Why intelligent buildings?

Introduction
The term intelligent buildings IS OPEN TO MISINTERPRETATION but it is a fact that building systems are an important factor on building projects. They are no longer simply a technical solution to a particular area of the building process. Many clients and developers understand the commercial advantages intelligent buildings can bring. Large investments are being made in this area by major multinational corporations. Skanska in Sweden, for example, established a Hi-Tech Buildings division. It grew from a standing start to 100 people in just eight months.

Market forces
Buildings and real estate have to be far more efficient, whilst being less expensive to construct. This is coupled with life cycle cost benefits and efficiency of resources. Intelligent buildings provide flexibility and adaptability which can be simply changed to meet the increasing business and legislative demands. The main losers are waste, inefficiency, and out-dated attitudes.

History
Technology issues seemed to dominate discussions in the 90s. When the bus warswere being waged alongside the proprietary lockin systems. It was unclear which, if any, of the contenders would be the winner. Echelon with its LonWorks made the running in some markets. EIB bus and BacNet gained acceptance and supremacy in others. At the same time in the process control industries there were other

alternative technology communications protocols being advocated such as J-bus, S-bus and so on. It was all interesting for the technical people to argue about. They could agree to disagree forever. This was hardly the thing to get the construction industry, building owners and operators excited. They are not much interested in the technology: they are interested in benefits.

IP based standards
Fortunately convergence came about in the late 90s with integrated voice, data and video over IP. This had an effect on both the process control and building systems markets. Initially IP manifested itself in process control, with the emergence of Industrial Ethernet, and IP enabled field devices such as: sensors; valves and actuators. More recently, the ubiquitous internet and the underlying Ethernet and TCP/IP communications/IP addressing conventions have been adopted in the building systems world by Skanska and others. In the same way that printers, scanners, telephony and other equipment are integrated in the office environment, building systems can be linked together. These include building services systems such as:
o o o o o o o

Fire alarms Intruder alarms Building management systems CCTV Access control Lighting Heating Ventilation and Air Conditioning

Cost perceptions
Buying integrated systems used to incur capital cost penalties. At the same time operating cost savings could be clearly demonstrated. Technology improvements especially in CCTV and Ethernet bandwidth have rationalised costs. More and more products are designed and sold with intelligent components. The result is little reason for capital penalties when adopting an intelligent building philosophy.

Intelligence demanded
In this technological age, existing buildings are having more systems installed to meet the increasingly onerous requirements of:
o o o o o o

Clients Occupiers Facilities managers Governement bodies Legislation Environment and energy costs
The possibility of getting real time performance data from connected and integrated systems allows quantitative measurement both of systems and of the maintenance organisations responsible for availability, reliability and operation. Service level agreements are rapidly becoming the mechanism used for defining contractual arrangements between service provider and client. These are supported and verified by the automatically gathered and processed real time data. With intelligent buildings, both service provider and client can simply measure performance.

Progress
With all progress, though, there are barriers, sceptics, and prejudices. The property and construction industries have more than their fair share of them. Conservatism, vested interests and fragmentation within the industry all conspire against universal acceptance. With the increasing evidence of the benefits Intelligent Buildings can deliver, large and powerful companies are promoting change. Davmark helps clients through the complete process.

intelligent buildings design and building management systems

overview of 'intelligent buildings' and 'intelligent homes' technologies

The field of Intelligent Buildings, Intelligent Homes, Building Management Systems (BMS) encompasses an enormous variety of technologies, across commercial, industrial, institutional and domestic buildings, including energy management systems and building controls. The function of Building Management Systems is central to 'Intelligent Buildings' concepts; its purpose is to control, monitor and optimise building services, eg., lighting; heating; security, CCTV and alarm systems; access control; audio-visual and entertainment systems; ventilation, filtration and climate control, etc.; even

time & attendance control and reporting (notably staff movement and availability). The potential within these concepts and the surrounding technology is vast, and our lives are changing from the effects of Intelligent Buildings developments on our living and working environments. The impact on facilities planning and facilities management is also potentially immense. Any facilities managers considering premises development or site relocation should also consider the opportunities presented by Intelligent Buildings technologies and concepts. This free summary article is contributed by Gary Mills, a leading UK-based expert in the field of Intelligent Buildings, Intelligent Homes, and Building Management Systems. The origins of Intelligent Buildings and Building Management Systems have roots in the industrial sector in the 1970's, from the systems and controls used to automate production processes and to optimise plant performances. The concepts and applications were then adapted, developed and modularised during the 1980's, enabling transferability of the technology and systems to the residential and commercial sectors.
intelligent buildings - control theory

