1421 - C - S1 - BMS

3B+G+M+18 Storey Commercial/Office Building at Marina District
on Plot Mix-026, Lusail City, Doha, Qatar

Issue: FINAL, 29th October 2012
SECTION 1
BUILDING MANAGEMENT SYSTEM
PART C - SECTION 1 – Building Management System Page 1 of 38

SECTION 1
BUILDING MANAGEMENT SYSTEM
INDEX
1.0 GENERAL ....................................................................................................................... 3
2.0 SYSTEMS AND PRODUCTS ......................................................................................... 5
3.0 EXECUTION ................................................................................................................. 30
4.0 SEQUENCE OF OPERATION ...................................................................................... 32
5.0 BMS NETWORK AND STRUCTURED CABLING SYSTEM ........................................ 34
6.0 DATA POINT SCHEDULE ............................................................................................ 34

1.0 GENERAL
1.1 Works Included
1.1.1 The Building Automation & Control Systems (BACS) manufacturer shall supply a fully
integrated building automation system, incorporating Direct Digital Control (DDC) for energy
management, equipment monitoring, controlling and subsystems as herein specified, and
shall also supply all cables (control and communication cable) required for the system.
Submittals without cable details will be rejected.
1.1.2 The wiring & installation of the control system shall be performed by the MEP Contractor
under the guidance of the BACS supplier with the shop drawings, flow diagrams, bill of
materials, component designation or identification number and sequence of operation all
bearing the name of the manufacturer.
1.1.3 All materials and equipment used shall be standard components, regularly manufactured
for this and/or other systems and not custom designed specially for this project.
1.1.4 All systems and components shall have been thoroughly tested and proven in actual use
for at least two years.
1.1.5 BACS manufacturer shall be responsible for all BACS Schematics and Control Wiring
Diagrams for a complete and operable system.
1.1.6 Supervision of Contractors installation work and certification prior to Consultants Inspection.
1.2 Work by Others
1.2.1 Mechanical Contractor shall install all Peripherals, wells, valves, taps, dampers, flow
stations, Flow meters, Electrical Meters, and DDC Control Panels etc.
1.2.2 Mechanical Contractor shall provide the Containment System for the Peripherals, DDC’s
etc.
1.2.3 Electrical Contractor shall provide:
1.2.3.1 230V power to all BACS and/or temperature control panels
1.2.3.2 Wiring of all power feeds through all disconnects starters to electrical motor.
1.2.3.3 Wiring of any remote start / stop switches and manual or automatic motor speed control
devices not furnished by BACS manufacturer
1.3 Quality Assurance
1.3.1 The BACS system shall be designed, commissioned and serviced by manufacturer or
manufacturer’s authorized partner employed, factory trained personnel. Manufacturer or
manufacturer’s authorized partner shall have an in-place support facility with technical staff,
spare parts inventory and necessary test and diagnostic equipment. Licensed contractors
are not acceptable.
1.3.2 Materials and equipment shall be the catalogued products of manufacturers regularly
engaged in production and installation of automatic temperature control systems and shall
be manufacturer’s latest standard design that complies with the specification requirements.

1.3.3 The manufacturer of the building automation system shall provide documentation
supporting compliance with ISO-9001:2000 (Model for Quality Assurance in Production,
Installation and Servicing). The intent of this specification requirement is to ensure that the
products from the manufacturer are delivered through a Quality System and Framework
that will assure consistency in the products delivered for this project.
1.3.4 This system shall have a documented history of compatibility by design for a minimum of 10
years. Future compatibility shall be supported for no less than 15 years. Compatibility shall
be defined as the ability to upgrade existing field panels and extend new field panels.
1.4 Control Drawings
1.4.1 Submit all Control drawings for review before proceeding with procurement or site specific
software development and according to a schedule to be established with the consultant.
1.4.2 Submit Drawings for all equipment to be provided, including but not limited to:
A. Software packages
B. Management station central equipment
C. Specification data sheets of each hardware component or software module.
D. Schematic diagrams showing system configuration and interconnection of

management stations and all field panels in accordance with the specified level 1
and level 2 networks.
E. Schematic diagrams for all building systems showing control devices,

instrumentation, product interconnection, panel wiring, interlocking and component
tag identification as well as written sequence of operation. Show panel spare
capacity.
F. Descriptive data of all operating, user and application software including complete
operators manuals, programmers manuals, and alphanumeric mnemonic point
name convention sheet.
G. Other drawings as appropriate. General advertising type literature is only

acceptable as additional support information.
1.4.3 Submit 4 sets of final as-built documentation including the above items and complete with
troubleshooting procedures.
1.4.4 Provide final documentation to serve the diverse needs of personnel concerned with
instruction, operation, procurement, installation and maintenance.
1.4.5 Shop drawings and final documentation will be reviewed to ensure that such documents are
in keeping with the intent of this specification and fully meet the requirements in terms of
content and format. Make all required changes to this documentation at no additional cost.
1.4.6 Delivery of the final approved documentation, in hardcover 2-ring or 4-ring binders with
index page and index tabs, is required before the Certificate of Substantial Completion will
be issued.
1.4.7 Maintain a complete and current copy of all reviewed Shop Drawings at the job site.

1.5 Reference standards
1.5.1 Provide electrical material and installation in accordance with the appropriate requirements,
and in accordance with applicable sections of the current edition of the applicable local
codes for electrical work and signaling systems. Install wiring in conduit or approved totally
enclosed raceways. Do not use cable raceways or troughs. Approved ceiling plenum cable
is acceptable where permitted by the local Authorities.
1.5.2 Provide electrical and electronic equipment, which meets the CE conformity requirements
as defined in CE directive 89/336/EEC Low voltage directive 73/23/EEC.
1.5.3 Provide an BACS system which allows future support of the ANSI/ASHRAE BACnet
Standard 135-2001.
1.5.4 Provide Terminal Unit Controls, which is LonMark or BACnet Standard 135-2001 compliant.
1.5.5 Modem interfacing provisions shall meet EIA RS232C. Modems shall comply with the local
required communication protocol with minimum transmission rate of 28,800 baud.
1.5.6 All equipment and systems installed under this Contract shall meet following specifications
on electromagnetic compatibility:
• Interference immunity according to EN50082-2
• Emitted interference according to EN50081-1
• Provide equipment which functions and meets all detailed performance criteria
when operating in the following minimum ambient condition ranges:
• Operating Temperature - 0 to 50 deg C [32 to 122 deg F] (Class 3K5 to IEC 721)
• Relative Humidity 10% to 85% non –condensing (Class 3K5 to IEC 721)
• Electrical power service of single phase, 230V AC +/- 10%, 50 Hz nominal
2.0 SYSTEMS AND PRODUCTS
General System Architecture
The BMS shall be based on open system architecture and shall support industry standard
protocols like Lon Works, BACnet, ModBus, OPC, EIB, ODBC, XML, SOAP and Advance
DDE. The system shall be designed on a distributed computing principle, assuring that no
single point of failure exists in the system. Furthering this concept, the system shall
comprise of the following discrete and segregated layers:
• Management Layer – Comprising of supervisory database servers and Human

Machine Interfaces connected on a BACnet/IP network.
• Automation Layer – Comprising of BACnet gateways applicable for integration of

other systems and native Bacnet DDC controllers applicable for managing /
monitoring various electromechanical system.
• Field Layer – Comprising of BACnet/LonMark controllers managing / monitoring

terminal equipments such as FCU, VAV etc.

