Section q Build Auto Systems - Rev03

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Section QBuilding Automation Systems

Minimum Level Design & Construction Specifications Monash University Revision 03, 2013

TABLE OF CONTENTS

Q1 INTRODUCTION ..................................................................................................................................... 4

Q1.1 THE CURRENT SITUATION ................................................................................................................................ 4

Q1.2 FUTURE DIRECTION:THE BASSTRATEGY............................................................................................................ 4

Q1.3 BASMIGRATION PLANS.................................................................................................................................. 5

Q2 GENERAL BAS REQUIREMENTS .............................................................................................................. 5

Q2.1 SELECTION OF BASSUPPLIER PRODUCT FOR NEW INSTALLATIONS.............................................. .............................. 5

Q2.2 BASTERMINAL INTERFACE .............................................................................................................................. 6

Q2.3 UPGRADE PATH ............................................................................................................................................. 6

Q2.4 POINT SCHEDULE ........................................................................................................................................... 6

Q2.5 BASNETWORKS............................................................................................................................................ 7Q2.6 CRITERIA FOR CONNECTION TO THE BAS ............................................................................................................ 7

Q2.7 ENERGY &WATER CONSERVATION ................................................................................................................... 7

Q2.8 OCCUPANCY DETECTOR REQUIREMENTS............................................................................................................. 8

Q2.9 SAFETY......................................................................................................................................................... 8

Q2.10 TREND LOGGING............................................................................................................................................ 8

Q2.11 BASALARMS ................................................................................................................................................ 8

Q2.12 BACNET OPEN COMMUNICATION PROTOCOL...................................................................................................... 9

Q2.13 TEMPERATURE MONITOR ................................................................................................................................ 9

Q2.14 STATUS MONITOR.......................................................................................................................................... 9

Q2.15 CRITICAL EQUIPMENT ..................................................................................................................................... 9

Q2.16 SET POINT ADJUSTMENTS................................................................................................................................ 9

Q2.17 LIAISON...................................................................................................................................................... 10

Q2.18 LABELLING .................................................................................................................................................. 10

Q2.19 COMMISSIONING ......................................................................................................................................... 10

Q2.20 SYSTEM TUNING .......................................................................................................................................... 10

Q2.21 AS-BUILT DRAWINGS,OPERATING &MAINTENANCE MANUALS........................................................................... 10

Q2.22 SYSTEM HANDOVER...................................................................................................................................... 11

Q2.23 TRAINING ................................................................................................................................................... 11

Q3 HARDWARE REQUIREMENTS ............................................................................................................... 12

Q3.1 INPUT /OUTPUT.......................................................................................................................................... 12

Q3.2 DIRECT DIGITAL CONTROLLERS (DDC) ............................................................................................................. 13

Q3.3 FRONT END AND ASSOCIATED EQUIPMENT ....................................................................................................... 13

Q3.4 TEMPERATURE SENSORS................................................................................................................................ 14

Q3.5 HUMIDITY SENSORS...................................................................................................................................... 14

Q3.6 PRESSURE SWITCHES..................................................................................................................................... 14


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Q3.7 AIR PRESSURE SENSORS................................................................................................................................. 14

Q3.8 DAMPER ACTUATORS.................................................................................................................................... 14

Q3.9 VALVE ACTUATORS....................................................................................................................................... 14Q3.10 CONTROL VALVES......................................................................................................................................... 15

Q3.11 VARIABLE SPEED DRIVES................................................................................................................................ 15

Q3.12 WIRING...................................................................................................................................................... 15

Q3.13 CONNECTION AT THE MECHANICAL SERVICES SWITCHBOARD........................................... ..................................... 15

Q3.14 UNINTERRUPTABLE POWER SUPPLYESSENTIAL SERVICES................................................ ................................... 16

Q4 SOFTWARE REQUIREMENTS ................................................................................................................ 16

Q4.1 CAPABILITIES............................................................................................................................................... 16

Q4.2 USER FRIENDLINESS...................................................................................................................................... 17

Q4.3 GRAPHICAL DISPLAYS.................................................................................................................................... 17

Q4.4 NAMING CONVENTION.................................................................................................................................. 17

Q4.5 DASHBOARD DISPLAYS .................................................................................................................................. 17

Q4.6 COMMUNICATION........................................................................................................................................ 18

Q4.7 REPORTING................................................................................................................................................. 18

Q4.8 AUDIT TRAIL ............................................................................................................................................... 18

Q4.9 USER ACCOUNTS.......................................................................................................................................... 18

Q4.10 TREND LOGGING.......................................................................................................................................... 19

Q4.11 BASALARMS .............................................................................................................................................. 19

Q4.12 BEIMSINTERFACE....................................................................................................................................... 20

Q4.13 UTILITIES MONITORING................................................................................................................................. 20

Q4.14 TIME SYNCHRONISATION ............................................................................................................................... 20

Q4.15 METERING.................................................................................................................................................. 20


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Q1 INTRODUCTION

Q1.1 The Current Situation

Monash University comprises of a number of campuses, the services in the majority of theirbuildings are controlled via a networked, campus wide, Andover Continuum buildingautomation system (BAS).

These systems vary in design, age and function from building to building. The older buildingsgenerally have simple systems, often an upgrade of an older electronic or pneumatic systemused only for the control and monitoring of basic air conditioning systems. The newerbuildings have more sophisticated BAS systems that are integrated into the buildingsinfrastructure, such as providing monitoring and control for lighting, fire systems, powerdistribution, metering, room pressures, laboratory equipment and air conditioning.

