Traditional solutions to constructing, owning and managing buildings are evolving. The demands for functionality and services by those who occupy buildings are increasing – and the technology exists that can deliver what is required.
Intelligent buildings have been made possible by the use of microprocessors, computers and networks, which monitor and control building systems. Available technologies now provide effective alternatives to traditional approaches. These technologies impact many aspects of building operations including:
* Fire and life safety systems.
* Heating ventilation and airconditioning systems (HVAC).
* Lighting.
* Access control and security systems.
* Elevators and escalators.
* Power and energy.
The increasing costs of building ownership and building operation highlight the need for intelligent building management systems.
With developers and owners better able to manage utilities, staff and building operations, operational costs drop significantly - and each stakeholder can perceive the benefits.
Tenants are the other stakeholders who benefit from properly automated facilities. Improved air quality, self-managed temperature control, on-demand lighting and higher quality security in parking, elevators and common office areas make for happier tenants and employees. The ability to cost-control lighting and HVAC for individual offices becomes extremely attractive, particularly in the situation where office hours vary.
According to Schneider Electric, at the heart of many HVAC applications is the Altivar 61 variable speed drive, which offers a wide range of functions for pump and fan applications in buildings.
The drive complies with many international standards and certifications, and drive parameters can be customised using its display screen and Simply Smart menu and languages. It is robust and offers increased availability due to such maintenance facilities as self-tests and diagnostics. Its user-friendly graphic terminal displays easy-to-read messages and offers auto-tuning and remote monitoring.
In South Africa, current construction practice is to install discrete systems for fire, HVAC, building automation, lighting control and security but this may lead to the owner having to deal with a greater number of independent suppliers and maintenance contractors, with separate suppliers maintaining the various systems. Companies such as Schneider Electric now offer a solutions-based option, installing more than one system and implementing an integration layer that allows building information to flow seamlessly between systems.
The building operator of an intelligent building can enjoy a single interface capable of controlling lighting, security, HVAC, fire and other building systems over one broadband infrastructure that also supports tenants' voice and data communication needs.
An example of this approach would be a building administrator allocating a building location to an employee in a single process that provides access to networks, phones, security and parking. As a result, the employee could find the office automatically lit and heated or cooled after using a personal access card at the point of entry.
The Altivar 61 is easily incorporated into such systems with its I/O cards and inputs for power, temperature and other analog inputs. The ingenuity of its multipump cards enables the creation of owner-specific applications, including sequences and integrated programmes.
The PowerSuite software takes this a step further giving local or remote control to configure and maintain applications. The Transparent Ready technology means being able to manage buildings using Ethernet communications modules and a simple Web browser. Communication cards for the HVAC market include LonWorks, BACnet, Metasys N2 and Apogee FLN. Modbus and CANopen protocols can be incorporated thus reducing cabling.
The ability to measure the use of specific building resources enables individual users to be billed for the resources they consume. An effective energy management system provides lowest cost energy, avoids waste of energy by managing occupied space, and makes efficient use of staff through centralised control and the integration of information from different systems.
HVAC systems and indoor air quality are generally controlled by building automation systems that can:
* Permit individual occupants to adjust workspace temperatures (within prescribed limits).
* Monitor temperatures, and adjust according to a usage profile.
* Adjust indoor air quality based on room occupancy and building standards.
* Adjust humidity, temperature and air flow speeds.
* Use either variable air volume or constant volume air distribution designs. The former allows greater individual control.
HVAC systems also incorporate life safety systems, for example, smoke extraction, stairwell pressurisation and elevator recall.
Energy management should ensure maximum efficiency and lowest operating cost. Opportunities for reducing heat gain in the summer and reducing heat loss in the winter will lower energy costs. Management of energy sources depends on the infrastructure that exists within the building, as well as the costs of each of these energy sources. Intelligent building technologies permitting energy sources to be managed will become even more important considering the predictions of substantial rate hikes by Eskom.
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