The data communication between the Automation/Supervisory and Management layers

shall be through Ethernet Network using TCP/IP protocol.
A BACnet / IP or BACnet / Ethernet router connects the Automation / Supervisory Layer to

the Management Layer; whilst a BACnet/IP or BACnet / Ethernet gateway performs the
translation of Lon protocol based Automation Layer to the BACnet based Supervisory
Layer.
2.1 The Management Layer
The Management Layer shall comprise of a distributed network of Database Servers,

Operator Stations, Print Servers, and BACnet Servers etc. The system shall use a Client
Server architecture in which the Database Servers shall have the requisite Clients to
access data from the Automation/Supervisory Layer Controllers. Furthermore, the
Database Servers shall act as data providers for Operator Workstations and other data
consumers like Central Monitoring System, ERP systems, Computerized Maintenance
Management Systems, Financial Systems etc. The Database Servers shall have the
capability to provide data to these systems via BACnet Server, OPC Server, Advance DDE
Server, XML, SOAP, or ODBC.
The management layer shall be able to deal with the high data traffic with complex data
structures between management stations and between the management station and the
process level.
The management layer equipment and services shall be able to support current and future
building management standard in order to allow backward and forward compatibility.
The network technology must be based on BACnet/IP and Ethernet, and be compatible
with the latest LAN, WAN technology. The Database Server Computers and Operator
Workstation hardware shall be capable of interfacing to an IEEE 802.3 Standard Local Area
Network (LAN).
The Ethernet network infrastructure including cabling, active and passive components shall
be provided by the client. The Management Layer components shall reside on the client’s
IT infrastructure and utilize it for data transportation.
Fiber optic cabling (by the client) shall be used for the network connectivity between
controllers if required.
The following sections define the functional requirements of each of the components on the
Management Layer:
2.1.1 Redundant Database Servers
Hardware
The PC hardware for the Server for each sector shall comprise of the following:
A Pentium IV running at a minimum of 4.0 GHz

4 GB of RAM
21” LCD Display
A 250 GB Hard disk drive
One 1.44 MB Floppy disk drive
A Multi drive

A tape backup unit

A Gigabit Ethernet Network Card
Software
The BMS system server shall be based around the Microsoft Windows 32 bit multi-tasking
environment, Windows XP Professional Server. The BMS system shall be a true 32-bit
application to take advantage of Microsoft Windows XP Professional enabling technologies.
Any 16-bit system running on the Microsoft platform (such as those originally based on MS-
DOS and Microsoft Windows 3.x) shall not be acceptable.
Standard services supported by the server computer operating system will include the
following:
Multi-tasking Multi-user support
TCP / IP Network Support

Graphic Display Building Editor
Application software.
Hot Backup Server
This facility shall enable the system server to operate in high availability architecture with
no single point of failure. To achieve this, the facility must provide specific features.
The system must be capable of running a pair of similarly configured computers in a hot
backup configuration where at any point in time, one is the acting primary and the other the
acting as the Hot Backup. An online database duplication mechanism must be supported.
Scanning I/O on two separate systems and processing independently is not acceptable.
The database duplication must be performed on a per-transaction basis for two reasons:
a. To ensure that the duplicated Backup database is consistent at all time with the
primary database.
b. To avoid unnecessary loading of field devices caused by duplicate polling.
It must be possible to remove one of the redundant systems for maintenance without
interrupting operation, and upon its reinstatement, re-synchronize the database, again
without interruption to system operation. A method of manually initiating a fail over must be
provided to assist with such maintenance operations.
Failure of either system must be announced audibly and visually via the alarming
subsystem.
To accommodate recoverable faults, the failed system must be able to reboot automatically
after non-fatal errors and assume the role of acting as Hot backup automatically.
The above specification is a minimum requirement. Vendor to propose the exact hardware
based on his system requirements.

2.1.2 Operator Workstations
Hardware
The system shall be capable of supporting multi Operator Workstation connections using a
TCP/IP Local Area Network (LAN) subject to hardware capacity on the server computer.
The Network connection must allow a limitless number of casual users access to the
connections on a first-come-first-served basis.
The Operator Workstation shall comprise the following minimum hardware:
A Pentium IV running at 4.0 GHz

4.0 GB RAM
A 250 GB Hard disk drive
A 21” LCD Display
A Gigabit Ethernet Network Card
Software
Software at the Operator Workstation shall comprise of:
Windows XP Professional
Graphic Display Building Editor
Application software
TCP/IP Networking
2.1.3 Printers
Printers shall be available for printing reports and online alarms. Report printers shall be
any Windows compatible laser or inkjet printer. Alarm printers shall be 80 column dot
matrix printers to allow alarms to be printed as they occur. The printers shall not be
connected to parallel port of a a specific computer. They shall be connected on the
Management Layer Network via Multi Port Print Server.
2.1.4 Communication Capabilities
The components and systems at the management layer shall provide communications over
a variety of physical media topologies as follows:
• RS-232
• RS-485
• Ethernet
• Arcnet
• Lontalk

The system shall be capable of supporting greater than ninety separate communications
links to networks of control devices. Each connection shall operate independently of the
others and facilities shall be provided by system displays to individually place these links in
service or out of service.
All serial connections to the BMS Servers shall be routed via a terminal servers and the
LAN as an alternate to connecting directly to the host computer. TCP / IP based Terminal
Servers are suitable and must be Ethernet connected to the BMS servers directly.
Given the sufficient level of system privilege, it shall be possible to view, manipulate and
analyze all data in the system from any Operator Workstation in the system, including those
operating remotely via dial-up modem links.
2.1.5 Operator Interface
2.1.5.1 General
The operator interface provided by the system shall allow for efficient communication of
operational data and abnormal conditions. It shall provide a consistent framework for
viewing of information. Critical areas (such as alarm icons) shall be visible at all times. A
predefined area on the screen shall provide operator messaging, and this area shall also be
visible at all times. A set of standard displays for configuration, and navigation around the
BMS system are to be provided with every system and shall not require any engineering.
The BMS shall also have an unlimited number of custom (facility specific) displays created
to meet the needs of the specific facility.
The operator interface software shall be capable of running in the Windows XP

Professional environment. The operator interface shall be interactive and totally graphics
and/or icon based. Graphics shall be capable of supporting at least 65,000 colors at a
minimum 1024 x 768 pixel resolution.
The operator interface shall employ standard Windowing conventions so as to reduce
required Operator training. In particular, standard tool bar icons and drop-down menus shall
be available on all standard and custom displays to allow easy access to common
functions. The tool bar and pull down menus shall be fully configurable. Similarly, such
functions shall also be available via a standard set of Function-Key based pushbuttons
without requiring configuration.
The operator interface shall support the ability to “full screen lock” the window so users
cannot access other applications. If “full screen lock” is not enabled, support for copy and
paste facilities shall be provided between the operator window and other Microsoft
applications.
2.1.5.2 Web Browser Operator Interface
The operator interface shall also be fully available through a web browser. From a browser
such as Microsoft’s Internet Explorer, an operator shall be able to perform all functions on
the same standard and custom graphics as used in the standard operator interface. All
custom graphics, alarm graphics and standard graphics shall be available without
modification or reengineering through a browser user interface and shall be fully functional.
The browser interface shall provide login and security authentication in the same way as
the standard operator interface. It shall be possible to operate the facility through the
browser user interface in the same way as the standard user interface and perform all
functions for example: acknowledge alarms, view graphics, control points, execute reports,
modify configuration settings and the like.

2.1.5.3 Operator Interface Characteristics
The system shall provide a Windows operator interface with the following minimum
capabilities as standard. No custom programming or scripting shall be necessary to
produce these:
• Window re-size, Zoom in, Zoom out
• Dedicated icons and Pull Down Menus to perform the following:
• Associated Alarm Display
• Alarm Summary
• Alarm Acknowledgement
• Display Sequence Forward/Backward
• Previous Display Recall (minimum of 8 displays)
• Graphic Call-up
• Trend Call-up
• Point Detail Call-up
• Card Holder Detail
• Alarm Banner showing highest priority, most recent (or oldest)

unacknowledged alarm
• System Date and Time Zone
• Current security Level
• Workstation connection number
• Alarm Annunciation
• Communications Fail Annunciation
• Operator Message Zone
2.1.5.4 Operator Functions
The following functions shall be performed through the operator interface:
Display and control of field equipment
Acknowledge alarms on a priority basis
Initiate printing of reports

Archive and retrieve event logs
View intranet or information from the Internet in a secure environment
View ActiveX documents
Use ActiveX controls
Change own password
Monitoring of data communications channels
Configure system parameters
2.1.5.5 System Security
If necessary, each operator may be assigned a user profile that defines the following:
Security and/or Control Level
Operator Identifier
Unique Password
Area Assignment / Area Profile
Start Graphic for that operator
Timeout Value for that operator
Any actions initiated by the operator shall be logged in the Event database by operator
identifier. In addition, any control actions to a given point shall only be allowed if the control
level configured in the operator's profile exceeds the level assigned to the controlled point.
Utilities shall be provided to allow administration of the operator passwords.
The system shall support at multiple levels of operator security.
2.1.5.6 Graphic Display Builder
The BMS shall provide a Graphic Display Building editor for the creation of site-specific
graphic displays. It shall allow one-step online building of display static and dynamic
objects. It shall be a WYSIWYG editor (what you see is what you get) allowing the displays
drawn using the editor to appear exactly the same when viewed from an Operator
Workstation.
Displays shall be created in the HTML (Hypertext Markup Language) format. This is
essential so that the displays can also be viewed through a web browser as well as the
normal BMS operator interface. The displays must be saved in the standard HTML format.
All graphic elements shall be available as HTML elements. It is not acceptable to have an
HTML format which merely links to a object or bit map of the entire display. It shall be
possible to view and edit the resulting HTML file using a text editor. Systems that do not
support HTML displays will not be acceptable.

