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LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
Energy Efficiency Report
ABC Client
28 June 2017
Commercial in Confidence
Version Control
Prepared By Authorised By Date Version Number
Matt Fulford David Legge 25th July 2015 1.0
Building Photo
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
1. Executive Summary
An energy survey of the <Property>, was undertaken by LSI Utility Brokers to support
the drive to reduce energy consumption across the organisation and to support with
compliance to the Energy Saving Opportunities Scheme (ESOS).
This energy audit has been prepared in line with BS EN 16247-1:2012 standards as
outlined in the client approved audit methodology included as part of the overall
ESOS Phase One evidence pack.
The <building description>.
The <building>performs reasonably well against internal and external benchmarks for
gas consumption but not so well for electricity consumption using 34.7% more
electricity but 34.5% less gas than the CIBSE Industry benchmarks would suggest a
similar type and size of building would use. When compared to other <buildings in
client portfolio> it uses 10.2% more electricity but 18.8% less gas.
Our key findings and recommendations have been summarised in the table below
Energy saving
opportunity
Estimated
Annual
Cost
Saving (£)
Estimated
Annual
Energy
Saving
(kWh)
% Energy
Reduction
Estimated
capital
cost (£)
Simple
Payback
(years)
Turn off feature tear
drop lights during
daylight hours
£1,158 11,578 0.76% Nil Immediat
e
Optimise settings on
Dynalite and
installed PIRs
£2,557 25,573 1.68% £500 0.20 years
Controls
Optimisation
£8,120 81,203 5.32% £1,600 0.20 years
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
Install flow restrictors
on taps and showers
£1,376 13,764 0.90% £600 0.44 years
Clean heat rejection
grilles on air
conditioning
condensers
£585 5,850 0.38% £400 0.68 years
Insulate exposed hot
surfaces in plant
rooms
£1,223 12,235 0.80% £1,700 1.39 years
Remove extract air
filters and change
filter specification to
a low loss filter.
£390 38,900 0.26% £600 1.54 years
Change front of
house spots and
downlights to LED
£32,117 321,165 21.04% £52,750 1.64 years
Install SavaWatt
devices on to all
refrigeration units
£590 5,900 0.39% £1,640 2.78 years
Install PIR motion
sensors to BoH
lighting
£786 7,862 0.52% £2,400 3.05 years
.
Based on electricity price of 10p/kWh and a gas price of 2.5p/kWh
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
2. Introduction
This report is provided to <client> to form part of the requirements for identifying
energy saving opportunities under ESOS Phase One. As part of the requirements
under ESOS, a representative sample of sites has been chosen to identify the energy
saving opportunities available to the client across their entire estate.
<Client description>.
2.1 Site Details
An energy survey of the <Building and Address>, was completed on the 13th May
2015 by Matt Fulford. Matt is a highly experience energy auditor with over 15 years’
experience in sustainability and energy matters in the built environment. He is a
chartered surveyor with RICS and a member of the Energy Institute and has audited
hundreds of buildings of varying types.
The t<building> opened in 2010 as a newly constructed building. Being only 5 years
old, it is a purpose built venue with good standards of modern construction and has
been well maintained.
The building has an electricity and gas use from direct mains supplies.
Building Ownership Leased
Location Town Centre
Footprint 6,721.5
The <building> opening hours are:
Show Days 0800 - 2300
Dark 0800 - 1800
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
3. Energy Usage Details
3.1 Energy Consumption
The <Building>uses 914,755 kWh/year of electricity a year and 611,742 kWh/yr of gas,
costing the business approximately £106,800 per year in total.
The current electrical data has been taken directly from Stark using the AMR data used
for billing and invoicing purposes. This is a 100% complete set of data for the period of
1/4/14 to 31/3/15 and is considered to be highly accurate. The gas data has also been
taken from Stark on the same basis and is again considered to be highly accurate and
fully complete data.
3.2 Energy Benchmarking
The annual electrical usage has been examined against industry benchmark data for
theatres (which are included under the ‘Entertainment Halls’ category) from CIBSE
TM46:2008, updated 2012.
Size
(m2 GIA)
Annual
Electrical
Usage
(kWh)
Actual
kWh/m2
Benchmark
kWh/m2
Variance
from
Benchmark
Electricity 6,712.5m2 914,755 136.1 101 +34.7%
Thermal
(Gas)
6,712.5m2 611,742 91 139 -34.5%
The benchmark is based on:
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
Usage times: Mainly evenings, some day time use, all days of the week (reference
total 2,856 per year).
