not be acceptable.
All incoming/outgoing terminals will be via screw type terminals.
The outgoing control circuits will be via knife edge disconnect type isolators. The circuits will be fused
such that each mechanical system has a separate fuse.
At the completion of the contract the Controls Contractor will ensure that all redundant cables within
the panel are terminated in suitable connectors. All cables of this type will be marked as spare and
identified on the record drawings along with the external routing of these spare cables.
The Controls Contractor will be responsible for the operation of the entire building services controls
and motor starter installation. The Electrical Contractor will provide the necessary three phase supply
to the motor control centres.
All internal wiring is to be identified in the same manner as the internal wiring diagrams.
2.5.6 Cable Termination and Terminals
Each wire shall be separately terminated with an approved crimped terminal to suit the terminal used.
All wires shall have numbered ferrules or sleeves at both ends. The ferrules or sleeves shall be of
insulating material which, except where otherwise specified, shall be white and shall have a glossy
finish.
The ferrules or sleeves shall be unaffected by oil or damp. Characters shall be indelibly marked in
black.
Where internal wires connected to the outgoing terminal their other end on apparatus with terminal
identification different to the wire number, this identification shall be shown on a ferrule or sleeve of a

DRAFT BMS SPEC

ALAN JONES
different colour to the one indicating the wire number. Both ferrules and sleeves are to be clearly
visible when wire is installed, and the wire number marking is to be fixed nearest to the terminal. This
secondary cable identification must be shown on the wiring diagrams.
The viewing of the wiring diagrams shall be determined by consultation with the Client Representative
before the diagrams are drawn.
Wires shall not be jointed or twisted between terminal points.
Bus wiring shall be fully insulated and run separately.
2.5.7 Terminals and Terminal Boards and Connections
All terminals and terminal boards for small wiring shall be the crimped type terminals and for ease of
maintenance shall be the snap-on type. For power wiring, terminal boards shall be preferably be of
the stud type, the studs for which shall be positively locked in position without the use of locknuts.
Pinch screw terminal boards will not be permitted.
All connections shall be made on the front to terminal boards. Current shall not be carried through the
board by the stud.
Terminal boards shall have separate terminals for incoming and outgoing wires and not more than two
wires shall be connected to any one terminal. Five percent spare terminals shall be provided within
each section of the terminal assembly. Insulated barriers shall be fixed between adjacent terminals.
The height of the barriers and the spacing between terminals shall be such as to give adequate
protection whilst allowing easy access to terminals.
Terminals must be provided for the incoming main cable so that the power-wiring contractor does not
have to terminate his cables straight on to the lugs of the main isolator. All terminals must be located
so that they are accessible to straight screwdrivers and no terminals may be located behind fixed
panel work.
No live metal shall be exposed at the back of the terminal boards. Terminals shall be provided for all
spare cores of outgoing multi-cables, where indicated.
Any terminal which may be live when the panel is isolated from the supply shall be clearly identified
and shrouded.
All terminal boards associated with circuits shall be provided with covers of transparent insulating
material. Such covers shall be sectionalised so that groups of associated terminals may be exposed
without uncovering the whole board.
Circuit identification shall be fitted to the fixed portion of terminal boards and not to the loose covers
only.
Outgoing terminals connected to equipment with terminal markings different from the internal wires
shall be indicated by a double sleeve or ferrule on the internal wires showing both numbers and in a
distinctive colour. These shall be shown on all diagrams.
An allowance shall be made on the length of each wire at all connections in order to permit the cutting
off and remaking of unsatisfactory connections.
2.6 Contactors
Contactors shall be of the air break type and shall comply with BS IEC/EN 60947. They shall be of
uninterrupted rating and of mechanical duty Class III and of category A4 for AC Contactor and D4 for
DC Contactors.

DRAFT BMS SPEC

ALAN JONES
All except smaller contactors shall be fitted with arc shields. Contacts shall be of the self-cleaning
type and easily renewable. The design shall be such as to prevent welding in and the Client
Representative shall have full details of any special features to achieve this.
All operating coils of contactors shall be designed to operate on the control system voltage of the
control panel, preferably at low voltage.
All motor starting contactors shall be of the direct on line for motors up to and including 5.5kW. For
motors greater than 5.5kW the starters shall be automatic star-delta type.
All three-phase motor starting contactors shall be fitted with phase failure relay to ensure that the
motor is tripped out of circuit in the event of any one of the line supplies open circuit. The phase
failure relay shall be operative at and above 55% of motor full load current.
All motor starting contactors shall be fitted with either an overload relay, have adjustable trip settings,
with the maximum trip setting of 110% or with a thermistors relay to operate in conjunction with
thermistors built into motors, as detailed. On DOL starters, if the starting current is in excess of 6
times full load current, a suitable means shall be provided to override the overload devices during the
start period.
Both the phase failure and overload relays shall interrupt the main contactor coil circuit and shall be of
the manual reset type.
Each starter in the control panel shall be screened by means of an enclosure with a removable
transparent lid, from adjacent units and current carrying parts that it is possible to carry out, in
complete safety, work on its outgoing cable whilst other equipment in the panel remains live on load.
Where specified, means of isolation shall be provided to isolate all primary supplies and secondary
circuits to contactors, but means shall be provided to temporarily reinstate interlock or other circuits
interconnected with equipment, which is required in service whilst the other contactors are isolated.
Isolators for contactors shall be capable of breaking the stalled motor current of the motor controlled
by the contactor or, in the case of a circuit other than a motor, the rated continuous current of the
contactor at a power factor of 0.2 - 0.3.
Other main current carrying parts of contactor circuits, excluding contactor isolating devices shall be
capable of carrying without distress a through fault current equivalent to the short circuit MVA
specified, but limited in magnitude and duration by a cut-off characteristic of the largest size h.b.c
fuse-link, which may be fitted in the equipment.
2.6.1 Power changeover contactor
Where necessary the MCC shall contain the power change over contactor. The contactor shall be
electrically and mechanically interlocked such that only one external power source shall be used at
any time. The contactor shall be biased to the mains.
2.7 Starters
Starters will comply with BS 4941 and be rated for utilisation category AC3 and intermittent duty, class
as indicated. Unless otherwise indicated, starters for motors up to 5.5 kW will be direct on line, and
above 5.5 kW they will be star-delta.
Contactor operating coils will be supplied at 24 volt. All starters will be provided with load breaking
isolating switches which will be lockable.
The control gear for each motor of more than 0.5 kW rating will include under-voltage protection and in
each phase of a three-phase motor, or the phase of a single phase motor, a hand reset combined
thermal overload and single phasing protection device.

DRAFT BMS SPEC

ALAN JONES
Isolators and switches will be capable of interrupting full load current, including stalled motor current,
and will be lockable.
Motors under automatic control, will have starters arranged for automatic restart after power failure
when mains voltage is restored.
Facilities will be provided for alternative hand operation of automatically controlled starters and
contactors.
Combined isolator/overload/starter contactors shall not be used.
2.7.1 Two speed fans
Where dual wound motors are provided the controls contractor shall design the starter controls to
prevent sudden speed change between high and low speed. Prior to any design the controls
contractor shall obtain full details of the proposed motors and their function from the mechanical
contractor. High and low speed hand selector switches shall be provided on the MCC fascia.
The starters for the dual wound motors shall limit the maximum drawn current to 150 amps.
2.7.2 Two speed fans with inverter and DOL starter
Where two speed fans are provided for supply/extract systems that are used for both normal and
smoke extract duties, the controls contractor shall in conjunction with the motor supplier design a safe
and reliable system for the fan operation. Dual wound motors shall have the high speed windings
connected to an inverter. The inverter shall be used for normal control.
If the low speed operation of the fan in a fire mode has a starting current below 150amps the starter
shall comprise a DOL unit. If the low speed starting current exceeds 150amps, a soft start shall be
utilised. When the motor is up to full speed the soft start shall be removed and power feed directly to
the motor via a contactor with suitably rated motor protection overloads and fuses.
2.7.3 Multiple speed fans with inverter and fire mode
Where inverters are utilised to achieve multiple speeds in a fire mode, the speeds shall be achieved
by use of hardwired inputs to the inverters. The installation shall use the fire mode setting as the
default and the jog speeds settings in suitable DI combinations for the other speeds required.
2.8 Inverters
Invertor motor drives will comply with the following criteria or better:
Control Application 0-10V, 4-20mA, Serial Communication;
Supply voltage tolerance 10% (Single or Three Phase);
Supply frequency tolerance 1% 50/60Hz;
Maximum imbalance 3.0% of rated voltage;
Power Factor (Cos ) 0.9 to 1.0 at rated load;
Output voltage 0-100% of input supply;
Output frequency 0-1000Hz;
Resolution 0.003Hz;
System response times 3ms;
Ramp times 0-3600 Seconds;
Maximum Torque (Starting) 110% for at least 60 seconds;

DRAFT BMS SPEC

ALAN JONES
Peak Torque (Break away) 160% for at least 0.5 seconds;
Overload Torque 110%;
Invertors will be capable of working in the following environments without modification;
Temperature 0 - 45C; and
Humidity 0-95% (non condensing).
Invertors will comply with EMC Standards: -
Emissions EN50081-1/2, EN61800-3, EN55011 and EN55014;
Immunity EN50082-2, EN61000-4-2, 4, 5 and 6, and IEC1000-4-2;
Invertors will have the following protection;
Electronic motor thermal protection against overload;
Over temperature protection, manually reset when <60 C;
Motor short circuit protection;
Motor and Mains single phasing;
Mains Fault;
Invertors will have integral RFI filters that comply with EN55011-1A and harmonic filters that
reduce total harmonic distortion to less than 0.1%.
The inverter will be one motor frame size bigger than the installed motors. The inverter system
integrators shall ensure that if the attached drive is operated through manual operation of the inverter
keypad that all normal hardwired interlocks remain active.
The system integrator is either the Controls Contractor when providing the inverters as part of the
overall control system or the packaged equipment unit supplier. Examples of this include: cooling
towers with inverter controlled pumps or fans, pumps with integral inverters.
The inverters shall be configured by the integrator to ensure that when the hardwired or software
STOP command is active that all power and voltage is removed from the outgoing terminals.
The inverters shall interface to the BMS for control and monitoring purposes. The enable, running and
fault shall be through hardwired connections.
The drive motors shall be provided with thermistors that shall be wired, by the controls contractor to
the inverter.
The inverters shall generally be mounted local to motors except where serving essential plant, in
which case they shall be located in the respective essential MCC room or a dedicated space housing
the essential plant. Consideration shall be given to the incoming power, in so far as the ability of the
inverter to remove power to the drive in emergency and maintenance conditions. In emergency
operation the drive lockstop button shall stop the inverter and remove outgoing motor voltage. This
shall be achieved by actions within the inverter, or if necessary by use of an upstream contactor. For
maintenance purposes, isolators with suitable late break/early make auxiliary contacts shall be
installed down up and down stream of the inverter. The upstream isolator may be part of the MCC or
control panel serving the inverter. All isolators shall be lockable in the open position.
Where inverter driven fans are utilised in a fire mode it shall be necessary to limit the inverter inbuilt
protection to provide a fan system that is reliable in a fire mode but not electrically unsafe. Basic
electrical protection such as over voltage and over current shall be retained and auto reset, there shall
be an unlimited number of starts, any motor thermistors or inverter over temperature protection shall
be overridden.

DRAFT BMS SPEC

ALAN JONES
2.9 Relays
All electrical relays used within the control panels shall be interchangeable and of the plug-in type with
equal number of normally open and normally closed contacts of ratings adequate for their operating
duties.
All relay-operating coils shall be rated for continuous duty and protected by a common control circuit
fuse.
2.10 Control Circuits
Control circuits will be 24V.
Where the control system is used as low voltage AC, a transformer shall be supplied a rating suitable
for the control system load of the panel plus 20% spare capacity. The transformer shall be in
accordance with BS EN 61558 and shall be provided with an external label of approved type and size
letter to the Client Representative's approval.
The primary voltage shall be either 415 or 240 as detailed with tappings giving 410 - 420/430 - 440 or
220, 230, 240, 250 respectively and the secondary voltage (the control system voltage) at full load
with rated primary voltage and load power factor of the system. The voltage regulation at this power
factor shall not exceed 10%.
A continuous metallic screen shall be interposed between the primary and secondary winding. The
screen, together with all non-current carrying parts, shall be bonded together and brought out to an
external earth terminal together with either one pole of the secondary winding or the midpoint of the
secondary wiring, depending on the system voltage.
2.11 Indicator Lights and Alarms
Each MCC and MSPB panel will lamps and switches as shown on the tender drawings.
Where panels are not identified on the drawings the following shall take precedent.
Each MCC and MSPB panel will have as a minimum the following fascia indicators and switches:
1. 3-phase healthy lamps (for 3 phase systems);
2. Controls healthy lamp;
3. Main voltmeter across all phases and to neutral;
4. Main ammeter across all phases and to neutral;
5. Kilowatt hour meter showing accumulated use. (where the meter has full capabilities of amps,
volts per phase frequency and the like the ammeters and voltmeters are not required);
6. A panel identification label;
7. The manufacturer's name, construction date and serial number;
All contactor feeds will have a hand/off/auto switch, mains healthy and trip lamp on the control panel
fascia. The hand position overrides the BMS start command
All inverters shall have a hand/off/auto switch, mains healthy and trip lamp on the control panel fascia.
The hand positions overriding the BMS start command
All feeds to equipment rated at 5kW and above shall have a panel mounted kilowatt-hour meter,
unless the drive has an inverter that has an inbuilt power function. The meter shall be connected to
the BMS for monitoring.

DRAFT BMS SPEC

ALAN JONES
All motor feeds will have a hand/off/auto switch, run and trip lamp. Where inverters are used the run
lamp shall be derived from the inverter run status, wired in series with a pump/fan DP switch and the
trip from the inverter trip status;
All outgoing un-switched circuits to ancillary equipment such as: inverters, pressurisation units, boilers,
trace heating, booster sets will have a mains healthy lamp.
A control circuit fuse failed lamp shall be provided for each control circuit fuse;
Orange coloured indicator lights shall be provided to indicate whenever a live feed out of the panel not
controlled by a starter is on;
Indicator lights shall preferably be of the 12-volt low wattage filament type. Glasses of not less than
20mm diameter shall be fitted.
Where indicator lamps are not immediately adjacent to there associated switches they shall be clearly
labelled as per attached;
A group bulb test facility shall be provided
Common critical alarm lamp driven from BMS DO with reset button.
Common non-critical alarm lamp driven from BMS DO with reset button; and
Audible alarm driven from BMS with mute.
2.12 Electrical power meters
Each panel with a connected load greater than 10kW shall have a power meter fitted. The meter shall
record and display the power used and provide a pulsed output to the BMS. The meters, if inclusive of
amps and volts per phase displayed by selection, may replace the separate amp and volt meter gauge
and associated selector switches.
Each outgoing power feed if greater than 5kW shall be fitted with a kilowatt hour meter. This shall
have a digital readout and be connected to the BMS.
Equipment with a connected power requirement greater than 20kW shall have electrical meters
displaying: instantaneous power use, amps per phase, accumulative kilowatt hours. The kilowatt
hours shall be monitored by the BMS.
2.13 BMS keypad and display
The roof AHU, and the boiler room control panels shall have a key pad and a display panel. The
interface shall allow all BMS points to be displayed and interrogated within the local area. It shall be
possible through user passwords to acknowledge and reset alarms, this action shall be recorded on
the system database, as if the user had logged in at the head end supervisor.
2.14 Selector Switches
All selector switches shall be of the spring-actuated type and it shall not be possible for the operator to
leave them or hold them in mid contact position.
Each drive shall be provided with individual Test/Off/Auto switches.
Where duty selector or sequence selection switches are required for other than standby these will be
detailed in the description of operational function.
If drives have high-speed/low speed switches a hardwired interlock and timer shall be provided to
prevent switching immediately between high speed and low speed.

