getting technical installations, operations and maintenance
DESCRIPTION
It is important for buildings to be designed with end-users in mind. All too often, buildings end up being over-complicated and occupants don't fully understand how to operate them; how to get the best performance from their property; and don't fully appreciate the importance of scheduling proper maintenance of technologies and systems.TRANSCRIPT
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Getting Technical Installations, Operations and Maintenance
Right
Ian Orme
01344 465620
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2Making buildings better
Getting Technical Installations, Operations and Maintenance Right
• Design Intent– Energy Strategy
• Innovative Systems– Complexity
• Controls– Usability
• Commissioning and handover• Recommendations
– Soft Landings principles
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3Making buildings better
Design Intent
• Energy Strategy– Planning requirements; CSH standards inform targets– Should inform construction methods; materials and systems
selected– Design process should integrate fabric performance;
building services and operation– Controls for heating, hot water and ventilation systems
should be part of the detailed design process– Strategy should be documented to enable communication
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4Making buildings better
Innovative Systems
• Energy assessment can be complex and limited by assessment processes
• Challenging energy targets can drive complexity of systems• Procurement processes may not fully establish capability of
supply chain– Limited way to demonstrate expertise and experience
• Expectation of performance based on component testing rather than system performance
• Documentation of design and integration of systems
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5Making buildings better
System Controls• Accessibility• Usability
– Clarity of purpose– Intuitive switching– Usefulness of labelling and
annotation– Ease of use– Indication of system
response– Degree of fine control
• Check lists for design
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6Making buildings better
Commissioning• Procedures
– Integration of operation of systems• Limited experience in domestic sector, but much greater
experience in the non-domestic sector– Installer experience
• Documentation of processes and results– Requirements for Building Control and As-built SAP
calculations• TSB Building Performance Evaluation findings highlight
difficulties particularly around innovative systems
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7Making buildings better
Handover
• Provide specific instructions, not manufacturers installation guidance
• Guidance provided often too technical and complex• Focus on illustrations and ‘plain English’• Face-to-face demonstrations with follow up visit
– Occupant demonstration of controls use– Training of advisors
• Include guidance on maintenance and energy efficient operation– MVHR filters
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8Making buildings better
Soft Landings Framework
Five stage Process:• Stage 1: Inception and briefing Clarify operational outcomes
in the client’s requirements Stage 2: Design development & construction Review past
experience, agree performance metrics, agree design targets, regularly reality-check
Stage 3: Pre-handover Prepare for occupation, train FM staff, demonstrate control systems, review monitoring strategy of occupants and energy use
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9Making buildings better
Soft Landings Framework
Stage 4: Initial aftercare Support staff in first few weeks of occupation, be resident on site to respond to queries and react to emerging issues
Stage 5: Long term aftercare Monitor, review, fine-tune, and perform periodic feedback studies for up to three years to reach performance targets
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10Making buildings better
Moving Forward• Develop an energy strategy to meet agreed energy
targets• Establish who is responsible for the energy
performance• Consider utilising a Soft Landings approach• Integration of fabric and building services design• Commission systems and document the findings
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11Making buildings better
Moving Forward
• Prepare for handover– Prepare early draft of guidance, review with building
users– Work with occupants, face-to-face plus follow up visits
• Feedback experience
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Getting Technical Installations, Operations and Maintenance
Right
01344 465620