The essence of Building Management Systems and Intelligent Buildings is in the control technologies, which allow integration, automation, and optimisation of all the services and equipment that provide services and manages the environment of the building concerned. Programmable Logic Controllers (PLC's) formed the original basis of the control technologies. Later developments, in commercial and residential applications, were based on 'distributed-intelligence microprocessors'. The use of these technologies allows the optimisation of various site and building services, often yielding significant cost reductions and large energy savings. There are numerous methods by which building services within buildings can be controlled, falling broadly into two method types:

Time based - providing heating or lighting services, etc., only when required, and

Optimiser Parameter based - often utilising a representative aspect of the service, such as temperature for space heating or illuminance for lighting.

heating - time-based control

Time-based controls can be used to turn on and off the heating system (and/or water heating) at pre-selected periods (of the day, of the week, etc). Optimiser Parameters: whatever the conditions, the controls make sure the building reaches the desired temperature when occupancy starts.

heating - optimiser parameter-based (temperature) control examples

Temperature control: protection against freezing or frost protection generally involves running heating system pumps and boilers when external temperature reaches a set level (0C). Compensated systems: will control flow temperature in the heating circuit relative to external temperature. This will give a rise in the circuit flow temperature when outside temperature drops.

Thermostatic radiator valves: these sense space temperature in a room and throttle the flow accordingly through the radiator or convector to which they are fitted. Proportional control: involves switching equipment on and off automatically to regulate output. Other methods can include thermostats, occupancy sensing PIR's (passive infra-red sensors), and manual user control.
lighting control methods

Different control systems exist, again time-based control and optimiser parameter-based where a level of illuminance or particular use of lighting is required.

Zones: lights are switched on corresponding to the use and layout of the lit areas, in order to avoid lighting a large area if only a small part of it needs light. Time control: to switch on and off automatically in each zone to a preset schedule for light use. Passive Infra-Red (PIR) Occupancy sensing: In areas which are occupied intermittently, occupancy sensors can be used to indicate whether or not anybody is present and switch the light on or off accordingly. Light level monitoring: this consists of switching or dimming artificial lighting to maintain a light level measured by a photocell.

building management systems and intelligent buildings - energy savings

Until recent years, energy efficiency has been a relatively low priority and low perceived opportunity to building owners and investors. However, with the dramatic increase and awareness of energy use concerns, and the advances in cost-effective technologies, energy efficiency is fast becoming part of real estate management, facilities management and operations strategy. The

concepts are also now making significant inroads into the domestic residential housebuilding sectors. For lighting, energy savings can be up to 75% of the original circuit load, which represents 5% of the total energy consumption of the residential and commercial sectors. Energy savings potential from water heating, cooling, or hot water production, can be up to 10%, which represents up to 7% of the total energy consumption of the domestic residential and commercial sectors. Experiences from studies in Austria suggest potential heating and cooling energy savings are up to 30% in public buildings. Even allowing for the fact that buildings used in the study may have been those with particularly high energy usage, the figure is an impressive one. (Source: EU2 Analysis and Market Survey for European Building Technologies in Central & Eastern European Countries - GOPA)

building management systems and intelligent buildings environmental and greenhouse gas benefits

Greenhouse gas emission reductions depend on and correlate to reductions in energy use. Intelligent Buildings and Building Management Systems technologies contribute directly to the reduction in energy use, in commercial, industrial, institutional and domestic residential sectors. In short, Intelligent Buildings and suitably applied Building Management Systems are good for the environment. Legislation and environmental standards; health and safety regulations; and global trends towards improving indoor air quality standards are all significant drivers of - and provide a continuous endorsement of the need for - Building Management Systems and the Intelligent Buildings technologies.

Government Initiatives around the world are also driving the development and adoption of Building Management Systems technologies. For example the UK Carbon Trust allows Enhanced Capital Allowance (ECA) to be offset against taxation on energy efficient systems, which enables savings of around 30% for all energy-related Building Management Systems and Intelligent Buildings equipment, and the associated installation and design costs.

building management systems and intelligent buildings - market trends

Careful interpretation is required. In the UK, adoption of controls technologies into the new build and major refurbishment sectors is relatively high: Estimates a few years ago of the UK market for Building Management Control Systems for new build and major refurbishment, all sectors, suggest market adoption of (as at 1994 - Source UK1 An Appraisal of UK Energy RTD, ETSU -1994):

Heating controls 70%. Hot water system controls 90%. Air conditioning controls 80%. However according to European Commission as many as 90% of all existing buildings have inapplicable or ineffective controls, many of which require complete refurbishment of control systems. Moreover conventional control systems stop short of automated Intelligent Buildings full capabilities. A significant human element is required for optimal effective operation even if control systems correctly specified and installed. Given typical installations and equipment there is often a difficulty for building occupants (residential) or managers (commercial) to operate them correctly. Usage and correct operation are vital for effective results. Education of users; improved systems-design user-friendliness, and the provision of relevant instructions and information are all critical to enable

theory to translate into practice, and for potential effectiveness and savings to be realised.

