Delivering an Intelligent Building

1. Public<< Security Text>>
Delivering an Intelligent Building
Jason Clark
Head of Property Management
April 2017

2. 2
Table of contents
Page
Section 1 Introduction 3
Section 2 Project 4-6
Section 3 Delivering an Intelligent Building 8-20
Section 4 Conclusion 21-26

3. Section 1
Introduction

4. 4
About Us
UBS is a global organisation providing financial services to private,
corporate and institutional clients
Globally • Headquartered in Switzerland
• Present in all major financial centres and
offices in over 50 countries
• Employs more than 65,000 people around
the world
Within the UK • UBS employs around 7,500 people
• UBS has a property portfolio of 7 buildings
in the London area
• A portfolio that equates to approximately
1,000,000 ft2
• A real estate strategy to reduce the number
of buildings and provide a new London
home to accommodate all of our business
functions

5. Section 2
The Project

6. 6
Project
"We cannot develop a new London building without an intelligent
building strategy".
Background • We occupied numerous buildings around the Broadgate area.
• Need to consolidate our business functions into one building.
• Building operational team engaged from inception and with
customer experience at the centre of what we do.
UBS • In house team of operational subject matter experts associated
with each function
• Moved towards the IFM model during the life of the project
• Drive to reduce cost but maintain quality and service
5 Broadgate • 700,000 ft2 pre let development by BlueButton properties
• One of the largest pre let buildings in the city
• Aligned with existing lease breaks
• Tenant (UBS) engaged from the outset
• Separate design teams for the Base Build / Fit Out with UBS
engagement throughout the end to end process.

7. 7
Project
Delivering a flexible world-class office facility for the integrated
Firm
Specific aims… • Maximum flexibility and cost
efficiency for London real estate
portfolio
• Enhanced client experience through
world-class facilities
• Productive and flexible working
environment for our staff
• Secure and reliable infrastructure to
minimise operational risk
• Excellent sustainability
characteristics and energy
efficiencies
A building specified
in 2009 for full
occupation in 2016 :

8. Section 3
Delivering an Intelligent Building

9. 9
What is an 'Intelligent Building'?
We will all have a different interpretation of what an "Intelligent or Smart" building
is….
integrates
energy management
efficient
Improved process
superior indoor environment
reduce energy consumption
occupant comfort
productivity
Carbon Reduction
A building that integrates technology and
process to create a facility that is safer, more
comfortable and productive for its occupants,
and more operationally efficient for its owners.
Advanced technology—combined with
improved processes for design, construction
and operations—provide a superior indoor
environment that improves occupant comfort
and productivity while reducing energy
consumption and operations staffing.
An intelligent building is the integration of
technology, building, and energy management
systems. An intelligent or smart building takes a
number of building systems and brings them
together to reduce energy consumption and
make the building as efficient as possible.
Intelligent buildings mean many things depending on your
perspective and role.
Sustainable
"Cyber Janitor"

10. 10
What is an 'Intelligent Building'?
An intelligent building is one which can react to the occupier's needs through its
lifecycle; from planning through construction, operational use and ongoing
changes.
 Proximity to transport links
 Making use of existing plot
 Purpose built for UBS occupation
Plan
 Low energy and passive design
 Flexibility through the lifecycle
 Highly resilient
 Sustainable resource and
responsible supply chain
Design
 Off site fabrication and testing
 Building Information Model aids co-
ordination between trades
 Recycling and efficient use of
resources
Construct
 Embedded flexibility in building
services and fabric
 Adaptable workspace/kit of parts
 Building Information Model updated
with changes
Change
 Data feedback and dashboards
 User interfaces to building systems
 Automated reporting and alarms
 Handheld technology linked to
central databases
Monitor
 Building Information Model aids
planned maintenance
 Integrated building systems on
network
 Device independent technology /
Wi-Fi throughout
Operate
5 Broadgate
Building
Lifecycle
Plan
Design
Construct
Operate
Monitor
Change

11. 11
5 Broadgate Approach
An intelligent building approach was adopted for the key building support
functions for 5 Broadgate …
Business Technology
DevelopmentOperation and
Maintenance
Construction
Design
Life Safety
Systems
Security Systems
Sustainability
Facilities
Management
Space Planning
Client Support
Services
Technical
Infrastructure
Enterprise
Compute
This presentation outlines the integrated systems used for Operation and Maintenance of
the building

