HVAC
had achieved a 9% reduction in energy consumption across the six sites.
The success of the scheme was based on the two companies working in partnership to collate and analyse key energy, control, asset and environmental building data in order to identify and deliver the energy savings.
Chris Coath, Head of Energy at NG Bailey, said: “There is no shortage of building data available. The key was being able to access, analyse and act upon the data.
“We developed an approach and processes that would ensure all the relevant data could be analysed remotely throughout the pilot, and then acted upon quickly by the on-site teams of maintenance engineers to maximise the energy-saving benefits.”
The data analysis enabled the NG Bailey team to identify assets within each building that could be optimised and upgraded. These were distilled into energy conservation categories and prioritised.
By using a blend of different services and products, energy reduction projects could be tailored to the specific needs of each building.
Data analysis was managed via a remote Energy Centre created for the project by NG Bailey. Its energy experts were able to increase efficiencies by providing detailed reports to the on-site energy teams, who managed the individual systems.
The delivery took four key stages: asset optimisation to maximise energy efficiencies; capital projects to replace or upgrade assets; proactive and reactive maintenance by NG Bailey’s on-site teams of engineers, and communication with tenants to demonstrate how their behaviours could positively influence energy consumption.
More than 40 separate energy management projects were identified and completed by NG Bailey during the 12 months. For example, during warmer temperatures a boiler glide strategy was applied at each site to reduce gas consumption and make use of
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the thermal energy stored within the building, saving over 100,000kWh.
Widening the fan coil unit dead- bands and resolving rogue demand signals in the HVAC systems allowed for more constant temperatures across customer floors and helped to mitigate uncomfortable hot and cold spots. This contributed to a 213,000 kWh saving at 123 Victoria Street.
Optimisation of the time scheduling of major HVAC plant at New Street Square helped reduce gas consumption by 97,000kWh and electricity savings of 70,000kWh.
At 80-100 Victoria Street, which will be home to Land Securities’ head office from 2017, the chiller plant was optimised, allowing for sequencing with a bias towards energy efficiency. This saved over 125,000kWh of electricity.
“LAND SECURITIES SET A TARGET OF AN 8% ENERGY
SAVING; BY THE END OF THE 12-MONTH PROGRAMME, NG
BAILEY HAD ACHIEVED A 9% REDUCTION.”
Analysing the energy consumption data at that same site also led to a project designed to reduce normal out-of-hours energy usage.
Overnight and at weekends, the level of energy consumption for central plant was high for only one or two occupiers’ requirements. This resulted in high gas usage out of hours and excessive electricity usage associated with pumping and distribution.
The building’s boilers were not operating sequentially in line with demand, and three boilers were running in low fire mode simultaneously. The building controls strategy was not allowing for boilers to ramp back in low demand conditions.
As a result of the system changes made, the central boiler and chiller plant was corrected to run
sequentially – and ramp back – in line with occupier demand.
Immediate savings in energy usage outside of occupied hours were realised, and the optimisation of central plant systems is now being explored across the rest of the Land Securities commercial portfolio to see if similar savings can be achieved elsewhere.
Chris Coath at NG Bailey added: “Our approach was based on the improvements being cost neutral to Land Securities. We were prepared to invest up front in capital projects and asset upgrades on the basis that it could be recovered through the savings in energy costs.
“Land Securities’ targets became our targets, and by investing together in a long-term partnership we have been able to develop smarter ways of maintaining its buildings and achieve further energy efficiencies. It helps protect Land Securities against the global energy challenges that lie ahead, and gives them an all-important edge when it comes to attracting and retaining customers.”
The pilot resulted in an overall 9% saving in energy consumption, equivalent to 7.2 million kWh and a saving of more than 2,100 tonnes of CO2
. The saving contribution lead to
Land Securities achieving their 2020 energy reduction targets four years earlier than expected, acting as a kick-start to their new and ambitious energy and carbon journey.
Caroline Hill, head of sustainability at Land Securities, said: “We recognise that to become a truly sustainable business, we need to look beyond short-term goals and see the longer- term picture.
“Our partnership with NG Bailey has clearly demonstrated the scale of the opportunity to reduce energy use and offer value for our customers through reduced energy bills.”
The success of the programme has resulted in Land Securities extending its partnership to a further 10 of its properties across London that are maintained by NG Bailey.
www.ngbailey.com TOMORROW’S FM | 45
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