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“We looked at the full lifecycle of the building, how we intended to operate it, and how the customer as occupant stood to benefit. This meant looking at people, processes and systems, and then seeing how technology could be used to integrate all these on a single platform.” This meant creating different layers of technology.
Standalone layer
“The layer that most buildings have is a standalone layer comprising run-of-the-mill MEP equipment such as pumps, fan coil units, heat exchangers and chillers. Then you have a standalone layer for security systems such as access control, car-park management, barriers and security cameras. Sometimes you also have an independently-run FM system, as well as a layer of process software control.
“We looked at all these different layers and then asked ourselves how we could integrate them effectively and efficiently across all of our buildings. So we added an application services layer, a business process management layer, and finally a portal service layer, which effectively rounds off our integrated building management system,” says John-Baptiste.
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The benefit of such integration is that anyone can access the system via PDAs, laptops or even cellphones. “What we have tried to achieve with the various layers is to create the means of elevating problems up the chain of command. The staff in the command-and-control centre will get to see most queries, while I see all ‘Priority A’ alarms. This renders the command-and-control centre very proactive, and allows us to ‘escalate’ all relevant issues,” says John-Baptiste.
Graphical user interface
There is also a general user interface system (GUIS) that allows real-time appraisal of all relevant building data such as temperature flow, chilled water returns and kilowatt hours being consumed. “We can actually adjust the running temperatures of our buildings, adjust mechanical and electrical loads based on demand and switch lighting circuits on and off. This is particularly useful in huge carparks that cover the entire footprint of a building and hence have a high lighting load.
“We can control that lighting load in any way we wish – we can have the load come on at 08:00, and run at 50% because there is natural daylight. That lighting level can be maintained until 18:30, ramped up to 100% for an hour when everyone leaves for home, and then minimised to 10% from midnight for directional lighting. All this is controlled fully from our command-and-control centre,” says John-Baptiste.
Another benefit of the IBMS is that a customer equipped with a long-range RFID pass who arrives for work will set a suite of integrated technologies in motion once he or she enters the car park. Not only will the boom rise automatically, but the sliding doors to the lobby will open while automatically calling down the elevator.
Individual presets such as air-conditioning, lighting and even blinds can be activated while the customer is en route to his or her office.
Available technology
John-Baptiste says that the bulk of this technology is already available, but just needs to be enabled. “We have invested a lot of capital in creating a hi-tech backbone and integration solution to manage our buildings in line with modern requirements. To this end, we have engaged Cisco Systems to aid with the full seamless integration of our IBMS platform and software.
“With the technologies we are incorporating into our buildings, together with the input from our LEED consultants, I believe that Omniyat Properties is at the forefront of ‘green’ technology integration. However, once buildings have been designed, it is imperative that the FM team continue to manage and monitor the performance of each building, and ensure it meets all the criteria of the original design and energy modelling,” concludes John-Baptiste.
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