12. 12
Approach
“The solution required engagement from the operational teams as well as our
technology team in a working group to conceptualise (Blue Sky Thinking) the
solution.
Requirements
considered,
documented,
specified and risk
approved in line
with design and
build programme
Systems - Review the number of systems involved and differentiate between
business and building systems.
Network Solution - Decide on your network solution, the high/low level cabling
conveyance, IP addressing and v lan strategies.
POE/Main Powered – Quantify and differentiate between POE and Mains powered
devices.
Risk - Understand the Risk Review process and seek approval early.
User Experience – Document a day in the life of the building users (Client – Staff –
Operators)
Building Operations – Identify how the operational spaces and systems will be
used.
Specification – Through the soft landings process capture and prioritise the
stakeholder aspirations into Day 1..2..3 deliverables..
Graphical User Interface – Standardise look, feel and navigation
Reporting/Alarms – Aligned with operational processes
Language/Conversation – What Protocol will be used and information exchanged
between the systems.
Integration platforms – There are many overarching systems available to create
integration between systems.
Coordination – An enhanced level of coordination between building and technology
designs.
Testing - On site/off site testing in the different hosted environments with corporate
network connectivity.

13. 13
Systems
UBS aspired to provide an INS which includes the basebuild systems and fit out systems
list below: -
Some of the systems were
extended and migrated from the
basebuild deliverables
• Building Management System (BMS)
• Energy Monitoring System (EMS)
• Supervisory Control and Data Acquisition (SCADA)
system
• Lighting Controls / Emergency Lighting
• Leak Detection
• Fire & Voice Alarm
• Security (CCTV, EACS, Intercom & IDS )
• Lift Controls
• Visitor Management System
• Catering Management/Kitchen Equipment
• Hospitality and Room Booking.
• Disabled Alarm
• AV systems

14. 14
Network Solutions
Advances in IP based technology has enabled integration of previously isolated building
systems into integrated network Solution (INS)…
Status Quo
• Multiple silo systems
• Multiple building networks and protocols
• Differing levels of system security and resilience
• Limited interoperability's
• Limited facility data and reporting
• Energy inefficient
• Inefficient processes
Intelligent Building
• Single secure network entity with seamless subsystems
• Common conveyance with HL/LL structured cabling
• Open common protocols
• Infinitely interoperable
• Ubiquitous information & Superior user experience
• Efficient process & Energy efficient
• Affiliated system network architecture and resilience
energy management
Differentiate between corporate solutions and building systems

15. 15
Network Solutions
Option 1: Direct integration with Corporate Network
INS network switches installed in each BMS MCC, LV Switchboard, Kitchen control panel etc. UBS switches installed in UBS Hub rooms on office floors, ground and basement
levels. Each INS switch is connected to a UBS switch.
Connection between UBS switches is via the UBS structured cabling system.
Pros: Decreased cost for network equipment, cable installation, power supplies and cabinet locations
Decreased cost for network equipment, cable installation, power supplies and cabinet locations
Easier maintenance of equipment and support for backbone network
Cons: Installation coordination more difficult
INS uptime dependant on UBS network
Option 2: Standalone Network (Via Hub Rooms)
INS network switches installed in each BMS MCC, LV Switchboard, Kitchen control panel etc. INS switches installed in UBS Hub rooms on office floors, ground and basement
levels. Each panel switch is connected to a hub room switch.
Hub room switches are connected via dedicated INS backbone network.
Pros: Decreased cost for provision of power supplies and cabinet locations.
Easier maintenance of equipment and support for backbone network
Cons: Dedicated backbone network is an additional cost
Requires interface to UBS network for remote monitoring anyway
Still reliant on UBS Hub room installation
Option 3: Standalone Network
INS network switches installed in each BMS MCC, LV Switchboard, Kitchen control panel etc. Dedicated master INS switches installed on floors (2 no. per floor in separate risers)
for networking of the control systems.
Master switches are connected via dedicated INS backbone network.
Pros: No reliance on UBS equipment for operation or commissioning
Cons: More expensive arrangement for both installation and maintenance
Requires interface to UBS network for remote monitoring anyway
A number of INS network options were considered: -