DRAFT BMS SPEC

ALAN JONES
2.14.1 Operation in test position
When systems are run in the test position the following shall occur.
All hardwired interlocks shall operate in both the test and auto positions of the selector switches. In
addition, fan and pump isolation dampers and valves shall be driven open through hardwired
interlocks. The drive shall be started automatically once all safety interlocks are satisfied.
When operating in the hand mode all thermal controls associated with the plant shall be active.
2.15 Current Transformers
Current transformers for the operation of the apparatus with which they will be associated and for the
combined duty of over-current protection and efficiency test for the operation of instruments,
ammetering equipment shall comply with the requirements of BS EN 60044-1:1999.
Current transformers for the operation of the apparatus with which they will be associated and shall,
where appropriate, comply with the requirements of BS 3938.
Current transformers shall be constructed so as to withstand safely the mechanical and thermal
stresses set up by a short circuit equal to the full short circuit rating of the associated switchgear. The
secondary windings of each set of current transformers shall be earthed at one point only. Each such
connection to the earth bar shall be made through a removable link placed in an approved position.
Current transformers shall be capable of withstanding for one minute, without damage, the effect of an
accidental open circuit in the secondary circuit with full load in the primary.
The method of securing current transformers in position shall be such that no undue pressure is
executed on the windings.
2.16 Isolators
Each control panel shall be fitted with an isolator of rating such that it will be capable of carrying for
three seconds, without distress, a through fault current equivalent to the three phase short circuit MVA
of the system specified.
Should any current carrying metal work not be isolated by the main isolator, it shall be permanently
labelled LIVE TERMINALS and the voltage stated.
All isolators shall be capable of locking in the off position.
Combined MCB, isolator and trip units are not acceptable.
2.17 Fuse Protection
All fuses inside the panel are to be of the HRC type ATA certified to IEC 269.
Fuse links shall be arranged in banks which shall be easily removable to facilitate wiring and
connection and shall, where possible, be mounted on non-ferrous bus-bars of adequate cross
sectional area and using black connection stems.
Every fuse shall be clearly labelled detailing the circuit numbers and coloured in accordance with EN
50005.
Each fuse and line link shall be fully shrouded.
Below each bank of fuses shall be its relative neutral bar connections to the neutral bar shall be made
in the same order as the connections to the fuse-ways.
Mounted in suitable trays within the control panel, the manufacturer shall supply and fit 10% or a
minimum of two spare fuses of each size fitted in the panel.

DRAFT BMS SPEC

ALAN JONES
2.18 Miniature Circuit Breakers
All miniature circuit breakers shall be rated to withstand the fault currents of the circuits they protect
without causing any interference in any other protective device associated with the distribution system.
At the same time the design of the circuit breaker shall be such that it will protect the circuit for which it
is intended and not cause or allow other protective devices to operate when fault conditions apply.
Circuit breakers shall be in accordance with BS EN 60947 and as specified elsewhere.
2.19 Earthing
An earth bar shall be provided throughout the length of the panel and provision shall be made for
connecting onto this bus-bar from within the panel or outside the panel.
Facilities must be allowed on the earthing bar for connection of earth continuity within the panel and
these must have a bonded loop fitted parallel with them.
These earthing positions shall be marked with the International Earthing Symbol as generally used.
2.20 Internal Lighting
All control sections shall be provided with 24V internal lighting 12W lamps in batten lamp holders fitted
at the top of the panel inside the front angle, controlled by a door switch.
2.21 Panel heating or ventilation
Where the panels contain inverters, thyristors or any heat generating equipment, the panel shall be
supplied complete with mechanical ventilation. The fans shall be enabled through a hardwired
thermostat to maintain a maximum internal temperature of 30oC.
Where panels may be located in cold or damp environments internal heaters shall be provided, both in
the starter and controls sections.
2.22 Laptop Power
A twin socket with RCD protection shall be installed in the controls section of the panel.
2.23 Rubber Mat
The controls contractor shall supply suitably rated rubber mats for all starter panels.
2.24 Drawing Holder
The control panel manufacturer shall provide within the panel a waterproof rigid plastic container fixed
to the inside of one of the access doors. Immediately after commissioning the Contractor is to place in
this plastic container a complete set of panel internal wiring diagrams, external wiring diagrams, fuse
charts, spare parts list, maintenance and operating instructions. These are related to the control panel
and are additional to any record drawings called for elsewhere.
2.25 Ease of Maintenance
The equipment shall be constructed to facilitate maintenance. All parts subjected to heavy wear and
which may need replacement in the course of normal maintenance shall be capable of replacement
without major dismantling of sound parts of the equipment.
All specially fitted parts, such as doors shall be clearly marked in relation to their housings to ensure
that they cannot be inadvertently interchanged with other similar parts in the equipment.
All panel keys will be the same type.

DRAFT BMS SPEC

ALAN JONES
2.26 Component Labelling
All components shall be labelled or otherwise designed to permit them to be readily identified on the
circuit diagram.
In the case of any small components which may be replaced as unit in the course of maintenance, the
labelling should preferably be on the equipment adjacent the component, and ideally engraved on the
trunking lid in white letters 3mm high on a black background.
All sections of trunking lid shall carry identification references at each end to facilitate correct
replacement within the panel.
2.27 Name Plates and Labels
Name plates and labels shall be provided for all starters and items of equipment on the panel front.
The labels shall be non-corrosive metal or traffolyte phenolic engraving material. They shall be
engraved to give black letters on white background.
Where DANGER labels are required these shall be white letters on a red background.
All identification plates shall be held in place by escutcheon nails, screws or rivets, finished black in
colour.
Each section of the panel shall be identified by a name plate either reading Control Section or Power
Section in addition, all sections shall be identified by a name plate reading Danger 415V or 240V Live
Terminals as appropriate.
In addition, each panel shall have a panel reference and manufacturers name plate.
2.28 Safety Interlocks
2.28.1 Safety
For every plant item there will be a number of hard wired interlocks required. The almost exclusive
need for these is for safety. It is therefore necessary that all interlocks operate in both the hand and
automatic operation of the CE mounted Hand / Off / auto switches.
2.28.2 BMS monitoring and action
To prevent mismatch alarms occurring the BMS shall mimic the operation of the hard wired interlocks
such that unnecessary alarms are not generated if the equipment is being operated by the hard wired
system.
2.28.3 Individual Plant isolation
Each plant item shall have a local isolator, capable of being locked in the off position. Each isolator
serving a motor shall have auxiliary early brake late make contacts wired to the motor control circuit.
This shall prevent motors starting in Delta configuration.
Each motor greater than 5Kw shall have the isolator and a key reset lockstop button.
The BMS shall monitor the emergency off button and shall shut down the affected plant in an orderly
manner. Plant failure alarms generated by the action of the emergency stop shall automatically be
cleared when the switch is reset. The plant shall restart automatically in an orderly manner.
2.28.4 Electric heater batteries
Where AHUs have electric heater batteries these shall be interlocked with the fan air flow proving
device and the high temperature cut out. The heaters shall have Auto/Off switches on the control

DRAFT BMS SPEC

ALAN JONES
panel and only be enabled when the AHU is running under BMS control. The HTCO shall be of the
automatic reset type, the system heater shall however lock out in software if the unit has tripped (3)
times in any 24 hour period.
Where heater batteries are duct mounted remotely from the AHU and it is impractical to hardwire
interlock the heater with the fan air flow switch, a local air flow device shall be employed. The device
shall be a cross flow grid pitot tube. This shall be software interlocked with the heater enable.
Where AHUs contain electric heaters the frost stats shall have hardwired timers to allow the AHU to
operate in start up or shut down mode for up to five (5) minutes to dissipate heat and allow the heater
to be enabled on start up in cold ambient conditions.
2.28.5 AHU frost thermostats
Where AHUs have frost thermostats these shall stop the fan and close any AHU isolation dampers,
through hardwired interlocks if active. All frost stats shall auto reset and the plant restart. However, if
the stat has tripped three times in the previous (24) hours, a software alarm reset shall be required
before the plant shall restart.
All frost stats associated with externally mounted plant shall be provided with integral heater.
2.28.6 Fan isolation dampers
Where AHUs or fan sets have local isolation dampers these shall be hardwired interlocked with the fan
control circuit. The fan shall only start if the dampers are proven open through end switch monitoring.
If the fan selector switch is in the HAND position the dampers shall be driven open through hardwired
interlocks.
The damper and fan shall have separate BMS commands.
2.28.7 Humidifiers
Where AHUs have humidifiers these shall be hardwired interlocked with: the fan air flow proving
device and the humidistat. The humidifier shall have an AUTO/OFF switch on the control panel
fascia. The unit shall only be enabled during occupancy times and shall be held off for (10) minutes at
start up. The associated supply fan shall have run on after the humidifier is disabled at the end of
occupancy for (10) minutes.
2.28.8 Chillers
Chillers shall be hardwired interlocked with the primary evaporator and condenser water circulating
pump and if provided the evaporator and condenser isolation valve end switch.
2.28.9 Boilers
Boilers shall be hardwired interlocked with the, thermal links, the gas detection system, gas valve
open status and combustion air flow proving and the boiler water flow isolation valve.

DRAFT BMS SPEC

ALAN JONES
3.0 DESCRIPTION OF PLANT AND SYSTEM OPERATION
3.1 General
The individual control philosophy for the various mechanical plant and systems shall be developed by
the controls contractor. In conjunction with the building services control philosophy the Building
Management System encompassing but not limited to the following individual systems shall be
developed:
HVAC control;
Life safety control;
Fire Alarm System;
Power Supply;
Load shedding;
Security;
Lifts;
Energy metering, monitoring and energy management;
Planned Preventive Maintenance; and
Communication Interface.
3.2 Description of operation
The controls contractor shall be responsible for development of the description of operations, based
upon the information provided in the contract specification and on the drawings. The controls
contractor shall liaise with all major plant suppliers such that all requirements of theirs, for example:
limited starts per hour, hardwired interlocks are included in the design. The description of operations
shall include all necessary explanation for the plant operation, the construction of the software and
shall include but not be limited to the following information:
The controlling outstation and or MCC, complete with LAN and outstation number.
All controlling and monitoring instrument complete with unique identifying reference. NB Supply air
sensor is insufficient. The type of sensor e.g. temperature, humidity, pressure shall be indicated
along with the instrument reference number;
The normal method by which the plant is started and stopped;
Hardwired interlocks;
Software interlocks;
Normal operations;
Operation on a sensor fault;
Operation in a power failure and restart;
Operation in a fire mode;
Demands sent to other systems;
Demands received from other systems;
Initial operating set points;
Initial alarm set points;
The reaction of each plant item to a fault condition;

DRAFT BMS SPEC

ALAN JONES
Head end adjustments;
Head end displayed information;
Information transmitted remotely; and
Alarm messages and the response required from the operator.
3.2.1 Standard Ventilation Strategies
Although each plant has specific requirements a number of common strategies are applicable to all.
Isolation dampers: When required to operate, the fan isolation dampers shall be opened through hard
wired interlocks in the control panel. The fan shall only start when the isolation dampers are proven
open through hardwired interlocks and the fan enable DO is active.
The frost stats shall be of the auto-reset type. If the stat trips, the fan shall shut down and the isolation
dampers close, through hardwired interlocks. When the stat resets, a software timer shall hold the
plant off for five (5) minutes. The plant shall then restart in the normal mode. The head end alarm
shall clear automatically. If the plant trips (3) times in any (24) hour period, the system shall not restart
until the alarm has been reset manually at the head end.
At start up, of an all fresh air AHU, if the outside air is below (5)
o
C, the pre-heat valve shall be driven
fully open. The fan shall not be enabled until the coil leaving water temperature is > (40)oC and the
pre-heat pumps are proven running.
At start up, of an AHU that incorporates a mixing box, the mixing box shall be set to (10) % fresh air for
the first, five (5) minutes. The dampers position shall then open to the minimum fresh air condition
and remain steady for the next five (5) minutes. Normal damper modulation shall then commence.
At start up, of an AHU that incorporates a run around coil, the pump shall be set to operate at full
speed for the first (5) minutes or the control valve set to full flow to all coils. Normal pump or valve
temperature control shall then commence.
At start up, of an AHU that incorporates a recuporator, and is running in the occupied mode, the
recuporator shall be driven to full fresh air and the exhaust fan run at low speed for two (2) minutes.
The supply fan shall then be started and both fans run at normal speed
Heating demands shall be sent from the AHU to the AHU heating pump set, if the heating valve is
>(10) % open.
Cooling demands shall be sent from the AHU to the AHU cooling pump set, if the cooling valve is
>(10) % open and the AHU is operating in the occupied mode.
Fan speeds shall be controlled to achieve the system supply air, air flow rate. The supply air velocity
sensor shall reset the return velocity sensor, which in turn will control the extract fan speed, to the
desired air volume flow rate. Systems shall have duct mounted flow grids or fan eye inlet 'Rotaflow'
sensors as appropriate.
Fan speeds shall be controlled by inverters that shall have hard coded minimum running speeds to
suit motor cooling.
The systems shall be enabled by fixed time clocks, optimisers as well as head end commands.
Systems with duty standby fan sets shall duty rotate on a weekly cycle and on a fan fault condition.
3.2.2 Standard Pump Strategies
Although each plant has specific requirements a number of common strategies are applicable to all.

DRAFT BMS SPEC

ALAN JONES
Isolation valves: When required to operate, the system isolation valves shall be opened through hard
wired interlocks in the control panel. The pump shall only start when the necessary isolation valves
are proven open through hardwired interlocks to provide a circulation path.
Isolation valves controlled from remote outstations shall be commanded to open through software
ware commands with feedback being via the LAN.
Frost protection shall be provided to suit the area considered. Any systems with exposed pipework
shall have the duty pump enabled to maintain a water velocity of 0.5m/sec if the system is off and the
outside air temperature is < (3)
o
C.
The systems shall be enabled by the building optimiser, valve positions and head end commands.
Systems with duty standby pump sets shall duty rotate on a weekly cycle and on a pump fault
condition.
The pumps operating at variable speed shall maintain the system distribution pressure set point. The
set point shall be rescheduled between limits such that the heating or cooling demand at each main
valve remains below (95)%, where ever possible. The pressure set point is reduced until one valve is
>(95)% open. As this or any other valve moves towards (100)% the pressure set point is increased to
maintain all valves below (95)%. The system shall revert to minimum speed operation at the start of
each demand period.

95% demand
100%
demand
Minimum
pressure set
point
Maximum
pressure set
point
HEATING /
COOLING
DEMAND

Where pumps serve multiple terminal units only such as chilled ceilings or fan coil units, the system
pressure set point shall be constant. However every variable pump speed strategy shall have the
adjustable set points for future use.
Pumps shall be hardwire interlocked with the pressurisation unit low pressure and separate pipeline
mounted low pressure switch. Both shall be in 'fault' to stop the pump operation.
The pumps shall continue to operate in normal mode during a fire condition. However, the pumps
shall shut down through software commands if a fire is detected in the pump plant rooms.
3.3 System Alarm Handling
Whenever faults or system mis-matches occur, an appropriate alarm shall be raised at the BMS head
end.

DRAFT BMS SPEC

ALAN JONES
At the field level specific alarms shall be indicated by a system common alarm lamp located on the
local MCC and raise an audible alarm. These shall include: drive faults, critical boiler or chiller faults,
high temperature trip, pressurisation faults, and gas safety system alarms. The lamp and audible
alarm shall be driven from an outstation DO.
All alarms shall have suitable prioritise and be indicated at the BMS supervisor. The BMS supervisor
shall for specific alarms force an automatic action that shall send an appropriate SMS text message to
a dedicated mobile phone and an email to a dedicated IP address.
Alarms shall be acknowledgeable in a number of ways.
The alarms that initiate the system common alarm lamp can be cleared by operation of the alarm
reset button located on the MCC fascia, or from the head end. Any faults that remain shall re-
energise the lamps.
All other alarms are cleared from the head end.
3.4 Fire operation general
The ventilation system operation in a fire mode shall be determined from signals generated by the fire
detection system and the smoke damper control panels. The ventilation operations shall be achieved
through hardwired relays and interlocks. Where run and standby fans are provided the duty fan shall
always be fan A. Fan A and fan B shall be enabled at the same time, fan B shall have a hardwired
(10) sec delay on timer in the start circuit. The fans shall have the control circuits cross connected,
through auxiliary contacts on the power contactor such that one fan only can be enabled at any time.
Fan B shall start if fan A contactor is open after the 10 second delay, or if fan A air flow fails.
Ventilation systems that are controlled by inverters shall have the fan speed set through hardwired
interlocks utilising the inverter on board set speed relays. The inverter shall run in a fire mode with
some safety interlocks overridden. However electrical safety such as motor overload, short circuit
protection and phase failure shall remain active. Where run and standby fans are provided the duty
fan shall always be fan A. Fan A and fan B shall be enabled at the same time, fan B shall have a
hardwired (10) sec delay on timer in the start circuit. The fans shall have the control circuits cross
connected, through auxiliary contacts on the inverter running relay such that one fan only can be
enabled at any time. Fan B shall start if fan A running relay is open after the 10 second delay, or if fan
A air flow fails.
Where ventilation systems are provided with dual purpose fans for normal and smoke operation and
the fan speed is substantially different, the mechanical contractor shall provide dual wound motors.
When operating normally the fan is controlled by the inverter, however in a fire mode the fan is set to
work via a DOL or soft start with automatic bypass. When changing from normal to fire mode it is in
the first instance necessary to allow the fan to slow down to a speed less than that required for smoke
extract, the MCC designer may achieve this in any way. For initial design purposes a hardwired timer
shall be incorporated in the fire circuit that in the first instance stops the fans running when a fire alarm
is received. The timer shall prevent either fan starting for a minimum of (15) seconds1, after which the
duty fan always A is selected through hardwired interlocks.
Fan A and fan B shall be enabled at the same time, fan B shall have a hardwired (10) sec delay on
timer in the start circuit. The fans shall have the control circuits cross connected, through auxiliary
contacts on the inverter running relay such that one fan only can be enabled at any time. Fan B shall
start if fan A running relay is open after the 10 second delay, or if fan A air flow fails.
Where fan systems are provided with high pressure or low pressure hardwired cut-outs these shall be
electrically out of circuit when the fan is operating in a fire mode.