All of the BAS systems are linked via a Monash University IT department managed, Ethernet

communications network. The system is accessed via a central server located at the ClaytonCampus in the Central IT Data Centre, and several other BAS licensed terminals locatedaround the campuses. Access is also provided remotely via a web client interface.

The existing BAS systems currently installed across the Universitys building portfolio are ofeither the Schneider Andover Infinity systems with a combination of proprietary or BACnetprotocol. All building systems communicate transparently with the Universitys head endterminal interface for interrogation, alarm handling logging and system programming.

To ensure that uniform system standards are complied with, together with a competitivetendering process for new systems and maintenance of existing, the University has adopteda BAS strategy for all new and existing buildings to be based on the native BACnet protocol.

Q1.2 Future Direction: The BAS Strategy

The Universitys BAS Strategy is founded on there being a single point of access to allcontrols within the building which will provide efficient access for servicing purposes as wellas supporting remote capability from a central building management system. The strategy isunderpinned by a commitment that all systems / devices must comply with the BACnetstandard and have a BTL certification.

Where this document refers to the BACnet standard, it should be understood that it is makingreference to the latest version of ANSI/ASHREA 135 available at that time including availableaddendums.

Furthermore, the University is committed to developing a centralised BAS management andsupport facility that will allow technicians to access any of the Universitys BAS systems froma central location or via secure Internet access.

The following key outcomes are sought from implementing the BAS Strategy:

Centralised, uniform BAS management tools,

remote web-access to BAS systems,

Ethernet communications backbone managed by Monash University IT department,

BACnet based communication protocol at field panel level,

a single point of access to all controls within a building,

Standardised use of BAS / DDC products that support the BACnet protocol that canbe supported by maintenance staff and a preferred panel of BAS services providers,

The capability to integrate to other building functions (i.e. lighting, fire systems, timescheduling, load shedding, gas monitoring and energy/water metering),


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standardised alarm functionality integrated through the BAS (with auto-diallers onlyused for critical alarms as a back-up form of redundancy), and

No obsolete products, devices or systems.

Note: Any VRV or proprietary air conditioning system to be installed should be fitted with aBTL certified, BACnet Standard compliant interface device to support communication with theBAS system.

Q1.3 BAS Migration Plans

The Universitys BAS installations are routinely being upgraded on an ongoing basis asrepair, upgrade and refurbishment works are undertaken by the Facilities and ServicesDivision.

It is essential that any proposed refurbishment/upgrade works that are likely to impact on acurrent BAS installation must be discussed with and approved by the Campus MaintenanceManager prior to any tender submission to ensure that the proposed works will comply withthe Universitys BAS Strategy and will not compromise / conflict with an existing BASinstallation and the relevant buildings BAS migration/upgrade plan. The same applies to thedesign and construction of any new building.

Q2 GENERAL BAS REQUIREMENTS

Q2.1 Selection of BAS supplier product for New Installations

The following criteria are used to categorise new BAS installations and provide correct

product choice in order to comply with the Monash BAS standards and an open BACnetprotocol.

Category 1refers to large BAS installations and can be provided by any one of the Monashapproved BACnet BAS suppliers. Andover Continuum - BACnet, Alerton Envision andTridium Niagara

The proposed installation must be greater than 50% of the existing controls within thebuilding or where the equipment to be controlled is of a nature where it is isolated fromexisting plant and does not need any reference to existing BAS plant within that building.

The proposed installation must be part of a new network level router that is local to thebuilding and must not contain devices from different manufacturers on a common shared

MSTP wired network.

Category 2 refers to small to medium installations where the BACnet protocol is to beadopted.

Where the proposed installation is less than 50% of the existing product within the buildingthe same product manufacturer must be used that is currently in that building, this is toprovide a streamline end user interface without the need to change between more than oneBAS terminal.

The proposed installation can be part of a new or existing network level router that is local tothe building but must not contain devices from different manufacturers on a common shared

MSTP wired network.

Category 3refers to small installations or minor upgrades where an allowance is made forthe contractor to use the same existing infinity product that is currently installed within the


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building. This prevents the need for upgrading to the BACnet protocol and can decrease thecost of a small project. The following criteria for category 3 must be met:

The proposed installation must be less than 10% of the existing BAS control within the

building and must not contain any more than 5 DDC field controllers.All BACnet products must be BTL certified and must have the proven ability to integrate withthe existing BACnet products onsite and with the existing Monash Network Infrastructure.

All BAS products must be installed and engineered on a single assigned server for eachproduct and must be able to serve up graphics, logs and reports standalone over a webinterface without relying on the operation of third party products to achieve this.

This prevents the utilising of existing product resources to achieve features that newproducts may not be able to achieve or deliver stand alone in relation to servinggraphics, logs , reports, alarms and standard BAS features.

The necessary transferring of data between different product vendors is to take place on a

dedicated IP Gateway device which must be installed local to the building and must not usethe resources of existing network controllers and field devices.

To prevent utilising the existing network and product resources to achieve a cheapercost on project delivery.

To prevent conflict all BACnet addressing is to be done in conjunction with the MonashUniversity BAS Administrator.

Q2.2 BAS Terminal Interface

Any system proposed must have the ability to be either seamlessly integrated with theUniversitys Andover Continuum BACnet BAS controllers using the BACnet protocol, or

integrated using a BACnet Standard compliant building management system supervisoryterminal. The BAS must have the ability for multiple users to access the system via a web /LAN based head end without the need for workstation licenses or dongles. At least 6concurrent users should be able to access programming remotely and at least 30 operatorsvia a web interface. The functionality and suppliers technical capability of implementing andmaintaining this interface must be demonstrated and approved by the UniversitysMaintenance Manager before issuing or commencing any work instruction.

