WatchMan™

aM&T and BEMS Services

www.savmodules.com

PRODUCT GUIDE - NOVEMBER 2008

CONTENTS

Page

1. INTRODUCTION 3

2. SAV WATCHMAN REPORT 3

2.1 WATCHMAN REPORT aM&T 3

2.2 CLIENT BENEFITS OF WATCHMAN REPORT 5

2.3 WATCHMAN REPORT - HOW IT WORKS 6

2.4 WATCHMAN REPORT SYSTEM HARDWARE 6

3. SAV WATCHMAN 24 9

3.1 SAV WATCHMAN aM&T PLUS BEMS 9

3.2 CLIENT BENEFITS OF WATCHMAN 24 11

3.3 WATCHMAN 24 - HOW IT WORKS 11

1.0 INTRODUCTION

SAV Watchman is an automatic energy monitoring and targeting (aM&T) service, together

with an optional remote monitored, building management system (BMS) service. It is

suitable for medium and large size premises such as multi-zone offices, schools, nursing

homes, hospitals, public buildings, blocks of flats etc.

SAV Watchman includes energy monitoring and targeting, plus 24 hour system control and

alarm functions. The service is essentially the equivalent of employing somebody 24 hours

a day, 365 days per year, to take energy meter readings, check and adjust system control

settings, report on energy consumption, and tell you immediately if a problem should

develop such as a plant failure or a major system leak.

The service is low cost (reporting costs as little as £40 per month) and is achieved by remote

monitoring of data, and automatic generation of energy and status reports.

There are two categories of service within SAV Watchman:

• Watchman Report – a complete aM&T system

• Watchman 24 – incorporating Watchman Report together with a low cost, remote

monitored, building energy management system (BEMS) service.

A detailed description of each service is provided in the following sections 2 and 3.

2.0 SAV WATCHMAN REPORT

2.1 WATCHMAN REPORT aM&T

Watchman Report is effectively a complete automatic monitoring and targeting (aM&T) system. An aM&T system is defined in CIBSE Guide TM39:2006 Building energy metering,

as:

“A system that automatically records, transmits, analyses, reports and communicates

energy management information”

aM&T is the only effective method for assessing and reporting energy consumptions in

buildings. Manual meter reading is time consuming and as a result is seldom carried out

effectively in the long term. Furthermore, manual meter reading cannot possibly match the

frequency of an automatic system. The Carbon Trust recommend that any installed meters are read a minimum of every half hour.

Even when automated data loggers are used, these may have a limited memory capacity and will need to be emptied systematically. Although information can be down-loaded from a

data logger into an Excel spreadsheet, the questions must be asked: Who will do this? How

often will they do it? How will they use the data?

The Watchman Report service is a completely automated service comprising the following

features:

• Automatic monitoring of energy meters to establish where energy is being used in the

building (e.g. who or what are the high and low energy users, and what energy is required by specific processes carried out in the building).

• A full, accurate and automated energy billing service for tenanted buildings.

• Automatic compilation of energy data suitable for entry into the building log book

• Reporting of energy consumptions relative to budgeted figures or benchmark data

• Assessment of energy consumption using degree day data to make sense of high and low values.

• Reporting of areas or processes that offer the greatest energy saving potential.

• Operation warnings should the building energy or water consumption levels vary

significantly from predicted levels or move outside of other user specified

parameters.

Figure 1 shows a typical bar chart presentation of monthly energy consumption versus

budget produced automatically by Watchman Report. Appendix A shows a more complete energy consumption report of the type issued to clients on a monthly basis.

Figure 1: Watchman Report service - a typical bar chart of energy consumed versus

2.2 CLIENT BENEFITS OF WATCHMAN REPORT

The main client benefits of Watchman Report are as follows:

• Energy savings - The energy savings are significant. CIBSE Guide TM39:2006

“Building energy metering” estimates that action taken as a result of installing and

using meters can save 5-10% of the energy being metered. However, the energy

savings can be far greater. In buildings where energy meters are not installed and/or

logged, it is not uncommon to find incorrectly set time clocks and controls causing

over-heating and unnecessarily prolonged operating periods. In such cases, energy

savings of up to 60% on individual plant items (pumps and boilers) are possible.