16. 16
Location tbc Ground Floor
Building Operations
Systems have been structured to provide visibility and control by Operational
Teams Energy Monitoring UPS System
Lighting Control
Scada
BMS
Lift System
CMMS
Switchboard
Radio Comms
Access Control
Intruder Detection
Disabled Alarm
CCTV
Intercom
Panic Button
Fireman's
Switches
Voice Alarm
Fire Microphones
Fireman Alarm
Refuge Phones
Any building
system via network
Any building
systems via
network
Building
Management
Room
Manned Part Time
Incident Room
Not Manned
Fire Command
Room
Not Manned
Command &
Control
Manned 24/7
Access Control
Manned Part-time
Contractors
Access
Manned Part-time
Helpdesk
To allow access to
contractors/temporary
staff
To issue work permits
To issue temporary
access cards
To issue new /
temporary / replacement
cards
Compile access reports
Buildings operations and
security command and
control
Home for all systems
General day to day
operations
Manned only in fire
command mode when
C&C unavailable
Point of fire command
for LFB
Full AC specification with
screen wall
To manage incidents
and investigations
General meeting room
for operation team
Buildings operations and
security management
office space
Linked to all systems via
desktop platform
Output Screens / User Interfaces
To answer incoming
calls and re-route
To answer helpdesk and
service calls

17. 17
Network Overview
17
Business Side Network
INS Side Network
Network
Lighting Control Fire Alarm HVAC CCTV Access Control Lift Control EMS Audio Visual Room Booking
Fire wall Fire wall Fire wall Fire wall Fire wall Fire wall Fire wall Fire wall Fire wall
Shared
Infrastructure
Building
Systems
Web Based Graphics
Dashboards
Interoperability
Accessibility
Reporting
Offsite Hosting
Offsite Storage
BCM
Data Centre
Storage
Wi-Fi
Wi-Fi Devices Desktops
Display Screens
UBS Network

18. 18
Specification
Each of the operational teams were encourage to imagine what their service would look
like in a fully intelligent building
• Function by Function review
• Every Idea and aspiration documented
• Developed into a detailed and very specific deliverable
• Embedded into the design documentation and drawings
• Included in the IT risk review process
• Tested in a onsite Lab before deployment
energy management
6. EFM (Mech) Owner Specify
Day-0
Day-1
Day-2
Never
Comments Budget Tracking
Energy efficient equipment
KA/PD B/Build /
HPF
  All EC motor either step or VSD controlled.
All equipment selected using full life cycle analysis and ECA equipment used
where possible.

G
Controls exercising and
optimization
KA/PD B/Build /
HPF
  monitoring of functionality and optimum control

G
Extensive sensing
KA/PD B/Build /
HPF
  fcu unit on and off coils temperatures , chilled beam temperatures

G
IAQ
KA/PD B/Build /
HPF
  co2 ,temperature, automatic monitoring and reporting
 G
Comfort monitoring
KA/PD HPF  On Floor Co2 and temperature sensing

G

19. 19
Specification
Construction
 Sustainable construction practices
 Electronic project documentation
 Modelling extended into construction
 Offsite Pre-fabrication
 Mock ups benchmarking
Design
 Integration transport and surrounding
community
 Common spaces for networking
 Flexible working space
 Resilience
 Medical Centre
 Physiotherapy
 Gym
 Multi-faith
 Agile working
 Acoustics.
Sustainability
 Solar shading
 Cladding design
 Solar panels
 Photovoltaic
 Water storage
 Water management
 Electric vehicle
 Reuse of condense water
 Bore hole
 Water usage
 Energy star equipment
 Thin client / VDI
 Crockery
 Integrated Hand driers
Space Planning
 Sustainable construction practices
 Electronic project documentation
 BIM Modelling extended into Operations
Engineering Facilities Management
Electrical
 Distributed generation / UPS
 G/59
 Sub-metering/ billing/ branch metering
 LED lighting/ lumens per watt
 Dashboards
 Capacity management
 Leak detection
 In rack monitoring
 Life cycle monitoring
 Ops maintenance manual
 Non intrusive maintenance techniques
Mechanical
 Controls exercising and optimization
 Energy efficiency
 Water and gas metering, sub-metering
 Link Line Zip Taps
 Controls exercising and optimization
 Alarm Escalation
 Reporting
 Hand held/ tablet maintenance tools
 Extensive sensing
 Continuous comfort monitoring and feedback
Client Support Services
 Virtual presence support
 After hours operation
 Dashboards
 Capacity management
 Meeting room management
 Room presence monitoring
 Catering management
 Reporting
 Contactless technology
 Staff amenities
 Restaurants – Pre order/ cashless vend
 Coffee machine
 Parking – cycle/ motorcycle
 Toilets
Technical Infrastructure
 VOIP
 Digital signage
 3G/ 4G
 TV distribution storage/ broadcasting
Enterprise Compute
 NEO
 VDI
 Bring Your Own Device (BYOD)
 Lync
 Common Applications
Security Systems
 Digital video monitoring/ video analytics
 Contaminant monitoring and containment
 Card issue
 Intruder detection
 Assets tagging/ emergency evacuation
 Smart lockers
 Key Safes
Life Safety Systems
 Refuge phones
 Radio communication
 Automatic fire suppression
 Disabled access

