Retrofitting a 30 year old Brisbane commercial tower · graced Brisbane’s landscape for 30 years....
Transcript of Retrofitting a 30 year old Brisbane commercial tower · graced Brisbane’s landscape for 30 years....
48 LIGHTING MAGAZINE | June/July 2013 June/July 2013 | LIGHTING MAGAZINE 49
C A S E S T U D Y
INTRODUCTION
Located in the heart of the CBD, the
commercial tower at 215 Adelaide Street has
graced Brisbane’s landscape for 30 years. In
2008 Norman Disney & Young recommended
a plan to improve tenant services and reduce
energy consumption – a plan that would
elevate the energy rating from 2.5 to 5 National
Australian Built Environment Rating System
(NABERS) Stars and go on to claim the Award
for Best Sustainable Development – Existing
Buildings at the 2013 National PCA Award.
A comprehensive building services upgrade
was planned and implemented
in a staged manner that included:
z Building investigation and energy
assessment report;
z Proof of concepts and NABERS thermal
energy modelling;
z Detailed design, tender and NABERS pre-
commitment certification;
z Construction and commissioning; and
z Fine tuning and monitoring.
In early planning, all elements of the
building services were investigated, including:
lighting; lifts, ventilation and air conditioning
(HVAC) and water pumping. Each of the
various improvement options were assessed
in terms of energy savings, benefit to the
NABERS rating, age and condition of the
services and value/risk to tenants. With the
support of detailed calculations including
NABERS thermal energy modelling the
client decided to proceed with a suite
of complimentary building services
improvements which included: chiller plant;
cooling towers; pumps; fan motor variable
speed drives
and a major lighting upgrade.
Of all the options accepted, the lighting
upgrade offered the highest cost per
NABERS point and high tenant risk, since
the works had to be completed within
tenant occupied areas. In an existing
building, the lighting upgrade represents
a key opportunity to deliver a range of
benefits in addition to the obvious energy
savings and energy ratings.
THE EXISTING BUILDING
The general lighting throughout the building
was original, comprising twin 36W tube
recessed troffer luminaires with clip on light-
air boots mounted in a 1-way ceiling grid.
This combination introduced significant risks
with the luminaires effectively supporting
the ceiling tiles along one edge and wholly
supporting the supply air diffusers.
The lighting was originally installed with
a proprietary central lighting control and
wiring system that had been modified over
the 30 years of tenant fit-outs. As a result,
the existing luminaires were installed with
a variety of different plug connections
and tenant control systems. To minimise
construction complexity and operational
risk to the tenants each luminaries was
rewired outside normal operating hours.
By Connan Brown Norman Disney & Young
Retrofitting a 30 year old Brisbane commercial tower
The energy rating was elevated from 2.5 to 5 NABERS Stars following the retrofit at 215 Adelaide Street, Brisbane.
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Each luminaire was calculated to
consume approximately 90W, including
magnetic ballast losses. A building
inspection and initial illuminance
calculations confirmed that an upgrade
to single lamp T8 would be the most
technically feasible option with energy
savings in excess of 50% or 50W per
luminaire.
T5 VS T8 TECHNOLOGY
There is a market perception that
energy efficient lighting needs to utilise
T5 lamp technology and this was a
major cause of debate during lighting
design development. 28W or even 25W
T5 lamps are being used in modern
office buildings to deliver increasingly
lower lighting power consumption. What
is interesting is that much of this energy
improvement is coming from lighting
refractor and reflector technology —
not just the lamp. As a result, single T8
lamps have the potential to compete
with T5 luminaires, depending on the
project specifics of ceiling grid, floor
plate and air diffusion technology. The
physical characteristics of the building
demanded T8 luminaires and detailed
calculations showed equivalent lighting
energy consumption to T5 but with one-
for-one replacement. This result was
critical in establishing the viability of
the lighting upgrade, since one-for-one
replacement allows the work to proceed
without any impact to the layout of
the tenants ceiling services or lighting
control.
NABERS RATING SYSTEM
Under NABERS, lighting energy is
attributed to the tenant and general
office lighting reductions do not
directly impact the NABERS base
building energy rating. Commercial
buildings services system interactions
are complex, however, any energy
saved by the lighting system reduces
the internal heat loads on the HVAC
that directly impacts the NABERS
base building rating.