1
Time to be determined during commissioning to allow fan to run from full speed to 80% fire operation speed

DRAFT BMS SPEC

ALAN JONES
The hydraulic systems shall continue to operate normally, with the following exceptions:
The chilled water pumps will be disabled through normal software if a fire is detected in the pump
room.
The heating pumps will be disabled through normal software if a fire is detected in the pump room.
The gas boilers and gas valve shall shut through hardwired interlocks if a fire is detected in the boiler
house.
The biomass boilers shall be disabled through hardwired interlocks if a fire is detected in the basement
boiler house
3.5 Plant Demand
The plant shall be commanded to operate from a number of signals. These shall included but not be
limited to:
3.5.1 Optimisers
Each floor shall have two separate optimisers
Each optimiser shall provide demands for :anti-condensation, warm up, cool down, occupied time and
purge. The controls contractor shall provide and install a minimum of two space temperature sensors
for each separate optimiser and one common external sensor.
3.5.2 Plant frost protection
Stage 1 and stage 2 frost protection regimes shall be provided for the hydraulic services.
3.5.3 Tenants demand
The central plant shall start if the tenant demands are active. The demand Is determined from
hardwired connections to the tenant/landlords interface outstations provided on each floor.
3.6 System set points
The system set points described in the following narratives shall be adjustable at the head end. Those
values (xx) shall be adjustable between limits [xx]. Where figures are described these shall be set in
the software, where figures are not described the software shall allow for adjustable values to be
determined during the software design.
The system set points xx are not adjustable at the head end and shall be hard coded in the software.
However the controls contactor shall allow for changing these values during commissioning and the
return visits to achieve the required system operating set points.
3.7 Automatic control valves
The automatic control valves shall generally be two port, unless indicated on the mechanical
schematics as three port.
3.8 Ventilation Systems
3.8.1 General
The ventilation systems comprise:
Office AHUs;

DRAFT BMS SPEC

ALAN JONES
Office toilet extract
Basement ventilation
Boiler room supply and extract ventilation
Basement toilet extract
Loading bay normal and extract
Reception area ventilation;
The office ventilation systems serve the North and South areas separately to allow future tenant split
in the building. Each floor run out is provided with smoke isolation dampers that in the event of a fire
shall be operated by the smoke control system. During the fire mode the supply fans run as smoke
clearance. During normal operation the floor smoke dampers are opened to suit the tenants
occupancy. The BMS signals the smoke damper control system calling for each floor as appropriate.
The AHUs are called to operate if the served space is in the occupied mode. The toilet extract system
operates whenever the area AHUs is running. The general extract system is provided with motorised
dampers that allow smoke extract of the building via the smoke extract fan set
The reception area is ventilated by a recirculation AHU providing air through displacement floor
grilles.
The basement plant room is ventilated by a constant volume AHU with an associated extract fan.
The boiler house ventilation is provided with run/standby supply and extract fans. The supply air is
tempered with an electric heater battery.
3.8.2 Office Ventilation AHU/R/1 and AHU/R/2
The office ventilation provides conditioned air to the space. The plant will be enabled on a fixed time
clock or from a tenants demand. The tenants demand shall be derived from the tenants digital on any
floor being active.
The BMS shall determine which floor is in occupancy and instruct the smoke damper control system to
open the occupied floor and close all others. The exception shall be that floor 00 shall have the
dampers open at all times unless operated through the fire strategy.
The AHU will be enabled by the BMS to operate for: Occupied mode and the occupied floor dampers
shall be opened.
The supply air temperature shall be rescheduled from the outside air with dehumidification provided as
necessary.
On shut down all temperature control modes shall be disabled and the run-around pump stopped.
The supply and extract fans will be disabled and the system isolation dampers closed.
In a fire mode the supply fan shall shut down, the AHU isolation dampers repositioned and the extract
fans operate as run/standby for smoke clearance.
3.8.2.1 Occupancy
When required to run in the occupancy mode the run around pump shall be run at full speed and the
pre heat coil shall, if necessary shall be fully opened. The supply and extract fan isolation dampers
shall be opened and when proven the supply and extract fans shall be enabled at (15)Hz for 1 minute.
The coil control valves shall be modulated to achieve set point both for temperature and de-
humidification control strategies.

DRAFT BMS SPEC

ALAN JONES
3.8.2.2 Fan speed control
When required to operate the supply and extract fans isolation dampers shall be opened. The fans
shall be enabled when all interlocks are healthy. The fire commands override all software interlocks.

Supply fan Extract fan
Hardwired interlocks Software Interlocks (All
hardwired mimicked in
software)
Hardwired
Interlocks
Software Interlocks (All
software)
Fire Healthy No current unacknowledged
fan alarms

Fire Healthy No current
unacknowledged fan
alarms
Inlet damper open Exhaust fan running Exhaust damper
open
Supply fan running
Frost stat healthy Preheat coil leaving water
temperature >(40)
o
C. and AHU
heating pumps running IF
outside air temperature <(5)
o
C.

The supply fan shall operate at a variable speed to maintain system differential pressure as measured
at the bottom of the riser. The extract fan shall be speed controlled to achieve the required volume
flow rate measured at the extract air volume meter, that is in turn reset by the supply volume meter.
3.8.2.3 Pre heat air temperature control
The preheat coil shall be controlled by the leaving air temperature sensor to achieve the required set
point of 5
o
C.
If the AHU is required to start and the outside air temperature is <5
o
C. the preheat coil shall be fully
opened. The AHU heating pump shall be demanded to run when the valve is >(10)% open. The valve
shall remain fully open for (2) minutes after the supply fan has started, before the normal temperature
control strategy is enabled. At shut down the valve shall be closed.
If the AHU is off and the outside air temperature is below 1
o
C. the valve shall be set to fully open.
3.8.2.4 Supply Air Temperature Control
The supply air temperature is rescheduled against outside air temperature.
Air inlet temperature Supply air temperature
15
o
C. (18)
o
C. adjustable [16
o
C to 20
o
C.]
8
o
C. (14)
o
C. adjustable [14
o
C to 16
o
C.]
The supply air temperature is achieved by the sequence modulation of the run-around pump, cooling
coil and the reheater. The cooling coil shall only be active during the occupancy time and the heating
coil shall not operate unless the run-around pump is at > 90% speed whilst in a heating mode.
If the outside entering air temperature is >2
o
C above the room exhaust air temperature and the system
is in a cooling mode the run around pump shall run at full speed.

DRAFT BMS SPEC

ALAN JONES

3.8.2.5 De-humidification
If the occupied space RH is >(65)% measured at two or more space sensors the de-humidification
control loop shall be enabled.
The supply RH set point shall be reset between limits (35)% to (60)% to achieve a space RH of less
than 65%. The cooling coil valve output shall be overridden to achieve the supply air RH set point.
The supply air shall be reheated to achieve a minimum of (16)
o
C. The reheating shall be achieved
with the re-heat coil.
3.8.2.6 Frost stat
The AHU shall have an auto-reset hardwired frost stat. If the stat trips the system shall shut down and
a BMS alarm raised. The alarm although logged shall automatically clear and allow the plant to
restart. If the alarm occurs three times in (24) hours then the plant shall only restart, when the alarm is
manually cleared at the BMS head end.
3.8.2.7 Plant frost protection
If the plant is off and the outside air temperature is < [stage 1 frost protection set point] all AHU control
valves are opened fully.
3.8.2.8 Pump demands
The heating pumps are demand to run if any of the following are satisfied:
AHU required to run and outside air temperature <(5)oC.;
Heating valve >(10)% open
The cooling pumps are demand to run if any of the following are satisfied;
Cooling valve >(10)% open.
3.8.2.9 Fire operation
The supply and extract fan shall shut down through hardwired interlocks and the isolation dampers
closed.
If the supply fan is required to run the inlet damper shall be opened and when proven the fan shall
operate at the fixed fire speed. The fan speed in a fire mode shall be achieved, through fixed relay
interlocks with the inverter. The frost stat and supply air high pressure stat shall be electrically isolated
and the preheat coil valve opened fully.

DRAFT BMS SPEC

ALAN JONES
3.8.2.10 Run around pump
The run around pump shall operate when required to suit the AHU temperature control. The pump
shall be hardwire interlocked with a pipeline mounted low pressures witch and shall stop on LP fault.
The pump shall be enabled at 30Hz for stage 1 frost protection, if the plant is off.
The associated pressurisation unit shall be monitored for a fault condition.
3.8.2.11 Valve and pump exercise
Each control valve, cooling and heating, shall be opened for (10) minutes every 24 hours at 08.00.
The valves shall open in sequence frost valve, cooling valve, heating valve, each valve shall complete
its cycle before the next valve sequence starts.. This open status will enable the circulation pumps
and provide valve exercise and water circulation for water quality control.
3.8.3 Entrance Hall
The entrance hall is ventilated at low level by a recirculation style displacement air handling unit. The
unit is enabled to suit the space optimiser or from a head end demand.
The AHU will be enabled by the BMS to operate for: Occupied mode, warm up cool down. When
required to run, the duct isolation dampers are opened. When proven open the supply fan will be
enabled at a fixed speed.

3.8.3.1 Occupancy
Supply fan runs at fixed speed, with full temperature control as appropriate.
3.8.3.2 Warm up
Supply fan runs at fixed speed, with full temperature control as appropriate. Supply air set point
(24)
o
C, adjustable [22 to 28
o
C]
3.8.3.3 Cool down
Supply fans run at fixed speed, with full temperature control as appropriate. Supply air set point
(16)
o
C, adjustable [12 to 18
o
C]
The supply air temperature is rescheduled from the return. However, initially the set point shall be a
constant (19)
o
C adjustable between limits at the head end [16 to 24]
o
C. The supply air temperature is
achieved by the sequence modulation of the heating and cooling coil. The cooling coil shall only be
active during the occupancy time.
Supply fan
Hardwired interlocks Software Interlocks (All hardwired mimicked in software)
Fire Healthy No current unacknowledged fan alarms

DRAFT BMS SPEC

ALAN JONES
`
Heati ng coi l
Supply air set point
100%
0
O
u
t
p
u
t
Cool i ng coil

The fan speed will be fixed.
The supply fan shall shut down through hardwired interlocks and the isolation dampers closed.
3.8.3.7 Valve and pump exercise
Each control valve, cooling and heating, shall be opened for (10) minutes every 24 hours at 08.00.
The valves shall open in sequence, cooling valve, heating valve, each valve shall complete its cycle
before the next valve sequence starts.. This open status will enable the circulation pumps and provide
valve exercise and water circulation for water quality control.
3.8.4 Office toilet extract
The toilet extract fans operate to a fixed time clock and are also enabled if either office ventilation AHU
is running.
The fans remain enabled for (30) minutes after the last occupied demand. When required to run the
fan isolation damper is opened and when proven through hardwired interlocks the duty fan shall be
enabled, assuming all other interlocks are satisfied.

Extract fan
Hardwired Interlocks Software Interlocks (All hardwired mimicked in software)
Exhaust damper open
The fans speed will be fixed but adjustable between limits, [20% to 100%] from the head end.
3.8.4.2 Fault rotation
The drives shall duty rotate, immediately on a flow or inverter fault, with suitable grace time and on a
weekly basis.

DRAFT BMS SPEC

ALAN JONES
3.8.4.3 Fan duty rotation
Drive duty rotate shall take place on a weekly basis.
In the event of a fire mode being active, the fan shall stop through hardwired interlocks.
3.8.5 Basement plant room ventilation
The basement is ventilated by a constant volume constant temperature AHU with exhaust being via
the general basement extract fan. The system operate to a fixed time clock.
The AHU shall be enabled by the BMS to operate for: Occupied mode. When required to run, the
AHU supply fan isolation damper shall be opened and when proven through hardwired interlocks the
supply fan will be enabled at a fixed speed. The extract fan system is started at the same time.

Supply fan Extract fan
Hardwired
interlocks
Software
Interlocks (All
hardwired
mimicked in
software)
Hardwired
interlocks
Software
Interlocks (All
hardwired
mimicked in
software)
Fire alarm healthy No current
unacknowledged
fan alarms
Fire alarm
healthy
No current
unacknowledged
fan alarms
Inlet damper open Discharge
damper open
At least one
basement
smoke damper
open
Frost stat healthy Low pressure
cut out healthy

3.8.5.1 Occupancy
Supply fan runs at fixed speed, with full temperature control as appropriate.
The supply air temperature is a minimum value fixed (16)
o
C. adjustable manually at the head end [12
to 20]
o
C. The supply air temperature is achieved by modulation of the heating coil.
3.8.5.3 Shower area Temperature Control
The shower area duct reheater output is achieved by modulation of the LTHW coil control valve. The
supply air temperature is reset to met the space temperature set point.
The supply and extract fan shall shut down through hardwired interlocks and the isolation dampers
closed.

DRAFT BMS SPEC

ALAN JONES
3.8.6 Ventilation loading bay extract
The extract fans operate to a fixed time clock and if in a fire mode.
3.8.6.1 Normal operation
When required to run and assuming all interlocks are healthy the duty fan is enabled
.Extract fan
Hardwired interlocks Software Interlocks (All hardwired mimicked in
software)
Isolation damper open
Low pressure cut out healthy
Other fan not running
weekly basis.
In the event of a fire alarm being active the fans are stopped from running through hardwired
interlocks. When required to operate for smoke clearance the smoke control panel signals to the CE
that the duty fan is to run. The isolation damper is opened and when proven fan A is started. The low
pressure cut out is electrically bypassed in a fire mode. If fan A fails fan B is enabled. All fire actions
occur through hardwired interlocks.
3.8.6.5 Fan availability
If any fan is not available for automatic fire operation an alarm is raised on the BMS head end, a VFC
is also made available for monitoring by the fire/smoke system.
The fan is not available to run if:
Hand mode is set on the CE
If there is no power available at the inverter
If the inverter is in a fault mode
3.8.7 Office and Basement smoke extract
The extract fans operate in a fire mode and at two different speeds
In the event of a fire alarm being active the two duty fans 1 & 2 fan isolation dampers are opened. At
the same time the general smoke isolation damper is closed. When the fan isolation dampers are
proven open the fans are enabled at the required speed. The speed is determined from the input from
the fire/smoke control system.

