Project:Sandbox

EXEED Project Plan

Charlestown is a mixed use development in cdkjchsdkc Dublin 11 comprising of 285 apartments with an 18,800 sq meter shopping centre, underground car parking and roof top gardens. The anchor tenant is Dunnes Stores with a footprint of 7,600 sq meters.  

The mall area consists of an open plan terrace with a 12 meter high roof. Entrances to the Mall area are via double automatic sliding doors. The lobby area of the underground car park has a single set of sliding doors with Air curtains, a travellator joins the car park lobby with the mall floor.

This study looks at all the business areas as shown on the map above. This excludes the Cinema complex which shares a car park with the centre but is not connected to any of the services.

The anchor tenant has declined to share energy bills so outside some comments on heat use, there is not a lot of insight that can be gained.

Give a list here of likely projects

EXEED Project Organisational Chart

Risks and opportunities

Project Constraints, Risks and opportunities. As the site is “live”, a portion of specified installation work will have to be carried out outside business hours, also with using reduced lumens / meter in some areas and potentially lower pumping pressures, there is a risk of negative reaction from the customers and a deficit of heat reaching the upper levels of the apartments.

The most recent reports will be presented to Senior Management during the Management meeting that occurs every two weeks in the Centre. Part of this meeting already looks at the energy efficiency and operational requirements, so it is a good fit with existing practice.
 * The EED Owner is Dan O’Connor. Centre General Manager
 * The EED Expert is Fergus Wheatley of SmartPower.
 * Internal Audit by Michael Jordan – Qualis Control Systems

Risk of the savings not being met.

Risk of overall bill not dropping as much as forecasted.

Opportunities: identification of extra energy savings during the energy balance and later in the M&V.

Identification of energy wastage in the improvement monitoring on the back of the extra metering and reporting as part of the M&V process.

DOCs required a)      requirements for design for energy performance and design for energy management.
 * 1) PEP
 * 2) Energy Balance Study
 * 3) Challenge and analyse report
 * 4) Energy Saving Register.
 * 5) M&V Plan

OBJECTIVE:
 * 1) Achieve BER grade B or higher.
 * 2) EXEED Verified certification
 * 3) Reduce electricity usage by 20%.  4% from DHW pump usage, 16% from Lighting,
 * 4) Reduce heat usage by 6%.  2.3% on Landlord circuit (improvements to hot water heating), 3.7% on improved plant-room insulation
 * 5) Improve reliability of the system.
 * 6) Payback on any project identified in the EXEED process be less than 24 months.
 * 7) Give detail on how much this will cost and what the savings are in EURO.  Audience: Financial Director.
 * 8) EXEED will deliver probably more savings than this.

This project is a retrofit project, so in essence the EXEED process is evaluating the equipment and practices in place in the facility with respect to the service required by a shopping centre (comfortable and bright shopping experience) while maximising the energy efficiency of the facility. Energy performance is compared to year on year and energy is to be managed on an on-going basis with the use of emailed alarms for out of range energy use and monthly reporting.

Baseline Design, over the years drawings have been misplaced and undocumented changes have been made piecemeal. It will be necessary to review site drawings, BMS screens and in some cases trace pipework from the plant rooms to determine the baseline design, however some high level areas are readily apparent; for example there are approximately 500 x twin T8 fittings in the car parks and service corridors which are much less efficient than modern LED replacements. This process will also be used to update and document changes made over the years.

b)      a list of energy efficient design project objectives.

Maintain comfortable and bright shopping experience, while minimising energy costs to the shopping centre which in turn will lead to lower service charges for Retailers. The District heating system should continue to supply Low Pressure Hot Water (LPHW) to tenants in Charlestown apartments. There should be no new health and safety issues brought about by light failures and/or dark areas.

·        Get certified to EXeed managed.

·        2% reduction in external lighting.

·        Objectives to design for energy management

·        Objectives to design for energy performance

·        Put in bit on corporate responsibleity

·        Help with marketing materials. eg. PV on gate.

Put in table on Energy Management Plan, e.g. direct measurement, Asset list & calculations, Engineering calculations.

c)       requirements for energy measurement, monitoring and reporting.