20. 20
User Experience
To illustrate the building's 'Intelligence' considerer some activities by a building
user through a typical day…
Building performance automatically and continually monitored, recorded and reported
 Cycle to work, parks on
site
 Security monitor on
cameras
 Low flow shower
 Clothes in electronic
locker
 Lift to ground floor
 Pick up pre-ordered
breakfast
 Wave/contactless
payment
 Lift to a agile workspace
Not all features are included on Day 1 but can be incorporated at any time
Enters the building Arrives on floor Uses vending area Attends a meeting Visits washroom
Takes lunch
Calls an informal
meeting
Works late
Prepares to leave for
home
 Lights (LED) come on
(Designated route)
 Security aware of
presence on floor
 HVAC ramps up
 Agile Desk presence
counted
 Screens / PC wakes up
 Chilled beams /EC FCU
 Work on height adjustable
desk
 Pre-order coffee*
 Lunchtime menu on
display screens
 Water from central
system
 Waste divided into
streams
 Contactless payment
 Room temperature pre-
prepared
 Meeting booking displayed
 Desk control for lighting
 Remote AV assistance via
web cam
 Attendance count
automatic
 Service call facility
 Low flow flushing and
washing
 Automatic soap dispense
 Chemical free air
freshener
 Energy efficient
integrated hand driers
 LED lighting
 PIR counts occupancy
 Menu & sport on display
screens
 Waste centralised
 Variety of retail
 Contactless payment
 Pre ordered take-away
 Informal meeting space
with wi-fi
 Repro/ mail drop-off /
collect
 Book a free meeting
space e.g. Agile or
restaurant space
 BOYD device over wi-fi or
3G/4G
 Using touch screen from
desk
 Breakout space
 Extended catering facility
 Lights and HVAC service
only areas needed
 Security aware
 Taxi waiting at the door
 Traffic news on display
screens
 Lights shut down
 HVAC shuts down
 Security aware
 Building sleeps
 Baseline energy load
reduced

21. 21
Information Technology Risk
"Building systems are by their very nature open systems which is at odds with a risk
adverse corporate environment"
Systems – Building systems have been designed to be open, accessible anywhere but will need
to be locked down.
Password Management - Systems and device password management is required, ideally using
active directory.
Firewall Rules – Firewall rules need to be defined, documented and maintained.
Documentation – Standards, Architecture, Operating Models & Risk Review.
Web Browsing – Internal or External.
Hardware – Standard builds and processes for securing operating systems and applications.
Software – Version / change control processes.
Managed Network – All network devices will need to be managed, monitored and locked down.
Testing – Significant testing and documentation before the systems move into production.
energy management
Design Document Build Test
Design Build Test Document
Information Technology Approach
Design / Construction Team approach

22. Conclusion
Section 4

23. 23
 Security - integrated networks may be more venerable
to malicious attack or systemic failure
 Commissioning and operation - over complex systems
can be difficult to commission and maintain
 Dependencies – building has increased reliance on fully
operable IT network
Benefits and Risks
 Energy savings - reduced energy load for lighting,
heating, ventilation and air conditioning, lifts, IT
technology, security controls etc..
 Reduced operating costs - attention to whole-life costs
rather than only the capital costs
 User experience and workplace efficiencies - by
providing the ability for the environment to respond to
particular user/business needs providing a higher level of
comfort for occupants
 Resilience - intelligent systems provide close monitoring
in order to ensure that there is no loss of services
 Safety & security - enables safety features such as fire
doors, smoke extraction fans, supply fans and dampers
to be controlled and driven to a “safe” position or state
 Enables change – systems can be adapted and
extended as business needs change
 Operational excellence – real time monitoring and
automated reporting across all systems
Benefits
An Intelligent Building has integrated technologies and systems to support the
use of the accommodation, this results in a number of benefits…
Risks

24. 24
Photos

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26. 26
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27. 27
Photos