DRAFT BMS SPEC

ALAN JONES
Fan 3 is prevented from running via a 0-30 second delay on timer in the fire command circuit AND if
both fans are running.
3.8.7.2 Fan fault
In a fire mode if the fire circuit enable start timer times out and either fan 1 OR 2 is not running, as
determined from the fan DP switch fan 3 is enabled.
3.8.7.3 Test control
It is possible to run the fans on an individual basis without a fire signal. This can be achieved using
the Hand/Auto switch on the CE. When in the HAND position the appropriate fan isolation damper is
opened and the fan will run at the minimum speed set in the inverter.
If the fan fails to run a BMS alarm is raised.
3.8.7.4 Fan availability
If any fan is not available for automatic fire operation an alarm is raised on the BMS head end, a VFC
is also made available for monitoring by the fire/smoke system.
The fan is not available to run if:
Hand mode is set on the CE
If there is no power available at the inverter
If the inverter is in a fault mode
3.8.8 Boiler house ventilation
The system is enabled whenever the boilers are required to run or the space temperature is above set
point.
3.8.8.1 Normal operation
When required to run and assuming all interlocks are healthy the duty supply and extract fan isolation
dampers are opened. When proven open the duty fans are enabled.

.Supply fan .Extract fan
Hardwired interlocks Software Interlocks (All
software)
Hardwired interlocks Software Interlocks
(All hardwired
mimicked in
software)
unacknowledged fan
alarms
unacknowledged fan
alarms
Isolation damper open Isolation damper open
Other fan not running Other fan not running

DRAFT BMS SPEC

ALAN JONES
weekly basis. A hardwired timer (0-60 secs) is provided to prevent boiler shut down during fan change
over.
In the event of a fire alarm being active the fans are stopped from running through hardwired
interlocks.
3.8.8.5 Temperature control
The supply air temperature has a minimum set point of (10)
o
C This is achieved by modulation of the
electric heater thyristor. The heater is hardwire interlocked to the fan flow proving without the timer.
3.8.8.6 Boiler interlock
The boiler firing is hardwire interlocked with the ventilation plant. Both the supply and extract require
proving before the boilers can fire.
3.8.9 Basement toilet extract
The packaged fan is enabled from a time clock and monitored for status by the BMS.
When required to run the isolation damper is opened and when proven the packaged system is
enabled.
The system is monitored for fault, with a separate DP switch monitoring fan running.
3.8.10 Bin store transfer fan
The fan is enabled from a time clock and monitored for status by the BMS.
3.9 Chilled water cooling systems
3.9.1 General
The cooling system comprises:
Two air cooled chillers operating as duty/assist;
Three primary circulating pumps operating as duty, assist and standby;
Two circulating pumps operating as duty/ standby;
Common pressurisation unit
Water treatment systems.
The circulation pumps operate to a demand from the AHU coil valve position or if called for floor
cooling via the fan coil units. Pump speeds are controlled to maintain the required system differential
pressure

DRAFT BMS SPEC

ALAN JONES
The central cooling system pumps and chillers are set to work if a cooling demand exists. The triple
pump sets operate as duty/assist and standby. The duty pump operates throughout the demand
period with the assist being enabled if two chillers are required.
The chillers operate as duty/assist. Each chiller is provided with motorised isolating valves. The
chillers are made ready to run to suit the system flow rates. Chiller sequence control is achieved
through a combination of system, flow rate and return water temperature.
The pumps and chillers duty rotate on fault and a fixed time clock.
3.9.2 CHW distribution pumps
The system operates as duty and standby with rotation on fault or timed use.
3.9.2.1 Command
The duty secondary CHW circulating pump is enabled, assuming all interlocks are healthy, to the
demand from the served AHU valve position. When enabled the duty pump shall run for a minimum of
(15) minutes.

Duty pump Hardwire
interlock
Duty pump Software interlock
PU low pressure or pipeline
low pressure switch healthy
No existing pump alarm
Other pump off Served AHU CHW valve >(10)% open

3.9.2.2 AHU valve demand
The duty pump set shall be enabled if the served AHU cooling coil valves are >(10)% open. The
pump shall be disabled if the coil valves are closed and after a grace time of (2) minutes.
3.9.2.3 FCU demand
If the Cat A FCU system is in cooling demand the duty pump shall be started.
3.9.2.4 Tenant demand
If the tenant cooling demand is active the duty pump shall be started. To prevent unnecessary start of
the cooling system a landlords/tenant time clock is provided. This time clock requires to be active
AND a tenant cooling demand be active before the pumps start on this strategy.
The pumps shall duty rotate, immediately on a flow or inverter fault, with suitable grace time and on a
weekly basis.
3.9.2.6 Pump Duty rotation
Pump duty rotate shall take place on a weekly basis..

DRAFT BMS SPEC

ALAN JONES
3.9.2.7 Speed control
The duty pump shall be speed controlled to maintain a minimum system distribution pressure set
point.
The pressure set point shall be reset between limits to maintain the AHU CHW valves at 95% open.
With override to maintain the minimum pressure required for the general distribution system.
Minimum
pressure set
point
Maximum
pressure set
point
Floor
distribution
minimum
pressure
AHU valves
95% open

3.9.2.8 Plant frost protection
If the duty pump is off and the outside air is < [stage 1 frost set point] the pump sets shall be enabled
for normal pressure control.
3.9.2.9 Minimum pump runtime
If the duty pump has not been enabled within the previous [48] hours the pump set shall be enabled to
run with normal pressure control for [30] minutes.
3.9.3 Primary cooling pumps P/B/R/1, 2 and 3
The primary CHW system comprises three pumps. These shall be arranged for duty/assist and
standby. Each pump is selected to provide 100% chiller flow rate through each chiller.
The duty pump and duty chiller are enabled throughout the demand period. The assist pump and
chiller is enabled to maintain a higher primary system flow rate than secondary.
3.9.4 Command
The duty primary pump shall be enabled, assuming all interlocks are healthy if any secondary CHW
circulating pump is running. If the pump is required to run, the duty chiller isolation valve shall be
opened.

Duty pump Hardwire interlock Duty pump Software interlock
PU low pressure or pipeline low
pressure switch healthy
Minimum of one chiller isolating valve open

DRAFT BMS SPEC

ALAN JONES
3.9.5 Fault rotation
weekly basis.
3.9.6 Pump Duty rotation
Pump duty rotate shall take place on a weekly basis.
3.9.7 Operation
On start up the duty pump shall be run at normal speed. to maintain the required flow rate through
one chiller..
The flow rate in the distribution circuits is measured and the primary pump flow set point adjusted to
be 110% or greater to suit a full number of chillers. The number of primary pumps running and their
speed is adjusted to suit this value.
If the flow rate change requires more or less chillers the number of chillers required is transmitted to
the chiller control panel.
3.9.8 Fault rotation
The pumps shall duty rotate, immediately on a flow or inverter fault, with a suitable grace time.
3.9.9 Pump Duty rotation
Pumps duty rotate on a weekly basis. The rotation takes place at an assumed time of low demand i.e.
07.30am. If the system is enabled at this time all chillers are disabled with suitable run-on, the pumps
duty rotated and the system restarted.
3.9.10 Chiller R1, R2,
The number of chillers required shall be determined from the flow rate in the primary system.. The
hydraulically available chillers are enabled to maintain a constant return water temperature. At start
up of the primary pumps the chiller demand is held off for (15) minutes to achieve system flow stability.

Chiller Hardwire interlock Chiller Software interlock
Integral control system only No existing chiller alarm
Isolation valve proven open CHW flow rate above chiller minimum value.
3.9.10.1 Operation
When a cooling demand exists and all timers are expired the duty chiller is enabled. When the plant is
off the duty chiller isolation valve remains open. If during operation the secondary CHW flow rate is
rising and approaching the primary flow rate, the second chiller isolation valve is opened. The lag
chiller is only enabled when the common return water temperature is > 4
o
C above the common flow
set point
3.9.10.2 Chilled water flow set point
The chiller leaving water set point shall be adjusted by the BMS to suit the demands from the chilled
ceiling system and the AHU.

DRAFT BMS SPEC

ALAN JONES
The leaving set point shall initially be set, at the start of each cooling period to be 1
o
C below the chilled
ceiling CHW flow set point at a maximum of (10
o
C). The set point shall be depressed towards the
lower limit of 5.5
o
C. in 0.5
o
C. steps at 10 minute intervals, if a suitable demand is received from the
AHUs. The set point shall depress only. The upper limit shall be reset at (21.00) hours each day.
The resetting shall take place if the AHU cooling valves are at 100% open AND the measured supply
air temperature is >(1.5)
o
C above set point or the supply RH is >(80)% when in a dehumidification
made AND the cooling valve is fully open.
3.9.10.3 Chiller fault duty rotation
The chillers shall duty rotate on a fault basis.
Chiller faults shall be limited to those that require a chiller manual reset such as high head pressure
and not faults that will auto reset such as low oil temperature. Chiller faults shall also be assumed if
the CHW leaving water temperature is >(2)
o
C above the flow set point.
3.9.10.4 Chiller Duty rotation
The chillers shall duty rotate on a weekly basis at the same time as the primary pumps.
3.9.10.5 Equipment frost protection
If the system is out of occupancy and the outside air temperature is <(2)
o
C. the duty pump and all
chiller isolating valves shall be opened. The pump shall be set to operate at a speed determined
during commissioning to maintain a minimum flow rate of 0.5m/sec through all system pipework. The
chillers shall not be enabled.
If the system is operating and the outside air temperature is < (the frost protection set point), all non
running chiller isolating valves shall be opened fully and the assist pump enabled in the normal
manner.
3.9.10.6 System exercise
If the system has not been enabled recently the system and pumps shall operate as described in the
clause. minimum plant operation
3.9.11 Hydraulic pressurisation units
The BMS shall monitor the pressurisation unit for status and faults and enabled the units for operation.
If the 'excessive pump operation alarm' or the 'high pressure alarm is active' AND the 'pump run'
status is active the BMS shall disable the pressurisation unit and raise an alarm.
3.10 Heating Systems
General:
The heating system comprises;
Gas fired boilers;
CHP
System plate heat exchangers;
Primary and secondary heating pumps
Heating pressurisation unit.

DRAFT BMS SPEC

ALAN JONES
The secondary distribution pumps operate to a demand from the AHU coil valve position or if called for
floor heating via the fan coil units or tenants heating demand.. Pump speeds are controlled to
maintain the required system differential pressure. The flow temperature is compensated to the
outside air temperature.
The DHWS LTHW pumps operate to a fixed time clock but only if the system mixing valve is open.
The CHP is the primary heat source.
The boilers operate as duty/standby.
The pumps and boilers duty rotate on fault and a fixed time clock.
3.10.1 Secondary circulation heating pumps
3.10.1.1 Command
The duty circulating pump is enabled, assuming all interlocks are healthy, if a demand exists from the
served AHUs or any floor in a heating mode, or any tenants heating demand.
The duty pump shall be enabled if any floor optimiser is in a: warm up mode, occupied mode or in an
Fabric frost protection mode. The system shall be disabled if the outside air temperature is >(15)oC,
unless there is a valve demand from the AHUs that would indicate dehumidification is active.
When enabled the duty pump shall run for a minimum of (10) minutes.

Other pump not running Outside air < hold off unless for dehumidification
reheat.
3.10.1.2 AHU valve demand
The pump demand shall be enabled if the served AHU heating coil valves are >(10)% open. The
demand shall be disabled if all AHU valves are closed and after a grace time of (2) minutes.
3.10.1.3 Optimiser demand
The pump demand shall be enabled if the served office space area optimiser is in either:
Occupancy mode;
Warm up mode
Fabric frost protection mode.
The demand shall be disabled if all optimisers are inactive for a grace time of (2) minutes.
3.10.1.4 Tenant heating demand
If the tenant heating demand is active the duty pump shall be started. To prevent unnecessary start of
the heating system a landlords/tenant time clock is provided. This time clock requires to be active
AND a tenant heating demand be active before the pumps start on this strategy.

DRAFT BMS SPEC

ALAN JONES
weekly basis.
Pump duty rotate shall take place on a weekly basis.
The duty pump shall be speed controlled to maintain a system distribution pressure set point. If the
pump is running at the slowest speed and the system pressure remains above set point, the system
bypass valve is modulated open to maintain the system set point.
The pressure set point shall be reset between limits to maintain the AHU HTG valves at 95% open.
With override to maintain the minimum pressure required for the general distribution system.

Minimum
pressure set
point
Maximum
pressure set
point
Floor
distribution
minimum
pressure
AHU valves
95% open

3.10.1.8 Flow temperature
The secondary flow temperature is compensated to the outside air temperature between limits,
3.10.2 Secondary LTHW/DHWS heating pumps
3.10.2.1 Command
The duty circulating pump is enabled, assuming all interlocks are healthy, if a demand exists from the
calorifier.
The duty pump shall be enabled if the mixing valve is open The system shall be disabled when the
valve has been closed for (5) minutes.
When enabled the duty pump shall run for a minimum of (10) minutes.

DRAFT BMS SPEC

ALAN JONES
Calorifier HTCO healthy
3.10.2.2 Calorifier demand
If the calorifier time clock is active and the measured calorifier temperature is > (5)
o
C below set point,
the system mixing valve is opened fully. The duty pump is enabled when the valve is >(10)% open.
The demand shall be disabled if the valve is closed and after a grace time of (10) minutes.
3.10.2.3 Valve control
The system mixing valve remains open until the measured calorifier temperature is >(2)
o
C above set
point.
3.10.2.4 Calorifier HTCO
If the calorifier HTCO is active the pumps are stopped through hardwired interlocks, the valve closed
through hard wired interlocks and a BMS alarm raised. The HTCO requires a manual reset at the
controller.
weekly basis.
Pump duty rotate shall take place on a weekly.
The duty pump shall be speed controlled to maintain a system distribution pressure set point.
3.10.2.8 Flow temperature
The secondary flow temperature is a fixed value.
3.11 CHP
The CHP provides heating and power to the building and as such shall be regarded as the prime heat
source.
3.11.1.1 Enable
The primary LTHW/CHP circulation pump HP/B/3 is enabled assuming all interlocks are healthy when
a building heating demand exists.
The CHP and associated heating pump HP/B/7 are enabled, assuming all interlocks are healthy, if
either :
a building heating demand exists OR
a building electrical demand exists OR
heat can be rejected to the storage vessels

DRAFT BMS SPEC

ALAN JONES
The primary circulation pump HP/B/9 is enabled, assuming all interlocks are healthy if:
the CHP is required to run.
OR there is a building heating demand AND any temperature measured in the stores three or
four ( the final stores) is 2
o
C > than the LTHW secondary flow set point measured at
6205/TIX/01
3.11.1.2 Air supply fans
If the CHP is running the air make up fan is enabled assuming all interlocks are healthy.
If the entering air temperature is <set point the air heating pump is enabled.
3.11.1.3 LTHW heat transfer
The CHP rejects heat to the LTHW system via the plate heat exchanger. The control valve remains in
bypass until the primary LTHW return water temperature is 2
o
C below the CHP heat transfer water
flow temperature measured at 6415/TIX/01. The valve is released to modulate to maintain the heat
exchanger LTHW side leaving water temperature at set point (nominally 80
o
C).
3.11.2 Gas boiler B1, B2
The duty gas boiler is enabled if a heating demand exists. The boilers operate as duty/assist with
rotation for fault and duty sharing.
The heating demand is derived from:
Building heating demand AND
flow rate in bypass section of primary header < 2L/sec.
OR the temperature measured at 6100/TIX/02 is >2
o
C below temperature 6100/TIX/01
3.11.2.1 Enable
The duty boiler/pump shall be enabled whenever a heating demand exists and assuming all interlocks
are healthy.