building management systems and intelligent buildings - practical benefits

Energy-effective systems balance a building's electric light, daylight and mechanical systems for maximum benefit. Enhanced lighting design is more than an electrical layout. It must consider the needs and schedules of occupants, seasonal and climatic daylight changes, and its impact on the building's mechanical systems.

lighting systems
Adding daylight to a building is one way to achieve an energy-effective design. Natural daylight 'harvesting' can make people happier, healthier, and more productive. And with the reduced need for electric light, a great deal of money can be saved on energy. Nearly every commercial building is a potential energy saving project, where the electric lighting systems can be designed to be dimmed with the availability of daylight. Up to 75% of lighting energy consumption can be saved. In addition, by reducing electric lighting and minimizing solar heat gain, controlled lighting can also reduce a building's air conditioning load.

mechanical systems
The HVAC system and controls, including the distribution system of air into the workspaces, are the mechanical parts of buildings that affect thermal comfort. These systems must work together to provide building comfort. While not usually a part of the aesthetics of a building, they are critical to its operations and occupant satisfaction.

The number one office complaint is that the workplace is too hot. Number two is that it's too cold. Many people cope by adding fans, space heaters, covering up vents, complaining, conducting 'thermostat wars' with their co-workers, or simply leaving the office. Occupants can be driven to distraction trying to adjust the comfort in their space. Improper temperature, humidity, ventilation, and indoor air quality can also have significant impacts on productivity and health. When we are thermally comfortable we work better, shop longer, relax, breathe easier, focus our attention better. In order to provide a comfortable and healthy indoor environment the building mechanical system must:

Provide an acceptable level of temperature and humidity and safe guard against odours and indoor air pollutants. Create a sense of habitability through air movement, ventilation and slight temperature variation. Allow the occupant to control and modify conditions to suit individual preferences.

resistance to building management systems and intelligent buildings technology

"Our buildings are already energy-efficient." (Is the whole building energyefficient, or is the landlord limiting his focus to common areas and gross leased spaces?) "We prefer the equipment with the lowest first cost when fitting out tenant space." (Does the specifier have any idea who will bear the increased operating costs of such a strategy?) "We need a two-year simple payback or less." (Is this still realistic, given that the percentage return on money markets is literally one-tenth what it was 20 years ago?)

"Tenants pay all energy costs, and will get all the savings." (Do tenants really pay all energy or just the energy over a pre-set base year or expense stop?) "We're selling the building." (Should we assume then that lowering the operating expenses and reaping the increased asset value are not important?)

intelligent homes

building management systems for residential applications

With the widespread adoption of digital technologies there will be a profound change in how we communicate with others. Even how, in our homes, we shop for goods and services, receive news, manage our finances, learn about the world, and, conduct business, manage resources, find entertainment, and maintain independence and autonomy as we enter old age. These activities increasingly take place in the home. As our perception of banks, shops, universities, communities, and cities change in response to new technologies, so home building management systems are taking on an extraordinary new importance. As it exists today the home cannot meet these demands or take advantage of new opportunities created by social and technological changes. Most people live in spaces poorly tailored to their needs. Until recently, the majority of homes were wired with little more than the main electrical circuits, a few phone lines, and a few TV cables. Times have changed. Electrical and security system contractors routinely install low voltage communication network cables for a wide range of intelligent home or 'smart home' systems.

Services and equipment that utilise these networks include: security; home theatre and entertainment; telephones, door-phones and intercoms; PC and internet networks; surveillance cameras; driveway vehicle sensors; communicating thermostats; motorized window blinds and curtains; entry systems; and irrigation systems.

smart homes
'Smart home' is an alternative term for an intelligent residential building, or an intelligent home. A few years ago these concepts weer considered futuristic and fanciful. Now they are reality. These terms are now commonly used to define a residence that uses a control system to integrate the residence's various automation systems. Integrating the home systems allows them to communicate with one another through the control system, thereby enabling single button and voice control of the various home systems simultaneously, in pre-programmed scenarios or operating modes. The development of smart home systems focus on how the home and its related technologies, products, and services should evolve to best meet the opportunities and challenges of the future. The possibilities and permutations are endless. Here are some examples:

smart home example scenario 1

A scenario such as 'I'm Home' could be triggered by pressing one button on a key-ring remote-control from your vehicle as you approach the driveway. The control system receives the key-ring remote-control's command. This will then trigger a pre-programmed sequence of functions. For example starting by turning on the lighting in the driveway, garage, hallway, and kitchen. It then disarms the security system, opens the garage door, unlocks the interior

garage entry door, adjusts the heating to a preset temperature, and turns on the whole-house audio system playing your favourite cd, whilst drawing you a bath. The control system is programmed to meet specific user requirements, initiating sequential automatic operation of the home systems, in response to 'one button' commands based on the situation and or time.

smart home example scenario 2

At 7:30am and you awake to the sound of your favourite cd playing in the background; the lights in your bedroom switch on; 'fading up' to allow you to wake up in your own time. The downstairs intruder alarm system is deactivated. In the kitchen the coffee machine turns on to make a drink. The ground floor curtains and blinds open; the towel heater in the bathroom warms the towels. And you haven't even got up yet.

