Technical Specification

...DB3550...
BUILDING MANAGEMENT SYSTEM

ACCOR DGTH – Expertises et Méthodes

MER_WE_DB3550_BMS – ASIAN EDITION -10/2007
 INTRODUCTION
A TERMINOLOGY USED IN THIS DOCUMENT

• CLIENT (or OWNER)- indicates the person or company on behalf of whom the services or work are to
be carried out.

• CONSTRUCTOR - indicates all of the architects, interior designers (or decorators), specifiers, quantity
surveyors, consulting engineers, co-ordinators, consultants, statutory supervisors, contractors,
suppliers, who are responsible for the design, site management and execution of the works and the
technical supervision of the construction work, the services installations and the external works.

• ACCOR SPECIFICATIONS - indicates the whole of the written documents, drawings and diagrams, as laid
down by ACCOR (including this technical specification) which comprise the hotel (or trade)
requirements of the Brand and which define the criteria for the construction of projects for each of
the Accor brands. These documents may be copied partially for the construction of an ACCOR project
(but never reproduced in full) on condition that they are checked and adapted in order to satisfy the
obligation to produce a result and, in particular, to meet construction regulations and particular site
conditions.

ACCOR shall retain the intellectual property rights to these documents, which are provided solely for
the project which is to be constructed. The use of these documents on another project or their
distribution to third parties having no direct connection with the project shall be strictly forbidden.

• CONSTRUCTION REGULATIONS - indicates all of the regulations, standards and local practices applicable
to the design, calculation and execution of the works. The Construction Regulations shall be those of
the country, region or locality. They shall apply in addition to ACCOR'S specifications. If there is any
contradiction between certain technical data, the construction regulations shall take precedence, but
the effects of such a contradiction must be examined so that the hotel functions and levels of
technical performance are nevertheless satisfied.

• PARTICULAR SITE CONDITIONS - indicates the climatic, geological and hydrological data and the natural
dangers of the site where the project is to take place, which the CONSTRUCTORS must identify,
analyse and make allowance for in the design and execution of the works.

B OBLIGATION TO PRODUCE A RESULT

The ACCOR SPECIFICATIONS do not replace the need for the CONSTRUCTORS, including mainly the
Consulting Engineers, to carry out a full technical design so that the works can be carried out in
accordance with their undertaking to produce a result, which shall comprise:

- the completion and the functionality of the works,

- the application of the ACCOR SPECIFICATIONS and of the CONSTRUCTION REGULATIONS,
- obtaining the specified levels of performance
- making allowance for the particular conditions of the site
- the guarantees to produce a result and of proper operation

C CONSTRUCTORS' RESPONSIBILITIES AND GUARANTEES

The CONSTRUCTORS shall assume full responsibility for the design, the execution and the technical
supervision of the works. The ACCOR SPECIFICATION documents shall not be a substitute for the project
drawings, specifications, technical notices and working drawings which are to be prepared by the
CONSTRUCTORS. They shall not relieve the CONSTRUCTORS of their responsibilities or of the guarantees
arising from them.

The documents produced by ACCOR, and the work for which they are appointed in order to integrate the
criteria for the Brand, shall not be used to challenge the contractual commitment of the CONSTRUCTORS,
or the responsibilities and guarantees that they are to provide. For the application of this clause, the
CONSTRUCTORS' responsibility shall be considered overall, without any allowance for a sharing of
responsibility between them, and shall depend on the allocation of work between them, as defined in the
participants' appointments and in the contractors' contracts.