Static objects created using the Graphic Display Building Editor shall include static text,
rectangles, arcs and circles. However, it shall be possible to animate static objects to give
the dynamic characteristics of the real-world object the point represents.
It shall be possible to link dynamic objects to the BMS database. They shall allow
information to be displayed from the database or to allow an operator to interact with them
in order to make changes in the database and to perform control actions. Dynamic objects
shall include dynamic text, push buttons, indicators, charts, check boxes, combo boxes,
pop up boxes, ActiveX controls and scroll bars.
It shall be possible to include static and dynamic display objects on the one display. The
editor shall allow display objects to be manipulated by pointing, clicking and dragging. The
editor shall allow display objects to be drawn, re-sized, copied, grouped, rotated, aligned
and layered over each other. It shall be possible to copy and paste objects within and
between displays.
It shall be possible to further animate display elements using standard HTML scripts such
as JavaScript or VBScript. A script editor supporting one of the standard script languages
shall be provided. By using script programs, individual elements on the display may be
manipulated. A scripting language or additional scripting and drawing package shall not be
acceptable.
Displays created in the Graphic Display Builder Editor shall be usable in a Web Browser
such as Microsoft’s Internet Explorer without modification. All displays shall be usable in
this manner enabling operators to completely operate the system through a web browser if
required. Displays may also incorporate data from an intranet, the Internet, or ActiveX
documents along with other building data.
2.1.5.7 Help and Documentation
The BMS operator interface shall also have access to online help and full system
documentation. Online help shall be fully searchable and cross-referenced to all relevant
sections of the documentation. It shall be possible to browse the online help and set
“favorites” which link to commonly used sections of the help information. All manuals and
shall be available online.
2.1.6 System Database
The system shall provide a real-time database incorporating data from analog, logical or
pulse inputs. The database shall be configurable by the end user without the need for any
programming and shall be able to be modified on-line without interrupting operation of the
system. In addition to point-based information, the database shall also provide historization
capabilities for analog, digital, pulse and event based information. This information shall be
accessible by all facilities of the system such as custom displays, reports, trends, user
written applications, etc.
2.1.7 History Management
Collection of historical point data shall be configurable as part of the point definition. Once
configured, this data shall be collected automatically. Historical data collection shall be
provided for both snapshots and averages with intervals ranging from 1 second to 24 hours.

Once assigned to history, point data shall be available by POINT.PARAMETER access

used in conjunction with a history offset to locate the particular value of interest. The
graphical operator interface, trend, report generation and application interfaces shall be
able to access historical data.
Modifications to the history collection of a point shall be possible on-line without the loss of
previously collected data for the point being changed or any other points in the system
currently being historized.
History shall be able to be archived to an alternative file system or offline media. Different
archive settings shall be available for different history types.
2.1.8 Trending
The system shall provide flexible trending allowing real-time, historical or archived data to
be trended in a variety of formats. In addition, trend data types shall be able to be
combined to allow for comparisons between data e.g. current real-time data versus
archived data.
2.1.9 Open Integration
Any of the following Open Protocol Standards shall be used for integration of 3rd party
devices or systems:
2.1.9.1 MODBUS
The BMS Controller / gateway shall provide an integrated interface to devices using the
Modbus RTU protocol, where the BMS controller / gateway shall be the ‘master’ and the
external device or system shall be the “slave”. The Modbus Interface shall support the
following function codes:
Modbus Function Code Meaning
01 Read Coil/Status
02 Read Input Status
03 Read Holding Registers
04 Read Input Registers
05 Force Single Coil
06 Preset Single Register
16 Preset Multiple Registers
The BMS shall also support user definable data formats for Modbus devices to
accommodate the wide variety of formats in use in the industry.
2.1.9.2 BACnet (ANSI / ASHRAE 135 1995)
The BMS system shall be capable of communicating to other building subsystems using
the ASHRAE standard BACnet. The BMS shall be capable of acting as both a BACnet
Operator Workstation and a BACnet Gateway. The BACnet capability shall support all of
the following standard BACnet objects:
• Analog Input
• Analog Output

• Analog Value
• Averaging
• Binary Input
• Binary Output
• Binary Value
• Calendar
• Command
• Device
• Event Enrollment
• File
• Group
• Loop
• Multistate Input
• Multistate Output
• Multistate Value
• Notification Class
• Program
• Schedule
• Trendlog
BACnet Client
Bacnet Client Software functionality shall be provided which allows the monitoring of
BACnet devices via data acquisition and control, if applicable.
The BACnet Client software shall support the following BACnet Interoperability Building
Blocks:
• Read Property-A (DS-RP-A)
• Read Property Multiple-A (DS-RPM-A)
• Write Property-A (DS-WP-A)
• Write Property Multiple-A (SW-WPM-A)

• COV-A (DS-COV-A)
• COV Unsubscribed-A (DS-COVU-A)
• Alarm and Event-Notification-A (AE-N-A)
• Alarm and Event-ACK-A (AE-ACK-A)
• Alarm and Event-Summary-A (AE-ASUM-A)
• Dynamic Device Binding - A (DM-DDB-A)
• Dynamic Object Binding – A (DM-DOB-A)
• Device Communication Control – A (DM-DCC-A)
• Time Synchronization – A (DM-TS-A)
• UTC Time Synchronization – A (DM-UTC-A)
• Reinitialize Device - A (DM-RD-A)
• Connection Establishment - A (NM-CE-A)
• List Manipulation-B (DM-LM-B)
• Object Creation and Deletion – B (DM-OCD-B)
BACnet Gateway
An integrated BACnet Gateway shall be provided which allows third party BACnet Clients to
access data.
The BACnet Gateway shall support the following BACnet Interoperability Building Blocks:
• Read Property-B (DS-RP-B)
• Read Property Multiple-B (DS-RPM-B)
• Write Property-B (DS-WP-B)
• Write Property Multiple-B (SW-WPM-B)
• COV-B (DS-COV-B)
• COV Unsubscribed-B (DS-COVU-B)
• Alarm and Event-Notification-B (AE-N-B)
• Alarm and Event-ACK-B (AE-ACK-B)
• Alarm and Event-Summary-B (AE-ASUM-B)
• Dynamic Device Binding - B (DM-DDB-B)

• Dynamic Object Binding – B (DM-DOB-B)
• Time Synchronization – B (DM-TS-B)
Interfacing to the BMS system via BACnet shall be possible through either ISO 8802-3
(Ethernet) or BACnet over IP.
2.1.9.3 OLE for Process Control (OPC)
The BMS server shall provide an integrated OPC Client and integrated OPC Server.
• The OPC Client shall support the mandatory OPC Release2.0 Data Access as a
minimum.
• The OPC Server shall support OPC Release1.0A and OPC Release 2.0 Data
Access OPC interfaces as a minimum.
2.1.10 Server Scripting Engine
The BMS system must have the ability to extend its functionality easily by the addition of
small script code to certain server functions. This will enable additional customer specific
functionality to be easily added to point, report and server processing. For example, a
script shall enable a calculation to be performed and a number of points to be controlled
based on another point going into alarm state. Scripts shall be able to be attached to point
processing, report generation, server startup and shutdown, or executed on a periodic
basis.
The scripting engine must support a standard scripting language such as Microsoft’s VB
Script. Access to the scripts shall be though an inbuilt scripting editor which provides key
work support and syntax checking as well as an extensive range of online help including a
large number of worked examples. Scripting languages shall not be acceptable. Scripting
functionality shall be in addition to a full Application Programming Interface.
2.2 The Automation Layer
The Automation Layer shall comprise of BACnet gateways and native BACnet DDC
controllers which:
1. Shall be a microprocessor based communication device designed to provide

seamless, two-way translation between third party system in the Automation Layer
to BACnet based Supervisory Layer.
2. Shall be available for a variety of Data Link\Physical Layer configurations Ethernet

on TCP/IP. The number of communication ports shall be as per the Manufacturer’s
design to meet the specified system requirements.
3. Shall provide full custom programmability of the data flowing between the networks
using the same graphical programming language as specified herein. The system
shall have the ability to create custom building control strategies using global data
between networks.