This simple example demonstrates how smart home technology will change people's lives. Designing systems that group together and automate everyday simple tasks, improve quality of life and reduce stress levels. I am grateful to Gary Mills of Fusion Group for providing much of the content in this article. Fusion specialise in the design of intelligent buildings, and living and working environments, which includes design for energy efficiency and climate change considerations. If you are in the UK and interested in receiving a Transparent Building CD-ROM which includes information relating to these subjects please email your enquiry to gary.mills@fusionibs.co.uk, or call: (UK) 08450 204 360.

References

www.eca.gov.uk www.actionenergy.org.uk www.defra.gov.uk www.thecarbontrust.co.uk www.clipsal.com/cis www.europa.eu.int/comm

Intelligent buildings
IAn intelligent building is one in which the building fabric, space, services and information systems can respond in an efficient manner Ask even a school kid, what is meant by an intelligent person and the answer will be at the tip of the tongue; ask an architect or builder what is an intelligent building - you may get a lot of unintelligible gobbledygook. There is no standard engineering or architectural definition, writes Agith G, Editor-in-Chief, The Master builder, in an editorial. It is assumed that an intelligent building is one in which the building fabric, space, services and information systems can respond in an efficient manner to the initial and changing demands of the owner, the occupier and be in harmony with the environment, he says. The concept has been mystified and has been projected as Utopian and unviable in terms of cost. The reality in fact, is contrary to this belief. Intelligent buildings are designed to increase efficiency of lighting, monitoring, safety & security, emergency systems, HVAC, door and window operations, guest registration and many more facets. An intelligent building system concept recognizes that the true cost of the building is not its cost of construction; it must include the operating and maintenance costs over the structures life span. Intelligent buildings yield cost reductions over all these areas by optimizing energy use through automated control, communication and management systems. They also guard against repair costs, employee time, productivity loss, revenue loss and the loss of customers to competitors, he concludes. Ranee Vedamuthu, a Faculty member of the School of Architecture & Planning, Anna University, Chennai gives the first coherent definition attempted by any professional. An intelligent building is in essence one that integrates various systems (such as lighting, heating, air conditioning, voice and data communication and other building functions) to effectively manage resources in a coordinated mode to maximize occupant performance, investment and operating cost,

savings and flexibility. She has traced this definition to the Intelligent Building Research Institute, Washington DC. According to her our buildings are now being affected by three powerful influences: a) The growth of IT. b) Greater expectation and demand for increased quality of the human environment. c) Demand for better building performance, maximum economy of building operations, maintenance, growth and change. But none of this change can be easily accommodated if the structure is inadequate. Or if the cooling system capacity is not capable of adapting to heat gains due to the use of computer or other electronic equipment. One of the key aspects of intelligence continues to be energy efficiency and in this regard location and orientation of the building are important concerns as are the composition of its enveloping elements (roof, exterior walls, fenestration and floor). The manner in which daylight and air is used is also important. However, daylight must be considered from more than an energy efficiency point of view. One must consider the quality of lighting to be provided and its potential impact on video display unit (VDU) visibility. Building & tenant services In one-sense tenant services is a new concept but in another it has been around since the multitenant office building. Computerised monitoring of energy consuming systems through use of stand alone, centralized or remote microprocessor based devices or networks can greatly enhance efficiency and extend the equipment life and help optimize utilization. Even manual building entry and exit logs have been replaced by computerized access control systems. One example of intelligent building is the Sun & Sand Hotel in Pune. When the occupant or guest leaves the room, the removal of the key indicates the exit and all electric gadgets are turned off, while the air condition turns to low. The fact of exit will be available on screen to authorized personnel. In case of fire not only will the firemen know where the fire is raging but which areas have people in danger. For a newly constructed mall in Bangalore the computerized building management system can sense where the maximum footfalls are leading and increase the cooling and ventilation in those areas. Even opening and closing of Venetian shutters or blinds to coordinate with the direction of the sunlight to keep lighting optimum is a possibility. Intelligent design therefore suggests architecture whose enclosures, partitions, lighting, environmental systems, spatial characteristics and qualities can adapt to these dynamic situations. A definition that emerged from an international symposium held in Toronto in May 2003 was, intelligent building combines innovations, technological or not, with skillful management to maximize returns on investments. Automation the key to artificial intelligence has been in vogue from the days when Henry Ford invented the assembly line. Companies like Rockwell have automated vehicle production to deliver customer

