Getting technical installations, operations and maintenance

Getting Technical Installations, Operations and Maintenance

Right

Ian Orme

01344 465620

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

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

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

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

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

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

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

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

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

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

Getting Technical Installations, Operations and Maintenance

Right

ian.orme@bsria.co.uk

01344 465620