Where it is determined by the Monash University Project Manager, Maintenance Manager orBAS Engineer that the project is large enough, additional Workstations / EngineeringTerminals may need to be installed. The number of licences and terminals required for anyproject will be assessed on a case by case basis by the previously mention Monash

University representative before issuing or commencing any work instruction.A royalty free software license should be provided to the University for every project that islarge enough to require a BAS terminal, either fixed or portable. This requirement will beconfirmed by the nominated Monash University Project Manager, Maintenance Manager orBAS Engineer on an individual project basis.

Q2.3 Upgrade Path

Any system proposed must have a guaranteed and proven upgrade path to ensure thatadvances in BAS technology are available well into the future. Any available upgrades to thesystem should be provided free of charge for two years from the date of practical completion.

Q2.4 Point Schedule

For any BAS design, consultants shall provide comprehensive point schedules detailing pointdescriptions, locations, functions, types and any special requirements. Passing thisresponsibility to competing contractors when tendering is not acceptable as it is difficult to


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manage and compare competing submissions and opens the door for interpretation. A typicalpoint schedule is described in the Appendix A.

Q2.5 BAS NetworksAny new BAS installation shall be connected to the Universitys IT network. TheUniversityhas developed a three tier BAS architecture, as follows:

Tier 1: centralised BAS management tools with remote web access capability, this is anEthernet communication network supplied and managed by the Universitys IT departmentvia a single network point in each building;

Tier 2: local Andover Infinity and a BACnet based control and communication protocolbetween devices within the building supplied by the BAS contractor; and,

Tier 3:Localised interfaces to BAS/DDC devices that support BACnet, e.g. A/C units.

For new projects a TCP/IP address will be provided within the building by Monash University

eSolutions for BAS communications connection to the campus network. All additional cablingis the responsibility of the BAS supplier.

If more than one network point is required, the BAS supplier to provide a proposed number ofEthernet ports required from the University network and proposed location.Criteria forConnection to the BAS

The following equipment shall be connected to the BAS as a minimum (where practicable):

Mechanical equipment (chillers, boilers, fans, pumps, VSDs, AHUs, FCUs, VAVs,VRVs, etc.);

Electrical equipment (meters, power factor correction, UPS, etc.);

lighting controls;

building services; and,

Essential safety measures.

Q2.6 Energy & Water Conservation

The BAS shall be capable of implementing Conservation Management programs including:

time programmed start/stop

optimum start/stops

supply air reset economy cycle

lighting control where appropriate

occupancy control

energy calculations

adjustable temperature deadband settings for heating and cooling setpoints insummer and winter

Variable Speed Drives and CO2 sensors where appropriate.

Adjustment of temperature bandwidths based on load and conditions. Optimum plant operation. For example, ventilation to lecture theatres being controlled

on air quality level. Occupancy sensors should be used where appropriate.

load shedding


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Any other monitored points which may assist in producing energy saving or energyconsumption statistics.

water consumption

Gas consumption.

Q2.7 Occupancy Detector Requirements

Spaces not used to a fixed time schedule shall be fitted with approved motion detectors, forexample lecture theatres, teaching spaces, areas of infrequent use. The motion detectorsshould be connected to the buildings BAS system to control lighting and air conditioning inthe affected areas.

Q2.8 Safety

No combination or sequence of operations of the BAS relays shall cause a condition which isunsafe, unhealthy or liable to cause damage to equipment.

Functionality which is essential for safe operation shall be mechanically interlocked. Designconsideration should be given to a controller failure, for example, fire / smoke mode of HVACplant, dampers and fans. Heating hot water (HHW) pumps shall be fitted with mechanicalrun-on timers connected to the boiler status or HHW temperature, rather than relying on thecontrol device to run the pump for a period of time after the boiler stops.

Q2.9 Trend Logging

The BAS system shall use the BACnet standard logging object and have the ability to storelogged data, including all input / output points, in memory on a long-term basis. Trend data

must be easily retrievable for export to an Excel spread sheet.

Each point shall have individual time scales for system reporting. The time scale shall beadjustable in one minute increments. It shall also be possible to register the start/stopsequence of any selected plant using the trend log. The system shall have the facility forprinting out any display log.

Q2.10BAS Alarms

All alarms will be generated by standard BACnet Standard compliant enrolments andnotifications. Alarms shall be generated and report to a specified BACnet Standardcompliant Workstation or Workstations and the alarm messages shall be displayed on

that Workstation or Workstations; simultaneously a SMS and an email shall be generatedwhere an urgent, critical response is required. The BAS shall prioritise alarm groups.Critical areas must have fail-safe alarms in the event of power failure. Text within theEnrolments will clearly define the object in alarm and the purpose of the alarm.

The University is responsible for providing the required information for alarm actionrequests, message descriptions and details for recipients of alarms and messages forcoordination by the contractor for programming. The contractor is responsible for providingand programming alarm signals in coordination with the Universitys nominatedrepresentative.

All BAS products must support BACnet alarming and must be able to integrate alarms into adesignated BACnet alarm viewing device that is currently being used at the time of

installation (Continuum Alarm Viewer).


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Q2.11BACnet Open Communication Protocol

The University has adopted the BACnet standard of communications protocol and any newinstallation must be capable of a full and transparent interface. All configuration files,

bindings, graphics, etc. must be able to be edited or amended by the University or itsappointed BAS Services Provider from the main system BAS terminal or associated webinterface.

No system will be accepted that relies solely on locally connected or proprietary software tointerface with or make system program changes.