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 CONTENTS

1 LEVELS OF TECHNICAL PERFORMANCE……………………………………………………………..4

1.1 GENERALLY......................................................................................................................................4
1.2 PRINCIPLES......................................................................................................................................4
1.3 "SYSTEM SUPERVISION" FUNCTION .............................................................................................4
1.3.1 CHILLED WATER PRODUCTION .............................................................................................................4
1.3.2 BOILERS ...................................................................................................................................................5
1.3.3 DOMESTIC HOT WATER Production ........................................................................................................5
1.3.4 AIR HANDLING UNITS ..............................................................................................................................5
1.3.5 TERMINAL UNITS: ....................................................................................................................................5
1.3.6 PLUMBING ................................................................................................................................................5
1.4 "ENERGY OPTIMISATION" FUNCTION»..........................................................................................5
1.5 "ALARM" FUNCTION.........................................................................................................................6
1.6 "METERING" FUNCTION ..................................................................................................................6
1.6.1 ELECTRICITY............................................................................................................................................6
1.6.2 GAS, OIL, DISTRICT HEATING ETC.........................................................................................................6
1.6.3 WATER ......................................................................................................................................................6
1.7 "HISTORY" FUNCTION .....................................................................................................................6
1.8 "ASSISTANCE WITH OPERATION" FUNCTION .............................................................................7
2 CHARACTERISTICS OF THE SYSTEM 7
2.1 EQUIPMENT......................................................................................................................................7
2.2 ON-SCREEN DIAGRAMS..................................................................................................................7
2.3 CONTROL AND SUPERVISION........................................................................................................8
3 TEMPERATURE ADJUSTMENT 9

4 COMMISSIONING AND HANDOVER 9

4.1 CONNECTING, COMMISSIONING AND ADJUSTMENTS................................................................9
4.2 TECHNICAL ACCEPTANCE .............................................................................................................9
4.3 HANDOVER.....................................................................................................................................10
4.4 AS-BUILT DOCUMENTS .................................................................................................................10
4.5 TRAINING OF OPERATING STAFF................................................................................................10
4.6 TECHNICAL ASSISTANCE .............................................................................................................10
4.7 SPECIFIC GUARANTEE .................................................................................................................10

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1 LEVELS OF TECHNICAL PERFORMANCE
1.1 GENERALLY

This document sets out the ACCOR specifications concerning Building Management
Systems (BMS) in MERCURE hotels. The installations shall be carried out in compliance with
the general standards and rules acknowledged at an international level, with local regulations
and the requirements of local authorities, ACCOR specifications, with good trade practice
and the project specifications.
The contract for the works shall be awarded to a qualified contractor who shall carry out
regular self-checks, the results of which shall be kept available on the site.

Services installations shall be designed to the correct capacity and to meet requirements
without being over sophisticated. They shall remain simple and easily understood by the staff
who have to operate them.
The equipment must be installed in full compliance with the manufacturers'
recommendations. It must be suitable for the use for which it is designed.

The systems shall be designed so as to be durable and the equipment shall be selected so
as to minimise operating and maintenance costs.

1.2 PRINCIPLES

The BMS installations shall ensure the following functions:

• Supervision of the regulation, command and control systems
• Optimisation of operating costs (energy and water savings)
• Management of technical alarms
• Metering of energy and water consumption
• History of consumption, alarms, temperatures, etc.
• Assistance with operation.

Any faults in the BMS shall not prevent the systems from operating.
Thus, decentralised controls must be able to operate autonomously in the event of a
breakdown of the central unit. It must remain possible to operate the adjustment devices
manually in the event of a breakdown of the decentralised regulators.
The BMS shall be connected to the main items of equipment (heating and cooling, the
terminal installations of the General Services, etc.). In the bedrooms (if applicable) it shall
only be used to provide a function of energy saving and limitation of power demand.

1.3 "SYSTEM SUPERVISION" FUNCTION

The BMS shall allow the centralisation and the processing of the following remote signals,
remote controls and remote measurements:

1.3.1 CHILLED WATER PRODUCTION

• Progressive start-up of chillers,

• Calorifier water flow/return temperatures,
• Pump start/stop/fault,
• Upstream and downstream pressure to pumps and filters,
• Chilled water flow/return temperature regulation for each circuit,
• Information on percentage of opening of each regulation valve,

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 1.3.2 BOILERS

• Progressive start-up of plant (boilers, calorifiers),

• Plant water flow/return temperatures,
• Pump start/stop/fault,
• Upstream and downstream pressure to pumps, filters and calorifiers,
• Hot water flow/return temperature regulation for each of the circuits,
• Information on percentage of opening of each regulation valve,

1.3.3 DOMESTIC HOT WATER PRODUCTION

• Temperature of stored hot water (e.g. in each cylinder)

• DHW flow temperature to the bedroom circuit,
• Pump start/stop/fault,
• Pressure upstream/downstream to the pumps,
• Distributed water temperature regulation
• Information on percentage of opening of each regulation valve

1.3.4 AIR HANDLING UNITS

For each unit:

