SOLUTIONS FOR THE BUILT ENVIRONMENT FACILITY MANAGEMENT
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Achieving sustainability through planned retrofits WORKPLACE DESIGN Diversifying conventional settings and spaces INDOOR CLIMATE Smart controlling solutions for dynamic solar shading CYBER SECURITY Protect your BMS from hackers
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20 | Indoor climate
A
ll solar shading, whether mounted outside,
is no early coordination and we all agree to work together
one of the most energy efficient office buildings in Sweden
out of the building. A vital part of this energy that we refer
inter pane or inside the glass, must be
(maybe even give a bit of the potential deal to somebody
and the measured results on actual building consumption has
to is in the form of daylight. That’s why, when using indoor
motorised so it can be controlled on the
else), the results will most likely be negative. I’m told that
stabilised on approximately 40 kilowatts per hour per square
shading solutions, my advice would be to first choose the type
basis of the changing outdoor climate. I
approximately 90 percent of all new ‘energy smart buildings’
metre per year.
of dynamic solar shading and then choose the glass, so as to
have often met project consultants who
end up underperforming compared to targeted levels. In my
assume that manually controlled solar shadings are moved and adjusted more than 50 percent of the time. Experience and recent research shows something very different.
opinion, the reason for this is lack of early coordination.
create the best possible combination.
U to g-value
For many years now, the U value has been the key standard
Yesterday was all about U value. Today and tomorrow it will
to judge the energy efficiency of glass. However, the present
combined. Often there is a plan to engage a system integrator
be dynamic g-value. In many countries solar shading is still
and the future belong to a new measuring standard – the
Another important aspect is how the different systems are given the responsibility to commission the building system. In
considered an accessory, something you add when the HVAC
g-value. It is the measure of the total amount of energy
based company Estia, has shown that manually controlled
my opinion, based on personal experience, more is not merrier
and glass does not do the job. But it should be considered a
entering the building through a combination of glass and solar
shades are moved on average 1.75 times per week during a year.
in this case. For two reasons mainly – first, solar shading is
necessity from the start. Especially in those markets where the
shading. It has a much higher potential of success as it relates
This means that all pre-calculations on energy made so far
operated in the transparent parts of the façade and affected
shading tradition is to mount inside the glass – countries like
to not only energy and cost savings, but also to human health.
show results that are far too good and are, in fact, unrealistic.
by both daylight and temperature. Instead of controlling it
Australia, India, the UK and the US.
A recent study on live buildings, conducted by Lausanne-
The solar shading industry, today, offers a wide spectrum
by combined algorithms, allow it to act by itself based on the
Using indoor solutions that combine solar shading and
Many European countries have started demanding dynamic g-values in their building regulations. The Building
of smart controlling solutions – everything from smaller,
changing climate conditions and let heating, cooling and light
glass, the gain you potentially harvest from the shading is
Research Establishment Environmental Assessment
plug-and-play solutions to sophisticated devices working on
follow using its own sensors or shared in-data. The one system
dependent upon the quality of the glass used. If you place even
Methodology (BREEAM) is currently looking at how its rating
open protocols like KNX. The packaged solutions often already
that can manage everything is still far from being invented.
the best reflecting shading fabric behind a low E coated glass,
system can be updated. l
include a range of smart functions for both basic energy savings
The other reason is more of legal nature – responsibility.
you can rarely save more than three to five percent of energy.
and security at a cost-effective price. But at the same time there
Both in the construction phase and during future operation, it
But if the same shading is placed behind a clear glass, you can
To find out more about the benefits of dynamic solar shading,
are limitations on future flexibility. An open system such as
will be clear (or clearer) who is responsible for problems such as
expect savings of up to 20 to 40 percent. How?
log on to the official website of European Solar Shading
KNX may initially demand more in terms of time and cost, but
malfunctioning. This will not only save time but also money.
will be more open to cooperate with other vital systems in the building and be more flexible to changes in configuration. The past two years have shown a strong growing interest
Coated glass, normally with a very good U value, is made in a way that it neither lets in heat nor lets it out. Therefore,
Planning for the occupants
the energy you stop with the shading cannot be reflected
Organisation (ES-SO), www.es-so.org. Anders Hall is the international affairs manager of Somfy International.