Any software, protocols, passwords, dongles and training required to use, change or programthe system must be provided to the University as part of the completed system handover.

Q2.12Temperature Monitor

Space or accessible return air temperature sensors shall be fitted in as many zones as are

independently controlled by the heating/cooling system. In the case where a zone coversseveral rooms, sensors shall be installed in each typical area and the average temperatureshall be used to modulate the heating/cooling valve.

A supply air temperature sensor shall be fitted to any heating/cooling coil to provide the BASwith a status of the plant and equipment.

Q2.13Status Monitor

Status shall be verified. For example, Positive Feedback status of fans, pumps andactuators etc. shall be provided. For example Differential pressure switches, current sensingrelays referencing filter differential pressure, current sensing relays alone are not accepted.

Sufficient statuses shall be provided to the controller to allow the behaviour of the system tobe monitored and diagnosed. If the BAS controls a pump or a fan, it shall monitor the pumpor fan status. If the BAS controls a chiller or a boiler, all other associated parameters such asstatus, alarm, water flow and return temperatures, pump status, etc., shall be monitored.

Fire panel status, indicating emergency shutdown of the plant, shall be provided to thecontroller as a status input.

Q2.14Critical Equipment

Any control of plant and equipment critical to the building operation, e.g. laboratorytemperature and pressure conditions, should be connected directly to the BAS and not relyon a high level interface from third party equipment. Single points of failure shall be negatedby either default conditions or redundant equipment serving critical areas. Third party highlevel interfaces are acceptable for monitoring only.

Q2.15Set Point Adjustments

It is preferable for chiller and boiler operating temperature to be controllable externally via theBAS. This setting shall be provided to the BAS controller, with appropriate safety measuresmechanically incorporated. Where this is not possible, boilers and chillers may be fitted withinternal set points where this is appropriate for the design and safe and efficient operation ofthe device.

Occupants of a space shall not be provided with the facility to vary the set point but system

administrator and maintenance department must have access to setpoints, time schedules,alarm configuration, logging and manual override of outputs. Dual setpoints to be utilisedwhere possible for summer/winter control.


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Q2.16Liaison

The Consulting Engineer shall liaise with the nominated BAS Engineer, Project orMaintenance Manager from the University Facilities and Services Division, on BAS design,

requirements and obtain information on the existing BAS systems before commencing theinitial design phase.

Q2.17Labelling

All items of equipment associated with the BAS shall be suitably identified with traffolytelabels. Control panels, field controllers, VAV boxes, valves, dampers, and sensors shall belabelled with identification that matches the relevant item programmed on the graphicalinterface.

All works shall be adequately documented so that every wire can be subsequently identifiedby wire number, colour code or termination frame location. All wires shall be numberedindividually, multi-core cables shall be terminated according to the standard colour code.

Q2.18Commissioning

The BAS installation shall be commissioned and fully operational at the practical completionstage of the project. Commissioning procedures shall be carried out at the end/fieldequipment device to verify correct operation of equipment. Once completed, all alarms,system operation and interfaces shall be demonstrated fully to the satisfaction of theUniversity.

A commissioning process standard should be followed and proven to have been used, suchas AIRAHs Design Application Manual for Building Management and Control Systems(DA28) or CIBSE Commissioning Code C: Automatic Controls.

Any third party interfaces must be demonstrated to the University BAS Administrator end toend, i.e. from end device though gateway to BAS monitoring terminal to ensure full seamlessintegration with BAS.

All commissioning / test reports are to be included in the Operating and Maintenance Manualand provided to the BAS Administrator, Facilities and Services Division.

Q2.19System Tuning

Once the system is fully operational and building occupied, full system tuning must beconducted to ensure control loops are operating effectively, parameters and setpoints aretuned to improve performance of building ensuring that no hunting is occurring and design

conditions are achieved. All settings and changes are to be documented.

Network tuning must also be provided to ensure that minimal traffic and data transfer acrossIP and MSTP networks is achieved, in order to provide stable communications and preventnetwork interruption across a shared building automation network. This relates to smartprogramming and the correct configuration of points and change of value settings.

Q2.20As-Built Drawings, Operating & Maintenance Manuals

Full programming documentation and system manuals shall be provided, sufficient to allowfull user modification and maintenance of the system.

The Contractor shall provide three (3) suitably bound hard copies and one (1) softcopy of a

comprehensive Operation and Maintenance Manual, covering all aspects of the work of thecontract, at the completion of the work.

As a minimum the manual shall include the following:

Index


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General description of the system.

A complete set of as installed drawings, with a complete and correct drawingschedule.

Complete details of all component parts of the installation. Note: this shall include alist of the manufacturers of all items of equipment and contacts for service andspares.

Operational descriptions and sequencing for all systems and equipment.

Comprehensive circuit / wiring diagrams for all equipment as relevant

Controller point schedules.

List of available spare points by controller.

Communications schematic drawings.

Installation, Operating and Maintenance instructions for all items of equipmentprovided under this contract.

Commissioning reports for all equipment and details of the settings for all suchequipment.

A detailed report on the set up and commissioning of the control systems.

Commissioning and test results for all items.

A set of normal operating and maintenance instructions for the major plant items, inthe form of simple, A4 size, sheets with point by point procedures for normalstarting, stopping and operation of the plant.

Schematic of BAS system showing controllers and the connections to Monash IT network,HLI interfaces for Modbus, lighting control system, 3rd party BACnet devices, connections topaging & SMS, showing alarming to terminals in boiler house and engineering and WEBconnection.

Softcopies of drawings and manuals must be in an editable format, e.g. AutoCAD, Visio,Word, to enable future changes and additions to be incorporated.