Building features: Large assembly and seating areas with associated ticketing, bar and
snack services for performance events with associated dressing
rooms.
Services included: Heating, lighting, cooling of main entertainment spaces and
circulation. Ticketing and snack provision.
All the theatres in the <client porfoilio> has an average consumption of 123.49kWh/m2
electricity and 112.11kWh/m2 for gas. This theatre therefore consumed 10.2% more
electricity than the average <clinet> venue and 18.8% less gas than the
<client>average.
The lower gas consumption is likely to be a factor of the modern construction with the
use of ground source heat pumps and other energy efficiency features. The higher gas
consumption is likely to be a factor of the high lighting loads.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
3.3 Load Breakdown
The main energy consuming plant can be summarized as follows:
Service Description Estimated
Proportion of
Usage
Heating Heating provided from four Water Furnace
Envision ground source heat pumps
supplemented by two 600kW Hoval
UltraGas boilers
34%
Hot Water Provide from two 138 kW indirect
calorifiers served from gas boilers
6%
Cooling Cooling provide from the ground source
heat pumps
8.5%
Lighting Mainly T5 fluorescents and compact
fluorescents throughout back of house.
PAR 38, tear drop CFLs and AR111 spots
front of house
35%
Other Power All PCs, copiers and other office IT
equipment. Power for stage lighting, hover
systems and catering.
16%
Load Breakdown
Heating Hot Water Cooling Lighting Other Power
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
There is a high load from the heating and hot water and in some regard, this is higher
than would be expected given the modern building and use of the ground source heat
pump. There is also a high lighting load (this excludes the stage lighting). By far the
largest contributor to this lighting load is the front of house lighting, particularly the
AR111 foyer spots.
3.4 Energy Metering and Profiling
The electricity meters are located in the
external electrical intake room. They are
Elster A1700 meters. Both have a pulse
output and are fully connected to AMR by
Stark to which the client has full access.
The gas meter is located in the same
vicinity as the electricity meters. It is an
Elster BK-G55 which is fitted with a pulse
block and fully connected to the same accessible Stark AMR system.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
The full AMR provides clear profiling and the profiles for the consumption have been
reviewed. December 2014 profiles are shown below.
There is a base load of just under 20kW, this rises to around 80kW in line with the
occupation patterns. One can see the ‘dark’ days when there are no shows on and
a good shut down on Christmas day indicating a good correlation between
consumption and occupation.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
The gas usage has been reviewed over the same period. This shows a much more
erratic usage with less correlation to occupation.
The gas usage has been further reviewed in June to strip out the heating effect and to
review the hot water profile.
This shows more usage than would be expected for hot water (at around 25% of the
total gas use) with a profile that has little correlation to occupation.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4. Saving Recommendations
Note – all capital cost figures provided are estimates and have been provided based on
previous prices for similar projects, market testing or budgets from suppliers direct.
They do not include any main contractor overheads, if bundled together in such a way,
project management internally or externally, or VAT and the like.
All operational energy savings are estimated using the current energy consumption
data over a 12 month period as detailed in section 3.1. Any changes outside of the
scope of this report may impact the estimated savings.
Savings cannot be assumed to be cumulative.
4.1 Lighting
The main bank of house lighting within the building
is already of a good efficiency standard using T5
fluorescent tubes. There is little merit it converting
this to LED.
The front of house lighting is much more inefficient
in terms of both usage times and lamp type.
Estimates suggest that the front of house lighting
makes up over 80% of the total lighting load in the
building. There are four main fittings. The AR111
quad spots are by far the worst energy user
consuming around 70% of the total buildings
lighting load as they are high energy and left on for long durations. There are also the
teardrop feature lighting fittings, which are left on all the time that the building is open,
even in daylight. As an architecture feature, they provide little functional light. There are
also MR8 halogen downlights in areas such as the WC’s and some PAR38 spots.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
It is reported to be a condition of the lease that the teardrop lights remain on during all
daylight and occupied hours. It would seem perverse that a modern, reputable energy
efficient building, is deemed to have to rely on over 20,000kWh at the cost of £2,000 a
year to make an architectural statement. It is recommended that this requirement is
discussed with the landlord and that they are switched off in daylight hours.
It is further recommended that the other front of house fittings are changed for LED
lamps. On the basis that the on-site teams fit the lamps into the existing fittings, the
payback would be just over 1.5 years, based on the cost of purchasing the LED lamps.