• Energy reporting - The costs of energy consumption can be planned and budgeted

more accurately using the data collected from energy meters. Furthermore any

unusual peaks or troughs in energy consumption can be spotted and highlighted in

monthly reports issued to the client.

• Automatic billing - In large buildings with multiple sub-tenancies, the billing costs can be significant. An aM&T system provides a simple method by which tenants’

energy consumptions can be individually monitored and recorded forming the basis

of an automatic billing service. (This complies with advice from the Carbon Trust and CIBSE TM39 both of which advise against simple division of a main utility meter to

derive tenant bills).

• Energy Performance Certificates - The inclusion of aM&T will help to achieve a

lower Building Energy Rating (BER) as defined in the latest Building Regulations Part

L. Hence, a better chance of the building passing current Part L requirements, and

also a better chance of achieving a higher rated energy performance certificate

(EPC). The calculation method for building regulations compliance and EPCs

assumes a minimum reduction in building heating and cooling loads of 5% accruing

due to the benefit of having aM&T installed.

• Building log books - The data provided by aM&T can feed into the “building log

book”. Building log books are a requirement of the Building Regulations Part L and

are recommended by CIBSE as a place to record maintenance, energy performance

and changes to the building. The log book will become an increasingly important

document when buildings are sold or let as a means of indicating to prospective

buyers or tenants, the likely costs of running the building.

• Installation tax incentives - A 100% first year Enhanced Capital Allowance is

available on spending covering full aM&T systems or for equipment used as an

element within an aM&T system (e.g. energy meters, transducers etc). This tax

benefit is usually worth around 7-8% of the capital cost of the equipment. For details

refer to the website www.eca.gov.uk.

• Low operating cost - The cost of implementing an aM&T solution is relatively small.

Once the meters and sensors are in place the cost of monitoring and reporting is very

low. This is largely due to the automation of meter reading, data analysis, alarm

raising and reporting.

2.3 WATCHMAN REPORT - HOW IT WORKS

The Watchman Report service utilises the Energy Monitoring Portal (EMP) software

developed by EMT Nordic (a subsidiary of Danish energy giant NRGi). EMP is an internet-

based protocol developed in liaison with Danfoss, one of the world's leading control

manufacturers.

The EMP software provides the following facilities:

• Automatic data collection from intelligent meters suitably located in the building’s

electrical, gas and water supplies, and within appropriate sub-sections of your

heating, cooling or process plant systems.

• An energy budgeting facility so that you can predict in advance the likely future

consumption and resulting costs of energy and water.

• Benchmarking of consumption data so that the consumption of your building can be

compared against benchmark estimates for consumption based on previous data for

the same building, and/or existing data for other similar buildings.

• The generation of warnings should consumption levels exceed the aforementioned

budget values or benchmark values. (Such a condition might indicate that heating

plant has been left on unnecessarily, or, in the case of high water usage, that taps

have been left on or a leak has occurred.)

The EMP software is a modular multi-user system. Once set up, energy data and system

readings can be accessed via a specially configured web address for their building. The

SAV Watchman Report service includes for an experienced energy assessor to check the

data recorded each month on behalf of the client, and to issue any conclusions or

recommendations as may be required as part of the monthly energy reports.

A detailed specification of the EMP software is included as Appendix B.

2.4 WATCHMAN REPORT SYSTEM HARDWARE

In order to operate effectively, an aM&T system relies on appropriately located energy, water and fuel consumption meters. SAV can supply individual meters or the meters can be supplied pre-installed within various valve modules making the installation easier and also ensuring that the meters are installed at the most pertinent point within the system to ensure the highest quality of the subsequent data. SAV can also give advice on meter locations should this be required.

Each of the installed meters must be connected back to a data station which will log the data

received from each of the meters. This is achieved by means of an M-Bus network. Details

on the installation of M-Bus networks is included in Appendix C.

To complete the system, data stored in the data station must be automatically transmitted

back to Watchman via an SAV web access unit. The transmission of data to Watchman is

best achieved by means of a fixed IP internet address that is hard wired to the data station.

A fixed broadband connection for this purpose is inexpensive, and is ideal for data

transmission, particularly when continuous monitoring is required (as in the case of

Watchman 24).