• Start/stop/fault for each fan,
• Air temperature
− Entry to the unit
− After the heat recovery system(s)
− Exit from the unit
• Information on percentage of opening of each regulation valve,
• Information on percentage of opening of each damper,
• Pressure upstream/downstream of the filter
• Display of set points,
• Remote adjustment of set points. If temperature gradients are required, these shall be
shown in plain text. (e.g. if the supply air temperature is to depend on the external
temperature)

1.3.5 TERMINAL UNITS:

A "Terminal unit" may range from a simple terminal reheating unit to a very complex variable
flow rate system, via a fan-coil unit. These units shall only be controlled by the BMS if they
serve guest areas (see "Temperature Adjustment") and if they are of a certain complexity.
Any terminal boxes in the bedrooms shall not be taken into consideration.
• Ambient temperature in the room served,
• Display of the temperature set point in the room served,
• Remote adjustment of the temperature set point.

1.3.6 PLUMBING

• Pressurising system start/stop/fault,

• Pressure upstream/downstream of the pressurising system
• Starto/stop/fault for the main pumps

1.4 "ENERGY OPTIMISATION" FUNCTION

The algorithms of the temperature regulation shall be such that they ensure the required set
points at the lowest energy cost. The management of the air handling plant (adjustment of
recycling dampers, air flows, supply air temperatures) together with the adjustment of the
terminal apparatus (registers on variable flow rate apparatus, terminal reheating), shall be
designed to take into account this dual objective. For example, the temperature of the supply
air from an air handling unit shall be determined on the basis of the zone requiring the most

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 heating or cooling.
1.5 "ALARM" FUNCTION

The BMS shall allow the centralisation and the processing of the following remote alarms:
• Chiller fault
• Boiler fault
• Domestic hot water production fault
• In addition to the items noted above, the BMS shall control a certain number of sundry
technical alarms, particularly:
− Any system which, when it breaks down, does not have an immediately obvious
effect (e.g. sewage lift pump),
− The values of set points when they are different from the values measured at
the end of an adjustable period of time.

Comment: The BMS shall receive information about a fire alarm but shall not be required
either to detect a fire or to set plant to its safety settings.

When an alarm appears, a plain text message shall be displayed on the screen, with no
ambiguity, in the usual language of the hotel operator. It shall remain displayed until the
operator takes specific action to delete it.
The advice of the alarm may be accompanied with comments to assist the operator in taking
the necessary corrective measures.

1.6 "METERING" FUNCTION

1.6.1 ELECTRICITY

Metering shall be carried out every 10 mins (or initiated by impulses from the mains supply,
as is the case in France):
• at the point of delivery. It shall be compatible with the electricity supplier's pricing system
(e.g. shall show consumption during the night, at peak periods, etc).
• at the chillers (chiller plant + pumps and accessories)
• at the point of domestic hot water production (if electric).

1.6.2 GAS, OIL, DISTRICT HEATING ETC

The gas meters shall be provided with a remote reading system which shall take readings
every 10 mins. (adjustable). Measurements of any oil, propane, district heating etc used shall
not be automatically taken by the BMS.

1.6.3 WATER

Metering shall take place:

• at the main intake, every 10 minutes, adjustable,
• on the supply to the domestic hot water production every 10 minutes, adjustable,
• on the supply to the laundry room, if applicable (both hot and cold).

1.7 "HISTORY" FUNCTION

A history of the following items of information shall be stored for 18 months (the data for the
19th month overwriting that for the 1st month):
• Metering of consumption (electricity, gas, water)
• Metering of domestic hot water consumption
• Measurements of the supply air temperature at the outlet from each air handling unit
(taken at the same time as the external temperature) and of the external temperature
• Alarms (all)

In addition to the above readings it shall be possible for the operator to store all or part of the
meter readings described in the preceding paragraphs, at an adjustable frequency.

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1.8 "ASSISTANCE WITH OPERATION" FUNCTION

The system shall be a tool to provide assistance with operation.

From a pre-determined supervision point, it shall be possible:
• to know the values of set points (temperatures, etc),
• to be informed of operational parameters (pressures, temperatures, %age of opening of
valves and dampers, etc),
• to be informed on the status of equipment (on, off, fault),
• to take action on the method of operation of the services installations,
• to programme on/off periods and periods when rooms are occupied/unoccupied
• to have information allowing easy and optimal use of the installations,
Alarms shall be shown in clear text on the screen and the system shall also allow
maintenance operations on the plant to be monitored (history and planning of work).