The BACnet Gateway shall support, as a minimum, the following BACnet Interoperability
Building Blocks:
• Read Property-A,B (DS-RP-A,B)
• Read Property Multiple-B (DS-RPM-B)
• Write Property-A,B (DS-WP-A,B)
• Write Property Multiple-B (DS-WPM-B)
• COV-B (DS-COV-B)
• COV Unsubscribed-A,B (DS-COVU-A,B)
• Alarm and Event-Notification-B (AE-N-B)
• Alarm and Event-ACK-B (AE-ACK-B)
• Alarm and Event-Summary-B (AE-ASUM-B)
• Dynamic Device Binding – A,B (DM-DDB-A,B)
• Dynamic Object Binding – B (DM-DOB-B)
• Time Synchronization – B (DM-TS-B)
• Schedule – (SCHED-B)
• Trend – (T-VMT-B and TVM-ATR-B)
• DM-DCC-B
• DM-UTC-B
• DM-RD-B
• And other BIBBS as necessary to provide a fully functional integration between the
Automation and Supervisory Layer’s.
2.3 Native Bacnet DDC Controller
2.3.1 General
The Automation Layer shall consist of a distributed network of DDC Controllers.
The function of the DDC Controllers is:

• Physical connections to field devices such as sensors, actuators, transducers and
relays
• Conversion of analog inputs from a physical variable to an engineering unit such as

converting an input of 0-10V DC or 4-20mA to engineering units of 0-100%RH or
0°C - 50°C

• Conversion of analog outputs from engineering units to physical variables such as

0-100% to a 0-10VDC signal
• Reporting changes from field devices to the automation level
• Translating commands from the automation level to output signals
• Local control functions such as PID control loops, interlocks, local calculations and
execution of default start/stop time schedules
2.3.2 DDC Controllers shall be provided under this contract. A separate BACnet DDC Controller
shall be considered for each Air Handling Unit.
2.3.3 Each DDC Controller shall operate as a stand-alone controller capable of performing its
specified control responsibilities, including PI loop control, independently of other
controllers in the network.
2.3.4 For fault tolerance, it is not permitted to connect, directly or indirectly, more than 128
physical points for each plant (equipment) to any DDC Controller. It is the intent that the
failure of any one DDC Controller shall not affect more than 128 physical points. Physical
points are defined as analog inputs analog outputs, binary inputs and binary outputs. Data
points stored in the DDC Controller are not considered physical points.
2.3.5 Hardware
2.3.5.1 General Purpose Direct Digital Controllers (GPC)
Two basic GPC controller types shall be utilized based on the requirement. Both these
GPC controller types shall be native Bacnet devices in compliance ANSI-ASHRAE 135-
195, BACnet.
The vendor must provide in the submittal Factory confirmation that the proposed controllers
can be supplied and maintained for a minimum period of 10 years.
The first of these shall provide a modular hardware design, which allows for optimum
adaptation of the I/O mix to the specific plant (equipment) to be controlled. I/O modules on
a bus for different plant / equipment distributed and linked to the processor shall not be
proposed.
The second type shall have a fixed, pre-configured input/output hardware configuration for
use with either small applications or to provide control local to the plant served.
Both controller types shall be capable of making use of standard software application
solutions. The standard solutions used shall provide pre-tested and thus reliable application
elements, which shall provide reduced start-up and commissioning effort and costs. The
standard application elements concept shall provide a high level of application flexibility in
order to provide a customized solution.
The fixed I/O controller shall have a combined point capacity of maximum 52 points for
each plant / equipment. It shall have the same functional specifications and software
capability as the module controller.

2.3.5.2 The DDC Controller shall be UL or CE listed and native Bacnet compliant. The CPU shall
have a 32-bit microprocessor to carry our required control and management functions.
Each DDC Automation Controller shall act as a BACnet Server; such that it can
communicate with its peers as well as third party controllers without the need of any other
higher level servers/system controllers. The required control & application programs for
each DDC shall be stored in a Flash memory. The controllers shall have memory up to 30
MB. The data back up in case of power failure for application and parameters stored in the
flash memory shall be for minimum of 10 years. DDC controller shall be installed at site in
enclosure as specified elsewhere in the specification. The number of DDC controllers shall
be adequate to connect to the number input/output points required. Each DDC outstation
shall be installed with a minimum of 5% spare point capacity such that additional points
may be connected by adding an end device, wiring and programming.
2.3.5.3 General purpose controller shall be equipped with a battery backed real time clock. The
intent is that if communications with the system controller is interrupted then the DDC
Controller is still capable of using a default seven day start/ stop schedule.
2.3.5.4 General purpose controllers shall be used for controlling or monitoring of equipment such
as air handling units, pumps, extract/supply fans, chillers, electrical panel boards, tank
levels etc.
2.3.5.5 The DDC Controller shall be designed to be mounted in a mechanical room environment
with a rated operating temperature range of 0°C to 50°C. If the proposed DDC Controller is
not rated to 50°C, DDC enclosure shall be equipped with a fan for ventilation.
2.3.5.6 The controller operating software shall be stored in Flash EPROM in order to allow a quick
update or change of firmware and application without the need to dismantle the controllers.
Preferably no battery back up shall be required; instead a maintenance-free solution such
as a Gold cap capacitor shall provide 72-hour back-up power for the RAM.
2.3.5.7 Each DDC Controller shall have a dedicated service port to plug in the portable operator's
terminal (POT). It shall be possible to read, write and change any parameters on a bus by
plugging the POT to any one of the Controllers on the communication network. The
portable operator's terminal shall have a visual and audible alarm with mute facility on its
fascia. The POT shall have minimum three password levels. Separate cabling for
connecting the POT shall not be acceptable. Changing the parameters locally from any
Outstation shall be done by POT, which is truly portable, and hand held and not via
Laptops.
2.3.5.8 The DDC Controllers shall be fully programmable to meet the sequence of operation and
future modifications. For ease of support and documentation, the preferred method of
programming is graphical.
2.3.5.9 Each DDC Controller shall be programmable with a graphical language, which includes as
a minimum, the following modules:
Setpoint jump
Positioning time
P-controller (reverse or direct acting)
PI-controller (reverse or direct acting)
PI-controller with I-deletion (reverse or direct acting)
PID controller (reverse or direct acting)
2-point controller (reverse or direct acting)
Proportional additional sequences (reverse or direct acting)
Data transmitter (digital or analogue)

Data converter (analogue-digital or digital-analogue)

Ring Counter
Timer (Switch On or Switch Off)
Logic Operations:
Logic "AND" (2, 3 or 4)
Logic "OR" (2, 3 or 4)
Logic "EXOR"
Logic "NOT"
Comparative operations:
Maximum values (2, 3 or 4)
Minimum values (2, 3 or 4)
Average values (2, 3 or 4)
Enthalpy calculation
Optimizer
Mean value calculation
Hysteresis
Output steps (digital or analogue)
Digital outputs shall be potential free outputs. Analogue outputs shall be true analog
outputs (0-10V DC)
Above blocks shall be resident in the DDC Controllers and independent of any high level
interfaces / controllers.
Further, the DDC unit software must have the following additional functions:
• Free selection of range and unit (dimension) of all signals (measured values,
accumulated values, calculated values, etc.).
• Free allocation of access protection in accordance with operating priorities
• Free definition of manual override priorities (software) from operator terminal and/or
management station.
• In addition to the above each DDC outstation shall carry out following management
functions on standalone basis
- Time Scheduling
- Trending
- Alarm Management
2.3.6 The Automation Level Communications Network
All GPCs shall operate using the worldwide standard native Bacnet or Bacnet / IP
communication protocol. Controllers shall support the standard TP/FT-10 transceiver
interface and shall be capable of being connected to a FT-10 network or Bacnet network.
This means that read and write of Standard Network Variable Types (SNVTs) as per
Bacnet 135-2001 interoperability standards shall be supported.
With regard to bus wiring and bus length, the standard LonWorks® / Bacnet specifications
shall apply.