The IP address can be set up within the client’s existing broadband network, or it can be

established as a stand-alone connection within the building. SAV can assist in the set-up of

this connection.

Fuel meters

Primary meters for gas, oil and electricity are usually supplied by the particular energy

supply company. Most types of meter can be added connected to the Watchman system as

long as they have a pulsed or MBus output. Gas meters need to have a non direct wired

link.

SAV can provide additional meters, as required, capable of monitoring consumptions of

large central plant such as boilers, chillers etc. Sub meters capable of monitoring energy or

water use within specific areas or for monitoring hungry processes can also be supplied.

Water meters

Primary water meters to measure the total water consumption of a building tend to be free

issued by water companies. In sub-tenanted buildings or where there is a specific water

consuming process taking place, additional sub-metering may be required.

SAV can supply the Maddalena CD One TRP water meter. This is a single jet water meter

with sealed register.

The meter can be supplied as a standalone item for installation in the pipework, or within one

of SAV’s modular valve arrangements (e.g. AquaCon Branch modules, AquaCon plate heat

exchangers, Commissioing Modules, Riser Modules etc).

Energy meters

Energy meters are required to measure the heating or cooling energy consumption of

specific branches off a central piped heating or cooling system. A typical application of this

type of metering would when billing information is required for individual apartments fed from

a central heating or cooling system.

For this application, SAV would recommend and supply the Sonometer 1000. This is an

ultrasonic static compact heat meter especially designed for heating, cooling or combined

heating/cooling applications in local and district heating systems.

The meter operates by measuring the water flow rate and temperature differential across a

heating or cooling circuit and using this data to calculate energy consumption. The meter

consists of the following components:

• Ultrasonic flow sensor capable of measuring flows up to 25m3/hr. (The flow sensor is

extremely tolerant to dirty water conditions)

• Temperature sensors (across flow and return pipes).

• Integral calculator for determining energy consumption.

Readings can be read remotely via an M-Bus, RS232, Radio or optical interface.

One particular advantage of the Sonometer 1000 is that it has the facility to accept two

pulsed outputs. So for example, a separate electricity and water meter with pulsed outputs,

could be connected back to the Sonometer (rather than the data station) thereby reducing

the total amount of wiring required.

The Sonometer requires very little maintenance – a battery change and accuracy check

every 10 years.

Data stations

The Hydrometer 25/60/250 series is a range of data stations which enable the automatic

reading of all M-Bus connected meters on the site with very high resolution (up to 1 minute

intervals) and over distances up to 5km.

The same unit enables meter readings to be automatically transmitted via modem or via

internet/intranet connection back to the Watchman for analysis. These data stations have

been specially designed to enable data collection and communication with the central SAV

web access unit.

3.0 SAV WATCHMAN 24

3.1 SAV WATCHMAN aM&T PLUS BEMS

Watchman 24 can be thought of as a combined aM&T service and low cost, remote

monitored, building energy management system (BEMS). It is suitable for small and

medium sized non-dwellings. The system provides automated control of heating and cooling

systems together with the advanced SAV Watchman Report service described earlier.

The Watchman 24 service includes all of the features of Watchman Report and can include

some or all of the following:

• Automatic control of heating and cooling systems e.g. time clocks, start/stop

optimisation, weather compensated control etc.

• Automatic control and sequencing of central plant items such as boilers, chillers,

pumps and fans.

• 24 hour monitoring of operating conditions e.g. boiler or chiller operating status, flow

temperatures for heating and cooling systems or individual space temperatures

within the building.

• Report recommendations and suggestions regarding how individual control settings

might be changed to achieve an improvement in comfort conditions or an energy

saving.

• Automatic alarm messaging, by various means, should the building’s pre-set

operating parameters stray outside of set limits. Alarms can be automatically

generated and sent to allocated email addresses, or by SMS text message, to

individuals tasked with responsibility to respond.

The continuous monitoring and remote adjustment of control settings is particularly helpful in

buildings where no permanent engineer or controls engineer specialist is available. This fine

tuning of control settings can improve system performance and will certainly reduce energy

consumption. Examples of the control issues that can be monitored and acted upon by

Watchman 24 include the following:

• Are room temperature settings set appropriately i.e. at a value that is as low as

possible whilst still maintaining comfort conditions?