Boiler Hardwire interlock Boiler software interlock
Gas valve open No existing boiler alarm
Fire and thermal links healthy Primary circulating pump running
Boiler HTCO healthy No existing pump alarm
The lag boiler and pump is enabled if
Building heating demand AND boiler 1 is enabled AND
flow rate in bypass section of primary header < 2L/sec.
OR the temperature measured at 6100/TIX/02 is >2
o
C below temperature 6100/TIX/01
The lag boiler is disabled if
flow rate in bypass section of primary header > 15/sec.
OR the common return water temperature is >75
o
C

DRAFT BMS SPEC

ALAN JONES
The lead boiler is disabled if
the lag boiler is disabled AND
flow rate in bypass section of primary header > 5/sec.
OR the common return water temperature is >75
o
C
All enable /disable actions have a (10) minute grace timer.
The boilers duty rotate, on fault, with suitable grace times. The fault shall be either: high temperature
cut out, critical fault, boiler leaving water temperature is <1
o
C above the entering temperature or pump
fault.
3.11.2.3 Duty rotation
The boilers duty rotate shall take place on a weekly basis.
3.11.2.4 Gas leak detection system
The controls contractor shall provide and install the boiler house gas leak detection system. Detectors
shall be located above the gas trains and the main gas valve. The system shall be backed by a UPS
with the alarm panel located outside the boiler room.
3.11.2.5 Gas leak detection system
The controls contractor shall provide and install the CHP gas leak detection system. Detectors shall
be located above the gas trains and the gas valve. The system shall be backed by a UPS with the
alarm panel located outside the CHP room.
3.12 Local cooling and heating systems
Local cooling and heating systems shall be provided. These shall include but not be limited to the
following.
3.12.1 Fan coil units
The fan coil units shall be enabled to suit the space optimiser.
The variable speed units shall run at low speed whenever the space/return air is within 1
o
C of set
point. This low speed shall be maintained during the cooling and heating modes unless the supply air
temperature is >28
o
C or <14
o
C The fan speed shall then be increased to maintain the upper or lower
set points during the heating or cooling cycles
The fixed speed fan coil units shall operate to suit the demands of the area optimiser. The units shall
have a return air or room temperature sensor as appropriate. When enabled the fan shall run and the
heating and cooling valves shall be modulated to achieve the space temperature set point. Where
return air sensors are used, these shall be located behind the ceiling return air grill and not fixed to the
FCU casing. The unit shall have a supply air temperature sensor for monitoring purposes.
3.12.2 Switch room cooling
The switch rooms are cooled by the DX cooling units with roof mounted condensers.. The BMS shall
enable the units if the space temperature is > set point. The units shall run until the space is [4]
o
C
below set point.
Duty standby systems are provided. The systems duty rotate on fault and a weekly cycle.

DRAFT BMS SPEC

ALAN JONES
3.12.3 Management suite cooling
The management suite is cooled by the DX cooling units with externally mounted condensers.. The
BMS shall enable the units if the space temperature is > set point. The units shall run until the space
is [4]
o
C below set point.
3.13 Public Health Services
The PHE services shall be installed and commissioned by the mechanical contractor. The BMS shall
monitor the systems for status and alarm
3.13.1 Sump pumps
The sump pumps shall be monitored by the BMS for status and fault.
3.13.2 Cold water potable booster set and sterilisation
The BMS shall monitor the system for status and fault and control the isolation valve.
The water sterilization UV systems shall be monitored by the BMS.
3.13.3 Cold water non potable booster set and sterilisation
The BMS shall monitor the system for status and fault.
3.13.4 Residential potable booster set and sterilisation
The BMS shall monitor the system for status and fault.
3.13.5 Water Tank Room Leak Detection
Water leak detection shall be provided and monitored on the BMS by the Controls Contractor in the
water tank room to shut the incoming water main solenoid valves in the event of a water leak being
detected.
The BMS shall be interfaced with the panel to monitor the following:
Mains Fail;
Common Alarm (leak detected); and
Battery Fail.
Separate monitoring of solenoid valve end switch status shall also be indicated on the BMS.
3.13.6 Sprinkler water system
The BMS shall monitor the system for status and fault and control the isolation valve.
The water sterilization UV systems shall be monitored by the BMS.
3.13.7 Water Meters
The incoming mains water meter serving the offices shall be monitored by the BMS (via meter pulsed
output) for consumption and rate of consumption.
The office water meter monitoring shall facilitate an alarm to be raised at the BMS if there is a
significant rise in water flow rate which might indicate leakage. An alarm shall also be raised if the
equivalent of the tank capacity of water has not been used over a period of 20 days to warn that the
chlorination levels of the standing contents of the potable tank should be checked or drained off and
replenished.

DRAFT BMS SPEC

ALAN JONES
3.14 Other plant interfaces
3.14.1 Trace Heating
The BMS shall monitor the system at each trace heating panel. BMS alarms shall be raised if power is
not available and the outside air temperature is <5
o
C. and If the outside air temperature is <(0)
o
C. and
current sensing is not detected.
3.14.2 Lift monitoring
The controls contractor shall monitor the lift status from these volt free contacts.
3.14.3 Control panel power monitoring
The BMS shall monitor the control panel power status and provided alarms as appropriate.
3.14.4 Disabled toilet alarm
The BMS shall monitor the units for status and fault.

DRAFT BMS SPEC

4.0 BUILDING MANAGEMENT SYSTEM
4.1 Building Management System
The Contractor will supply and install the entire BMS that shall be supported by a multi user server. The
operation of the BMS shall not rely in any way upon the server, it will only act as a window into the system and
storage source of information. The unit will have automatic backup that runs on a daily basis. The supervisor
screens and access keyboards/mouse, will be of the TFT technology type. The head end will offer full
graphics interfaces and all management reporting systems.
The complete system shall be based on peer to peer communication with all control devices having unique IP
address. The system shall be configured to allow the clients to access the system via a web browser. There
shall be no limitation on the number of web browser access licences.
The installed system shall allow future expansion through the use of the open protocols: BacNet/IP,
LONwork/IP or MODBUS/IP
The system will be supplied with all normally acceptable BMS software. This will include but is not limited to :
Time Zones (on/off control)
Calendar programmes with leap year
capability
(programme up to a year in advance)
Alarm handling (type, location, time and date)
Configuration (adjustment of control parameters including
password protection)
Data handling (set point of temperature, humidity pressure
etc)
Adjustments (change to all parameters e.g. set points and
overrides)
Trend Logs (display and analysis of data from
controllers)
History logging (hours run, change of state)
Power fail restarts, including staggered
starts

Weather compensation
Optimum start
Frost protection
Report (automatically or on demand)
Data Analysis (transferable to spreadsheets)
Dynamic graphics (graphic display of status and conditions)
The server shall contain the complete database for the project and carry out all necessary BMS functions.
The client PC shall reside on the BMS network and perform all BMS functions. However, when this client or
indeed any of the remote PCs change operating parameter then these shall automatically be recorded on the
server disks.

DRAFT BMS SPEC

4.2 General
The control systems contractor shall design, supply and install a Building Management System (BMS) which
shall be compatible with the environmental services. The system shall encompass the entire needs of the
BMS.
Equipment supplied shall include but not be limited to:
Server;
Client PC connected to the BMS;
VDU;
Printers;
Landlords Outstations;
Tenants interface outstations;
Tenants interface Ethernet connections;
Network;
Sensors;
Drivers;
Operating software;
System engineering;
Interconnecting cabling between control and sensing devices;
Control panels;
Local area networks for terminal units;
Wide area network between local areas and CEs;
Touch screen panel;
Access to the BMS through a web browser;
SMS text messaging of level 1 alarms; and
Automatic email generation of level 1 and 2 alarms.
All hardware shall be capable of operating in a normal office environment. The environment will be controlled
between 5C and 40C and 5-90% RH.
The controllers shall be capable of providing:
Optimum start/stop;
PID control function;
Load cycling and maximum demand control;
Logic and sequence for interlock and time control;
Power fail restarts, including staggered starts;
Weather compensation;
Optimum start; and
Frost protection.

DRAFT BMS SPEC

It is a requirement of the contract that the Controls Specialist shall design, configure, supply, install, test and
commission, provide training to the employers designated staff, operating and maintenance manuals and
handover the fully operational system in so far as has been installed as part of this contract.
The outstations shall be from one of the preferred BMS suppliers, however, control and monitoring, devices
may be of an alternative manufacture provided they are compatible in all respects, with the BMS.
The local area networks shall be configured so that the information received by the central processor unit via
the outstations is fully understood, readable, acknowledged and calibrated.
The mimic diagrams required shall be processed/developed in accordance with 'industry' standard.
4.3 Infrastructure
The system will comprise a number of levels of communications.
At the lowest level, building services plant shall be packaged and supplied with all hardwired controls complete
with starters and interface points. These shall be wired to local controllers that operate and monitor the plant.
These controllers shall be networked locally to provide a low level intelligent system for plant item groups.
These small groups shall have autonomous control strategies and will not rely upon external commands other
than for life safety, management reporting and time clocks.
The communications at the lowest level may be via a proprietary network. The BMS shall as appropriate
integrate with third party control systems where peer to peer communications is required.
Higher level network communications be an Ethernet TCP/IP network.
At each floor level in the North and South zones RJ 45 sockets and interface panels shall be provided. These
shall allow future extension of the network to the fit out contractors works.
The networks shall be designed such that the connected nodes do not exceed 50% of the suppliers
recommendation at the completion of the project. Every point shall be connected to a separate outstation
terminal, multiplexers or the like shall not be employed.
The network cables shall be limited in length to 60% of the manufacturers maximum recommendation.
To provide forward compatibility between the base build and the fit out it is preferred that a common supplier is
used for both parts of the works. The protocol utilised at the unitary or equipment level controllers shall be
either TCP/IP, BacNet/IP, LonMark/IP or Modbus/IP. All building level or network level panels shall
communicate to other building level or network level panels over a peer to peer Ethernet TCP/IP network.
To provide critical system and equipment operation and non-critical network operation in a power failure all
equipment controllers, building level or network level panels, network hubs and servers shall be powered from
the local UPS. This shall provide sufficient power to maintain network communications. Non-critical
equipment controllers, in this instance the chilled ceiling or fan coil units, do not need to be on UPS. The UPS
shall form part of the BMS package and be contained within the outstations.
Each critical MSPB shall have two power feeds from separate LV boards. The MCC shall contain the
automatic power transfer switch.
Where functional software is normally transmitted peer to peer for example water flow proving before enabling
chillers, this shall be carried out by hardwired interlocks outstation Digital output to outstation Digital input,
reliance shall not be made on the network for the critical plant items.
Third Party individual equipment suppliers shall provide if necessary hardware and software to interface to the
BMS system. The BMS supplier shall produce the full functional specification for the network and the
equipment interfaces. Where third party equipment is not required for peer to peer Ethernet TCP/IP
communications these may be connected directly to the Ethernet network.

DRAFT BMS SPEC

All networks are to be Ethernet based with the supplier offering either LonMark/IP or BacNet/IP for unitary or
equipment controller communications, with if necessary, local building or network level panels to communicate
back to the Ethernet network.
4.4 Tenants interface
The BMS shall be constructed to provide expansion on each floor over and above the cat A fit out. The BMS
contractor shall provide managed switches with sufficient ports for two tenants per floor.
Outstations shall also be provided on each floor and in each of the North and South risers complete with digital
and analogue inputs and outputs. In addition an M-bus connection shall be available at each tenant outstation
for connection to two heat meters. These outstations shall form part of the landlords installation.
4.5 Responsibility
It is the responsibility of the Controls Contractor to provide all necessary software as specified, data
communication cables between out stations and central computer facility System Supervisor, configuration
software and production engineering.
The controls contractor shall include for all necessary remote devices and digital and analogue wiring
requirements.
4.6 System Supervisor
The controls contractor shall supply and configure all necessary head end equipment. This shall include but
not be limited to:
Head end workstation;
Operating system software and all necessary licences;
File server;
Line printer for alarm and general messages;
A3 colour laser jet printer for reports;
Web enabled software;
All necessary cables;
All consumables such as paper and ink for the project; and
New consumables at project handover.
The system shall be configured to operate on the workstation as a thick client.
Web browsing shall be configured to allow full read activates remotely with limited write capability. It
shall be possible across the web browser to:
Display all dynamic graphics with real time data;
Read and reset alarms;
Command plant to operate across the web interface;
Change operating set points; and
Change calendars.
The controls contractor shall configure the head end for the following functions:
Web based software for full remote access;
Provide network between all outstations, the server and the head end;

DRAFT BMS SPEC

Engineer the head end for full read and write to all field points and virtual points;
Full Dynamic graphics.;
Alarm management system;
Transmit alarm messages to dedicated email address;
Transmit alarm messages via SMS text messages to dedicated phones;
Engineer and provide Management reports;
Fully integrated BMS/controls and plant testing and commissioning. 100% of points to be verified from
field to head end and to remote clients;
All supervisory software to be tested and demonstrated;
Detailed trend logging of complete system;
Operating and maintenance manuals;
Full training package; and
Energy metering and maintenance package.
4.6.1 Central Processor Unit (CPU)
The computer with all configuration and software by the controls contractor for:
The supervision of the system as a whole; and
Monitoring the performance of outstations and their software.
Communication and transmission to and from the outstations with retention of historical data, as
detailed in the specification, and as necessary to provide the specified functional requirements e.g.
trend logging.
Downloading and uploading software routines to and from outstations and modifying such routines,
whenever necessary, both during the site installation and after project completion, by keyboard
selection, including the future requirements detailed in the specification.
Allocating any particular data to separate visual display units and printers whenever necessary, as
specified, or as required during the site installation and after project completion, by keyboard
selection.
The master software for carrying out the various detailed requirements shall be held at the CPU
irrespective of whether the routines are normally held and operated from the outstations. It shall be
automatically downloaded to the outstations whenever necessary, for updating and after power failure
if outstation software is erased under any circumstances.
The CPU shall have a real time clock to reference the system programming. In the event of processor
or memory storage failure the operator shall not be required to manually re-enter the system data (the
insertion and operational starting of a master programming device e.g. cassette, disc etc. is not
considered manual).
The CPU itself, or with its local peripherals, shall have at least 100% spare memory and data storage
capacity, over that required for the scheduled points and functions detailed in this specification and it
shall have easily expandable software and data storage.
The operator's communication with the system shall be in English Language (not code).
All alarm inhibition, sequence interlocking, addition and deletion of points, etc. shall be achieved
through software with suitable levels of password access.

DRAFT BMS SPEC

The controls contractor shall provide a 30 minute UPS for the head end supervisor and server.
4.6.2 Visual Display Unit (VDU)
The VDU shall be capable of displaying data summaries as called for by the CPU software or by operator
command, while a dedicated area of the screen shall simultaneously indicate the most recent alarm
occurrence. In the event of multiple alarm occurrences the highest alarm priority shall take precedence and
be displayed.
The colour graphics VDU shall display dynamic coloured schematics, together with current measured values
and plant status for each and every system. All points on the system shall appear on a graphic. On a change
of state to an alarm condition the relevant graphic shall on request, be displayed on the VDU and the alarm
point shall change colour indicating its alarm condition, function and set point, where applicable, e.g. Heating
Flow Temperature 88C, SP 82C.
It shall be possible to inhibit the automatic selection of a graphic in the event of an alarm.
The VDUs shall as a minimum be 21 Colour Monitor (thin screen technology resolution min 1280 x 1024 @
100 MHz).
4.6.3 Printer
Printers for change of state/programming shall work at a minimum 80 characters per line and have a minimum
operating speed of 30 characters per second.
Printers for logging/summaries shall work at a maximum 132 characters per line and have a minimum
operating speed of 60 characters per second.
All printers shall be capable of accommodating roll or fan-fold paper. Any printer specified for fire and security
alarms shall be of two colour type - fire alarms red, security al
Thermal printers and thermally sensitive printing paper are not acceptable.
In addition paper shall be provided by the controls Sub-contractor until final acceptance of the BMS at which
point the employer shall be issued with one box of spare paper for each printer as part of the handover
procedure.
The report printer shall be an A3 colour laser jet with network capabilities
4.6.4 Router
A router shall be provided, by the controls contractor complete with suitable fire walls to allow remote web
browsing to take place. The router shall allow the transmission of automatically generated emails and SMS
text messaging to dedicated mobile phones.
The controls contractor shall provide and engineer all necessary software to allow the web browser to operate.
The controls contractor shall also provide and engineer all hardware and software to allow the use of thin
clients from remote sites.
4.7 Outstations
4.7.1 General
Each outstation will contain sufficient resident software and data storage capability to fulfil the operational
functions detailed in the specification, schedules and drawings. The outstations will contain all the interfacing
equipment between plant and equipment such that the CPU/outstation software is fully compatible with any
such plant and equipment.