Solar shading is related to the people occupying the building.
in northern Europe for KNX because of the need to combine
Research has already proven the importance of factors like
functions to reach energy targets. But I also often see examples
view of the outside and control of natural light and glare for
of when a project tends to be ‘over technified’. For instance,
the comfort of people living inside. Another factor is the ability
a small school with 30 to 50 solar shadings on two façades
to satisfy people’s personal needs. For solar shading this
rarely needs KNX control. By using a packaged control
spells a local indoor switch, which has been proven to provide
solution, it can reach up to 80 percent of the potential savings,
customer satisfaction.
plus the system can easily be managed by a janitor. But on a
Soon after Somfy introduced this concept to key clients
10-storey office or hospital, with more than 150 shadings on
in Norway and Sweden in 2007, it became the new standard.
around six façades, it would be a completely different story.
Interestingly, it also proved that people rarely use these
In recent times, larger buildings have started using Internet
switches, as they realise that the automatic shading is moving
Protocol (IP) as the backbone, as it enables a combination of
to save energy. However, for this to work, tenants must be
different systems to cooperate and share data.
well-informed.
Assessment and implementation
project in Gothenburg, Sweden. It was aiming to become the
To optimise harvesting of all the positive potential from
‘Green Build Gold’, in other words, a building that consumes
dynamic solar shading you should always start by asking, and
energy below 75 kilowatts per hour per square metre per year.
answering, some initial questions:
As heating and cooling accounts for a lot of energy in a country
l What type of solar shading would really meet our needs?
like Sweden (with a very cold climate and low sun path),
l Based on energy, safety and security, and user satisfaction,
a decision was made to target a temperature of 22 degrees
In 2008, I was associated with the KV Husvärden building
what functions should we expect to need? l Why are these functions required? Are they ‘need to have’
or, perhaps, ‘nice to have’?
Celsius at all times during office hours. Additionally, a ‘dead zone’ was allowed on plus or minus 2.5 degrees Celsius when occupied before any climate functions started to work.
This is a good starting point to plan the installation. But there
The tenants were not informed of this. The plan worked well
should already be a plan and benchmark set for other systems
and there were very few complaints from occupants about the
like HVAC, light and the eventual system integrators to make
temperature inside the building.
sure that the combined solution is optimised. Here, we enter
There is no scientific explanation for this, but it is most
an area hosting one of the major challenges the different
likely a result of ‘adaptive comfort’ during the time of the year
industries are facing together – coordination.
and how we dress based on the climate.
I believe that cooperation is working together – not working
We must remember that even a single degree accounts for
at the same time. Unfortunately, the latter is still mostly the
a lot of energy consumption in a year, particularly affecting
case. We all do our best to provide smart solutions, but if there
larger buildings with greater occupancy. The project is still
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26 | INDOOR ENVIRONMENT
This is the ‘new normal’ and it embraces challenges such
To position a building in the best possible light, facility
as globalisation, outsourcing, the growing complexity
managers must focus on the following ‘low hanging fruit’:
around technology, competition for talent and virtual teams.
l conduct sample ‘offline’ NABERS IE assessment to
Workspace design is responding with increasingly flexible arrangements such as activity-based working, hot desking and
determine how various spaces in the building currently perform
mobile offices. Working in places of such change, the human
l arrange regular commissioning and calibration audits
body is placed under greater stress than experienced before, as
l ensure filtration is monitored and maintained at its
people struggle to adapt. Other considerations include worker mobility. A 2003 Lincolne Scott survey of 550,000 square metres of Brisbane office space found that, on average, desks were only occupied for 29 hours per week. The same study found that people were hired to work for an average of 40 hours per week, and landlord systems typically operated for 58 hours per week. This means that nearly half of the time unoccupied spaces are being lit and air-conditioned. The challenge for FM is how to best describe and contract
highest quality l conduct sample particle counts and review whether
filtration is most appropriate for tenancy l conduct sample carbon dioxide readings for air quality
assessments l support tenancy designs that use task-ambient
strategies l review comfort stability and assessments
(via temperature readings or surveys). The role of a facility manager in modern workplaces
a method of operating air-conditioning and lighting that best
is more complicated than ever. The ‘new normal’ requires that
suits the tenant without diminishing the asset value for the
facility managers enhance their building’s ability to furnish a
landlord.