General office lighting becomes
effectively ‘free heating’ and is
undesirable in Brisbane’s subtropical
climate. However, in cooler climates a
lighting upgrade would increase base
building heating demands and may
even lower the NABERS base building
rating. For this reason thermal energy
modelling can be critical to gauge the
net benefits for any building upgrade
targeting improved energy ratings.
The NABERS thermal energy model
demonstrated that the lighting upgrade
would deliver direct energy savings to
tenants of 1.5 NABERS Tenant energy
stars but only 0.3 Stars benefit to the
NABERS Base Building energy rating.
The energy modelling was also
used to as the technical basis for
NABERS pre-commitment agreement
at a 4.5 Star level. This certification
agreement allowed the building’s
planned future rating to be advertised
to market prior to the works having
being completed and the data
collected.
IMPROVED ELECTRICAL CAPACITY
AND TENANT FLEXIBILITY
In addition to energy and ratings, the
lighting upgrade to open plan office
areas reduced the load on the tenants’
power by 7-9 W/m2. In addition, the
electronic control gear significantly
improved the power factor of the
lighting system, freeing up additional
kVA capacity of up to 13-14 VA/m2.
This significant boost to available
electrical capacity provided excellent
and much improved flexibility to the
building tenants. Buildings of this age
were designed for 5 or possibly 10W/m2
tenant equipment allowance that was
appropriate at the time but much less
that the 15W/m2 expected for premium
and A-Grade Buildings now.
A flow on effect of the reduced
lighting load is freed up cooling capacity
within the building HVAC system, not
only saving energy but also improving
building comfort and tenant flexibility.
EXCELLENT LIGHTING LEVELS AND
UNIFORMITY WITH LOW GLARE
REFRACTORS
The single tube luminaires were
specified with custom reflectors and
Y5 refractors. While critical to achieving
the energy savings target, this solution
ensures excellent lighting uniformity and
appropriate illuminances with low glare.
The Y5 refractors have a very shallow cut
off angle, producing ceiling luminances
and contributing to a sense of lightness in
the space. Tenant feedback indicated good
lighting levels were achieved with a strict
100 hour lamp burn-in policy implemented
in the building. Measurements showed
that the illuminances delivered by the T8
fittings were in line with expectations.
ENERGY COST SAVINGS
Using today’s electricity rates, the whole
building upgrade has saved $460,000 in
annual electricity costs. Put another way, if
the upgrade hadn’t occurred, the tenants
would be paying 65% more for electricity
today compared with that of 2008. The
energy cost saving associated with the
lighting upgrade contributed $100,000 or
more to this saving.
In addition to energy and ratings the lighting upgrade to open plan office areas reduced the load on the tenants’ power board.
The physical characteristics of the building demanded T8 luminaires and detailed calculations showed equivalent lighting energy consumption to T5 but with one-for-one replacement.
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TENANT DISRUPTION DURING
CONSTRUCTION
Tenant disruption was managed through
smart design, effective communication
and well-managed site work. The single
most important factor in limiting tenant
disruption was to provide one-for-one
luminaire replacement; ensuring no impact
on tenant lighting levels, on-floor wiring
or tenant lighting controls. The luminaire
supplier modelled the new on the old to
ensure that they would integrate into the
ceiling system, still providing light-air boot
and ceiling tile support in the 1-way grid.