The EED Owner expressed a wish that Charlestown Shopping Centre become EXEED Managed. Indeed many of the practices currently in operation go some way to meeting the requirements but further data-logging and metering around gas and heat and water are required.

Electricity is currently well sub metered and logged once per minute. Heat and gas usage are recorded manually but not logged. As part of the journey to EXEED Verified, heat and gas usage will be upgraded to automatic logging and monthly reporting.

d) project timelines for the delivery of energy efficient design project objectives.

·        Project stage (Gantt Chart dates on below).

·        Initial energy balance

·        Initial concept design

·        Stage 2 application

·        Procurement

·        Implementation

·        Commissioning

·        M&V

·        Exeed certification

·        Project end

Review schedule

Gantt chart to match up with the above. Meetings on before / after

Submission of EXEED Stage 1 – 20th July 2016

Stage 1 Approval – 24th August 2016

Energy Balance Start expected Completion. – 14th September 2016

Energy Saving Register Completion. – 14th September 2016

Challenge and Design – submit evidence. – 14th September 2016

Submission of EXEED Stage 2 – 26th August 2016

Submission of Energy Balance (to date) – 29th August 2016

Submission of Project plan – 30th August 2016

Stage 2 Approval – 13th October 2016 

Implementation of Projects, completed 14th November 2016

·        Residential Car Park – South End – lights  - completed 25th October 2016

·        Residential Car Park – North End – lights - completed 25th October 2016

·        Phase 2 Car Park – lights  - completed 25th October 2016

·        Central Car Park Commercial -  completed 25th October 2016

·        Loading bay – lights - completed 25th October 2016

·        Corridors Mall Level - lights - completed 25th October 2016

·        Car Park Ramp – Advertising Floods - substantially complete 25th October 2016

·        Mall – light Boxes  completed 12th November (2 days ahead of schedule)

·        Hot Water – Toilets Cylinder replacement  - Completed 4th November 2016

·        BMS Code changes - Completed 4th November 2016

·        Addition of extra data-logging (gas and heat) completed 15th November

Energy Savings Register with implementation verified - completed 16th November

Report and Project Review with Qualis - completion due by 14th December

EED Summary Report Submission – completed 17th November

e) an appropriate schedule of design project reviews focused on energy efficient design.

Design reviews already carried out in the workshops between the EED Owner and EED Expert as well as with Fintan Lyons of Kaizen Energy (DHS Operator). Reviews will be on-going and scheduled for every second Thursday at 7:30 am.

Meetings already held;

19th September, 25th September, 6th October, 20th October, 3rd November, 7th November, 17th November

Informal meetings will be held as required.

f) communication requirements between the EED owner, EED expert and the project design team.

Meetings every 2 weeks. The EED expert and the project design team to some extent overlap as the project design team is made up of the EED expert and the contractor selected to carry out the work. Darkin Electrical, Kaizen Energy and DC Controls will make up different parts of the project design team. Although this is not the norm in EXEED, we felt that there was no choice as the small size of the project and the very tight timelines involved suggested this path. However to help the EXEED project be as true to the nature of EXEED as possible, Michael Jordan of Qualis Control Systems will review the process and act as an impartial voice.

Put in org chart

g) a list of interested parties, their relationship to the design project, their relevance to energy efficient design, and communication requirements.

The primary interested parties here are

·        Charlestown Shopping Centre Management Company a not for profit entity.

·        Kaizen Energy who runs the district heating scheme (DHS) on behalf of Charlestown, including all billing and standard maintenance on the DHS.

·        Mason Own & Lyons. Property managers who manage renting and upkeep of facility.

·        CT Patnership (Landlord of units in Charlestown) who own the Shopping Centre Units.

·        Dunnes Stores own their unit.

·        Bovale Development who own the common areas.

·        Retailers who pay for energy used by landlord through service charges.

·        Iris Reit. Owner of 235 Apartments in the Complex.

·        Private Apartment Owners

Energy efficiency is important to all above interested parties as energy costs are passed back through service charges to all of the above. Communications will be as per the chart above, with Mason Own & Lyons (the managing agent) communicating back in turn to the other interested parties.