productive internal environmental quality. l
One of the greatest influences is the looming indication of adverse climate change. 2014 saw the greatest number of
Rob Lord is the managing director of Seed Engineering.
records fall in Australian meteorological history. These same records are used by designers to size air-conditioning and make decisions about fresh air intake.
In conclusion... Businesses are increasingly embracing dynamic new approaches to the way they occupy their office space. When planning their upgrades, office owners need to consider these changes and consider ways of delivering lighting, cooling and fresh air that will maximise indoor environment quality as well as energy efficiency. Landlords also face certain challenges including the changing impact of weather severity on the facility. As tenants become more aware of productivity-based products, there may be common ground in broadening workplace leases to simultaneously address the concerns of both landlords and tenants. Leases that go beyond NABERS Energy to also include NABERS IE are a suggestion. The success and prominence of the NABERS Energy rating tool is not just because energy is easy to measure. It is also a testament to the structure that supports and administers the scheme. The independence and repeatability of assessment allows credible comparisons of energy between tenancies. NABERS IE will bring the same credibility to IEQ comparisons and allow tenants to make an informed choice between tenancies. For the last decade in the US there has been an average of US$8000 per employee spent on ‘health at work’ initiatives. Therefore, it is crucial to consider what a firm spends and where. But perhaps the largest change is in recognising that it is necessary to have a working relationship between tenant and landlord with clear communication about productivitybased goals.
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11/12/14 11:58 AM
30 | INDOOR positioning
l easy to maintain – between two and five-year battery life, and
The bottom line
l easy to integrate – good software development kits (SDK).
Starting with MSE Version 8.0, Cisco CMX is a real option for an enterprise seeking to deploy indoor positioning
Cons
solutions for location-enhanced wayfinding. An enterprise
l requires BLE beacons to maintain consistent accuracy
that wants navigation-quality indoor positioning today
l in effect, it is a new wireless network to manage
should supplement their current Cisco Wi-Fi and MSE
l short range – about 20 to 30 metres maximum, and
infrastructure with handset-based sensor fusion plus BLE
l low energy – will not penetrate walls, metal etc.
beacons. Alternatively, it could lay the foundation and address user needs now with stand-alone indoor mapping and digital
The bottom line
wayfinding, and plan its indoor LBS infrastructure around the
BLE beacons combined with handset-based sensor fusion is
Cisco MSE roadmap, starting with MSE 8.0 and 3600 or 3700
the most accurate, reliable and robust technology solution for
Series APs.
quality indoor positioning available today – as long as you only need to position smartphones and tablets. Recommended solutions: Polestar (www.polestar.eu) and Senion Labs (www.senionlab.se)
How to get started The good news is that any enterprise solution that wants to provide anything from location-enhanced wayfinding to true indoor navigation can do so right now. While there are
delivered first as a smartphone that is able to scan the world
l Indoor navigation
2. Cisco Mobility Services Engine (MSE)
considerations and decisions to weigh in, and deployments to
around it in real time, using a variety of sensors to make over
This is the Holy Grail. It requires superb accuracy to
Cisco Mobility Services Engine (MSE), which is part of the
be carefully planned, there are no barriers to begin to leverage
support three key capabilities:
Cisco Connected Mobile Experiences (CMX) platform, brings
indoor positioning to provide a great visitor experience,
l driving the route visualisation; i.e. the camera view of
an entirely different, network-based approach to indoor
improve operational efficiency, and reduce lost revenues.
the route
positioning. While the current performance of MSE is not
l anticipating and providing audio and visual prompts for
comparable to Sensor Fusion + BLE, there are important
objectives for indoor positioning accuracy. If indoor navigation
upcoming turns and actions, and
advantages to this approach for enterprise clients.
is the goal and the need is short-term, then BLE + sensor
250,000 measurements every second. The phone is able to both map the space around it in three dimensions, and
simultaneously know its position, rotation and heading in space with an accuracy of centimetres – all in real time.