Q2.21System Handover

After completion and full system witnessing by the Consulting Engineer a final systemhandover is to be provided to the Monash University nominated representatives. It isexpected that the system will be fully tested and functional at this time so that it is in a state

to be accepted by the University.

If this is not the case the system will not be accepted and a defect list will be created andrectification managed by the Consulting Engineer. The system will not be deemed to becompleted until handed over to the satisfaction of Monash University Facilities and ServicesDivision.

Q2.22Training

The specification shall require the BAS Contractor to instruct relevant University personneland its nominated Contractors in the operation of the system.

Training shall be provided to allow the University staff to perform future alterations andadditions to the system without dependence upon the controls supplier.

A training course shall be conducted on site to enable operators to operate the system on aday to day basis, understand the operation of the system, and perform programmingprocedures including the following:


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View building control parameters such as setpoints, PID settings, time schedules,manual overrides and control strategies.

Select and alter system programs and point settings

Acknowledge and alter alarm settings

Turn on and off controlled points manually

Log trend data

Create reports

Identify and test field equipment including controllers, end devices interfaces andcommunications.

The amount of training and number of attendees to be trained is project specific and shouldbe agreed with the University Facilities and Services Maintenance Manager prior tocompleting and finalising tender documents.

On project completion, a further 1 day (or as appropriate) shall be spent on-site, with specifictraining on the system as installed.

Six months into the Defects Liability Period, or at a time nominated by the University staff, afurther 1 full day on site training shall be provided if and when requested by the University.Such training shall concentrate on higher level functioning and control of the system.

Q3 HARDWARE REQUIREMENTS

Q3.1 Input / Output

All interfacing with control devices shall conform to the following standards: Binary input: voltage-free contact

Binary output: voltage-free contact

Analogue input :

0 - 10V, 0 - 5V,

4 - 20 ma constant current

Current device sensor

Resistance device sensor

Voltage device sensor

Analogue output:

0 - 10V

4-20 ma

Service meters (gas, water, electricity): smart meter for electricity, gas and waterconsumption

Control relays shall operate at 24V AC.

Transformers should be over sized to enable 30% future expansion.

Other interfacing standards are only acceptable in unusual circumstances, where sensorsand devices conforming to the above standards are not available.


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Q3.2 Direct Digital Controllers (DDC)

The field Direct Digital Controllers (DDC) shall support the BACnet communications standardand have BTL certification. Must operate as a completely independent stand-alone unit with

all firmware and software to maintain control on an independent basis.The Controllers shall receive various analogue and digital input signals and consequentlyprovide analogue and digital output signals to perform specific functions. It shall have arange of standard software programs to suit all normal heating, ventilation and air-conditioning control and energy management requirements.

The Plant Controllers shall be enclosed in panels of similar construction to that specified forswitchboards.

The system shall allow various controllers and sub-controllers to be networked and have theflexibility to readily permit modifications and additions of the control functions. Should onecontroller in a network fail, it shall not affect the performance of any others.

A minimum of 10% spare capacity for expansion should be included for each type ofhardware I/O point, at each main controller location and 30% free space within each panelenclosure, i.e. switchboard / panel location not necessarily every VAV and small pointcontroller.

Q3.3 Front End and Associated Equipment

The computer terminal interface shall be a Microsoft Windows compatible PC with currentWindows software and an LCD monitor. The specifications must be confirmed with theProject Manager to ensure adherence to the current Universitys IT and BAS versions andstandards.

The BAS server shall provide access to web pages that shall be accessed locally using aweb browser over anintranet, WAN, etc., with remote access over the Internet.

The BAS software (client and server) shall be an operating system and hardware system thatis able to run on the current and the last version of Windows operating system. The intent ofthe thin-client architecture is to provide the operator(s) complete access to the BAS systemvia a web browser. The thin-client web browser Graphical User Interface (GUI) shall be abrowser and operating system that is capable of supporting Microsoft Explorer and NetscapeNavigator browsers.

No special software, (active-x components or fat java clients) shall be required to be installedon the PCs / PDAs used to access the BAS via a web browser.

The BMS server software must support at least the following server platforms (Microsoft

Windows XP, Windows NT and Windows 7.

The web browser GUI shall provide a completely interactive user interface dependant onadequate password access level and must offer the following functionality as a minimum:

Trending

Scheduling

Real time live Graphic Programs

Tree Navigation

Parameter change of properties

Set point Adjustments

Alarm / Event information

Configuration of operators


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Q3.4 Temperature Sensors

Temperature sensors shall be resistance, voltage or current device types with rangesselected to suit particular applications and, having an error of no more than 0.3C. In critical

temperature controlled environments accuracy should be no more than 0.1C Sensors shall not require regular re-calibration and should be protected in a neat plastic ormetal casing so that access to terminal strips and cabling can easily be achieved by removalof a cover.

Sensors shall not normally be locally adjustable. Where two or more sensors are providedfor one zone, an average signal shall be used. Sensors shall be mounted such that effects ofradiation from heating / cooling sources (e.g. direct sunlight, heat generating equipment,draughts, etc.) are minimised.

Q3.5 Humidity Sensors

Humidity sensors shall be suitable for the location and environment in which they are usedincluding allowance for functions, cleaning, etc. which occur in laboratory applications.

Humidity sensors shall include the following features:

Ultra fast response polymer capacitance type.

Not affected by condensation, fog, high humidity or contaminants.

Accuracy of 3% or better and not require regular re-calibration.

0-5v or 0-10v output signal

Q3.6 Pressure Switches

Pressure switches shall have adjustable switching setpoints to suit the application.