2 CHARACTERISTICS OF THE SYSTEM

Control and operation of the installation shall be made to be as simple as possible for users.
In all cases, and for each item of equipment (DHW production, each AHU, boiler, etc), it must
be possible for the operator, by simply using an automatic/manual switch, to turn off
automatic operation and to control the installation manually.

2.1 EQUIPMENT

• Modularity: The system shall be modular, permitting easy extension.

• Decentralisation: Computer control shall be decentralised: the breakdown of one item of

equipment connected to the network shall not interrupt the operation of other items of
equipment. The network servers shall operate autonomously.

• Control point, comprising an IBM PC with:

− 3 GHz processor,
− 120 Mb RAM, 120 Gb hard disk, RAM SIZE TOO SMALL
− 17‘’ flatscreen, 1200 x 800, 256 colours,
− 3½ ‘’ disk drive, DVD writer, compatible CD ROM.
− Black and white A4 laser printer
It shall operate under Windows XE and shall have Excel and Word installed (most recent
version).

• Interfaces: the regulators, actuators, sensors, etc shall each be from the same
manufacturer.

2.2 ON-SCREEN DIAGRAMS

The method of operation of the services installations shall be shown on diagrams which shall
indicate:
• the set points (temperatures, etc.),
• the status of each item of equipment (on, off, fault),
• the operational parameters (pressures, temperatures, %age of opening of valves and
dampers, etc),
− Air and chilled water temperatures shall be shown with an accuracy of 0.20°C.
− Hot water temperatures with an accuracy of 1°C.
− Valve openings shall be given as a percentage (valve fully open = 100%; valve
closed = 0%).
− The state of cleanliness of filters (measurement of differential pressure) shall
be converted to a clogging percentage (do not give indications in Pascals).

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 The diagrams shall be dynamic: A working fan shall be shown "turning" on the screen;
dampers shall be shown open or closed.
Data shall be refreshed in real time.
The main diagrams shall cover:
• production/distribution of chilled water,
• production/distribution of heating,
• production of domestic hot water,
• Air handling units (1 diagram per unit) and associated terminal fittings,
• general services (several diagrams, showing the layout of the main units, the various
rooms also being shown).

2.3 CONTROL AND SUPERVISION

For any one diagram it shall be possible:

• using a mouse, for any parameter to be modified (for example, a set point can be
modified by clicking on the view of the relevant room, which will cause a table to appear,
showing the temperature set point, operating times, etc.),
• for the status of the system to be supervised (readings of all temperatures, valve
openings, etc.).
Clicking with the mouse on an element shall give the information available about that
element. For example, an air handling unit shall be broken down into:
− return air fan,
− filter 1,
− filter 2,
− pre-heating coil,
− cooling coil,
− reheating coil,
− supply air fan,
− etc.
When clicking on a fan, a window should appear, to give the detailed characteristics of that
fan, recommendations for maintenance, etc.
An "explanation" button should be associated with each diagram, which shall cause a window
to appear giving a full explanation on the general operation of the relevant part of the
installation.

Using simple actions, it must be possible to control, for each room or group of rooms
simultaneously, various items of equipment in accordance with a pre-determined method (for
example, normal mode, reduced mode).

It shall be possible, at any time, to read the meters, to obtain graphs of consumption trends,
to compare them with the consumption over previous periods or to reconcile them with the
graph of the external temperature. It shall be easy for the operator to set parameters for the
graphs, in order to edit, for example, information for a particular day or month.
The various energy tariffs shall be entered into the computer which will then be able to
produce reports in energy or monetary units. The characteristics for each energy supply
contract, particularly for electricity, with the different tariffs for Summer, Winter, day, night,
shall be shown clearly.

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3 TEMPERATURE ADJUSTMENT
Temperature control in the various rooms shall be based on the following principles:
• Major public areas, such as:
− Restaurant
− Reception hall
− Bar/ Foyer
− Meeting room for more than 25 people (more than 50 m²)
The temperature shall be controlled by the BMS; there shall be no local controls accessible to
the client. Apart from the BMS control panel, decentralised controls, accessible only to hotel
staff, shall allow the temperature to be adjusted to suit client requirements

• "small areas"
− Meeting room for less than 25 people (50 m² or less)
− Staff areas
The temperature shall be controlled locally, with no connection to the BMS

• Bedrooms
Normally, the control of the terminal temperature in bedrooms shall not be on the BMS,
unless: provision is made to control the energy used by the bedrooms. This option is to be
specified individually for each project, if required.