In the case of the AR111 replacement the use of LED has been trialled in a few fittings
successfully.
Recommendations are to replace the inefficient lighting for LED lamps within the
existing fittings as follows:
Area
Current
Light
Recommende
d Light
Capital
Investmen
t (supply
of lamps
only)
Annual
kWh
saving
Annual
Cost
saving
Payback
Front of
House Foyer
areas
AR111
quad
directional
spots
(75W)
Philips Master
LED Spot
AR111 (15W)
£50,000 280,800 £28,080 1.78
years
WC’s and
the like
10W MR8
Low
Voltage
Halogen
spot light
1.5W MR8 LED
downlight
£2,000 15,912 £1,591 1.26
years
Front of
House spots
120W PAR
38 spots
Megaman
15.5W LED
PAR 38
£750 24,453 £2,445 0.31
years
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
To change the above lights would cost £52,750, the annual cost saving would be
£32,116 resulting in a payback of 1.64 years.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4.2 Lighting Control
The majority of the lighting in the building is controlled by PIR
or Philips Dynalite system. The lag to off times appear a little
longer than they need to be, there is potential to trim down
the lights on timing and lux levels.
It is recommended that the Dynalite and PIRs have their
settings reviewed and reduced where possible.
In addition, a number of the back of house corridors and other
areas do not have PIR and are controlled on a simple wall switch. It is recommended
that PIRs are installed in areas which have sporadic use.
4.3 Small Power
The theatre has some office equipment such as copiers and other IT devices which are
used by staff. The large equipment tends to have power-star energy saving technology,
which was seen to be enabled in most cases, but the power saving settings should be
reviewed and put on maximum power save function.
There are a large number of refrigeration devices across the building in the bars and
the main kitchen. The replacement of the fridges for lower energy devices has been
considered in the past across the estate. The fridges within this building are all relatively
modern (5 years old) and therefore the complete replacement of the unit may not be
necessary. Instead, it is recommended to consider the installation of a SavaWatt
(www.savawatt.co.uk/) device to lower their energy consumption.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4.4 Incoming Electricity
There is a 3 phase incoming supply, which has a maximum demand recorded of 304kW.
The incoming voltage was measured at 240.1v. While higher than the nominal 230v and
the optimal 220v the loads on this building does not warrant the installation of voltage
reduction equipment as any significant savings are unlikely to be achieved. It was
reported that the transformer has already been tapped down as the voltage prior to this
was 253v.
There is a 160kW, 200kVA generator installed
within the building, which has full servicing and
load testing carried out on it. In order to gain
some revenue to fund energy saving projects it
may be possible to allow the National grid to use
this installed generation capacity to manage
their peak demands. They would pay for both the
right to use it as an annual fee and additional
costs to cover any actual use. It is recommended
that this possibility is discussed with specialists in this area such as KiWi Power
(http://www.kiwipowered.com/)
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4.5 Heating
The heating to the building is provided by two
Hoval UltraGas (600 D) boilers and a ground
Source Heat Pump system. The plant all
appears to be high efficiency and maintained
and in good working order.
Within the two plant rooms it was noted that
not all the pipework fittings have been
insulated and that there are exposed hot
surfaces which are resulting in excessive heat loss. It is recommended that
flexible insulation jackets and supplied and fitted onto these areas.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4.6 Cooling
The cooling to the building is provided from the ground source heat pump, which has
the capability to heat and cool at the same time.
The system appears to be working well and is suitable for this building.
There are some additional supplementary cooling units
served by split air conditioning units, which are located in
the loading bay together with some of the refrigeration
compressors.
The heat rejection grilles on these units were found to be
clogged with dust and debris which will be having an
adverse impact on the energy performance. It is
recommended that all these grilles are cleaned and the
requirement to do so is included on the six month to annual servicing of these units.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4.7 Hot Water
The hot water is provided from two indirect hot water tanks which are heated from the
main boiler circuit. Given the amount of showers and the like in the changing rooms,
the capacity is appropriate for the building. The taps and the showers were reviewed
and their flow rates were found to be almost double the recommended level with an
8l/min tap flow rate (recommended is 4.6l/min) and a 14l/min shower flow rate
(recommended is 9l/min). This will be resulting in excessive energy being used to heat
the higher hot water volumes that will be running through these. It is recommended
that flow restrictors are installed into the existing taps and showers to bring the flow to
recommended levels.
4.8 Air Handling
There are a number of air handling units in the building which provide conditioned air
into the spaces.
