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It is important for buildings to be designed with end-users in mind. All too often, buildings end up being over-complicated and occupants don't fully understand how to operate them; how to get the best performance from their property; and don't fully appreciate the importance of scheduling proper maintenance of technologies and systems.
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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
01344 465620