• Is heat being evenly distributed around the building or is there evidence of poor heat

distribution and/or poor flow balancing?

• Can heating circuit return temperatures be lowered to maximise efficiencies from

condensing boilers, or take advantage of a renewable energy source?

• Is the optimised stop/start controller operating as efficiently as possible or whether

energy can be saved by adjusting its settings?

• Is weather compensated control of heating flow temperature operating as efficiently

as possible or can flow temperatures be reduced to save energy?

• Is night-set back operation of controls operating effectively?

A typical Watchman 24 control system temperature profile is shown in Figure 2.

Figure 2: Typical ECL monitored data from building and system temperature sensors

3.2 CLIENT BENEFITS OF WATCHMAN 24

The main client benefits of Watchman 24 are as follows:

• Energy savings - The energy savings associated with BEMS systems are well

documented. Accurate control of system operating parameters will help to ensure

that only the required amounts of heating or cooling energy are generated.

• Automatic failure alerts - The costs and implications of major plant failures are

minimised. The monitoring of key system indicators will help to detect a failure

condition and raise an alarm as soon as possible, thereby minimising the damage

and downtime.

• Low operating cost - The cost of implementing a Watchman 24 remote monitored

BEMS solution is relatively low. The service includes the monitoring of data by an

experienced engineer who will provide monthly reports on system operations and

regular trimming of control settings to improve and optimise performance. This

service avoids the need to employ an engineer on site.

3.3 WATCHMAN 24 – HOW IT WORKS

The Watchman 24 service utilises the ECL range of system controllers produced by

Danfoss. These are a standard range of system controllers offering all of the basic functions

for accurate, energy efficient control of heating and cooling systems in buildings.

The ECL Comfort electronic controllers can be thought of as a cost effective alternative to a

small BMS system for temperature control in heating, cooling and hot water systems. The

ECL controllers come with intelligent chip cards that slot into the controller. Each card is

designed to suit a particular system configuration and contains all the required control

software to ensure that the system is controlled correctly. Should the system change, or if

new demands are imposed on the system, the card can be exchanged for a new one pre-

programmed to meet the new requirements of the system.

ECL WebAccess allows the controller to be accessed via the internet or with a modem. The

WebAccess software enables definable levels of access from simple monitoring to full

control of the ECL parameters. Furthermore, relevant sensor and reference temperatures are automatically stored for later interrogation.

Configurable alarm settings can be installed including alarm notification via email or SMS

text message.

A total of four ECL controllers can be connected via one WebAccess unit. Each of the

controllers can be configured so that its operation is linked back to the EMP software described previously thereby achieving a complete aM&T and building energy management

solution.

The same EMP software can then be used to generate graphical reports showing variations

in system or space operating temperatures and plant statuses. Alarms can be generated if any of the readings stray outside of pre-set operating parameters. This enables early

warnings to be generated if boilers or chillers fail to start or system and space temperatures

become unusually hot or cold.

The result is effectively the equivalent of installing a complete BEMS system but at a much

lower overall cost and without the need to employ someone to operate and manage the

system.

Figure 3: Typical graphical representation produced by ECL

To have a look at the Watchman software in use, type in the following web address into your

browser and when prompted enter the user name and password detailed below.

http:/sav.emtnordic.com

user name: demo

password: savmodules

By selecting "Readings" and exploring the available categories on view, it is possible to see

the variables which are being tracked and the data that has been recorded. The system

allows for toggling between tabular and graphical layouts. As fresh data arrives, it is

instantly assessed as being reasonable or otherwise. If the system holds a reading to be

unrepresentative for whatever reason, the reading(s) are held in quarantine, pending

investigation by the operator. Whilst in quarantine they do not contribute to plant control.

UK CUSTOMER SUPPORT CENTRE

SAV, SCANDIA HOUSE, 131 ARMFIELD CLOSE, WEST MOLESEY, SURREY KT8 2JR

TELEPHONE: 020 8941 4153 EMAIL: info@savmodules.com WEB: www.savmodules.com