Pressure switches shall be sensitive enough (as low as 20 pa if necessary) to ensure correctmonitoring of small fans.

Q3.7 Air Pressure Sensors

All filters are to have a differential pressure sensor installed with sensing points both sidesand the ability to run a dirty filter report and raise an alarm to maintenance staff.

Pressure sensors shall be selected with a range to suit the application, the mechanicalcontractor to advise of equipment pressure settings, e.g. dirty and clean filter differential

pressures.

Q3.8 Damper Actuators

Damper actuators shall be controlled by an electrical signal, 0-10V DC, capable of operatingthe dampers fully against the system pressure. For critical applications dampers shallincorporate spring return facility so that in the event of power failure, they will fail safe ineither the normally open or normally closed position to suit the application. Mounting shall berigid without distortion during operation. Linkages shall be securely fixed to shafts without therisk of slipping on the shaft. Operation to be confirmed through an algorithm using actuatorinput (0-10V) and downstream change of condition/status.

Q3.9 Valve Actuators

Valve actuators shall have sufficient power to ensure tight sealing against working pressure.Operating voltage shall be 0-10V DC. Valve actuators shall be linear in operation fitted with amanual override such that, in the event of a power failure, manual operation can be achieved.


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Visual indication of the status of each valve shall be provided. Operation to be confirmedthrough an algorithm using actuator input (0-10V) and downstream change ofcondition/status.

Q3.10Control Valves

Control valves shall be two or three way to suit application. Valves must be linear of the equalpercentage type and have a characterised plug. Ball and rotary shoe valves are notacceptable. Operation to be confirmed through an algorithm using actuator input (0-10V) anddownstream change of condition/status.

Q3.11Variable Speed Drives

Variable Speed Drives must be of the HVAC type incorporating fire interlock where requiredand IP 54 enclosure. Approved suppliers are Danfoss and ABB. Any alternatives requireapproval from the University Maintenance Manager.

Q3.12Wiring

The wiring for data communication between sensors, controllers, valve and damper actuatorsshall be shielded so as not to be susceptible to electrical or magnetic interference.

All works shall be adequately documented so that every wire can be subsequently identifiedby wire number, colour code or termination frame location. All wires shall be numberedindividually, multi-core cables shall be terminated according to the standard colour code.

All MSTP wiring must conform to BACnet standards in relation to termination and shielding.

All MSTP wiring must be installed in accordance with BACnet wiring standards and must notcontain star point segments.

All MSTP network wiring must only contain controllers and field devices of the samemanufacturer, mixing of devices from different manufactures on a single MSTP network is notallowed.

This provides isolation between different manufactured devices on a MSTP networklevel preventing common issues and incompatibilities that sometimes arise betweendifferent vendors.

Q3.13Connection at the Mechanical Services Switchboard

Controls shall be designed so that the equipment will work safely and without risk toUniversity staff or property in the event of a loss of power from the BAS controller.

Control cabling shall be wired to mechanical switchboards and be terminated in terminalstrips provided in each board.

All control wiring for enabling plant shall pass through Auto-Manual-Off switches, mounted onthe Mechanical Services switchboard. These switches shall conform to the University'susage, and shall be provided with indicator lamps as follows:

RED: ALARM, or device in FAULT.

GREEN: Device switched ON (either manually or remotely).

In general, controllers shall be segregated, but close to a Mechanical Services Switchboardwhich shall supply the necessary power to the controllers. Note: all cabling passing througha mechanical services switchboard shall conform to appropriate standards (e.g. 500V


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insulation), but the controller shall be limited to extra low voltages (less than 35V), and datacable shall be rated accordingly.

Demonstrate that the power supply to the controllers is from the same supply as the plant

that it is monitoring.

Q3.14Uninterruptable Power Supply Essential Services

The BAS is to be supported with an uninterruptable power supply (UPS) which must becapable of supporting all memory and clock for a minimum of 200 hours if the controllerpower supply is interrupted.

To prevent serious damage to control equipment from power surges, RFI, electronicallyinduced spikes, etc., suitable protection shall be provided.

Each controller shall have ample on-board RAM AND EPROM memory for program, dataand processing purposes. Volatile memory shall be battery backed and sustained for a

minimum of 48 hours under power loss.Where essential equipment is controlled and alarms monitored by the BAS then theapplicable control system shall be powered from the same essential services supply.

Q4 SOFTWARE REQUIREMENTS

Q4.1 Capabilities

The BAS software shall perform the following functions:

Schedule start/stop

Optimum start/stop

Duty cycling

Automatic temperature control

Maximum demand control

Control mode selection i.e. P, PI or PID

Calculation point

Lighting control

Integration with scheduling programs (where applicable)

Integration with metering devices

Scanning and alarm processing

Alarm functions (via SMS and email)

Load shedding

Temperature set point reset algorithm

Graphics reporting

Trend logging

Global communication (including web functionality and remote access).


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Q4.2 User Friendliness

The BAS software shall be easy to operate and to program. Operators should be able toperform the following operations after a maximum of one day of training:

View building parameters;

Select relevant pages, systems and points;

Acknowledge alarms;

Turn on and off controlled points manually; and,

Log trend data.

Q4.3 Graphical Displays

Where required, Graphics shall be included for ease of system operation. Graphical displaysmust comply with Monash University standards and shall include but will not be limited to:

Chilled water plant

Heating hot water plant

Energy and water consumption data

Tabular information where appropriate

Mechanical schematics

Main Campus Menu to contain Buildings and Remote Sites

Main Building Menu to contain submenus and standard navigation buttons

Separate AHU ,FCU Menu to be easy navigated by level

Floor Plans with room temperatures facing North in direction.