specific end products logistically sourcing parts and delivering finished products to a pre-determined programme. In textiles jeans and shirts are being digitally customized to individual measurement combining the advantages of mass production with the savoir of tailor-made perfection. It was only in the building industry that its arrival has been late and lethargic. The main thrust to automation began with the invention of controllers. Siemens, Tata Honeywell and ABB are the worlds largest producers of controllers. Integrated building automation systems Buildings are becoming supporting environments rather than just secure places and their emergence as totally modifiable environments that will change human needs is underlined by their own changeable nature. U Sarath Chandra Kanth is an architect and designer who worked on the India Habitat Centre (IHC) - the earliest example of an intelligent building. In his own words, Intelligent can be anything from Einstein to Frankenstein. He expands further by adding, A building need not be discerned as intelligent merely on the basis of electronic and digital gadgetry, but more on how it revolves around buildings that know what is happening inside and immediately outside, that can decide the most efficient way of providing a convenient, comfortable and productive environment. The IHC is a landmark in several ways - it was constructed as long time ago, and the first phase was ready as early as 1988-89. Joseph Allen Stein the America architect (who is alas no more) along with Doshi and JB Ballabh were the primary architects. Stein is said to have remarked, It does not matter if the building looks twenty years old when completed. What is relevant is that forty years down the line they will still look only twenty years old. His comments gather significance as it was in the context of the material used and the finish of the exterior. The IHC exteriors is so designed that it is cleaned every time it rains. The entire complex has been designed as a moderately dense complex of institutional and office workspace, organized around linked courtyards, protected against both the excesses of tropical sunshine and the disturbing confusion of an urban location at the intersection of two major roads with heavy traffic volumes. The centre contain ample and attractive civic space by means of 1. Integration of sufficient number of plots so that common problems like services, car parking, and meeting facilities can be solved mutually and at less expense than can be achieved individually. 2. Grouping of buildings around climate-tempered courtyards elevated on a plinth over garages so that a pleasant civic space is possible- the whole becoming a semi enclosed, semi atrium like area suitable for a variety of functions - exhibitions, displays and conferences, with a common food court. The system is aided by an open to sky, shaded canopies over large paved courts that provide shade by means of pendant shade casting elements. Such shading reduces energy load on air conditioning and produces a improved climate for people and plant material. Some of the ideas he imbibed from his seniors in the project have come in handy when Sarath Chandra Kanth was asked to design a bungalow for a businessman in Rajapalayam, in Tamil Nadu. The plot was right at the foot of a small hillock that

radiated intense heat during the daytime, especially in summer. Kanth made extensive use of verandahs around the building to protect the walls from direct sunlight and to enhance cooling. The affected rear portion of the house that had to combat the radiated heat from the rocks was built using hollow blocks and is devoid of windows. The door at the rear faces a foil built up to prevent direct radiation. Use of open spaces and ventilators were resorted to ensure plenty of natural air and lighting. Several companies from fire protection to lighting have started manufacturing and supplying products that will integrate in to an intelligent system. For example Wipro lighting has been showcasing its energy saving lighting products like Lightspot presence detection system and Managed Light system for corporate offices and Scene Select System for conference rooms. The tasks that can be efficiently managed by an intelligent building include: power, security, fire alarm, fire fighting, air conditioning, diesel generator, water supply, solar power, solar water heating, access control and lighting. It also helps service engineers to track the maintenance schedule of machinery and equipment. Meanwhile companies like DATS in Chennai have harvested the business opportunities of equipping intelligent buildings. They offer an integrated approach to the planning and implementation of security and fire systems required to secure a premises. Their own office sports features like sensors to detect non-occupation of rooms to switch off lighting and air conditioning and their re staring when people ingress in to the area. Ultimately it is hoped hat there will be a convergence of Green and Intelligent buildings to provide the best solutions for a safe and ambient work or living area.