The DDC controllers must ensure the communication upward to the management level and
on to the same level to the other DDC Controllers (peer to peer communication). This peer
to peer communication between DDC Controllers on the bus shall be independent.
2.4 The Field Layer
2.4.1 The Field Layer shall consist of a distributed network of VAV / FCU Controllers, lighting
controllers and Application Specific Controllers.
2.4.1.1 Application specific controllers shall be used for terminal devices such as Fan Coil Units,
VAV and lighting controls etc. The ASC’s shall be LONMARK / Bacnet or EIB controller.
Any problem in communication bus should not affect the working of the ASC controller.
2.4.1.2 A dedicated stand-alone controller shall be provided for each FCU / VAV box. A common
controller for FCU’s / VAV’s serving different areas shall not be acceptable. These
controllers shall be looped with a bus cable and connected to the automation level via an
interface unit.
2.4.1.3 In general ASC for FCU shall comply with the following specifications
♦ For 2 or 4 pipe FCU’s, with or without changeover

♦ PID control
♦ Downloadable application software
♦ Lon Mark compatible bus communication
♦ To be integrated to the management station software
♦ ON / OFF or 0-10 VDC type valve for FCU’s
♦ Volt-free relays for fan control
♦ Operating Voltage Î 230V AC / 24V AC.
♦ Internal fuse, thermal, automatic reset
♦ Connectable to 1 room unit via 2 wire unscreened twisted pair @ 4.8 KBPS
♦ Integration to room management system and door entry system for energy saving. (
For Guest Room FCUs Only)
2.4.1.4 In general ASC for VAV shall comply with the following specifications
♦ Control of supply or extract air with volume control dampers

♦ PID control
♦ Downloadable application software
♦ Lon Mark compatible bus communication
♦ To be integrated to the management station software
♦ Control of damper actuators with AC24 V, 3 position signal or 0-10VDC signal
♦ Built in air flow sensor
♦ Operating Voltage Î 230V AC / 24V AC.
♦ Internal fuse, thermal, automatic reset
♦ Connectable to 1 room unit via 2 wire unscreened twisted pair @ 4.8 KBPS
2.4.1.5 The application specific controller shall have a socket for connecting commissioning and
service terminal/tool. It shall be possible for to read, write and change parameters/
programs of any application specific controller connected on the LON bus.

2.4.1.6 The application specific controllers shall be capable of working in conjunction with the
following type of room controllers. The specific type of room controller to be used in specific
applications shall be selected from any one of the following types to meet the description
written in the sequence of operation.
2.4.1.7 The room unit shall incorporate a socket for connecting commissioning and service terminal
/ tool. It shall be possible for to read, write and change parameters/ programs of any
application specific controller connected on the LON bus.
Type of Room Controller
TYPE 1(For Fan Coil Unit)
♦ Integrated room temperature sensor

♦ Soft Micro-switch Push button for temperature Set point.
♦ Rocker switch for off/auto mode and fan speeds (3 speed fan)
♦ LCD display of measured temperature
TYPE 2 (For Fan Coil Unit Public Area)
♦ Return air sensor.

♦ Communicating type controller with FCU 3 Speed Control.
2.5 Portable Operator Terminal
2.5.1 A Compact Portable Operator’s Terminal shall be provided offering a range of mounting
options to provide local System operation. It shall be possible to use the Operator’s
Terminal by directly plugging into the controller or via surface mounting on the Control
Panel door or wall mounting. It shall be possible to use the unit as a desktop unit at
distances of up to 3000 feet from the controller.
2.5.2 Data shall be displayed on a LCD screen, which shall also provide graphic functions and
operation using function keys. The following functions shall be offered by the Operators
Terminal in English language: List all Analog input and Output variables, digital switching
status and switching commands, immediate display of alarm messages; set system
parameters at the user and programming levels, list hours run and maintenance logs,
alarms and reports. To protect data from unauthorized access, 3 passwords protected
operating levels shall be provided.
2.5.3 Any Alarm condition occurring at any control module shall be notified to all local operator
terminals on the same bus to give visual and audible indication of the existence of an alarm
which may be subsequently identified and acknowledged.
2.6. Integration of Secondary Systems
2.6.1 Integration’s shall be carried out at the most appropriate level within a system utilizing only
industry standard Open Protocols described above.
2.6.2 If interaction is required between different sub-systems then the integration shall be carried
out the automation layer.
2.6.3 Link to a third party software package such as a Planned Preventive Maintenance package
or an Energy Monitoring package shall be carried out at the management level.

2.6.4 When sharing alarm and historical information with Maintenance Management and Energy
Management packages, the management system shall provide the information in a
standard commercially available format e.g. MS Access and using standard mechanisms
e.g. ODBC, XML / SOAP.
2.6.5 Real-time “live” information shall be transferred form the management system to a third
party package e.g. MS Excel, either by a standard inter-application mechanism e.g. DDE or
OPC or by developing a connection by using a documented API for the management
system.
2.6.6 The Secondary System Supplier shall provide the necessary line drivers and cables,
documentation and support to make the integration of its system possible. The integration
shall be carried out by using the industry standard open protocols. The data translation
from the automation level to management level shall be done via appropriate
Hardware/Software described earlier in the document. The BMS shall perform and provide
all functionality as provided to it by the Secondary System Supplier via this integration
channel.
2.6.7 The BACS shall have the ability to Integrate with EIB Systems .The Integration shall be
done at by providing an EIB-OPC Server or Bacnet IP / EIB Gateway, which allow the EIB
data to be available to the Management Layer. The Engineering for EIB shall be done using
the ETS –EIB Tool
2.6.8 The Secondary Systems, which shall be integrated to the BACS, are –
• LV Panels (Modbus - EMU)

• Emergency Lighting System (Lon)
• UPS- Modbus/ JBus
• Aircraft Warning Lights- Volt Free Contacts
• Lighting control system- EIB
• Close Control Units- Modbus
• VFD’s- Modbus
• Fire Alarm System- BACnet
• Security System- Volt Free Contacts
• Water /Gas Meters- Modbus/ M-Bus
• Backup Generators-Modbus
• Room Management System
2.7. Documentation
In order to have clear system documentation, the following documents have to be provided:
• System diagram
• Wiring diagram
• Lists of parameters
For hand-over all documents must be up to date and provided with the date.
2.8. Services
The type and scope of the required services are described below. The rates for
engineering, commissioning and adjustment must contain all services required to ensure
optimum operation of the plants.

2.9. Engineering / Planning
In addition to the required, complete documentation, the service must include:
♦ analysis of all functions together with the contractor

♦ binding information about conditions of connection of equipment
♦ scheduling and co-ordination with the contractor and design engineer
2.10. Commissioning / Adjustment
Function-oriented commissioning includes the following services, which are to be provided

by BACS specialist:
♦ Verification of the external connections of the equipment

♦ Verification of the data transfer channels of the system
♦ Loading and testing of all basic and user programs belonging to the equipment
♦ optimization of the control parameters
2.11. Electric & Electronic Related Equipments
2.11.1 Conditions
2.11.2 All controls shall be capable of operating in ambient conditions varying between 0-40oC and
90% r.h. non-condensing.
2.11.3 Conduit Entry
All control devices shall, unless provided with a flying lead, have a 20-mm conduit
knockout. Alternatively, they shall be supplied with adapters for 20-mm conduit.
2.11.4 Ancillary Items
When items of equipment are installed in the situations listed below the BACS/ Control
Specialist shall include the following ancillary items:
2.11.5 Weather Protection
All devices, which are exposed to the atmosphere, are to be weatherproofed. All controls,
peripherals and associated accessories serving Chillers, Roof Mounted Air Handling Units
and other equipment, which are exposed, shall be protected from Dust, Rain and Solar
Radiation. Adequate protection shades etc., shall be provided by the MEP contractor
2.11.6 Pipework Immersion
Corrosion resisting pockets of a length suitable for the complete active length of the device,
screwed 1/2" or 3/4" BSPT suitable for the temperature, pressure and medium.
2.11.7 Duct Mounting (Metal or Builders Work)
The MEP Contractor shall provide mounting flanges, clamping bushes, couplings, lock nuts,
gaskets, brackets, sealing glands and any special fittings necessitated by the device.

