Deployment of Building Life-Cycle Solution
By Pankaj Maru
Mumbai, Apr 4, 2008

What do you mean by one-stop building life-cycle solution?

The one stop life-cycle solutions have two aspects, construction and services. The construction aspect deals with the operational side, which includes fitting electrical devices and Heating-Ventilation-Air Conditioning-&-Refrigeration (HVAC&R) systems, Intelligent Fire Controls (IFC) panels, smoke detectors, fire alarms, Close Circuit Television (CCTV) monitoring, automatic voice evacuation systems and security access systems etc.

All such electrical systems and devices are planned and fitted in all new buildings and commercial structures, at the time of their construction. Since this process is well planned, the one stop life-cycle solution helps to bring all these electrical fittings, devices and systems under single control.

The controls of the electrical equipments and devices are then converted to digital mode by using sensors, and made IP enabled. Hence, with this solution, all the electrical components of building, both with wired and wireless are combined and utilized.

The second aspect of the solution is services, which deals with optimization of energy resources, space, management and maintenance. It is focused on retrofitting in large existing buildings and structures. It s a tough task working on existing structures. The biggest challenge is the sustainability of the environment, and to increase the building s energy efficiency and operational performance. Since this is related to the core part of planning, designing and construction of structures, it takes into account the life span of building and structures. The solution aids in securing, sustaining and expanding life of structures.

Johnson Controls had presented a white paper on cutting life cycle cost of buildings at Green Building Congress 2007 in Chennai. Please tell me about its key elements.

The white paper on cutting life cycle cost of buildings deals in the field of sustainability and energy efficiency of buildings and structures. Here the building structures are divided into multiple categories, such as old parts of the building and the new building structure.

In existing and old structures, the task of planning out energy efficiency is more difficult than in new buildings. In the old building, whole areas are assessed keeping in view the available amount of energy and its requirements. According to this assessment, our team carries out optimization of available resources in terms of space, surrounding environment and other resources. An integrated management system is then implemented. This controls various safety and maintenance equipment of the building, (say) HVAC&R systems including chillers, electric equipment, IFC panels, fire and security systems, and other equipment.

In new buildings, there s room for planning of space, energy requirements, electrical fittings and energy, so the process can be planned in advance and becomes easier. For example, schools, colleges, hospitals and large commercial structures need a single integrated solution that controls all the equipment and devices for easy, safe and efficient usage. Schools, offices and hospitals in US, for instance, have heaters as well as air-conditioners because of climatic conditions, and these needs a unified control system.

The availability of natural light, the position of the structure relative to natural surroundings, are some of the key factors that are taken into account in the energy optimization and resource management of buildings. While in some other places, there will be air-conditioners and coolers. So, the devices need to be well integrated to control its usage, as well as its efficiency. Hence, it results in better sustainability of buildings with integration of electrical equipment, and control of environmental effects. This is how the cutting of life cycle cost of buildings is done.

How does Metasys system function? How does it help in reducing energy cost and controlling environment?

Most chillers, coolers, air-conditioners, electrical equipment and other devices fitted in building structures are procured from different manufactures and companies. Hence, such equipment and devices can t communicate as the proprietors are different. This restricts devices from being integrated into a single system that would allow centralized access and control.

To address this issue, Johnson Controls has developed a digital communication IP-based protocol, called Metasys system. The system operates over the proprietary protocols of diverse equipment and electrical devices. This IP-based protocol facilitates all electrical systems and devices to communicate with remote management.

Once integration is done under the Metasys system, controlling, access, usage and maintenance functions are handled by a single system, offering a centralized control and management of all these diverse devices. This helps in efficient and optimized utilization of resources and reduces depletion. Consequently, environmental ill-effects can also be vastly reduced.

How can Indian enterprises and the industry as a whole manage the high demand of energy, without causing further damage to the environment?

At the time of construction of new premises, structures, buildings of enterprises and organizations, the energy requirements can be planned out. The planning should take into consideration the natural surroundings, which offer ample room in assessing and managing the energy needs of enterprises. However, in old structures it s hard to work out a plan on the energy supplies.

Solar energy, which is available in abundance, should be used by enterprises. Even the government should promote the use of solar lights. In addition, large companies like Infosys, TCS etc., are using recycled paper, water, solar power and other stuff. This is an initiative, which should be followed by other companies as well. That will help in managing the energy demands, and also will take care of environment.

Unfortunately, Indian enterprises are still low on taking initiatives that are unconventional and nature friendly. It s just like the concept of cleanliness that is a state of mind, and one has to change his / her mind-set towards conservation of energy and nature.