Org chart

h) varying operating conditions that the project is likely to experience when operating.

The principal variable is the weather. The Mall area in particular suffers from sudden losses in heat under cold winds from the West in particular. This puts significant pressure on the DHS scheme.

·        No. of customers

·        No. of products

·        Management wanting extra lights on.

·        Feedback from retail.

i)       criteria by which significant energy users are determined.

Significant users of energy are identified through electrical sub metering and monthly heat billing from the DHS. In addition this is further supported by a Sankey Diagram.

The SEUS will be selected on the total kWh over the year. Put in table of SEUs here.

Top 10.

The SEUs will be further accessed and energy use calculated as part of the project energy balance.

j)criteria for selecting energy performance opportunities for implementation.

Payback, risk and parties required to sign off on work.

For example changing out the car park lights is a low risk activity with an excellent payback. However adding a variable speed drive to the DHS will require Kaizen Energy to also sign off. Kaizen have indicated that they would only like this work started in late Spring 2017 as if there are mechanical failures and consequential loss of heat to apartments then they are less likely to happen in the middle of winter.

Generally, Projects with a low risk and less than 24 months payback will be approved.

Criteria:

·        Energy performance (energy star)

·        Co-benefits of energy performance

·        Economic viability

·        End user requirement

·        Practicality of implementation

·        Risk

·        Complaince with corporate or legal requirements (e.g. legionella)

·        Risk not achieving the energy efficiency that was designed.

·        What could stop EXEED working correctly. (risk.  Change by management).

·        Withdrawl of funds.

·        Deisgn for energy management: risk management may not want to pay for the meters.

·        Savings not apparent as asset is being used more. (Mall lights!).

·        Challenge SEUs

All opportunities together with decisions on go/no go reasons will be recorded in the energy saving register.

k) criteria for measurement and verification of the energy performance of implemented opportunities.

Sub metering of electricity, heat and gas from calendar months are compared to previous years. Gas and heat use will be compared with a degree day analysis (15.5C base temperature) using Dublin airport historical weather data.

Where appropriate to the standard of IPMVP.

Monthly reporting

l) a procurement and contracting strategy and how they impact on energy efficient design.

Firstly quality (European Made) fittings and experienced contractors will be used to carry out any work identified. It is important from a business point of view that additional maintenance and repair work is not inadvertently created by the use of sub optimal materials.

Contractors with full insurance and experience of safe pass and method statements will also be required.

Contractors with experience in energy saving projects will also be favoured, all the contactors shortlisted to date meet these criteria.

Slide from Derek

Criteria:  energy performance on contract.

Products with Energy Star only will be selected.

Light fittings > 120 Lumens / Watt used.

Pumps – give minimum energy performance – class whatever or at least as good as Grundfos magna range.

m) a list of identified risks and opportunities related to the design project, implemented opportunities and energy performance.  MOST IMPORTANT SELECTION

Risks that energy savings won’t be met.

Opportunities:  Extra savings by adding PIRs etc.

Redesign the targets.

Pull extra savings challenging SEUs

Get in early on equipment selection

Savings from unknown energy wastage identified during energy balance.

Upgrading the automatic doors and installing rain covers will mean that mall comfort is increased and energy reduced. After speaking with management, we estimate 25% savings on heat is possible with these measures. No identified risk (capital support not requested under EXEED program)

Upgrade Roof Vent controls (incl. Rain sensors). Charlestown’s mall roof is made of glass and during warm sunny days the mall becomes very warm due to solar gain. Retail units facing onto the mall have an additional heating load due to strong lights commonly used in Retail. Both of these heating effects puts extra pressure on the local air conditioning units and secondly on the dry air cooler itself. Risk is wet floor and possible health and safety issues if rain sensors do not shut vents on time. Also risk of incorrect controls that will open vents on a cold day and let the heat out of the centre. (capital support not requested under EXEED program)