Intelligent buildings mean many things depending on your perspective and role. The following list is one summary of these attributes. Process Design: Flexibility designed to change; Energy efficient design (LEED); Complete building modeling; Focus on building circulation and Feng Shui and common spaces for networking; Integration with transportation and surrounding community. Construction: Sustainable construction practices; Electronic project documentation; Modeling extended into construction. Operations: Integration of all systems; Remote operations and optimization;

 Tenant portals; After-hours operation; Maintenance management and dispatch; Energy information and management systems; Real-time energy response; Continuous comfort monitoring and feedback. Technology General: Tenant amenities: Concierge; Shopping; Restaurants; Lodging; Parking; Restrooms. Optimized vertical transport. Personal comfort control: Temperature; Humidity; IAQ; Lighting; Acoustic. Networking/Telecom: Common network infrastructure; Structured maintainable cabling; WiFi; VOIP; and Digital signage. Security/Life Safety: Digital video monitoring; Access control and monitoring; Automatic fire suppression; Fire detection and alarm; Egress support (lighting, signage, smoke control, etc.); Contaminant monitoring and containment; Proximate security/guard services. Mechanical: Energy efficient equipment; Thermal storage; Combined heat and power; Controls optimization; Extensive sensing; Energy efficiency; IAQ; Comfort monitoring;

 Internet enabled controls; Enterprise integration; Water and gas metering, sub-metering. Electrical: Energy efficient lighting; Lighting control; Distributed generation; Dual power feeds/emergency power; Power quality monitoring; Sub-metering/billing.

Building automation
Building automation describes the advanced functionality provided by the control system of a building. A building automation system (BAS) is an example of a distributed control system. The control system is a computerized, intelligent network of electronic devices designed to monitor and control the mechanical, electronics, and lighting systems in a building.[1] BAS core functionality keeps the building climate within a specified range, provides lighting based on an occupancy schedule, monitors system performance and device failures, and provides malfunction alarms (via email and/or text notifications) to building engineering/maintenance staff. The BAS functionality reduces building energy and maintenance costs when compared to a non-controlled building. A building

controlled by a BAS is often referred to as an intelligent building or a smart home.

Contents
[hide]

1 Topology 2 Infrastructure o 2.1 Controller o 2.2 Occupancy o 2.3 Lighting o 2.4 Air handlers 2.4.1 Constant volume air-handling units 2.4.2 Variable volume air-handling units 2.4.3 VAV hybrid systems

2.5 Central plant 2.5.1 Chilled water system 2.5.2 Condenser water system 2.5.3 Hot water system o 2.6 Alarms and security 3 Room automation 4 See also o 4.1 Manufacturers o 4.2 Protocols and industry standards 5 References 6 External links
o

Topology[edit]
Most building automation networks consist of a primary and secondary bus which connect high-level controllers (generally specialized for building automation, but may be generic programmable logic controllers) with lower-level controllers, input/output devices and a user interface (also known as a human interface device). The primary and secondary bus can be BACnet, optical fiber, ethernet, ARCNET, RS-232, RS-485 or a wireless network. Most controllers are proprietary. Each company has its own controllers for specific applications. Some are designed with limited controls: for example, a simple

Packaged Roof Top Unit. Others are designed to be flexible. Most have proprietary software that will work with ASHRAE's open protocol BACnet or the open protocol LonTalk. Some newer building automation and lighting control solutions use wireless mesh open standards (such as ZigBee). These systems can provide interoperability, allowing users to mix-and-match devices from different manufacturers, and to provide integration with other compatible building control systems. Inputs and outputs are either analog or digital (some companies say binary). Analog inputs are used to read a variable measurement. Examples are temperature, humidity and pressure sensor which could be thermistor, 4-20 mA, 0-10 volt or platinum resistance thermometer (resistance temperature detector), or wireless sensors. A digital input indicates if a device is turned on or not. Some examples of a digital input would be a 24VDC/AC signal, an air flow switch, or a volta-free relay contact (Dry Contact).

Analog outputs control the speed or position of a device, such as a variable frequency drive, a I-P (current to pneumatics) transducer, or a valve or damper actuator. An example is a hot water valve opening up 25% to maintain a setpoint. Digital outputs are used to open and close relays and switches. An example would be to turn on the parking lot lights when a photocell indicates it is dark outside.

Infrastructure[edit]
Controller[edit]

Various components that make up a building automation system

Controllers are essentially small, purpose-built computers with input and output capabilities. These

controllers come in a range of sizes and capabilities to control devices commonly found in buildings, and to control sub-networks of controllers. Inputs allow a controller to read temperatures, humidity, pressure, current flow, air flow, and other essential factors. The outputs allow the controller to send command and control signals to slave devices, and to other parts of the system. Inputs and outputs can be either digital or analog. Digital outputs are also sometimes called discrete depending on manufacturer. Controllers used for building automation can be grouped in 3 categories. Programmable Logic Controllers (PLCs), System/Network controllers, and Terminal Unit controllers. However an additional device can also exist in order to integrate 3rd party systems (i.e. a stand-alone AC system) into a central Building automation system). PLC's provide the most responsiveness and processing power, but at a unit cost typically 2 to 3 times that of a System/Network controller intended for BAS applications. Terminal Unit controllers are usually the least expensive and least powerful.