AHU Page graphic to have link to easy reference serving equipment.

AUTO Manual ON OFF sliders.

Graphics Standards including colours, symbols and links as per Monash University standard,examples shown in Appendix B. Approval of format proposed to be obtained by the MonashUniversity BAS Administrator before implementation.

Q4.4 Naming Convention

Points should be identified using the Monash University standard naming convention asfollows

Campus

Building Number / Name

Location / Plant

Point / Device name

Q4.5 Dashboard Displays

If required, the system may need to be engineered using a commissioning dashboard. This isa basic graphic based format displaying values that will be properly labelled any logicallylocated. The purpose of this will be to aid in project commissioning and the building ofgraphics in the chosen University format. The requirement of either graphics or dashboard


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will be to the discretion of the University Maintenance Manager or their appointedrepresentative.

Q4.6 CommunicationAny BAS installed on University properties shall provide user interface functions toresponsible staff via the Universitys computer network. This will allow the relevant staff to:

Program remote controllers from the central BAS control room;

Receive alarm messages, automatically process and convey them to the Facilitiesand Services Division via the University's IT network; and,

View live and historical trend data from the remote stations.

Within each of the particular networks, the controller shall have the ability to broadcast data,to transmit input/output points as global points onto the network for use by other controllers,which are able to capture data for internal processing. If one controller fails, it shall not affectthe other controllers performance.

Q4.7 Reporting

The BAS software shall display live and trend data on demand.

The software shall allow the operator to select points, groups of points, and mechanicalsystems through user friendly graphics functionality.

Reports shall include:

Current set points

Measured values Equipment status,

Metering and logging information

Alarm history

Equipment hours run times

PID parameters

Maintenance instructions

Points disabled or manually overridden

Out of hours operation

The software shall provide graphic pages for all relevant building functions.

Q4.8 Audit Trail

The workstation software shall automatically log and time stamp every operation that a userperforms at a workstation, from logging on and off a workstation to changing a point value,modifying a program, manually overriding an object, viewing a report, modifying a scheduleetc.

Q4.9 User Accounts

The same user accounts shall be used for the browser interface and for the operatorworkstations. Operators should not be forced to have separate passwords. All commandsand user activity through the browser shall be recorded in the systems activity log which canbe later searched and retrieved by user, date or both.


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Q4.10Trend Logging

The BAS shall have the ability to store logged data both locally in the controller, or sent to thenominated SQL database on the Universitys ITS network, including all input/output points,

for a minimum period of two years without manual data handling. Trend data must be easilyretrievable for export to Excel spread sheet. The BACnet Standard approved Logging Objectmust be used for this.

Each point shall have individual time scales for system reporting. The time scale shall beadjustable in one minute increments.

It shall also be possible to register the start/stop sequence of any selected plant using thetrend log, such as: main plant, floor/zone manager, services settings, water temperatures,etc.

Trend logging functions should be easy to query, manipulate trend periods, and adjust fromthe same graphics page.

The system shall have the facility for printing out any display log.During commissioning the following logs should be configured and graphed as a minimum,other points logged as required for project based on system criticality:

Sensors e.g. temperature and humidity15 minute intervals

Change of state of plant e.g. fans, pumps, chillers.

Filter differential pressuremonthly

Energy meters15 minute intervals

Hours run of all main plant - monthly

Q4.11BAS Alarms

Whenever abnormal conditions arise, alarms shall be generated and the alarm messagesshall be displayed on a nominated Workstation / Terminal and have the capability tosimultaneously generate SMS and email messages, as appropriate to the application. Whenan alarm condition is generated, the relevant computer terminals on the system shall beepcontinuously until the alarm is acknowledged or muted.

Alarm signals shall be sorted and printed out at relevant printers with clear action messages.Alarms to be prioritised by their importance, there are four levels of alarms; critical, high,medium and low. These priorities are based on risk, implications of failure and requiredresponse time and rectification times.

Priority 1 Critical, serious implications, instant response time expected. Critical areasmust have fail-safe alarms in the event of power failure. Examples are fire alarm, emergencyeye wash activation, power failure in a building, transfer switch operation, generator running,generator failure, chiller or boiler failure on a building that must have closely controlledtemperatures such as IT the Data Centre, research laboratories and storage. Alarm to besent via SMS to site ESO and appear on ESO alarm page RED.

Priority 2High, very important, could develop into a critical alarm if not rectified within thefour hour response time expected. Must identify fault and take appropriate action to getrectified urgently. Examples Constant temperature rooms, Laboratory equipment , -80Cfreezers, steam supply failure for sterilizer & washer equipment, temperature or humidityissues for animal research areas, room pressures not being maintained (i.e. NANO clean

rooms, DHW temperature failure, central plant failure not defined as critical, sump pump highalarm. Chilled water temperature alarm, condenser water alarm, SMS to ESO and appear onESO alarm page ORANGE.


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Priority 3Medium, important, a five day rectification time expected. Must identify fault andtake appropriate action to get rectified within this time. Examples are main plant failure on anon-critical building such as teaching or administration buildings. Alarm mismatch associatedwith fan run and fan status mismatch. appear on ESO alarm page only BLUE.

Priority 4Low, information only, a fourteen day response time expected. Must identify faultand take appropriate action to get rectified within this time period are dirty filters, fan or pumpfailed where a standby / reserve unit is available and has been initiated. Hours run alarms formaintenance. appear on ESO alarm page only BLACK.

Return to normal GREEN.

Q4.12BEIMS Interface

The BAS must have BEIMS integration capability to create work orders and reportsautomatically based on alarms, run times and any other data that will improve themaintenance of the facility.

