USGBC MGBCE CONFERENCE 2011

1. USGBC MGBCE CONFERENCE 2011 Building Performance Beyond Completion: Lessons Learned for Better Building Design Orla Williams, Buro Happold 14th April 2011

2. Contents • Basic Commissioning • Enhanced Commissioning • Measurement & Verification • Post Occupancy Evaluation • Closing the loop and feeding it all back into design

3. Basic Commissioning & LEED • Basic Commissioning is required for all LEED Version 3 projects under EA prerequisite 1- Fundamental Commissioning of Building Energy Systems • Basic Commissioning also prerequisite for CalGreen 2010 Code • Intent – to verify that the project’s energy-related systems are installed, calibrated and perform according to the owner’s project requirements, basis of design and construction documents

4. Basic Commissioning Requirements • Appointment of commissioning authority (CxA) to lead, review and oversee the completion of the commissioning process activities • Owner must document the project requirements • Design team produces Basis of Design • Develop & incorporate commissioning requirements into construction documents • Develop commissioning plan • Verify installation & performance of systems to be commissioned • Complete a summary commissioning report

5. Minimum Commissioned Systems • Commissioning required for the following installed systems: • Mechanical and passive Heating, ventilation, air conditioning and refrigeration systems and associated controls • Lighting & daylighting controls • Domestic hot water systems • Renewable energy systems

6. Lawrence Berkley National Laboratories Commissioning Survey • Renewable Commissioning is arguably the single-most cost-effective strategy for reducing energy, costs, and greenhouse-gas emissions in buildings today. • Median commissioning costs: $0.30/ft2 and $1.16/ft2 for existing buildings and new construction, respectively (and 0.4% of total construction costs for new buildings). • Median whole-building energy savings: 16% and 13%and median payback times:1.1 and 4.2 years. • Projects with a comprehensive approach to commissioning attained nearly twice the overall median level of savings, and five-times the savings of projects with a constrained approach. • Annual energy-savings potential of $30 billion by the year 2030, and 360 MT CO2-eq emissions reductions.

7. Benefits of Basic Commissioning

8. Enhanced Commissioning • EA Credit 3 under LEED Version 3 – 2 Credits Available • Intent – to begin the commissioning early in the design process and execute additional activities after system performance verification is completed • Enhanced commissioning includes: • Full Operation & Maintenance (O&M) Manuals • Minimum one design review prior to 50% CD by commissioning authority • Review construction contractor submittals, • Ensure that training on systems operation and OMR&R has been provided. • Site review 8-10 months after completion

9. Basic & Enhanced Commissioning

10. Basic & Enhanced Commissioning

11. Benefits of Enhanced Commissioning • More input into design phase of commissioning requirements • Cost to resolve potential commissioning difficulties reduced if caught in design phase • Production of operation and maintenance (O&M) manual helps owner maintain building according to the design intent through out the life of the building

12. Measurement & Verification • EA Credit 5 under LEED Version 3 – 3 points for NC • Intent – to provide for the ongoing accountability of building energy consumption over time

13. What is involved with M&V? • Stage 1 – Metering infrastructure • Additional meters can be provided in design for M&V • Stage 2 – Development of M&V Plan • Documented plan for verification of energy performance • Stage 3 – Post completion implementation • Analysis of 1 year of energy consumption • Development of calibrated energy simulation • Recommendations for optimization

14. M&V Plans • Development of an M&V Plan typically requires the addition of gas sub meters, electrical sub-meters and water sub-meters which may impact design costs for the project. • The building management systems are also typically utilized to provide some energy performance data for the plan. • The development and implementation of an M&V plan is recommended as a means to ensure energy usage (and associated cost) is minimized through the life of the building.

15. Energy Modeling, CxA& M&V Process

16. M&V Single Line Drawings

17. Example - Domestic Hot Water

18. Beyond M&V • M&V provides invaluable information which can be used by facilities staff to improve the efficiency of a building • The most cost efficient way to approach this is during the design phase • By linking the BMS to a Building Dashboard System, the facilities team are given an interface into their systems, to monitor, adjust and refine their system • Greatest post completion energy savings are from continual monitoring and refinement of the building systems

19. Building Dashboard System Proposed Building Dashboards • Recycled Water System • Renewable Energy System • Building Energy Consumption Additional Requirements beyond M&V • Pulsed meter tie in for utility meters requires coordination with Civil • Possible additional electrical sub-metering • Possible additional data sensing of the solar thermal system

20. Building Dashboard Interface - WOW

21. Post Occupancy Evaluation (POE) • First introduced in the 1960’s • The aim of POE is to assess the complete building and its performance in use, taking account of the users’ perspectives • Requires action not just recommendations • Also called soft landings

22. What’s in a POE? • Occupant feedback: • questionnaires, workshops, interviews • Expert panel review / walkthrough • Environmental conditions monitoring • Space analysis • Time utilisation studies • Cost analysis • Sustainability assessment • Technical & architectural reviews

23. Why POE? • Measuring project success and value • Design feedback • Inform the design process and focus expenditure • Proactive building management • Change management and communications

