Home' Facility Perspectives : Vol 10 No 4 Contents FACILITY PERSPECTIVES | VOLUME 10 NUMBER 4 43
The office had not undergone significant
refurbishment for many years.
Most of the remaining HVAC system was
original and well past its useful operational
life. The building's HVAC services, which
conditioned 20,400 square metres of net
lettable area (NLA), had a number of limitations,
including no economy cycle on its air-handling
units (AHUs) and pneumatic mixing boxes.
Additionally, it was found that the operation of
pumps and motors was inefficient.
Energy Efficient Office Buildings
In 2013, Knight Frank secured funding
through Sustainability Victoria's Energy
Efficient Office Buildings (EEOB) program
to conduct a retrofit of 114 William Street's
existing building services as part of a wider
The main objective was to reduce the
building's greenhouse gas emissions and
increase its NABERS rating, while providing a
comfortable working environment for tenants.
The Sustainable Solutions team at service
provider Programmed was faced with the
challenge of maximising the environmental
outcomes of the building's retrofit.
Following an energy and NABERS audit,
a wide range of options was considered,
including major plant upgrades that would
deliver a NABERS rating improvement.
The final scope of works included a new
energy metering system (EMS) and the
installation of occupancy sensors to control
common-area lighting throughout the
building. Existing chilled water and heating
hot-water pump motors were replaced with
high-efficiency models. New variable speed
drives (VSDs) were also installed for all
pumps and cooling-tower fans.
An optimisation system was retrospectively
installed to the existing BMS for the chilled-
water plant, with a changeover from a
constant primary-flow system to a variable
The existing chillers were also optimised
on the chilled water and central chilled
water side of things. This included smart
sequencing of chillers so that the staging of
each chiller is matched to the system load for
the highest coefficient of performance.
The project also included a full rebalance
of the fresh-air system; retrocommissioning
of airflow/damper settings for each
air-handling unit; installation of carbon
monoxide (CO) sensors and variable speed
drives (VSD) to control the car park's
ventilation system; and various tuning and
programming enhancements to the BMS.
A building analytics and optimisation
platform was installed to provide fault
and performance reporting of the BMS,
mechanical and electric plant. This
analytics software validates the results
of any improvement actions undertaken,
enabling ongoing performance improvement
reporting. The retrofit project has also
provided the building's owners with a road
map to eventually obtain a high-performing,
Key to the success of this project was the
collaboration between the building owner,
property managers, facilities managers and
'Through the EEOB program, the building
service providers are now working more
collaboratively to fix problems, rather than
working separately and creating more
system inefficiencies. This is a new approach
for the mid-tier sector,' says Darren
Blake, Programmed National Manager --
Although annual energy savings are still to be
verified, early data analysis has shown that
energy consumption has reduced significantly
since the project's completion. In the spring
and summer months, electrical savings have
been greater than 20 per cent, and gas
savings have been greater than 40 per cent.
'The project demonstrates that significant
sustainability improvements can be made to
buildings without major capital expenditure,'
As well as enhancing the building's asset
value, the energy savings generated by
the retrofit are expected to translate into
a significant improvement in its NABERS
Energy rating. Soon after the retrofit, the
building was sold, and the new owners have
committed to the ongoing improvement of
its energy performance.
The owners believe that property investors
have an obligation to limit the environmental
impact of their investments, and that by taking
such actions, owners will ensure that their
buildings remain attractive to tenants in the
future, maintaining value over the long term.
A 12-month monitoring and verification
program is now underway, and this will
provide certainty about the long-term
benefits of the project. This monitoring
period includes monthly stakeholder
meetings, where the client's representatives,
facilities manager Knight Frank and key
technical service providers come together
to workshop and discuss further potential
energy and operational performance
improvements that should be considered.
It is this collaboration that will ensure that
the capital investment made delivers real
energy and maintenance cost savings, while
improving the building's NABERS rating.
'While new controls systems and strategies
deliver effective improvements to performance,
ongoing monitoring and tuning is a necessity
for all buildings. Installed systems need to assist
in identifying any anomalies in performance,
allowing fast and effective tuning activities to
take place,' says Blake.
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