2.12. Samples
Samples of all types of room-mounted equipment (i.e. detectors, thermostats, etc.) shall be
provided by the BACS / Controls Specialist for approval by the Consultant/Engineer.
Accuracy
Control and measuring devices shall have the following limits of accuracy:
Temperature : +/- 1oC over the range of 0°C to 50°C

Pressure : +/- 1.5% of measured value
Humidity : +/- 5% r.h over the range of 10 to 90% r.h
2.13 Averaging Elements
Averaging elements shall be used downstream of the Cooling Coil and Upstream of the
Heating Coil and shall have a minimum capillary length of 8.2 m. The capillary element
shall be serpentine across the whole duct. Where the span of the element is less than 1 m
then it shall be fixed with purpose-made clips and may be unsupported across the duct.
Where the span of the element is above 1 m then it should be supported on Unistrut or
similar rigid support. The element shall be clipped every 200m and the supports and
hangers shall be adequate to prevent vibration of the element.
2.14 Pressure Switches for Air Systems
Pressure switches for Air Systems shall be diaphragm operated. Switches shall be
supplied with air connections permitting their use as static or differential pressure switches.
The switch shall be of differential pressure type complete with connecting tube and metal
bends for connections to the duct. The housing shall be IP54 rated. The pressure switches
shall be available in minimum of 3 ranges suitable for applications like Airflow proving, dirty
filter, etc. The set point shall be concealed type. The contact shall be SPDT type with 250V
AC, 1A rating.
Shall be supplied suitable for wall mounting or mounting on ducts in any plane. It should be
mounted in such a way so that the condensation flow out of the sensing tips. Proper
adapter shall be provided for the cables.
The set point shall fall within 40%-70% of the scale range. Shall have differentials
adjustable over 10%-30% of the scale range.
2.15 Air flow Switches
2.15.1 The Airflow switches shall be selected for the correct air velocity, duct size and mounting
altitude.
2.15.2 Where special atmospheric conditions are detailed in the Motor Control Panel Equipment
Schedules, the parts of the switches shall be suitably coated or made to withstand such
conditions. Any variations from standard shall be detailed in the Tender. Shall be suitable
for mounting in any plane.
2.16. Water flow switches
Water flow switches shall be selected for the correct water velocity and pipe size and
mounting attitude.

2.17. Room Temperature/Humidity Detectors
2.17.1 The temperature sensor shall have sensitivities such that a change at the detector of 0.2oC
from the stabilized condition is sufficient to start modulating the corrective element.
2.17.2 The temperature sensor shall be with silicon sensor having positive temperature coefficient.
The sensor shall be field wired using an unscreened cable to a base plate. The sensor
housing shall plug into the base so that the same can be easily removed without disturbing
the wiring connections. The protection standard shall be IP30 in accordance with IEC 144,
DIN 40050. These should be generally mounted 1.5 m above the floor level. These should
not be mounted near the heat sources such as windows, electrical appliances, etc. The
final location shall be as per the consulting engineers' approval. The sensor shall be linear
over 0oC to 50oC.
2.17.3 Shall operate on extra-low voltage and be suitable for mounting on British Standard conduit
boxes.
2.17.4 The humidity sensor shall be in an independent housing or be combined with the room /
duct type temperature sensor in he common housing. The sensor should be electronic type
with capacitive sensing element. As a minimum it should have a range of 10 to 90% RH.
2.18. Immersion / temperature detector and duct mounted temperature/humidity detectors.
2.18.1 The temperature sensor shall have sensitivities such that changes at the detector, for 0.3oC
and 0.2oC respectively, from the stabilized conditions, are sufficient to start modulating the
corrective element.
2.18.2 The humidity sensor shall be in an independent housing or be combined with the room /
duct type temperature sensor in the common housing. The sensor should be electronic type
with capacitive sensing element. As a minimum should have a range of 10 to 90% RH.
2.18.3 The temperature sensor shall be with silicon sensor having Positive Temperature
Coefficient. The sensor shall be field wired using an unscreened cable to a base plate. The
sensor housing shall plug into the base so that the same can be easily removed without
disturbing the wiring connections. The protection standard shall be IP43 in accordance with
IEC 144, DIN 40050.
2.18.4 The wiring terminals shall be plug-in type for easy installation and maintenance. The
sensor shall be mounted in the duct based on the guidelines given by the specialist control
supplier. The sensor shall be linear over 0oC to 50oC.
2.19 Pressure Detectors (for liquids and gaseous media)
2.19.1 Pressure detectors shall be suitable for the suitable for the medium and the working
temperatures and pressures. The pressure detector shall be capable of withstanding a
hydraulic test pressure of 2 times the working pressure. Connections shall be suitable for
1/2 to 1/8th in o.d. copper tube.
2.19.2 Ductwork versions shall be supplied with the air connections permitting their use as static or
differential pressure detectors.
2.19.3 The set point shall fall within 40%-70% of the sensing range of the detector. The detector
shall have sensitivity such that a change of 1.5% from the stabilized condition shall cause
modulation of the corrective element.

2.19.4 The static pressure sensor shall be rated for IP65 and the differential pressure sensor shall
be as a minimum IP 54. The principle of operation should be based on a hall-effect
transducer. The diaphragm should be copper benylium type. The sensor must be pressure
compensated for a medium temperature of -10 to 80oC with ambient ranging between -25
to 60oC.
2.20. Air Pressure sensor
The pressure sensor shall be differential type. The construction shall be spring loaded
diaphragm type. The movement of the membrane in relation to the pressure should be
converted by an inductive coupling, which would electromagnetically give an output suitable
for the controller. The pressure sensor shall in housing having IP54 ratings in accordance
with IEC529. Suitable mounting arrangement shall be available on the sensor. The sensor
shall come complete with the PVC tubes, probes, etc.
2.21. Actuators
Shall be installed in accordance with the manufacturers' recommendations.
Shall have a sufficient torque to open and close valves and dampers against the maximum
out of balance pressure across them.
Control Damper Actuators
Control Damper Actuators shall be of the type where the damper spindle passes through
the actuator and is secured by a U clamp.
Rotary type damper actuators shall be used on the project. The actuators shall not require
any maintenance. The actuators shall have sufficient torque ratings to operate the
dampers of various sizes.
These should be available in spring return versions as specified elsewhere in the

document. Limit switches, if required / specified shall be provided for.
The actuators shall be suitable for On / Off and modulating operations.
Actuator Additional features
Actuator Additional features are required when detailed in the Motor Control Panel
Equipment Schedules or the Performance Section of the Specification.
Auxiliary Switches:
For On / off applications, the actuators shall have changeover contacts suitable for 220
VAC. 2 amp rating.
Auxiliary switch packs containing at least one, if specified two, electrically independent
switches one for each end of the motor travel, adjustable for operation over at least half the
motor travel.
Feedback signal
0 to 10 V dc signal should be available from the modulating damper actuator for parallel
operation or as feedback. Please refer the data point schedules / sequence of operation/
drawings to incorporate this feature wherever asked for.

2.22. Control Valves (Combination Control Valves)
2.22.1 General
The combination control valve shall be installed at the chilled water return pipe connection
to Fan Coil Unit / Air Handling Unit / Close Control Unit / Plate Heat Exchanger. This valve
shall function as a pressure independent control valve with integral differential pressure
control, adjustable flow limiting and temperature control via a fully modulating actuator (0 –
10V signal).
2.22.2 The combination valve shall have the following characteristics:
- Pressure class = PN16 or PN 25 as per system pressure.
- Maximum differential pressure = 400 kρa (4 bar) for valve flow rate upto
0.25 l/s and 1600 kρa (16 bar) for valve flow
rate over 0.25 l/s.
- Maximum working temperature = 120 °C
- Minimum working temperature = -10 °C
2.22.3 The valve shall have ductile iron in-line body, EPDM diaphragms and gaskets, and
electrophoretic surface coating.
2.22.4 The valve shall be supplied with fully modulating actuator with 0 – 10V signal and 24V
mains supply.
2.22.5 The valve stroke shall be 10mm for valves size 15 – 50mm and 20mm for valve sizes 65 –
125mm. However the different stroke lengths shall be acceptable according to the valve
design of the selected manufacturer.
2.22.6 The valve sizes of DN65 and above shall have a flanged ends.
2.22.7 Integral flow verification test points to be provided for flow measurement for valves upto
50mm and stainless flow measuring orifice plate for valves above 50mm. Y – strainer shall
be provided before the combination valve.
2.22.8 The combination valve operating function shall be as follows:
- Normally installed in the return pipe, they replace the control valve, balancing valve
and differential pressure control valve.
- Because they are pressure independent, no other balancing or differential pressure

control valves will be required in the system.
- They can be factory pre-set or site set to the derived design flow rate, using
calibrated charts supplied with each valve.
- Once set, these valves will maintain the design flow to the terminals. Any pressure /
flow fluctuations will be absorbed/released by the integral in-line differential
pressure control diaphragm.