DRAFT BMS SPEC

Outstations will have a standalone capability such that a failure of the CPU will still permit the plant and
controls associated with the outstations to continue to operate normally. In the event of transmission failure
the outstations will continue to operate with all sequence interlocks and control strategies operating normally
excepting those that require global information. Default will then be assumed for these global parameters.
Outstations will be provided to house all the de-coding devices, interface relays where required, transducers
and reset devices. The programmable software in the outstation will be capable of being updated from the
CPU. It will also be possible to program the outstation from a portable plug in terminal. Any changes made
locally will be automatically uploaded to the CPU.
Outstations will incorporate a self test facility and be able to provide the CPU with status information
concerning their internal operations. This information will include, but not be limited to: -
Data transmission conditions and verification.
internal status.
Battery condition, where applicable.
Any outstation failure will raise a critical alarm, other than that described in clause "Start and Power Failure
Restart Program.
The outstation will be capable of accepting digital, analogue, pulse and pulsed inputs and providing digital and
analogue outputs.
Where AO are specified in the BMS schedules a pair of BO will not be considered as an acceptable
alternative.
4.7.2 Capacity
Each outstation will be provided with capacity and memory for future additions of at least 25% of each type of
point. This memory will be sufficient to allow all programs associated with all points to be run in the outstation.
The Controls Contractor will state in his offer how many such points are actually available for each outstation.
The outstations may be mounted within the Motor Control Panels and pre-wired to its associated starter
control equipment and outgoing terminals as detailed elsewhere.
The outstations will be constructed so that the cabinets and internal terminal strips can be mounted, and
electrical terminations made, with all electronics being added at a later date during the testing and
commissioning phases of the project. The outstations will be provided with their own internal battery back-up
power supply capable of maintaining the memory for not less than 72 hours.
4.7.3 Installation
The Controls Contractor will provide all necessary outstations to fulfil the complete requirements of the BMS.
The outstations may be independently mounted in panels, IP 54, provided by the Controls Contractor or
located in the starter panels in a dedicated controls section.
Outstation interfaces with sensors and operating devices
Digital inputs - Electric power for contacts will be provided by the outstation.
Digital outputs - The contact output signals rated at 2A inductive will be suitable for operating remote devices
with 240 volt 50Hz coils.
Digital inputs and outputs - If the Controls Contractor's system requires any other form of interfacing than
those for the systems detailed previously he will provide all necessary interfacing elements for each remote
sensor and device. Where voltage change of state is used, it will be the Controls Sub-Contractor's

DRAFT BMS SPEC

responsibility to ensure that the remote sensors and operating devices including those supplied by others are
compatible with the system offered.
The Controls Contractor will supply and install all necessary interfacing devices for control panels, motor
starters and packaged equipment being monitored e.g. chillers, pressurisation units etc.
Analogue input - Outstations will be able to accept standard input ranges (4-20 mA, 0-1 volts dc, 0-10 volts
dc). It will be the Controls Sub-Contractor's responsibility to check the signal range of any devices supplied by
others. Any transducers required to produce suitable signals will be provided and installed as part of the
controls subcontract. Conversion to engineering units and alarm levels will be provided by the system
software in the outstation. Overall resolution between sensors and outstations will be better than +1% of the
input range span of the sensor transducer combination.
All analogue temperature sensors will have a resolution not exceeding 0.25C accuracy better than +0.5C
and stability at least equal to Platinum resistance thermometers of Class 1 standard.
Analogue outputs - Out signals will be either (4.20 mA, 0-1 volt dc, 0-10 volts dc).
Meter inputs - These may comprise either analogue, or digital pulsed signals, from remote instrumentation
depending on the type of measurement required.
4.7.4 Transmission system
The transmission systems will be configured to provide the lowest possible communication times between the
CPU and outstations.
4.7.5 Analogue inputs
Analogue inputs will be accepted by the BMS for the purpose of comparing them with set points and alarm
limits. The latest value of every analogue input will always be stored in the data base, converted to
engineering units. Any analogue input may be selected for display, or print out by the operator at any time and
the point will be identified by alpha-numeric code/plain English.
The setting of limit values for any analogue point will be possible from the key pads and the head end
supervisors. The software will permit limits to be set in terms of positive and negative limits from a particular
analogue point in the units of the parameter e.g. +3C, -1C or as absolute figures e.g. 23C, 19C. In each
case the actual set point will be displayed with the proposed limit values before the input is accepted for use.
Each alarm limit will have a differential set in the BMS. Whenever an analogue point, which has set limits, is
adjusted the limits will automatically be shifted by the same amount as the point or measured value.
The software will compare the analogue input readings with the specified pre-determined high and low limits
and will provide an alarm each time a value enters or returns from a programmed limit condition. The VDU
display for analogue limits will automatically indicate the actual alarm function, or conditions and set points.
The graphics VDU will also display the associated plant schematic either, programmed automatically, or when
selected by the operator. All analogue inputs will have the facility for trend logging on the printer, as required
by the operator at any time.
4.8 Software upgrades
The controls contractor will include for upgrading the operating software for the first three years after practical
completion. If the upgrade requires additional hardware then this shall be included in the lump sum price.
4.9 Direct digital control (DDC)
This is the use of software based algorithms, to achieve on/off proportional, proportional plus integral and
proportional plus integral plus derivative control loops. The relevant software will be resident in the outstations

DRAFT BMS SPEC

replacing discrete controllers. The control parameters will be adjustable by key pad operation and via a lap
top.
The Controls Contractor will determine and include in the tender bid, the most appropriate form of control to
each system.
The software will be suitable for at least four sequential stages of control, the provision of dead zones between
stages, control point reset, compensated stages and hardware and software override functions.
The Controls Contractor will be responsible for setting up the software parameters for each process loop,
including the setting of the proportional bands, integral times and derivative rates, which will all be
site adjustable and recorded in engineering units. All settings will be such that each process loop performs
within the required tolerances and that there is no hunting (cycling) of final control elements.
A complete schedule of settings will be provided at final acceptance. The facility will also be provided for the
operator to change, via password access, the settings for all process loops.
DDC will normally be operated from software resident in the outstations. DDC software held in outstations will
be capable of stand alone operation, with supervisory commands normally being received from the CPU. In
the event of failure at the outstation the process plant will fail safe. No DDC loop will be dependent, for normal
operation, on the uninterrupted operation of the CPU.
4.10 Logic diagrams
The Controls Contractor will provide a full set of flow charts or logic diagrams to show the software logic for all
the performance requirements of each and every plant. These charts/diagrams will describe both the logical
sequence and priority levels of all functional and sequential operations. The charts/diagrams will provide
sufficient information to demonstrate compliance with the design intent and will be submitted
The system will be designed to fail safe in the event of outstation mains power failure.
The as built logic diagrams will form part of the O and M manual information.
4.11 Electrical supply
The equipment supplied will be suitable for operation on 400/220v, 50Hz supplies and the supply voltage and
frequency tolerances permitted by the Electricity Supply Regulations and the Electricity Board Regulations.
The Controls Contractor will provide all necessary screening and earthing to both the wiring and the
control/outstation panels to prevent corruption of the controls installation. Due consideration will be taken of
the effect of hand held radios and pagers within the vicinity of the system.
The complete controls installation will be protected from the effects of electronic interference and in turn will
limit its interference to other sources all as outlined in the latest EMC Regulations. Particular care is to be paid
to inverters which are to be fitted with internal RFI filters.
4.12 Operational Facilities
4.12.1 General
All Software and Firmware shall be supplied to include all the functions generally described in this
specification.
Restriction of access to the system for security proposes shall be accomplished by provision of a software
based password system.

DRAFT BMS SPEC

The basic algorithms necessary for all the software shall be produced by the Controls Contractor after
consultation with the Client Representative and then programmed into the system. It is the Controls
Contractors responsibility to design and produce the software and ensure it adequately performs the required
tasks.
The software should be written in such a way that the user can have sufficient access to alter significant
parameters in relation to the operation of plant. The purpose of this requirement is to allow alteration of plant
systems operations, either because of plant modifications or additions, or because experience in use shows
that alteration is necessary. This applies whether the routine is provided in standard form or is specially
written for the Employer. The additional software for the Central Controller should be capable of such
modification from the Central Controller keyboard.
All system references to dates shall be in calendar form, e.g. 17.02.2001 and not just week or The Controls
Contractor is required to provide software for analysis of energy management system performance, by means
of bar charts, pie charts, line graphs, tables, etc., of such items as temperature trends, fuel consumption,
hours run, and so on, both for the purposes of display on the VDU and as hard copy via a printer.
4.13 Software
4.13.1 General
Non-Corruption of Software
The system as a whole shall be designed so that software has adequate protection from corruption arising
from:
Disturbances due to magnetic, electrical, atmospheric or environmental influences, including noise or failure in
the electrical supply;
Switching either the Central Controller or peripherals or outstations on or off.
Testing either the Central Controller or peripherals or outstations.
In the event of software loss, due to failure of power supplies or for other reasons, it shall be possible to re-
establish the system software, including such parameter settings as were previously in use, by re-booting from
disc. The responsibility for updating back-up discs of system software, from time to time, shall be the
Employers, but the provision of such a facility shall be made by the Controls Contractor.
Note that any software 'permanently' held in devices such as ROM, which are intrinsically non-volatile, need
not be backed up by disc storage, but details of user specific data must be provided.
All programs will be tried and tested standard programs. The use of unique programs unless for special
control functions will not be permitted. If the Controls Contractor considers that special programs are required
then these will be clearly identified at the time of tender.
The BMS will be provided with software programs capable of providing the facilities and features detailed in
the specification. The Controls Contractor will demonstrate the operation of each program at his works. The
demonstration will include whatever validation tests are required by the Client Representative and be carried
out in his presence.
All the stipulated software will be provided irrespective of whether the Performance Requirements or detailed
point schedules include for the particular facilities, so as to permit future extensions to the system by the
addition of further sensors, detectors, outstations and associated wiring, and/or the input of extra data for
various programs.

DRAFT BMS SPEC

The supplier will place with a third party the full source code for the BMS installed. Both parties will agree an
ESCROW which will allow access, by the end user to the source code if the supplier ceases to offer full
support.
The master format (front end) to the software programs will permit non-skilled operators to operate the normal
routines for the plant systems by plain English screened messages, which provide question and answer
routines and/or menu type solutions to the standard programs. A 'HELP' or 'SOS' input routine will be
provided, with a printed instruction card, in order to gain initial access to the various software facilities.
All data and messages displayed on VDU's and printers will be prefaced by the date and time at which the
event occurs.
It will be possible to assign values, from the keyboard, to any digital, analogue or measured signal so that the
specified performance responses may be checked and tested against the requirements.
The software and hardware configuration will be such that data transmission and operational sequences do
not obstruct each other and cause delays to, or erasures of, the receipt of alarms, analogue and graphic
displays and the input of keyboard commands. The following specific requirements will also be met:
Critical alarms will be displayed within 5 secs of occurrence.
Normal alarms will be displayed within 10 secs of occurrence.
Graphic displays will start to be displayed on the screen within 5 secs of the command for such a
display and be completed within 10 secs of the command, complete with actual values, alarm values
and status.
The value of all analogue inputs will be checked at intervals not exceeding 10 secs, unless otherwise
stipulated. Where shorter intervals are relevant, because of short time constants in a system they will
be used.
The graphics will be automatically refreshed every 10 secs.
4.13.2 Access levels
Operator access to software for amendment, updating and changing of parameter values will be at several
different levels ranging from direct access, through a minimum of four levels of password security which will be
assigned as follows:
Level One Password
This will allow access to all graphics and data including printing of data. It will not allow any changes
to be made to the system.
Level Two Password
As level one plus amendments to all time zones and amendments to all set points and create
graphics.
Level Three Password
Complete access to the BMS excluding alterations of the control strategy but create own software and
alter operator passwords.
Level Four Password
Complete access to the BMS.
The Controls Contractor will.
Provide, to the Client Representative, access to the software of the system and details of password
security up to the highest operator level, in order to permit listings to be changed on site.

DRAFT BMS SPEC

State which application software programs are run in the outstations, which are run from the CPU, and
the level of updating possible for each, from the CPU and at the outstations.
Include for programming all the functional sequences detailed including printed messages and the
generation of colour graphics to include every point on the system.
Provide sample drawings of the graphic diagram layouts, for comment, prior to production and
demonstrate such graphics prior to site delivery, for approval by the Client Representative, at least two
months before the programmed project completion date.
The Client Representatives reserve the right to be directly involved in certain aspects of the software
development e.g. design of the colour graphics and printed messages.
4.13.3 Later Development
The system will have the facility for the operator to write his own control programs. As necessary, and at no
additional cost, the Controls Contractor will provide their programming tools to allow the operator this facility.
4.13.4 Plant start/stop programme
The software will permit each item of plant, or plant system where applicable, to be assigned individual
start/stop times, as a result of time and/or interlock sequences. At the request of the operator a system
summary of all programmed points will be obtainable, with status conditions.
All plant interlocking with the exception of safety interlocks will be achieved through software. In the case of
safety interlocks, these will be carried out via hardwiring and through software to prevent 'mismatch' alarms. It
will be possible to change the interlocking scheme via the operator keyboard at any time, via password
access. The plant start/stop regimes will ensure that at start up and shut down that a logical order of start/stop
sequence will be followed.
This would include for example that pumps are stopped and started up to ten minutes prior to or following the
stop/start of the chillers.
All time controls will include a 12 month period incorporating all standard holidays, summer/winter time
changes and leap years.
All standby plant will operate automatically on failure of the duty plant. The outstation will report plant failure
alarms to the central (BMS) facility. The (BMS) will be programmed to alternate the lead plant for duty load
sharing purposes where duty and standby equipment is installed. This will be achieved by a run time
totalisation limit or a suitable time scheduled basis. The Operator will have the option to override any
start/stop action programmed within the outstation.
To reduce power surges delayed starting facilities will be programmed at the outstation. It will be possible for
the Operator to adjust minimum On/Off cycle times and the number of starts per hour for selected items of
plant.
4.13.5 Plant cascade demand programme
The plant shall generally be commanded to start from the optimiser and other BMS functions described. In
addition the AHU valve positions shall enable the connected heating and cooling pumps to start when the
valves are >(10)% open and stop when the valves have been closed for (5) minutes.
In a similar manner if secondary pump sets are running the primary system along with chiller and heating
systems shall be enabled.

DRAFT BMS SPEC

4.13.6 Head end manual control
All connected points will be equipped with a simple facility to be 'taken out of auto' and placed in 'manual'
control at the central (BMS) workstation. This function will be operated from the graphical operator interface
and will allow operators to be quickly able to raise and lower set point or drive a point open/closed. Similarly,
plant such as pumps/fans/dampers will be manually driven if required whilst retaining all safety interlocks.
4.13.7 AHU Hold off programme
If an AHU, with a direct outdoor air connection and a heating coil is commanded to start by the BMS and the
outside temperature is < (6)oC, a demand shall be sent to the heating system and the AHU heating valve
opened fully. The AHU shall remain off until the feed pump is operating and the heating flow temperature is >
(50)oC, this hold off shall operate only once in each demand period. When started the heating valve shall be
held at (50)% open or greater for the first (2) minutes irrespective of the heating control loop demand. Normal
control shall then operate.
4.13.8 Optimisation programme
Optimisation programs will be provided for energy conservation and will calculate the optimal start times for
the HVAC plant, based on occupancy time, building thermal mass, measured internal space and outside
conditions. The programs will be suitable for both heating and cooling systems and will be self adaptive i.e.
they will make corrections to the programmed characteristics in accordance with the accuracy of the previous
21 predictions. The program will allow at start up for warm up, cool down, out of hours purge and for occupied
periods. At the termination of the operating period the system will shut down with normal run on periods. The
shut down times will not include optimised stop programmes. All optimised functions will be terminated at
occupancy time. If desired space temperature is achieved before occupancy then the heating will revert to
normal control. When operating for cool down the central chilled water plant will only be used if it is operating
for other purposes, specific cooling demands will not be initiated during optimised start routines.
The program will be written such that the boost period will only be terminated once per day. The program will
also incorporate facilities for maintaining the internal space temperature of the building above a predetermined
minimum level, and below a predetermined maximum level, outside occupancy hours. These settings will
have differentials set in the BMS. The program will take account of the day of the week, occupancy patterns
and holidays.
Different starting and/or stopping times will be possible for each item, or plant, which is controlled by this
program.
4.13.9 Time Control and Holiday Scheduling
The system will be programmed for controlling plant by switching it off or on according to a pre-set time
schedule. For setting up purposes the Operator will have the option to display these time schedules in bar
chart or text form. It will be possible to schedule each item of plant for up to six operating periods during each
day. The system will be programmed to switch selected items of plant in a group using a global command and
a single time schedule. All time schedules will reside at the central client server and remote workstations will
automatically update simultaneously. A pre-programmed calendar facility will be provided to cover a rolling 12
month period. The Operator will have the facility at any time to set up the whole or part of a calendar as
required. All time program's will automatically be initiated and will operate in conjunction with various other
program's, which have common control points using a priority protocol. Each day of the week will be
independently programmed with up to six separate start/stop times per day. Energy saving timed setback
temperatures will be programmed for selected areas of the development during periods of low occupancy. An
example of where this may be used is between the hours of 12 noon and 2.00 pm. when the offices may not
be fully occupied and therefore the internal temperature will be allowed to decay to 19C and rise to 24oC. as