Replacing the hot water cylinder feeding wash hand basins in the toilets is located in the Southern plant room above the toilets. Unfortunately this is quite a distance away from the main district heating plant room. Furthermore there is a convoluted pipe route taken between the two areas. During the summer months heating water is pumped using a 4 kW pump from the district heating plant room to the water cylinder with no feedback to the pump if the cylinder water is hot enough. A simple timer on the BMS is used. This cylinder is 500 Litres and for legionella suppression reasons the tank should be taken to at least 60C once per day. Unfortunately this means that the system needs to run hotter than is otherwise necessary during the winter months. Risk of water leaks during plumbing work potentially causing problems in service corridors. (implemented under EXEED)

Installation of a single variable speed drive (VSD) on the MCC panel feeding electricity to the DHS pumps, it is possible to implement a low cost solution to save power. A conservative estimate of the new average pumping rate of 80% of the original will lead to 50% electricity savings, or 78,402 kWh. Sign off from the DHS operators is required before this work goes ahead. There is a small risk of mechanical damage to the plant which could leave a large number of families without heating. (capital support not requested under EXEED program). However, significant changes were made to the control of the following pumps; Landlord, retail, dry air, main circulation. This has resulted in savings of about 1/3 of the electrical power used by the DHS.

Upgrade insulation on DHS, Insulation cover are missing on Valves, Meter meters, strainers, heat exchangers and flanges throughout the DHS. No risk. Carried out, savings of the order of 3.7% expected.

Change out lights Car Parks  Landlord Areas & Loading Bay. Replace T8 Fluorescents with LEDs, drop fittings obscured by pipe work to level with bottom of pipe work. Selectively fit only one bulb instead of two into non critical areas. Health and safety risk if lights fail and some areas are left dark. Also business risk if new emergency lights fail. Carried out, electrical savings including residential areas around 16% are expected.

Change out lights Car Parks  Residential Areas

Replace T8 Fluorescents with LEDs, drop fittings obscured by pipe work to level with bottom of pipe work. Selectively fit only one bulb instead of two into non critical areas. Health and safety risk if lights fail and some areas are left dark. Also business risk if new emergency lights fail. Carried out.

Change out Mall lights  (in light boxes), this will enable the halogen up-lighters in the mall to be turned off permanently. Carried out.

n) consideration of any national policies or other mechanisms that could support the viability of energy performance opportunities.

Energy Credits from electricity suppliers will support the energy saving initiatives identified and implemented on this scheme.

Part funded under the SEAI pilot EXEED certification scheme. This project funding has been instrumentat in ensuring the project is implemented in accordance with SI 399

Measurement and Verification

Criteria for measurement and verification of the energy performance of implemented opportunities shall address;

- appropriate accuracy and management of uncertainty

Some energy improvements are really impossible to calculate accurately. For example changing the cylinder for hot water to the toilets will lead to very identifiable electricity savings (from pumping), but other savings such as the heat loss from convoluted piping runs and that the system has to run at higher temperatures purely so that the current cylinder can reach temperatures to kill legionella are much more difficult to quantify. They will become more apparent as meter data is tracked. For the purposes of the EXEED study, conservative numbers are used as they will be the basis for investment.

- transparency and reproducibility of measurement and verification

Gas, heat and electricity are all sub metered. Heat and gas are recorded manually but electrical sub metering is stored on a cloud database. All meters on site are Class 1 or equivalent.

- data management and measurement planning

Electricity sub meters and temperature readings are currently recorded and stored to a cloud database once per minute. Graphs are generated from these readings, email alerts are used for the CHP switching on and off as well as temperatures going out of range. Monthly summaries of the sub metering is produced which is used to divide up service charges.

- competence of measurement and verification practitioner(s)

Currently undertaken by SmartPower, M.D. is a Certified Energy Engineer.

- Impartiality

Internal Audited with external Auditor as per 9.2 I.S. 399 for both EXEED Designed and EXEED Verified. The EXEED Designed process will be internally audited by “Qualis Control Systems” a company who have experience in auditing to ISO 50001. Following the project implementation, monthly reports will be produced by using the existing sub metering present on site, the initial reports will be internally audited by Qualis Control Systems to be EXEED Verified following the methodology outlined in Section 8 of I.S. 399.

- Confidentiality

Data kept within the team.