4 COMMISSIONING AND HANDOVER – KUMAR, SOME OF THIS CAN BE

TRANSFERED TO THE COMMISIONING SECTION IF REQUIRED.

4.1 CONNECTING, COMMISSIONING AND ADJUSTMENTS

Once the plant has been installed, it must be commissioned and adjusted.
Final adjustments and testing shall be carried out by technicians whose competence is
beyond question and, if necessary, a specialist company shall be called in. The Supervising
Officer may ask for someone to be appointed to co-ordinate and manage the work of the
various commissioning specialists (balancing, regulation, etc.).
• Complete adjustment of all controls, including operating times, set points, etc. to the
initial operating values, linked controls,
• The testing shall, in particular, check that the various programming cycles work properly
(switching off at night, shedding load, limitations, etc.),

4.2 TECHNICAL ACCEPTANCE

Once the contractor has completed the installation and has adjusted it, he shall have it and
its levels of performance checked by the Supervising Officer and/or the Consulting Engineer
and/or the Statutory Supervisor.
The contractor shall propose to the Supervising Officer a schedule of checks on the
operation of the equipment. The methods proposed, the measuring instruments provided by
the contractor and the proposed procedures and types of test records shall be submitted for
the approval of the Supervising Officer.
The following shall be checked in particular:
• The coherence between the physical values (temperatures, etc.) measured on site and
the values used in the preparation of or shown in the reports produced by the BMS,
• The proper operation of the regulation devices and of the linked controls,
• The quality of the adjustments and of the finishes.

In the event that imperfections are observed in the quality of the works, they shall be made
subject to reserves which the contractor shall take steps to have lifted as soon as possible.
As a result, only a small number of reserves should remain on handover.

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 4.3 HANDOVER

After the technical acceptance tests, the Owner will inspect the installation and may grant
practical completion, provided that:
• The works are complete,
• The testing and the commissioning of the services installations have been decisive.
If differences between the expected technical results and those obtained are not numerous,
they may be listed as reserves at handover. If they are general, handover shall be delayed
while awaiting corrective measures to be implemented by the constructors.

Within a period of time to be agreed with the Owner, the contractor shall:
• Completely clear the site,
• Take steps to have the reserves lifted,
• Produce all the as-built documents, duly updated,
• Obtain from the official organisation responsible for supervision confirmation that the
installation complies, without reserve, with safety requirements.

4.4 AS-BUILT DOCUMENTS

At the end of the works, the contractor shall submit:

• Technical instructions for the equipment installed
This document, which shall be in addition to the technical specification of the equipment,
shall set out the levels of performance that each item of equipment should achieve. He
shall assemble the certificates of compliance and guarantee specific for each item of
equipment, test certificates, commissioning sheets, and user guides.
• A complete list of points of adjustment, etc.
• A maintenance manual, containing:
− A guide to emergency work
This document should describe, for each item of equipment, the diagnosis of
possible breakdowns and suggest remedies.
− Technical maintenance guide
This must describe the routine work to be carried out on the equipment and the
frequency at which it should be carried out (preparation of a programme).
• Set of drawings

4.5 TRAINING OF OPERATING STAFF

The staff responsible for the operation and maintenance of the installation must be advised
precisely how it works. They must be given suitable training, which may require the
intervention of specialist staff and of the suppliers of the equipment. It may be necessary to
dismantle certain units in order to explain how they work or to demonstrate the maintenance
operations which they require.

4.6 TECHNICAL ASSISTANCE

For two months following handover, a competent technician who knows the installation well
shall be kept available, ready to attend as soon as called to do so by telephone (mobile
telephone).

4.7 SPECIFIC GUARANTEE

As it is not possible to demonstrate the operation of the installation fully at the time of
handover, the contractor who has carried out the installation shall carry out any additional
adjustments which the various operating conditions of the installation show to be necessary
during the first year of operation. He shall also replace any item of equipment which proves,
in use, not to work as anticipated or shall carry out any necessary remedial work to the
equipment.
Each item of equipment that breaks down shall be replaced.

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