DRAFT BMS SPEC

an energy saving feature. The system will be automatically switched from Summer time to winter time and
back again. The changeover date and time will be pre-set by the Automatic Controls Specialist. The
programming period will take into account leap years.
4.13.10 Frost protection
A frost protection programme will be provided for all plant. The stage 1 programme will run the duty pump
sets, if they are off and the system served has pipework subject to freezing conditions and if the outside air
temperature is below (4)oC. If the building internal space temperature is below (7)octet heating system, is
enabled until the temperature rises above (16)oC.
Stage 2 frost protection is active if the heating water temperature is <(20)oC. whilst stage 1 is ON. The
heating system is enabled until the water temperature is above (60)oC. The frost protection is overridden if
the plant is running for normal control.
4.13.11 Historical data programme
The software will enable the storage of specified historical data. The data storage will be capable of holding
the information for predetermined periods, for accessing as required, and will then dump the most ancient as
more input is loaded e.g. if monthly data is required for a period of a year then the first month will be discarded
when the thirteenth month is complete.
The data to be stored will be that specified and the Controls Contractor will set up the system to incorporate
these requirements, but the operator will have the facility to alter or amend the instructions subsequently. The
program will be capable of transmitting raw data to store or data that has been refined by calculation by other
software programs. The program will also calculate average, mean and standard deviation values of the data
prior to storage.
The data logging will include both real time, displayed on the screen, for short term review and long term
historical records. The historical records will allow logging intervals to be adjusted between five seconds and
one hour time periods. The intervening times will be as a minimum one thirty seconds, one minute, five
minutes, fifteen minutes and one hour.
The operator will be able to request visual or printed displays of any or all this stored data and the facility will
also be provided to transfer the data directly to Excel spread sheets for further manipulation by the operator.
Hard drive storage for the necessary data will be provided as part of the BMS. This shall be capable of
storing, as a minimum the following data:
Analogue inputs 50% of installed at 1 minute intervals for 1 year;
Analogue outputs 50% of installed at 1 minute intervals for 1 year;
Set points 50% of installed at 1 minute intervals for 1 year;
Digital inputs 100% of installed 1000 change of states;
Digital outputs 100% of installed 1000 changes of state; and
Energy metering record retention is detailed in the appropriate sections.
4.13.12 Event Totalisation
The outstation will be programmed to count events such as the number of times a pump or fan system is
cycled On or Off during a particular period. Event totalisation will be performed on a daily, weekly or monthly
basis. The software will be programmed to define a pre-set warning limit. Unique operator specified
messages will be generated when the limit is reached at the central (BMS).

DRAFT BMS SPEC

4.13.13 Start and power failure restart programme
The restart program will control all plant under restart after power failure. All change-of-state alarms during
the restart condition will be suppressed until the plant is running normally. When normal power is restored,
either after a power failure or after the use of the stand-by generator, the program, initiated automatically, will
sequentially start all plant on a suitable time basis to prevent high starting current on the mains distribution.
The program will also provide for similar sequential starting for the normal plant start up conditions.
During a major power failure the BMS will disregard all outstation off line messages. This suppression will
continue for ten minutes after restoration of power. Major power failure will be determined by monitoring the
electrical system at the main LV boards.
4.13.14 Control point reset programme
The software will provide the facility for resetting control points of nominated variables from the keyboard.
Access to the resetting procedure will be via password. The software will be constructed such that
unacceptable values cannot be entered by mistake. I.e. CHW flow will not be possible below 5oC. HTG flow
above 80oC, and to suit the design parameters. Air supply temperatures below 11oC. or above 30oC. It will
be possible to adjust the slope of compensated circuits using the heating water values not the outside air
temperature.
When set points are adjusted either manually or via software control strategies the alarm set points will
automatically be reset. The reset values will maintain the original differential between normal and alarm.
For instance if the secondary chilled water system flow set point was 10oC. with alarms and alarm actions at
8oC. and 14oC. If the set point is changed to 13oC the alarm set points will be 11oC. and 17oC.
When required by the specified controls performance for any plant, the resetting will be carried out
automatically e.g. compensated control. The changes to operating set points through manual operation will be
limited between upper and lower values. These will prevent the operator from inserting parameters that are
not conducive to stable control.
Where the set point has associated limit conditions and is reset then the alarms will be inhibited for a period of
time set in the BMS.
4.13.15 Sequence Control and Rotation of Plant
The software will be programmed to automatically sequence the operation of plant by monitoring the load and
efficiently matching the plant to the load. The software will automatically sequence the plant for increasing
and decreasing duties. The Operator will have the facility to override the automatic sequence and program
any On and Off sequence required. The number of items of plant under sequence control will be variable to
cope with any possible changes to the system. The value of the set point for each control action will be
completely variable and adjustable by the Operator. The software will include Operator adjustable switching
differentials to prevent short cycling. When the maximum number of start/stop cycles or hours run limit for
particular plant is reached, then the sequence will be automatically rotated to change the lead machine, or
introduce standby plant. The software will be programmed to proceed with the defined sequence when one of
the items of plant in the sequence is isolated or fails to operate.
Where duty and standby equipment is provided, automatic changeover i.e. duty rotation, will be programmed
in the software on a timed cycle. This will be initiated in the event of plant fault, motor trip or flow failure
conditions occurring. Should the standby motor or plant fail a critical alarm will be generated. Automatic
changeover of duty and standby equipment will also occur upon a run time limit being exceeded. This
software program will ensure balanced running and even wear of plant and equipment will generally be rotated
after running for 1000 hours.

DRAFT BMS SPEC

4.13.16 Fault duty rotation
All duplicated equipment will be configured for automatic change over in the event of fault. Plant that duty
rotates after a fault remains in the new position until the next duty rotation, even if the system alarms are
cleared. If a duty rotation is required and the current standby plant is in a fault condition, the duty rotation is
suppressed.
4.13.17 Control loop initiation
System control loops for temperature and pressure will be initiated, when air or water flow is proven at the
system drive. The loops will also be enabled to suit system demands such as frost, optimiser functions and
valve positions. Control loops for humidifiers and electric heaters will only be enabled during the BMS
optimiser fixed occupancy time and if all safety interlocks are satisfied.
4.13.18 Load Cycling Control
The software will be programmed to automatically and intermittently disconnect plant to make electrical energy
savings ensuring that the maximum demand limit is not exceeded. This program will allow plant and
environmental conditions to float between limits. Plant operation, environmental limits and the periods of
disconnection of the plant will be totally flexible. Plant will be operated when either the limits are exceeded or
the disconnection period finishes. It will also be possible to directly relate the disconnection period to the
ambient conditions, for example the further a room temperature is from its set point condition, the shorter the
period the related plant will be allowed to be disconnected.
4.13.19 Weather Compensation Control
The software will operate controls in relation to a programmed response curve to alter the heating system
effect in relation to external weather conditions. The Operator will have the facility to set upper and lower
limits of temperature for the heating system and to redefine the response curve. Automatic adjustment of the
response curve will be provided by comparing the measured flow and the required space temperatures (room
influence) with outside conditions. The response curve will be corrected where a significant difference is found
between the temperatures. Corrections will be limited to prevent undue fluctuations in space temperature.
The software will respond to a reset signal arranged to achieve a boost, night setback, or equivalent offset
condition. The reset signal will be given on a time basis, in response to an event or as a temperature
deviation.
4.13.20 Sensor default control
Where sensors, used for controlling plant, fail during operation the controlled devices or the measure sensor
value will default to an agreed value. These values will be agreed during the detailed design. The following
are given for guidance:
Outside air temperature sensors- measured value default to 1
o
C;
AHU off frost coil air temperature sensors frost valve is driven fully open;
AHU off frost coil air temperature sensors electric heater batteries disabled;
AHU supply air temperature sensors heating valve driven 50% open;
AHU supply air temperature sensors recuporators driven to full heat recovery;
AHU supply air temperature sensors electric heater batteries disabled;
AHU supply air temperature sensors gas fired AHU heaters disabled;
AHU humidity sensors humidifier disabled;
Fan static pressure sensor fan operate at (30) Hz;
Pump differential pressure sensor pump runs at (30) Hz;
Variable temperature water flow sensors mixing valve driven to 50% open;

DRAFT BMS SPEC

Primary heating return water temperature sensor, sequencing the boilers default value 60
o
C;
Primary heating flow water temperature sensor default to 80
o
C;
AHU frost coil leaving water temperature sensor default 60
o
C;
Room temperature sensors default to 20
o
C;
Room RH sensor default to 50%;
HWS flow temperature sensor removed from control strategy;
Return air temperature sensor - measured value set at 21
o
C when used for rescheduling;
Return air temperature sensor - directly controlled heating valves set to 50% open; and
Chilled ceiling moisture sensor removed from control strategy.
4.13.21 Thermal control
The software will allow PID control, resetting, cascade and the like to facilitate the thermodynamic control of
the systems.
All supply air systems will be provided with leaving air temperature and as appropriate relative humidity
sensors. The set points of these devices will be reset between limits to achieve the required room or return air
set points. Air temperatures will not be able to be set below 11
o
C nor above 30
o
C. During operation the
control sequence will ensure that the heating and cooling valves are not both open at the same time unless
the plant is operating in a de-humidification loop. Humidifiers will not operate if the cooling valves are open.
All water systems will be provided with flow temperature sensors, pressure differential sensors and flow
meters as appropriate. The flow temperatures will be reset by either weather compensation control, return
water temperatures, space temperatures, terminal unit valve positions and the like. The flow sensor shall in
turn control the upstream equipment such as valve and plant to achieve the required flow temperature.
4.13.22 Pressure control
Fans and pumps will when required be speed controlled by an inverter to achieve the system operating
pressure set points. The pressure set points will be adjusted between limits such that at the lowest possible
speed the system characterises are achieved. The pressure control set point will be adjusted between limits
such that at the maximum pressure currently set ensures that no valves or air flow devices are more than 95%
open. If the valve moves to above 95% open the pressure set point will be raised to return the valve to 95%
open. The resetting will take place at no more than (1) minute intervals. If all valves or air flow devices are
below 80% open, the pressure set point will be reduced until all are above 80% or one is more than 95%, the
resetting taking place at no more than (1) minute intervals. To limit network traffic groups of controllers will be
marshalled and a +1/0/-1 value transmitted. The +1 indicating that at least one controller is at more than 95%
demand, -1 indicating that at least one controller is below 80% demand with 0 showing all are between the
acceptable limits. The fan or pump controller if receiving a +1 value will increase the pressure set point by
(5)%: a 1 value will reduce the set point by (2)%. At initial start up the system will be reset to operate at the
maximum set point.
4.13.23 Control Valve and Actuator Cycling
A function will be programmed within the software to cycle all actuators through their full range of movement
once in every 24 hour period. The cycle will be finished in one complete operation. This operation will be
automatic and in addition to the normal control or manual operation. Actuators will be cycled at a suitable time
to be agreed with the Engineer, alarms will be inhibited as necessary. The Operator will have the option to
select any items that are to be excluded from this routine. A report will be generated if positive feed back
devices are installed and a mismatch between the cycling and the response is detected.
A separate function will be programmed in all control software algorithms to drive actuators to their open and
closed position on a plant maintenance cycle. This routine is primarily aimed at terminal unit devices such as

DRAFT BMS SPEC

fan coil units that are not provided with a positive feed back signal. The routine shall be initiated either
manually from the head end or via a timed programme. Care shall be taken to ensure that the cycling does
not have an adverse affect on the normal plant operation. When required the heating plant and the distribution
system shall be set to work to ensure that hot water >(60)
o
C, is available at the terminal units. In a similar
manner the central chilled water system shall be enabled to provide water at < (15)
o
C. When operating the
cooling valves shall be driven fully open for (10) minutes then closed, the heating valves shall then be open for
(10) minutes then closed. The BMS shall review all entering and leaving air temperature sensors to determine
that the air temperature fell and then rose to reflect the valve operations. Systems that show mismatches shall
raise an alarm and generate an automatic report at the head end. To achieve these reports all terminal
devices will be fitted with air inlet and discharge temperature sensors.
4.13.24 Minimum plant operation
The chilled water system shall be enabled at least once every 48 hours for 10 minutes to provide water flow
around the circuit for water treatment circulation. During this function all AHU, chilled ceiling and fan coil unit
chilled water valves shall be driven fully open. The function shall only be carried out, out of occupancy and
with the chillers off.
The heating primary secondary heating pumps shall be enabled with the all boiler 2-port isolation valves open
once every 48 hours for 10 minutes to provide water flow around the circuit for water treatment circulation.
During this function all AHU and fan coil unit heating valves shall be driven fully open. This shall be
undertaken out of hours with the boilers off.
Twice a week the heating system routine shall be initiated with the boilers fired up and the heating primary and
secondary systems running for two hours. During this routine the trench heating 3-port valves shall be in
bypass with AHU / FCU valves set to full coil with fans held off.
If a drive has not been enabled within the previous 168 hours it will be run under normal control for (10)
minutes and then shut down. The operation will be limited to pumps and fans, unless specific requirements
are made by the operator for such items as chillers. When operating all normal interlocks will be active.
Plant that is only operated through hardwired interlocks, mainly life safety systems, will raise a BMS head end
alarm if the plant has not been run within the previous 720 hours.
4.13.25 Fan coil maintenance strategy
A maintenance routine shall be initiated on a command from the head end, for all fan coil systems such that
the heating and cooling valves are opened and closed in sequence. The head end shall have a toggle switch
that allows the strategy to be set to manual/auto selection. In auto selection the system shall be enabled on
a weekly basis during an off period. This shall initially be set for a week end operation. In manual selection an
alarm shall be raised if the action has not been selected within the previous (14) days. The BMS shall enable
the heating and cooling systems for this action and verify that when in a heating mode the supply air
temperature rises above the room value and when in a cooling mode the supply air temperature fails below
the room value. Any FCUs that do not experience the expected change shall be recorded in a maintenance
report and automatically printed along with an alarm message that the FCU failed the maintenance test.
4.13.26 Equipment Cycling Protection
Control software will be included for limiting the number of times each piece of equipment may be cycled
within any one hour period. Particular attention will be paid to air cooled condenser units and chillers, whereby
suitable time delays will be programmed within the software. Similarly, when a standby generator is in
operation the number of plants enabled for operation will be limited according to the load on the generator.