While Project Tango will enable future smartphones to
The key is to first evaluate the enterprise’s needs and
The latest MSE 8.0 release, with a FastLocate module
fusion is the best choice, and if location-enhanced routing or
add-on for 3600 and 3700 APs, is now sufficient for location-
location-enhanced wayfinding are good enough to start, then
enhanced wayfinding. Today, Enterprise clients can
you can look at Wi-Fi fingerprinting alone, or a Cisco MSE as
Indoor positioning technologies
supplement Cisco MSE with handset sensor fusion + BLE to
part of a broader network upgrade. l
inflection point in the market for the widespread adoption of
Over several years, we have tested all of these solutions in one
get quality indoor wayfinding today.
enterprise indoor location-based services.
way or another. We believe that the following two are the most
position themselves, in the short-term the biggest impact will be in enabling rapid, incredibly accurate indoor mapping of
l providing highly accurate visual confirmation to the
user about their current location.
buildings. We believe that these four waves of innovation mark the
The key data points (for baseline requirements) are:
viable solutions today, with a hybrid, step-by-step approach
MSE version 8.0, 3600 or 3700 Series APs, and associated
being the best for enterprise clients:
requirements for PI (Prime Infrastructure) version.
1. Handset-based sensor fusion + BLE beacons
Pros
objectives for indoor location-based services. Up until recently, there were separate technologies and strategies for indoor
While iBeacons are fine for proximity-based interactions and
to think through and address all the broader enterprise IT
positioning, but now they are starting to converge – or at least
engagement, they are not suitable on their own for wayfinding
issues of wireless network management, including device/
be used in combination when needed.
or navigation. For that, the additional capability of handset
tag management, minimising or eliminating interference,
sensor fusion is critical to provide continuous, accurate and
security and unified management
What’s the best solution for indoor location-based services? The answer depends on your organisation’s needs and
Connexient develops applications and use cases for digital wayfinding and indoor navigation that require strong indoor
reliable positioning. This combined approach, based on our
positioning performance. Let’s focus here. Why? Because
tests, is yielding outstanding positioning performance.
this is where you find the most value for the end user and the highest ROI for the enterprise. First, let’s define the three levels of indoor positioning quality that are relevant to our solutions. l Location-enhanced wayfinding
l enterprise solution – Cisco has considered and continues
l improving rapidly – Cisco’s future roadmap is set to
improve the accuracy and refresh rates suitable for indoor navigation and all other indoor LBS use cases, and
Pros
l trusted partner – Cisco’s brand name is its credibility.
l high accuracy and high refresh rates – one to two metres,
Cons
sub-second refresh frequency l flexible – can work with Wi-Fi fingerprinting alone for
l accuracy – five to seven metres; not suitable for indoor
This solution can answer the basic question: where am
Android and without any outside inputs where there are
navigation, but very useful for location-enhanced
I? It must do this accurately and quickly enough to be
gaps in either Wi-Fi or BLE beacon coverage
wayfinding
actionable; i.e. a user actively navigating a venue can make useful decisions.
l relatively low-cost – under $10,000 (about $50 to $70 per
l latency – starting with MSE 8.0, notifications and refresh
beacon) including installation and calibration per one
rates can be reduced to approximately 10 seconds
l Location-enhanced routing
million square feet (93,000 square metres); the annual
l deployment – requires high access point (AP) density;
licence fees, though modest, vary based on the vendors
Here, the indoor positioning accuracy and refresh rates are sufficient to be dynamically integrated into route
l easy to install – beacons are about the size of a matchbox
visualisation so that the users can be actively guided and
l easy to calibrate – a few hours or a few days depending on
shown when they are off track.
FM FEBRUARY | MARCH 2015
Geoff Halstead is the chief product officer of Connexient.
the size of the facility
accuracy is highly dependent on the right density, location, calibration and other factors l cost – usually more expensive than BLE solutions, but
depends on what APs and coverage are already in place.
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