The specific requirements for an individual project are to be agreed between theMaintenance Manager, Project Manager and Consulting Engineer prior to finalising tenderdocumentation.

Q4.13Utilities Monitoring

Utility monitoring data must be exported real time to a SQL database so that it can beimported by 3rdparty monitoring software the analysis and monitoring aspects.

Q4.14Time Synchronisation

All BAS and Sub-controllers must have the ability to synchronise with the universitys centralBAS time and should be the same throughout the various campus Building AutomationSystems. This is required for accurate alarming and logging.

Q4.15Metering

Where possible, any newly installed metering will use high level interface and will beconnected at a backbone level to the BAS system. These HLI interfaces shall have an IPaddress nominated by the Universities ITS department.

APPENDIX A: Example of a Typical Point Schedule

Point Description DO DI AI AO HLI COMMENTS

Roof Plant room

HHW SYSTEM

Boiler start/stop 2 Control relays

Boiler status 2 Voltage free contact

Boiler failed alarm 2 From boiler control

HHW pump start/stop 2 Control relays


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HHW pump status 2 Differential pressure switch

HHW by-pass control 1 Motorised valve

HHW flow temperature 2 Immersion temp sensor

HHW return temperature 2 Immersion temp sensor

CCW SYSTEM

Chiller start/stop 2 Control relays

Chiller status 2 Voltage free contact

Chiller fault 2 From chiller control

CHWP start/stop 2 Control relay

CHWP status 2 Differential pressure switch

CHW by-pass control 1 Motorised valve

CHW by-pass flow 1 Water flow meter

CHW flow temperature 2 Immersion temp sensor

CHW return temperature 2 Immersion temp sensor


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CCW SYSTEM

CT fan start/stop 2 Control relay

CT fan status 2 Differential pressure switch

CCWP start/stop 2 Control relay

CCWP status 2 Differential pressure switch

CCW by-pass control 1 Motorised valve

CCW flow temperature 1 Immersion temp sensor

CCW return temp 1 Immersion temp sensor

Roof Plant room

AHUs 1-6

SAF start/stop 6 Control relay

SAF status 6 Differential pressure switch

Fan Speed Control 6 VSD

Supply air temperature 6 Temperature sensor

CHW valve control 6 Motorised valve

HHW valve control 6 Motorised valve

Economy cycle dampercontrol

6 Motorised damper

Filter sensor 6 Differential pressure sensor


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Ground Floor

SPLIT A/C 1- 12


SAF status 12 Voltage free contact

Compressor start/stop 12 Control relay

Compressor failed alarm 12 From control circuit

Reverse cycle heat valve 12 Control relay


Room temperature 12 Temperature sensor

Occupancy sensor 12 Motion detector

Level 1

FCUs


SAF status 5 Differential pressure switch

Room temperature 5 Temperature sensor


CHW valve control 5 Motorised valve

HHW valve control 5 Motorised valve

After hour switch 2 Push button

Occupancy sensor 5 Motion detector


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APPENDIX B: Sample Monash University BAS Graphical Displays


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APPENDIX C: Connection of Building Automation Devices to Monash Network - Process

The following procedures have been created to help streamline the process of connecting buildingautomation devices to the Monash University Network.

As early in the project as possible the contractor is required to supply the project manager with thefollowing information listed on the next page in order to obtain an IP address and configurationbefore connecting any building automation devices to the network.

This information is to be passed onto eSolutions through an IT Service request

After all the information has been supplied the contractor will be supplied with the followinginformation in which they can configure their device before connecting to the network.

Addhost Name:

IP Address:

Gateway Address:

Subnet Mask:

BACnet Device Instance

BACnet MSTP network number

BACnet MSTP device Instance Range

BACnet MSTP device MAC address Range

BBMD configuration

Time Sync Configuration

Device Naming Convention

As part of this process the contractor must also supply the builder or electrical Data contractor withthe correct location of each IP device and a separate network point must be run to each devicekeeping a record of the Wall Port number Patch Panel number and Network switch port.

When installation works are completed, eSolutions can be provided with this information through ITService Desk online in order to configure the network ports to the correct building automation VLAN.

It is preferred that all this information is passed on to Facilities and Services BAS Administrator earlyon in the project to prevent any confusion and possible delay as it can be a lengthy and expensiveprocess to alter IP addressing, network port configuration and BACnet Device addressing.


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Request to Connect Building Automation Device

Connection of Ethernet/IP Building Automation Devices

Project Name: Campus:

Monash

Project

Manager:

Building

Number:

BAS Engineer:

No of IP points

Required

Ethernet/IP Device

Ethernet/IP

Device

Ethernet/IP

Device

Ethernet/IP

Device Ethernet/IP Device

Supplied By

Contractor: example:

Make Alerton

Model BCM-MSTP

Serial 344956

MAC Address 30:D0:34:FF:29

Description of

Device Alerton BCM

Device

Location Plant Room G:04

BACnet Device

(Y/N) YBACnet MSTP

Attached

(Y/N) Y

Network Wall

Port G04

Network

Switch Name CLA-85-RK1

Port Number 4

Supplied by

BAS

administrator:

Add Host

Name CLA-B85_AlertonBCM.fsd

IP Address 130.194.54.21

Subnet Mask 255.255.255.0

Gateway 130.194.54.254

BACnet Device

Name CLA_B85BCM_Dev1085000

BACnet Device

Instance 1085000

BACnet MSTP

Network 1085

BACnet MSTPDevice Range 1085001 to 1085127

Section q Build Auto Systems - Rev03

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