DRAFT BMS SPEC

4.13.27 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. This is particularly important for
motor faults.
The alarm will report the status to the CPU where the current function will be halted until the alarm is
acknowledged. The acknowledgement will be via password authority. The VDU will clearly show that an
alarm has occurred and a brief description be displayed.
The program will print when the alarm is received at the CPU an information message. This message will
have a minimum text length of 256 characters. The operator will easily be able to change or define each
message. Each message will be entered by the Controls Contractor from an agreed schedule. The BMS shall
be configured to transmit the alarm and an English language message to specific email address and mobile
phones
All critical alarms are to be brought to the attention of the user immediately. A clear alarm banner is to be
placed in front of any current display. Acknowledgement of this display shall be logged and the system
graphic containing the alarm is to be automatically displayed on the screen.
The appropriate CE fascia lamp will be illuminated and a common alarm lamp illuminated.
A single reset button located on the CE fascia will clear all current alarms in the associated outstation that
have generated the common alarm lamp, when operated. Alarms that remain after will re-enable the lamps as
appropriate.
Necessary alarms shall automatically generate emails and text messages to appropriate addresses.
4.13.27.1 Plant mismatch alarm
Every point will have mis-match alarms set. These include fans and pumps running when told to stop, fans
and pumps stopped when called to run, temperature values outside of acceptable range e.g. supply air
temperatures < 8
o
C. >30
o
C. room temperatures < 16
o
C. > 26
o
C., chilled water temperatures 2
o
C. above set
point, heating systems 5
o
C. above or below set point.
4.13.27.2 Alarm inhibition
When an alarm condition is displayed it will be independent of any other possible alarm or cause that may
initiate a string of further alarms e.g. boiler lockout will not initiate flow and return water temperature alarms
nor low space temperature alarms. Where such circumstances occur, the software will inhibit any such
sequential alarms. The Controls Sub-Contractor will co-ordinate such sequences in his detailed design and
submit details sufficient to demonstrate compliance with requirements.
The program will inhibit analogue alarms when the associated plant is switched off by the BMS. The program
will inhibit analogue alarms during the start up of each plant item. This delay time period will be for a
maximum of ten minutes to enable the building service installation to reach stable conditions.
Digital alarms will similarly be delayed at plant start up times for one minute. During normal operation every
alarm point will have a timer than can be set during commissioning to eliminate nuisance alarms.
4.13.27.3 Alarm Priority
Alarm Priority will be as indicated below:

DRAFT BMS SPEC

4.13.27.4 Critical Alarm
Urgent operator action required. Sounds an audible alarm at the BMS which can be manually muted. Is
indicated on the VDU as a message with the associated graphics schematic and recorded on the printer. VDU
display is not eliminated until alarm is acknowledged. Illuminates the local control panel BMS alarm lamp.
These alarms will include but not be limited to the following:
Heating Fault, that forces a shut down;
Chiller fault that forces a shut down;
Critical motor fault such as primary chilled and heating pumps, comms rooms systems;
AHU motor faults;
Smoke extract fans not available;
Gas valve closed;
Fire alarm;
MSPB power failure;
Plant serving comms room systems;
Switch room high temperatures;
DX cooling unit failure;
Water leak detected
4.13.27.5 General non-critical alarm
May be remedied under planned maintenance and servicing. Is indicated on the VDU and recorded on the
printer. VDU message is cleared when the alarm is acknowledged.
Minor motor faults such as secondary heating pumps, fans or pumps with standby dives;
Boiler warning fault;
Chiller warning fault;
Critical room conditions out of range.
4.13.27.6 General alarms
These will be indicated on the VDU and recorded on the printer and shall clear automatically on a return to
normal state.
These alarms are all others not previously described for example and will include but not be limited to the
following:
Water and air flow temperatures out of normal parameters;
Sensors out of range;
Air filter alarms; and
Water filter alarms.
4.13.27.7 Head end Alarm reset
A single reset 'button' will be displayed on each graphic. This will allow any alarm on the displayed system to
be reset. This reset action will be recorded on the hard drive and printed. The message will show the fault
reset set, its identifier, the operator who reset and the date and time.
4.13.27.8 Control panel Alarm reset
A single reset 'button' shall be provided on the control panel fascia. When operated all current alarms in the
local outstations shall be cleared. This reset action will be recorded on the hard drive and printed. The
message will show that the reset has been operated along with the date and time.

DRAFT BMS SPEC

4.13.28 Energy measurement and metering calculation program
The software will include a program to calculate the energy used by heating and chiller plants or any other
nominated plant. This program will form the basis of an energy totalisation program so that at any time the
operator may obtain a summary of the energy used with costs. For the cost calculations the software will be
capable of totalling for unit rates, standing charges, maximum demand rates, etc.
The program will be capable of accepting signal data from analogue sensors and pulsed inputs to provide
energy calculations by totalisation of single signals or by integration of multiple signals. The visual output, in
whatever form, will be in the relevant energy units (with options for conversion e.g. therms to kWh) for net
usable energy, delivered energy and primary energy.
The program shall, provide information regarding main plant efficiencies with alarm points for any calculated
figure which falls below a specified setting. Such calculations will be automatically carried out once per day, or
on demand, with the result recorded on the printer. Operators will be able to call up such information at any
time for display on the VDU or printed out, in terms of the previous days figures or an immediate review of the
figures for the day in hand up to the time of the request.
The flow meters installed both in the air and water systems shall be utilised both for plant control and energy
measurements.
4.13.29 Electrical energy
Weekly, monthly, quarterly and annual records of electrical consumption in kWh. The monthly figures will be
available to choose by calendar month or by four weekly periods. The quarterly figures will be available to
choose by three calendar months or thirteen week periods. The annual figures will be selected by the
calendar year, or twelve month periods or any 365 consecutive days.
The operator will have the option of storing the data for specified periods and requesting a print out at suitable
times. If the operator does not specify these criteria the following programme will be initiated:
Daily totals will be printed at 00.01 a.m;
Daily and weekly totals will be printed at 00.01 a.m every Monday;
Weekly and monthly totals will be printed at 00.01 a.m on the first day of each month;
Monthly and quarterly totals will be printed at 12.00 noon on the first day of January, April, July
and October. Quarterly and annual figures will be printed at 12.00 noon on January 1st each
year; and
Monthly, quarterly and an annual figure will be printed out complete with energy costs.
Sufficient BMS hard disk storage will be provided to hold all data for two years.
4.13.30 Maximum Demand
Half hourly records of maximum demand (using half hour periods which parallel those of the Electricity Board
Meter (s) will be printed each day at 00.01 a.m.
At the start of each calendar month the daily maximum figures for the previous calendar month will be printed
out.
At the end of each year the highest values of each calendar month for the previous year will be printed out at
12.00 noon on January 1st.
Sufficient BMS hard disk storage will be provided to hold all data for two years.

DRAFT BMS SPEC

4.13.31 Run time totalisation program
A run time totalisation program will be provided for application to all items of plant. The system will initiate an
identifiable alarm output whenever the pre-set limit has been exceeded for the particular item. The run time
will be determined from positive use of the plant such as differential pressure or running signals from
packaged plant.
The run total will be accessible by command from the operator, who will also be able to reset the limits or zero
the count for each item, using suitable password access.
Sufficient BMS hard disk storage will be provided to hold all data, for all motors, for two years.
4.13.32 Gas and water utility metering
A utility metering program will be provided for application to all items of plant. The system will initiate an
identifiable alarm output whenever the pre-set limit has been exceeded for the particular item.
The software will display
The current dynamic reading;
The totalised value for the previous seven days, this value is calculated at 01.00 each day; and
The total value.
4.14 Graphics
The controls contractor will allow sufficient time for the production of the graphics. The controls contractor will
propose a graphic layout and tree structure, system mismatch and alarm indication. These will be agreed by
the Client Representative before detailed graphic are produced.
The controls contractor will supply sufficient software and training to allow the operator, post contract, to
construct fully functional dynamic graphics. The dynamic points will include all installed equipment and allow
the operator to build graphics and manipulate the points to provide full read and write functions.
4.14.1 General
Every field and virtual point of the system is to be displayed as a dynamic value on the appropriate system
graph. The graphic display is to be as clean as possible and constructed in a simple to read form.
The controls contractor shall provide dynamic graphics for all plant that the BMS controls and monitors.
The operator interface to the BMS will normally be through the dynamic graphic route. It is therefore important
that the structure of the layers is simple to follow and meaningful. The Controls Contractor may suggest any
reasonable solution. The following is for general guidance.
The log-on page will be a simple and clear text driven page with fields for the operator name and
passwords. This will then access a silhouette of the building. Where more than one site is accessible
from the head end these will all be displayed on a site plan with identifiers and click boxes.
The building silhouette will be divided floor by floor. Each major plant floor area will be identified and
accessed through the click boxes.
In addition to all the necessary major plant graphics each floor will be accessible. The floor selected
will be shown in plan view on the screen. The offices and cores on the floors are to be shown with
reasonable accuracy. Each area is to be identified either by a room number or name. Where terminal
devices are installed to service the various areas these will be accessed by active click boxes in the
areas served. The click box will not be positioned where the plant is located.

DRAFT BMS SPEC

The floor plan overview will show the current values of any field mounted sensors. If the floor plans
are too large to be easily shown on one screen then multiple screens will be used. The terminal
temperatures in each office or core area are to be displayed in the appropriate space on the floor plan.
4.14.2 Movement between the Graphics
Each graphic will have click boxes to allow logical movement within the system. Every graphic will allow
access to be gained to the overview graphic, primary heating, primary cooling, associated air handling
systems, return to previous and the home page.
Large systems that require multiple graphics will also have click boxes to route to the next part of the system.
4.14.3 Data Display
Wherever possible information is to be provided by means of colour change. All devices in their normal off
state are to be orange. All devices in their normal on state are to be green. All devices in an alarm state are
to be red. Wherever possible the command and feedback status are to be linked on the screen. For instance,
a fan/pump that is shown graphically as a triangle within a circle will be dynamically activated as follows.
The triangle will represent the command with the remainder of the circle indicating the feedback.
4.14.4 Specific graphic displays
The configuration of proprietary Building management System head end supervisors are each slightly different
and it is recognised that each may have particular operations peculiar to its self. The following set out the
minimum requirement from each system, further standard enhancements that are available will not be
disabled even if they are not described below.
Each plant item will be displayed on a separate graphic. The graphic display will be as clean as possible and
indicate only the current plant status such as:
Drive status on/off/fault;
Valve and damper status open/closed/modulating position;
Sensor status current values;
If the devices are currently under manual command from the head end via an operator
instruction this will be clearly indicated alongside the device; and
Alarm reset button.
A text table at the bottom of the graphic will show the current desired status of the controlled devices.
The reason that the plant is operating, this may include: Manual override from the head end, frost
protection, warm up, cool down, occupied time, remote system demand, fire;
fixed set points such as air or water temperatures: system differential pressures which the system
is attempting to achieve;
if set points are automatically adjusted by the operating software these set points will be indicated
any current system alarms;
The CHW temperature serving the plant;
The heating water temperature serving the plant; and
If the device is a terminal unit such as a fan coil unit or fan powered mixing box, the primary air
temperature serving the plant will be displayed.
An associated engineering table or pop up dialogue boxes will describe the following features and allow, with
suitable passwords, the adjustment of the operating parameters:
Systems comprising run and standby drives, the display will indicate the present lead drive;

DRAFT BMS SPEC

Operator ability to change duty or prevent duty rotation, change the time and date of next rotation;
Drive run hours since last reset, maintenance run hour intervals, reset run hours to zero, adjust
maintenance run hour intervals;
Operator ability to change between limits the system operating set points such as return air
temperature, room air temperature, return air RH, room air RH;
It should be noted that it will not be possible to adjust, without changing the software coding such
parameters as; air quality set point, maximum CO set point, maximum CO2 set point;
Operator adjustment between limits of heating and chilled water set points;
Operator ability to manually set valves and dampers to fixed positions;
Operator ability to set motor speed to a fixed value;
Operator ability to set motors to auto/manual state On or Off;
This operation merely bypasses the normal BMS demands, it will not negate any safety
interlocks. If the plant is operating and manual off is set the plant will shut down through its
normal shut down routine. If the plant is off and the manual on is set the plant starts through its
normal start routine including opening necessary isolation valve and dampers;
If an optimiser is provided, operator adjustment of the optimiser set points. This will include the
calendar and the set points to be achieved during the optimised period; and
If the plant has a fixed time start/stop operator adjustment of the calendar.
Operator adjustments to the alarm set points, the routing of alarm messages, the alarm message,
enable/disable the alarm block. This final function will be applicable to measured values only such as
temperatures, humidity, and pressure. It will not be possible for the operator to disable alarm blocks from such
items as motors, chillers, boilers, comms room equipment.
4.15 Installation, Training and Commissioning
General - This section describes the installation procedures and the commissioning aspects that
are not mentioned elsewhere in this Contract.
Supervision and Testing - The Contractor shall include in his price for the supervision of work
during the installation and for the commissioning of the whole system prior to acceptance testing.
Prior to Commencement of Work on Site - The Contractor shall advise the Employer on the
operation of the whole system and the identification and correct siting of the control equipment,
wiring runs.
Commissioning - It shall be the responsibility of the Contractor to fully commission and set to
work the B.M.S.
All tools instrument and measuring devices and all special software and simulating devices, shall be supplied
by the Contractor at no additional cost.
The commissioning process will also be used as an opportunity to familiarise the Employer with the layout and
form of the system, and the Contractor shall allow for sufficient time in his programme to accommodate such
instruction.
For full details handover checks and acceptance trials, see the following sections.
Training - Training shall be programmed to be completed prior to completion of the system on site
so that at handover staff are fully conversant with the systems operation.
Instruction shall include procedures for testing and routine inspection of sensors and actuators. It is intended
that such instruction will assist operators to more readily assess the nature of a fault and the extent of
remedial work required.
Also include for training in programming and alterations to control strategy from both the central station and at
outstations. If necessary, this would involve training at the contractors premises on identical equipment and
may be residential.

DRAFT BMS SPEC

Appropriate reference and training manuals shall be provided for staff as apart of the training course.
It is proposed that (3) staff members will be involved, and the cost of training allowed for accordingly.
4.15.1 Scope of Tests
Testing of the BMS is described here and elsewhere in this specification. The testing includes full black
building testing as set out previously.
4.15.1.1 Scope of Tests
The purpose of the acceptance tests is to demonstrate that all the equipment supplied operates as specified,
and is adequate in its performance of the anticipated full duty.
An outline of the tests required is given below, but, in any case, testing of the system must comply with
relevant sections of BS ISO/IEC 6592:2000 Guideline for the documentation of computer based application
systems.
The Contractor shall provide full details of the form and extent of the tests he proposes to demonstrate. The
Contractor will also provide samples of the test sheets he proposes to use.
The details in the following paragraphs may be taken to indicate the minimum degree of acceptance trial
necessary.
4.15.1.2 Details of Tests
Tests of the equipment prior to handover, shall include the following minimum requirements:
Functional operation of all sensors, actuators, detectors and transducers to ensure correct and accurate
measurement and operation; in accordance with the manufacturers specification for equipment supplied, and
the relevant clauses of this document.
Demonstration of calibration procedures to ensure that all sensors and detectors operate within acceptable
limits and with the specified accuracy.
Restart test to ensure that temporary mains failure or card removal does not cause degradation in system
operation or loss of calibration in sensors and actuators.
An RF interface tests to ensure that data and software are not corrupted by an agreed level of RF interface.
Failsafe and override checks to demonstrate that all facilities operate as specified.
Checks on system performance relating to the ability to call up logs, alarm reports etc., and likewise to make
corrections to switching times, set points, interlocks and other facilities accessible from the keyboard, all as
detailed in the Contract.
The production of 'dummy run' management reports, data analysis, exception reports and operational
messages.
The production of 'dummy run' alarm messages and a demonstration of the correct routing and application of
these messages to the dedicated line printers.
Deliberate introduction of faults, by agreement, shall demonstrate the systems ability of self-analysis and
alarm condition reporting, as well as the self-diagnostic ability of the system.
Test Equipment - All test equipment, check metres, generators and special software necessary
for the correct demonstration of acceptance tests shall be provided, free of charge, by the
Contractor.

DRAFT BMS SPEC

In addition, real time and accelerated time simulators may be required to adequately demonstrate (by the
introduction of artificial conditions) that routines and programs operate in the manner specified. The
Contractor shall provide all such simulators necessary for the purpose.
Test Documentation
The Contractor is to note that the compilation of accurate and complete records of all tests is regarded as
most important.
The test records must include full details of each test with the results observed. Each test must be detailed on
a separate sheet or sheets, and must include the name of the persons conducting and witnessing the tests,
the time and date, and any other relevant information (such as weather conditions) etc.
Three copies of all test sheets must be prepared and these must be integrated with the 'Maintenance
Documentation and Record Documents'.

+
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
work to figured dimensions only
Drawing Status
Project No
Computer File No
Zone Category Number
Title
Client
Amendments
Description Date Rev By
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checkedby
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checkedby
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checkedby
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checkedby
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checkedby
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checkedby
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designedby
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher Revision
Designed by
Drawnby
Checked by
Date
Scales @A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES
Publisher
Revision
Designed by
Drawn by
Checked by
Date
Scales @ A3
Drawing Status
Project No
Computer File No
Title
Client
Amendments
GENERAL NOTES

Draft BMS Specification for Large Commercial Building

Hochgeladen von

Dokumentinformationen

Originaltitel

Copyright

Verfügbare Formate

Dieses Dokument teilen

Dokument teilen oder einbetten

Freigabeoptionen

Stufen Sie dieses Dokument als nützlich ein?

Sind diese Inhalte unangemessen?

Copyright:

Verfügbare Formate

Draft BMS Specification for Large Commercial Building

Hochgeladen von

Copyright:

Verfügbare Formate

DRAFT BMS SPEC

Das könnte Ihnen auch gefallen