- Once under automatic (modulating) control, and as the valve begins to close and
the differential pressure across the control valve seat rises, it is automatically
compensated for by the action of the spring loaded diaphragm. Thus, a constant
differential pressure is maintained across the control valve seat, giving valve
authority close to 1. This is especially important as the system goes to ‘light load’.
- The actuator has only to close against the selected spring pressure. usually 20Kpa,
and not the available pump head.
- Because these valves are sized based on flow rate, and not the available pump
head, they usually represent a significant reduction in pumping cost as the static
resistance of a properly sized 2 port modulating control valve, with a valve authority
of 0.5, would be around 10 times the resistance of a typical combination control
valve. This allows greater pump turn-down and greatly improved control as the
control valve environment is kept stable by the action of the differential pressure
control diaphragm.
2.22.9 The valves shall be of one of the following makes, or equal approved if not available from
those makes.
Tour & Anderson.

Siemens.
Freze
Flowcon.
Honeywell
2.23. Butterfly valves
Butterfly valves shall be manufactured by the Controls Manufacturer or alternative,

approved by the Consultant / Engineer.
2.24 Chilled Water Energy Meter
2.24.1 The energy meter shall be made up of a flow meter, two temperature sensors, energy
calculator, and serial communication port. All local read-out units makes it operator to
observe the operating parameters. The energy meter shall be furnished with remote
readout via meter bus communication for energy, flow, supply temperature & return
temperature for monitoring purpose by the BMS.
2.24.2 The flow meter shall be of the ultrasonic producing analog signal proportional to flow, with
stainless steel construction and Teflon liner.
Meter size shall be selected based on the flow rate and shall correspond to the pipe
diameter with flanged connections for the larger pipe sizes.
2.24.3 Minimum technical requirements:
1. Accuracy - 1.0% of calibrated span.
2. Repeatability - 0.25% of calibrated span.
3. Supply effect
Variation - 0.25 calibrated span for 10% power supply.
4. Temperature - 0.50% of calibrated span over rated range of 1ºC to 40ºC.

5. Built-in battery with 6 years life for emergency operation in case of power failure.
6. EEPROM memory.
7. LCD Display with backlight.
2.24.4 Display Features:
- Accumulated thermal energy: KWh

- Accumulated water flow: m³
- Actual water flow: l/h
- Supply temperature: ºC
- Return temperature: ºC
- Peak thermal power: KWP
- Peak water flow: l/h P
- Hour Counter: HRS
2.24.5 The display shall be fixed type.
2.24.6 The energy meter shall be interfaced with the BMS software for monthly energy readings.
3.0 EXECUTION
3.1 Installation
All wiring shall be done accordance with IEE regulation, but not in contradiction with local
authority requirements.
The BACS contractor shall coordinate with the MEP Contractor for assuring that the conduit
sizes and type are suitable for the system supplied. The BACS Supplier shall review the
proper installation of each type of device with the MEP contactor. All cables (control and
communication cable) shall be supplied by the BACS contractor from the Specified
Manufacturers.
The Contactor shall provide all sensing, control and wiring for the following unless shown or
specified elsewhere by others.
BMS Inputs and Outputs

BMS Communication
BMS System Power
Chiller System Interlocks
Miscellaneous Exhaust Fan Interlocks
Smoke Damper End Switches.
3.2 Application Software Documentation
AutoCad/Visio blueprint documentation shall include block software flowcharts, showing the
interconnection between each of the control algorithms and sequences of operation. For
systems utilizing program listings, a program listing shall be printed onto the same
blueprint, along with the program flowchart, and description of the sequence of operation.
This blueprint shall be stored and maintained in each SDC panel. System acceptance shall
not be completed until this documentation is provided and located in each panel.

3.3 Acceptance Testing
3.3.1 Point Verification
To verify end-to-end operation of the system, the BACS vendor shall provide a hard copy of
an All Points Summary Listing as part of the project documentation of each part or system
to be placed in warranty by the Owner.
3.3.2 Sequence Verification
The BACS vendor shall notify the Owner's representative of systems, which perform all
specified sequences. The engineer shall verify all sequences of operation and place the
system into warranty acceptance test. The warranty acceptance test shall be of 7 days
duration and the system shall perform as follows:
During the seven days, the BAC system shall not report any system diagnostics from the
subsystem under test.
The subsystem shall be performance verified as operational using temporary trends of each
control loop located in the specific controllers/computers.
During the occupied periods, BAC loops, under test, shall maintain control of the process
variable within the following scales:
• Duct Static Pressure ±0.3"WC

• Pump Head Pressure ±10% of control range
• Duct Temperature Loops ±1°C
• Room Temperature Loops ±1°C
• Pipe Temperature Loops ±2°F
• Duct Humidity ±2% rated error of Humidity Transmitter
• Room Humidity ±2% rated error of Humidity Transmitter
The BACS vendor shall provide a hard copy printout of the process variable, process
variable set point and control loop output % for the period of 2 hours prior to occupancy to 2
hours after occupancy with samples taken every 15 minutes.
The above document shall form part of the handing over document. Final payment shall not
be processed until all of the above reports are supplied.
3.4 Training
3.4.1 All training shall be by the BACS contractor and shall utilize specified manuals and As-Built
Documentation
Operator training shall include total two sessions each of eight-hour encompassing:
Modifying text and graphics

Sequence of operation review
Selection of all displays and reports
- Use of all specified OS functions
- Use of portable operator’s terminals

- Trouble shooting of sensors (determining bad sensors)
- Password assignment and modification
3.4.2 The training shall be under taken in two phases. One training session shall be conducted at
system completion, and the other shall be conducted within forty-five days of system
completion.
3.5 Warranty
3.5.1 All component, system software, parts and assemblies supplied by the BACS contractor
shall be guaranteed against defects in materials and workmanship for one year from the
acceptance date.
3.5.2 Labour to troubleshoot, repair, reprogram, or replace system components shall be

furnished by the BACS contractor at no charge to the owner during the warranty period.
3.5.3 All corrective software modifications made during warranty service periods shall be
guaranteed against defects in materials and workmanship for one year from the acceptance
date
3.6 Containment
Electrical Contractor is responsible to provide containment system to connect all devices in

BMS network to a Central location in BMS room.
The containment system shall consist of :
1. GI trunking for risers 200 x 100mm and main horizontal runs 100 x 100mm.
2. Conduits within slab to connect field level devices etc.
4.0 SEQUENCE OF OPERATION
4.1 HVAC Installation : Please refer to data point scheudle at the end of this section.
4.2 Domestic Pumpsets
A dedicated control panel will operate these pumps.
The pump control panel will transmit VFC signals to the DDC controller to monitor the
Common fault and Run status. On receipt of these signals, the DDC controller will generate
the respective status/alarm indication at the BMS.
4.3 Water Tank
The water tank is partitioned. The levels of both partitions are indicated to the BMS via level
transducers. The high and low level alarms shall be monitored via software.
4.4 Sump / Sewage Pumps
The BMS shall monitor the ‘run’ & ‘trip’ status of the Sump pumps via volt free contacts
from the respective motor control centers. The BMS shall also monitor the ‘Sump Level’ of
the Sump Pit via volt free contacts from the respective motor control centers.
All other Points as indicated in the Control Schematics.

4.5 Generator Panel:
The Generator shall be integrated to BMS via software.
The fuel levels in Main Fuel Tank & Daily Fuel Tank shall be monitored. The volt free
contacts shall be transferred to BMS and High & Low alarms shall be generated. The tanks
shall have inbuilt level sensors.
4.6 Lifts / Escalators
A dedicated control panel will operate Lifts / Escalators. The control panel will transmit VFC
signals to the DDC controller to monitor the following status:
• Lift Run status

• Cabin Call Alarm
• Common Fault Alarm
4.7 Energy Monitoring Unit:
EMUs shall be provided for all the HV and LVMDB’s as shown on single line diagrams.
These shall be communicating on the MODbus protocol and integrated directly with the
BMS. EMU shall provide voltage, currents for each phase. EMU shall also transmit to BMS
other relevant parameters such as frequency, power factor, active power, reactive power,
instantaneous Kw, harmonic analysis etc. provide separate harmonic analyzer if required.
ACBs shall operate with BMS using MODubs protocol.
Transducers are provided in the power feeders to specific areas as shown on electrical
single line diagrams. These shall be connected to BMS to compute the energy consumption
respective areas.
4.8 Fire Alarm Interface:
Complete Fire Alarm system shall be integrated to BMS using BACnet protocol.
4.9 Lighting Control System
Lighting Control system shall be software integrated with BMS for remote programming and
control. External lights by others and signboards shall also be controlled remotely. The
timing functions, automatic operation functions etc. shall also be achieved through BMS.
4.10 Signage DB
The Lighting Circuits shall be controlled via “ON/OFF” command from EIB and BMS. The
“ON/OFF” position shall also be monitored switched.
4.11 VFDs
VFDs integration shall be software based using MODbus.