The building manager provided tenant
presentations on the good reasons for
undertaking the works (saving energy
and reducing greenhouse gases) and
regular updates on the works. The main
contractor and electrical subcontractor
worked closely with building management
and building security to complete work
in strict accordance with a work plan to
I E S C O R P O R A T E M E M B E R S
Domus Lighting Pty Ltd New South Wales Corporate
ECC Lighting + Living Ltd – NSW New South Wales Corporate
Gamma Illumination New South Wales Corporate
Harcroft Lighting – NSW New South Wales Corporate
Jadecross Pty Ltd New South Wales Corporate
JHA Consulting Engineers Pty Ltd New South Wales Corporate
JSB Lighting Pty Ltd New South Wales Corporate
Klik Systems Australia Pty Limited New South Wales Corporate
Lighting Australia Pty Ltd New South Wales Corporate
Opal Lighting Systems New South Wales Corporate
Optic Fibre & LED Lighting Solutions Pty Ltd New South Wales Corporate
Stramac Pty Ltd New South Wales Corporate
Sylvania Lighting Australiasia Pty Ltd – NSW New South Wales Corporate
Total Electrical Connection Pty Ltd New South Wales Corporate
Tridonic Australia Pty Ltd New South Wales Corporate
Vossloh-Schwabe Deutschland GMBH New South Wales Corporate
Walter Wadey @ Co Pty Ltd New South Wales Corporate
Webb Australia Group New South Wales Corporate
York Precision Plastics New South Wales Corporate
Eagle Lighting – Fagerhult New Zealand Corporate
eCubed Building Workshop New Zealand Corporate
Inlite New Zealand Corporate
Klik Systems’s agent – Mark Herring Lighting New Zealand Corporate
Belltronic Lighting Solutions Queensland Corporate
GM Poles Queensland Corporate
Intralux Australia Pty Ltd Queensland Corporate
Klik Systems QLD Queensland Corporate
Lumen8 Architectural Lighting Queensland Corporate
Orca Solar Lighting Pty Ltd Queensland Corporate
Orion Solar Pty Ltd Queensland Corporate
Solus Lighting Solutions Queensland Corporate
Sylvania Lighting Australisia Pty Ltd – QLD Queensland Corporate
Valley Lamps & Lighting Queensland Corporate
Webb Australia Group Queensland Corporate
Eagle Lighting Australia South Australia Corporate
JSB Lighting South Australia Corporate
Klik Systems’s agent – H.I Lighting S.A South Australia Corporate
Sylvania Lighting Australasia Pty Ltd – SA South Australia Corporate
ANL Lighting Australia Pty Ltd Victoria & Tasmania Corporate
Cundall Johnson & Partners Victoria & Tasmania Corporate
ECC Lighting & Living – VIC Victoria & Tasmania Corporate
JSB Lighting Victoria & Tasmania Corporate
Klik Systems’s Agent – Southern Lighting & Distribution Victoria & Tasmania Corporate
Sonic Lighting Victoria & Tasmania Corporate
Sylvania Lighting Australasia Pty Ltd – VIC Victoria & Tasmania Corporate
Tridonic Australia Pty Ltd Victoria & Tasmania Corporate
Webb Australia Group Victoria & Tasmania Corporate
JSB Lighting Western Australia Corporate
Klik Systems’s agent – H.I. Lighting Western Australia Corporate
Metera Lite Western Australia Corporate
Mondoluce Western Australia Corporate
Sylvania Lighting Australasia Pty Ltd – WA Western Australia Corporate
FINANCIAL CORPORATE SPONSORS AS OF JUNE 2013
8600
8102
8100
8101
8103
8000
8300 8301
8400
8401
Available for all the most used COB LEDs:Bridgelux, Citizen, Cree, LG, Tridonic, Seoul, Sharp.
Always evolving to meet the market’s needs.
The product range is now complete.
These products
were developed step
by step with different
COB LED manufacturers,
reflecting our clear a
pproach
with our partn
ers.
8000 Series holders for COB LEDs.
ensure that tenants were pre-warned
of potential disruption. The installation
started only after a dilapidation inspection
and was conducted at night and in the
presence of building security guards. In
addition, drop sheets were used to protect
desks from dust and debris from the
ceiling void and all floors were cleaned
prior to the first arrivals the next day.
BENEFITS TO SOCIETY
According to the Queensland government,
peak demand growth has a cost of
$3.5 million per 1MW, with these
infrastructure costs fuelling rampant
electricity price increases. The upgrade
has reduced the building’s peak demand
by 1.2MVA, with the lighting upgrade
contributing almost 0.35 MVA – a possible
benefit in excess of $1 million to the state
and electricity consumers.
This benefit, in fact, approaches the
cost of the upgrade.
PROJECT CREDITS
z Pramerica – Building Owner
z Norman Disney & Young –
Consulting Engineers, NABERS
& refurbishment specialists
z Jones Lang LaSalle – Building
and Facilities Management
z John Outhwaite & Associates –
Project Management
z Built – Main Contractor
z KLM – Electrical Sub Contractor
z Moonlighting – Lighting
Technology Supplier