PLC's may be used to automate high-end applications such as clean rooms or hospitals where the cost of the controllers is less of a concern. In office buildings, supermarkets, malls, and other common automated buildings the systems will use System/Network controllers rather than PLC's. Most System controllers provide general purpose feedback loops, as well as digital circuits, but lack the millisecond response time that PLC's provide. System/Network controllers may be applied to control one or more mechanical systems such as an Air Handler Unit (AHU), boiler, chiller, etc., or they may supervise a sub-network of controllers. In the diagram above, System/Network controllers are often used in place of PLCs. Terminal Unit controllers usually are suited for control of lighting and/or simpler devices such as a package rooftop unit, heat pump, VAV box, or fan coil, etc. The installer typically selects 1 of the available preprogrammed personalities best suited to the device to be controlled, and does not have to create new control logic.

Occupancy[edit]
Occupancy is one of two or more operating modes for a building automation system. Unoccupied, Morning Warmup, and Night-time Setback are other common modes. Occupancy is usually based on time of day schedules. In Occupancy mode, the BAS aims to provides a comfortable climate and adequate lighting, often with zone-based control so that users on one side of a building have a different thermostat (or a different system, or sub system) than users on the opposite side. A temperature sensor in the zone provides feedback to the controller, so it can deliver heating or cooling as needed. If enabled, Morning Warmup (MWU) mode occurs prior to Occupancy. During Morning Warmup the BAS tries to bring the building to setpoint just in time for Occupancy. The BAS often factors in outdoor conditions and historical experience to optimize MWU. This is also referred to as Optimised Start. An override is a manually initiated command to the BAS. For example, many wall-mounted temperature sensors

will have a push-button that forces the system into Occupancy mode for a set number of minutes. Where present, web interfaces allow users to remotely initiate an override on the BAS. Some buildings rely on occupancy sensors to activate lighting and/or climate conditioning. Given the potential for long lead times before a space becomes sufficiently cool or warm, climate conditioning is not often initiated directly by an occupancy sensor.

Lighting[edit]
Lighting can be turned on, off, or dimmed with a building automation or lighting control system based on time of day, or on occupancy sensor, photosensors and timers.[2] One typical example is to turn the lights in a space on for a half hour since the last motion was sensed. A photocell placed outside a building can sense darkness, and the time of day, and modulate lights in outer offices and the parking lot. Lighting is also a good candidate for Demand response, with many control systems providing the ability to dim (or turn off) lights to take advantage of DR incentives and savings.

In newer buildings, the lighting control is based on the field bus DALI. Lamps with DALI ballasts are fully dimmable. DALI can also detect lamp and ballast failures on DALI luminaires and signals failures.

Air handlers[edit]
Most air handlers mix return and outside air so less temperature/humidity conditioning is needed. This can save money by using less chilled or heated water (not all AHUs use chilled/hot water circuits). Some external air is needed to keep the building's air healthy. To optimize energy efficiency while maintaining healthy indoor air quality (IAQ), demand control (or controlled) ventilation (DCV) adjusts the amount of outside air based on measured levels of occupancy. Analog or digital temperature sensors may be placed in the space or room, the return and supply air ducts, and sometimes the external air. Actuators are placed on the hot and chilled water valves, the outside air and return air dampers. The supply fan (and return if applicable) is started and stopped based on either time of day, temperatures, building pressures or a combination.

Constant volume air-handling units[edit]

The less efficient type of air-handler is a "constant volume air handling unit," or CAV. The fans in CAVs do not have variable-speed controls. Instead, CAVs open and close dampers and water-supply valves to maintain temperatures in the building's spaces. They heat or cool the spaces by opening or closing chilled or hot water valves that feed their internal heat exchangers. Generally one CAV serves several spaces

Variable volume air-handling units[edit]

A more efficient unit is a "variable air volume (VAV) airhandling unit," or VAV.[3] VAVs supply pressurized air to VAV boxes, usually one box per room or area. A VAV air handler can change the pressure to the VAV boxes by changing the speed of a fan or blower with a variable frequency drive or (less efficiently) by moving inlet guide vanes to a fixed-speed fan. The amount of air is determined by the needs of the spaces served by the VAV boxes. Each VAV box supply air to a small space, like an office. Each box has a damper that is opened or closed based on how much heating or cooling is required in its space.

The more boxes are open, the more air is required, and a greater amount of air is supplied by the VAV airhandling unit. Some VAV boxes also have hot water valves and an internal heat exchanger. The valves for hot and cold water are opened or closed based on the heat demand for the spaces it is supplying. These heated VAV boxes are sometimes used on the perimeter only and the interior zones are cooling only. A minimum and maximum CFM must be set on VAV boxes to assure adequate ventilation and proper air balance.