These are fitted with variable speed drives and are of good efficiency.
In order to improve the efficiency further it is recommended that the filters are reviewed.
On some of the air handling units there is a filter on the extract duct. It is usually
unnecessary to filter air from inside the building before it is removed and extracted
outside. It is recommended that the use of these filters is reviewed and the filters
removed.
Instead of using standard filters the use of
low pressure loss filters such as Revo filters
could be made which will allow the fan
speed on the variable speed drives to be
reduced to create the same air flow rates. It
is recommended that the specification of
the filters is revised in time for the next
scheduled filter change.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4.9 Controls
The building has a centralised BMS system which is a TREND IQ3 with a 963
supervisor installed on a computer in the office. This has been reviewed and
significant issues were found within the controls, causing excessive
consumption and will be resulting in the erratic gas profile and base load
electrical consumption. A fully detailed review and optimisation programme is
recommended but the initial review has highlighted a number of points
detailed below.
Time Zones:
Many of the time zones do not match the usage of the building.
The Front of House WC extract runs 24/7 which will be contributing to
the baseload. It is recommended to be reset to 08:00 to 23:00 daily.
The Back of House WC extract currently runs from 06:00 to 18:00 daily
except Sundays when it is off. Given the usage of these areas is likely to
be higher for evening shows it is recommended that this is reset to 14:00
to 23:00 daily. It is interesting to note that it is not run on Sundays yet
there have been no complaints regarding this.
The hot water runs from 06:00 to 22:00 daily but runs all through the
night on Saturday evening/Sunday morning which is reflected in the gas
consumption profiles. Given that there is tank storage, it is
recommended that this is reset to run from 08:00 to 22:30 daily.
Settings:
The occupied dead bands (between heating and cooling) is currently 1
degree. This will lead to a potential for heating and cooling to be
fighting one another and it is recommended to increase this to at least 2
degrees.
The Outside Air Hold off point is currently set at 18 degrees above which
the heating will be turned off. It is recommended this is reduced to 17
degrees
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
The boiler return flow set point is set to 72 degrees and does not seem
to be satisfied. It is recommended that as this is the return set point (not
the flow) it is reduced to 65 degrees.
The hot water tank set point is current 62 degrees and high limit alarms
are sounding as it is going up to 66 degrees in the tank. The reduction in
the boiler return temperature will help to reduce this but the HWS set
point should be reduced to 60 degrees in line with legionella protection
levels.
The entrance area set point is currently 28 degrees which would appear
excessive and should be reduced to 21 to 22 degrees.
Strategy:
There appears to be some fundamental errors in the strategy in two
specific areas of the controls. Without undertaking a detailed review of
the internal strategy diagrams (produced from the System Engineering
Tool (SET) which is only available to the service engineers) it is not
possible to conclude with any definite recommendations however it is
noted that the ground source heat pump operation is not able to cool
and heat at the same time. At the time of the visit it was found to be in
cooling mode with one unit satisfying demand and yet the boilers were
on and firing even through the three other ground source heat pumps
were idle.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
The strategy around the heat recovery within the air handling units also
appears to be incorrect.
At the time of the visit the outside air was 17 deg. The air inside was being
extracted at 21.4 deg. The thermal wheel was running so that it was heating
the intake air yet the calculated
set point for the intake air was 15
deg as the building was wanting
to be cooled. So the intake air
was being warmed by the thermal
wheel and then the cooling coil
was on 100% in order to cool the
air down again. The frost stat in
the AHU seems to be incorrectly
labelled and shown in the wrong
position on the schematics. It ought to be labelled as the intake air stat and
positioned before the thermal wheel on the intake air duct, which is where it is
actually positioned in the system. This temperature should then control the
thermal wheel so that when the building needs to be cooled and the outside
air is cooler that the air being extracted from inside the building the thermal
wheel is bypassed so the hot air is extracted and the intake air goes straight
through the system and therefore does not need to be cooled so much by the
cooling coil.
LSI Energy is a trading name of LSI Independent Utility Brokers Ltd I Telephone 01727 877020 I Company Registration: 4072919
4.10 Building Fabric
The building is only 5 years old. There are good windows and the thermal image of the
building does not highlight any significant areas of concern. No recommendations are
therefore made in respect of the fabric.
4.11Behaviours
The staff energy behaviours within the building appear reasonable and most energy
consuming items are outside of their control, being managed by automated control
systems. Therefore, no further recommendations are made in this regard.