5.0 BMS NETWORK AND STRUCTURED CABLING SYSTEM
BMS network shall be established using the Structured Cabling System. This shall be
supplied by the specialist structured cabling system vendor, as part of the MEP contractors
scope of work. This shall be Level 4 type or higher as per latest standards for LON
systems and Cat – 6, UTP for BACnet systems. Cables. F.O. Cables, Active Components,
Termination, etc shall be provided for a high speed network connection.
The proposed Structured cabling system vendor shall be same as the vendor for
telecommunication System.
BMS submittal without the design of BMS Structured Cabling System shall not be
acceptable. Cable selections shall meet individual requirements as set out by the protocols.
6.0 DATA POINT SCHEDULE
6.1 Heat Exchangers (within Scope of Work)
Temperature In/Out on cold side

Temperature In/Out on hot side
Flow rate on cold side
Flow rate on hot side
Pressure on cold / hot sides.
6.2 Chilled Water Secondary Pumps
Auto Status of H/O/A Switch

VFD Enable/Disable Command
Pump Run Status
VFD Speed Command
VFD Speed Feedback
VFD Trip Status/Alarm
System Pressure at common header
Pump Trip/Alarm Indication
6.3 Index Circuit
Differential Pressure at index circuit

Bypass line valve modulating Command
6.4 Pressurisation Unit With 2 Pumps (Duty + Standby)
Panel power supply status

System Pressure
Hi/Lo Pressure Alarm
Pressurisation Make up Water tank Low level alarm
6.5 Automatic Chemical Dosing Unit
Panel power supply status

6.6 FAHU with Heat Recovery Wheel
Ambient Air temperature/humidity

Intake & Extract Air Damper Command
Intake & Extract Air Damper feedback
Pre & Bag Filter Dirty Status
HRW On air & Off air duct temperature
HRW Run Status
HRW Trip Status/Alarm
Control Valve Command
Reheat Coil Modulating Command (if reheat coil is present)
Reheat Coil Trip Status (if reheat coil is present)
Supply Fan H-O-A Status
Supply Fan Start/Stop Command
Supply Fan Run Status through Differential Pressure Switch
Supply Fan Trip Status/Alarm
Supply Air Temperature & Off Cooling Coil Temperature
Extract Fan H-O-A Status
Extract Fan Start/Stop Command
Extract Fan Run Status
Extract Fan Trip Status/Alarm
Extract Filter Dirty Status
Extract air temperature
Fire Alarm Signal
6.7 Staircase And Lift Well Pressurisation Fans
Fan Run Status

Fan Trip Status/Alarm
Fan Start/Stop Command
VFD Speed Command
VFD Speed Feed Back
Motorized Damper Open/Close Command and Status
6.8 Smoke Extract Fans
Fan Run Status

Fan Trip Status
Motorized Fire Damper Open/Close Command and Status
6.9 Make Up Air Fan
Fan Run Status

Fan Trip Status/Alarm
6.10 Fire Damper / Motorised Damper
Motorised Damper Open/Close Command and Status

6.11 Fan Coil Units (For General Areas)
Monitoring of Space Temperature

Run Status of FCU Fan
Remote Temperature Set Point
(FCU shall have additional 3 speed switch)
6.12 Electric Fire Pumpset
Pump H-O-A Status

Run Status
Trip Status of Electric Pump/Alarm
System Pressure
Run Hours
6.13 Diesel Fire Pumpset
Pump H-O-A Status

Run Status
Trip Status/Alarm
Diesel Fuel Tank Status
Battery -1 & Battery -2 Healthy Status
Run Hours
Fail to Start Indication from Diesel Pump
6.14 Jockey Fire Pump
Pump H-O-A Status

Run Status
Trip Status/Alarm
Run Hours
6.15 Water Transfer Pumpset
Pump H-O-A Status

Run Status
Trip Status/Alarm
Pump Start/Stop Command
System Pressure
6.16 Under Ground Water Tank(Domestic & Fire Water)
Water Level Monitoring

Lo/Hi Level Alarm
6.17 Over Head Water Tank (Domestic Water / Fire)
Water Level Monitoring

Lo/Hi Level Alarm

6.18 Sump Pumps And Sewage Lift Pumps
Pit Level
Pump H-O-A Status
Run Status
Trip Status/Alarm
6.19 Domestic Water Booster Pumps
Pump H-O-A Status

Run Status
Trip Status/Alarm
System Pressure
6.20 Generator Set
Status of generator -breaker On/Off

Generator MCCB/ACB tripped indication
Generator 'NOT IN AUTO MODE' alarm
Generator in AUTO TEST mode status
Generator voltage and frequency indication
Fuel level in day tank alarm
Status of fuel transfer pump
Battery Healthy Status
Generator Common Alarm Indication
6.21 Lift
Power supply status

Common Fault
Cabin call alarm
Emergency Battery Pack status
6.22 MV Panel
ACB Trip Status

EMU Reading
6.23 Fire Alarm System
Power ON/OFF status

Common Fault/Alarm
6.24 Smoke Control Panel
System Alarm
Trip Alarm
6.25 Clean Agent Fire Extinguishing System
System Common Fault Alarm

Operation Status
System discharged status

6.26 CCTV
System Common Fault
6.27 BTU Meter
6.28 PMU
6.29 Lighting Control System
6.30 Central battery emergency lighting system.
End of Section

1421 - C - S1 - BMS

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3B+G+M+18 Storey Commercial/Office Building at Marina District

on Plot Mix-026, Lusail City, Doha, Qatar

BUILDING MANAGEMENT SYSTEM

PART C - SECTION 1 – Building Management System Page 1 of 38

BUILDING MANAGEMENT SYSTEM

PART C - SECTION 1 – Building Management System Page 2 of 38

1.1 Works Included

1.2 Work by Others

1.2.3 Electrical Contractor shall provide:

1.2.3.1 230V power to all BACS and/or temperature control panels

1.3 Quality Assurance

PART C - SECTION 1 – Building Management System Page 3 of 38

1.4 Control Drawings

B. Management station central equipment

C. Specification data sheets of each hardware component or software module.

D. Schematic diagrams showing system configuration and interconnection of

E. Schematic diagrams for all building systems showing control devices,

G. Other drawings as appropriate. General advertising type literature is only

PART C - SECTION 1 – Building Management System Page 4 of 38

1.5 Reference standards

• Interference immunity according to EN50082-2

• Emitted interference according to EN50081-1

• Electrical power service of single phase, 230V AC +/- 10%, 50 Hz nominal

2.0 SYSTEMS AND PRODUCTS

General System Architecture

• Management Layer – Comprising of supervisory database servers and Human

• Automation Layer – Comprising of BACnet gateways applicable for integration of

• Field Layer – Comprising of BACnet/LonMark controllers managing / monitoring

PART C - SECTION 1 – Building Management System Page 5 of 38

The data communication between the Automation/Supervisory and Management layers

A BACnet / IP or BACnet / Ethernet router connects the Automation / Supervisory Layer to

2.1 The Management Layer

The Management Layer shall comprise of a distributed network of Database Servers,

2.1.1 Redundant Database Servers

A Pentium IV running at a minimum of 4.0 GHz

PART C - SECTION 1 – Building Management System Page 6 of 38

A tape backup unit

Multi-tasking Multi-user support

TCP / IP Network Support

Hot Backup Server

b. To avoid unnecessary loading of field devices caused by duplicate polling.

PART C - SECTION 1 – Building Management System Page 7 of 38

2.1.2 Operator Workstations

The Operator Workstation shall comprise the following minimum hardware:

A Pentium IV running at 4.0 GHz

Software at the Operator Workstation shall comprise of:

Graphic Display Building Editor

2.1.4 Communication Capabilities

PART C - SECTION 1 – Building Management System Page 8 of 38

2.1.5 Operator Interface

The operator interface software shall be capable of running in the Windows XP

2.1.5.2 Web Browser Operator Interface

PART C - SECTION 1 – Building Management System Page 9 of 38

2.1.5.3 Operator Interface Characteristics

• Window re-size, Zoom in, Zoom out

• Dedicated icons and Pull Down Menus to perform the following:

• Associated Alarm Display

• Display Sequence Forward/Backward

• Previous Display Recall (minimum of 8 displays)

• Point Detail Call-up

• Card Holder Detail

• Alarm Banner showing highest priority, most recent (or oldest)

• System Date and Time Zone

• Current security Level