VAV hybrid systems[edit]

Another variation is a hybrid between VAV and CAV systems. In this system, the interior zones operate as in a VAV system. The outer zones differ in that the heating is supplied by a heating fan in a central location usually with a heating coil fed by the building boiler. The heated air is ducted to the exterior dual duct mixing boxes and dampers controlled by the zone thermostat calling for either cooled or heated air as needed.

Central plant[edit]
A central plant is needed to supply the air-handling units with water. It may supply a chilled water system, hot water system and a condenser water system, as well as transformers and auxiliary power unit for emergency power. If well managed, these can often help each other. For example, some plants generate electric power at periods with peak demand, using a gas turbine, and then use the turbine's hot exhaust to heat water or power an absorptive chiller.

Chilled water system[edit]

Chilled water is often used to cool a building's air and equipment. The chilled water system will have chiller(s) and pumps. Analog temperature sensors measure the chilled water supply and return lines. The chiller(s) are sequenced on and off to chill the chilled water supply. A chiller is a refrigeration unit designed to produce cool (chilled) water for space cooling purposes. The chilled water is then circulated to one or more cooling coils located in air handling units, fan-coils, or induction units. Chilled water distribution is not constrained by the 100 foot separation limit that applies to DX systems, thus

chilled water-based cooling systems are typically used in larger buildings. Capacity control in a chilled water system is usually achieved through modulation of water flow through the coils; thus, multiple coils may be served from a single chiller without compromising control of any individual unit. Chillers may operate on either the vapor compression principle or the absorption principle. Vapor compression chillers may utilize reciprocating, centrifugal, screw, or rotary compressor configurations. Reciprocating chillers are commonly used for capacities below 200 tons; centrifugal chillers are normally used to provide higher capacities; rotary and screw chillers are less commonly used, but are not rare. Heat rejection from a chiller may be by way of an air-cooled condenser or a cooling tower (both discussed below). Vapor compression chillers may be bundled with an air-cooled condenser to provide a packaged chiller, which would be installed outside of the building envelope. Vapor compression chillers may also be designed to be installed separate from the condensing unit; normally such a chiller would be installed in an enclosed central plant space. Absorption chillers are designed to be installed separate from the condensing unit.

Condenser water system[edit]

Cooling tower(s) and pumps are used to supply cool condenser water to the chillers. Because the condenser water supply to the chillers has to be constant, variable speed drives are commonly used on the cooling tower fans to control temperature. Proper cooling tower temperature assures the proper refrigerant head pressure in the chiller. The cooling tower set point used depends upon the refrigerant being used. Analog temperature sensors measure the condenser water supply and return lines.

Hot water system[edit]

The hot water system supplies heat to the building's airhandling unit or VAV box heating coils, along with the domestic hot water heating coils (Calorifier). The hot water system will have aboiler(s) and pumps. Analog temperature sensors are placed in the hot water supply and return lines. Some type of mixing valve is usually used to control the heating water loop temperature. The boiler(s) and pumps are sequenced on and off to maintain supply.

Alarms and security[edit]

This section requires expansion. (July
2012)

Many building automation systems have alarm capabilities. If an alarm is detected, it can be programmed to notify someone. Notification can be through a computer, pager, cellular phone, or audible alarm.

Common temperature alarms are: space, supply air, chilled water supply and hot water supply. Differential pressure switches can be placed on the filter to determine if it is dirty. Status alarms are common. If a mechanical device like a pump is requested to start, and the status input indicates it is off. This can indicate a mechanical failure. Some valve actuators have end switches to indicate if the valve has opened or not. Carbon monoxide and carbon dioxide sensors can be used to alarm if levels are too high. Refrigerant sensors can be used to indicate a possible refrigerant leak.

Current sensors can be used to detect low current conditions caused by slipping fan belts, or clogging strainers at pumps.

At sites with several buildings, momentary power failures can cause hundreds or thousands of alarms from equipment that has shut down. Some sites are programmed so that critical alarms are automatically resent at varying intervals. For example, a repeating critical alarm (of an [uninterruptible power supply] in 'by pass') might resound at 10 minutes, 30 minutes, and every 2 to 4 hours thereafter until the alarms are resolved. Security systems can be interlocked to a building automation system. If occupancy sensors are present, they can also be used as burglar alarms. Fire and smoke alarm systems can be hard-wired to override building automation. For example: if the smoke alarm is activated, all the outside air dampers close to prevent air coming into the building, and an exhaust system can isolate

Room automation[edit]
Room automation is a subset of building automation and with a similar purpose, it is the consolidation of one

or more systems under centralized control, though in this case in one room. The most common example of room automation is corporate boardroom, presentation suites, and lecture halls, where the operation of the large number of devices that define the room function (such as videoconferencing equipment, video projectors, lighting control systems, public address systems etc.) would make manual operation of the room very complex. It is common for room automation systems to employ a touchscreen as the primary way of controlling each operation.