24. PROBE Interviews & Workshops TUSTM JCI IPM POE Methods DEGW CIBSE TM22 EARM BUS Survey ZZA Responsible User Environments Johnson Controls ZZA Survey Ryders Survey CIBSE TM23 Air Leakage Interviews & Workshops JCI Occupancy Evaluation Indoor Climate Space Utilisation Ryders Occupant Evaluation Methodology ABS OLS Expert Walkthrough Time Utilisation Survey SHCA Performance Measurement SHCA WES Workspace Analysis Interviews & Workshops OPN Index OPN Survey Workspace Analysis AMA Workware Interviews & Workshops AMA Questionnaire Storage & Furniture Audit DQI (In-use) IPD WPA BRE Checklist IPD ITOCC AMA SOS AMA Space Analysis OGC FREE BREEAM (pre-evaluation) RICS / IPD TSI Package Technical Cost Space Expert Occupant

25. POE Surveys • Temperature • Ventilation / air quality • Lighting • Privacy • Noise • Desk space • Storage • Informal / breakout • Formal meeting • Layout • Productivity / performance • Overall satisfaction • Work patterns / mobility • Most important • Support of work activities • Facilities and amenities • Sustainability • Base build

26. 5 School POE Case Study Location: Liverpool Size: 7900m2 Environmental Specialism, PV, Solar thermal, rainwater recycling. ETFE solar atrium. N Location: Bristol Size: 13000m2 Sports Specialism, lighting controls throughout. High level of mechanical plant due to acoustic issues on site Location: Nottingham Size: 7715m2 Specialises in ICT – “most technologically advanced school in the country”, cooling and mechanical servicing. Built prior to BB93 regulations.

27. Buildings - Continued Location: East London Size: 10670m2 Very first Academy, entirely open plan teaching rooms. Open ethos to avoid serious cases of bullying. Business specialism. Built prior to BB93 acoustic regulations. N Location: West London Size: 10529m2 Specialises in sports, second academy to open. Built prior to BB93 acoustic regulations.

28. Headline Energy Figures

29. Energy compared to Benchmarks

30. CO2 Emissions

31. Energy

32. Energy

33. Normalized Electrical Loads 125 kWh/m2 98 kWh/m2 66 kWh/m2

34. Breakdown of Electrical Consumption by End Use

35. Automatic Control versus Manual

36. Classroom Lighting

37. POE Case Study Energy Conclusions • Appropriate controls that default to ‘OFF’ or ‘Low power’ are the main difference between Academies; • Big opportunity to save energy through well daylit classrooms, large circulation spaces and halls with appropriate dimming controls – requires dual aspect and/or roof lights; • Heating demand is reduced through a good decentralised strategy and moderate to good insulation, however carbon emissions are dominated by electricity for most schools; • Demand controlled ventilation with air-quality sensing should be considered; • Decentralised systems for domestic hot water appeared to perform better than a centralised strategy; • Management protocols for reducing wastage from IT and Catering are also vital for a genuinely low carbon school;

38. Closing the Loops • Improving new designs by learning the lessons of existing buildings • Ensure equipment is sized appropriately • Identify opportunities for diversity of systems • Using POE data where there is little design data available

39. Soccer Stadium POE • Stadiums are designed for large irregular peaks • Water storage capacity needs to meet match day peak • Peak only last 2-3 hours and is defined by pre-match, half time and post-match peaks • Requires large infrastructure for short large uses

40. Case study – Using POE from existing stadium into new design

41. New Stadium Water Design • Very little data available on design of water services for stadiums • Wanted to minimize cost of upgrading water main for new stadium • Wanted to use recycled water to minimize potable water requirements • Wanted to use lessons learnt from previous stadium experience for new projects

42. Demand Pattern without potable water reduction measures. Storage Tanks refill to top water level by 07:00 next day Case 1 – Constant Inflow & No Water Reduction Measures Constant Inflow From TW 4l/s Minimum water level in 200m3 tanks 0.5 m Kick Off 17:30

43. Demand Pattern without potable water reduction measures. Case 2 – No Inflow & Water Reduction Measures Reduced Demand Pattern with potable water reduction measures. With improved pre-match water management, 200m3 tanks could cope with capacity match No Inflow From TW Kick Off 17:30

44. Demand Pattern without potable water reduction measures. Case 3 – No Inflow & No Water Reduction Measures Case 3 – No Inflow and No Water Reduction Measures Shows the risk that if potable water reduction measures are not implemented, that in a situation with no incoming supply from Thames Water (for example if the mains failed or burst), that a 200m3 storage tank would probably be empty soon after match kick-off. 200m3 tanks empty soon after match kick-off No Inflow From TW Kick Off 17:30

45. Conclusions & Recommendations • Basic commissioning is a prerequisite of LEED Version 3 • Enhanced Commissioning provides an opportunity to further improve the building performance and future use • Measurement & Verification provides accountability for the ongoing energy use over time • M&V can be used by facilities staff as a tool to refine and optimize the building • POE brings in the human element into commissioning and provides opportunities to resolve in-use issues • Closing the loop – designers need to learn the lessons from completed buildings • Designers need to use the data from existing buildings as a design tool to produce more efficient buildings with less faults in commissioning and use