Building Automation System (BAS)

Introduction

The high technology concept of BAS was first introduced in the USA in the early 1980s. Although no formal definition exists, intelligent buildings use electronics extensively and are high-technology related. In fact, the National Academy of Sciences in Washington, DC has a committee dealing with "electrically-enhanced" buildings. In recognition of the electronic aspects of intelligent building systems, we can divide the operation into 4 categories:

1. Energy Efficiency
2. Life-safety Systems
3. Telecommunication Systems
4. Workplace Automation

The definitive vision in the design of BAS is to incorporate the 4 operating areas into 1 single computerized system. All the hardware and software would be furnished by a single supplier who would use compatible equipment and common CPUs and trunk wiring.

Such integration is far from being realized. However, it has been practical and more practical, and now, this kind of system has started being applied in our country. Though, this concept of BAS is well advanced in the USA compared to the rest of the world.


1.Energy Efficiency
Intelligence with respect to energy in BAS consists of the reduction of energy use to the bare minimum. Computerized systems are used extensively. Such systems go by many names, such as Intelligent Building System (IBS), Energy Management System (EMS), Energy Management and Control System (EMCS), Central Control and Monitoring System (CCMS), and Facilities Management System (FMS).

Some strategies used to reduce energy consumption in intelligent buildings are:

(a) Programmed start/stop
(b) Optimal start/stop
(c) Duty cycling
(d) Set-point reset
(e) Electric demand limiting
(f) Adaptive control
(g) Chiller optimisation
(h) Boiler optimisation
(i) Optimal energy sourcing

2. Life-safety Systems
Intelligence with respect to life-safety in BAS consists of the use of high technology to maximise the performance of fire alarm and security systems while at the same time minimising costs. Life-safety factors involved in intelligent buildings are:

(a) Reduced manpower dependence
(b) Closed-circuit television
(c) Card access control
(d) Smoke detection
(e) Intrusion alarms
(f) Emergency control of elevators, HVAC systems, doors
(g) UPS

3. Telecommunication Systems
Inteligence with respect to telecommunications in BAS consists of the offering to tenants of many sophisticated telecom features at a considerably reduced cost due to the fact that the equipment is shared by many users. Some of the telecom features involved in intelligent buildings are:

(a) PABX telephone system
(b) Cablevision
(c) Videotext
(d) Electronic mail

4. Workplace Automation
Intelligence with respect to workplace automation in BAS consists of the use of high-tech office automation systems to render the operation of a company more efficient. This can be done at a reduced cost to tenants by virtue of the equipment being shared. Some of the factors involved in workplace automation in intelligent buildings are:

(a) Centralised Data Processing
(b) Word Processing
(c) Computer Aided Design
(d) Information Services


Typical BAS services that can be offered are:

(a) Message Center
The message center is a back-up telephone switchboard for tenants. It answers all tenants' telephones and is connected to printers conveniently located in or near the offices of tenants for immediate delivery of messages. When a telephone line is busy or doesn't answer after 4 rings, the message center will answers the call automatically. The terminal and the center display the name of the person whose phone is ringing so that the operator can answer the call courteously and accurately. The caller's company, telephone number, brief message, time of call, and the operator's name are then recorded and immediately printed in the recepient's office.

(b) Word Processing
Word processing includes the electronic creation, revicion, storage, retrieval, and transmission of correspondence documents. With pick-up and delivery service, 24-hour document turn-around during business hours and premium 1-hour turn-around, a word processing service offers convenience and economy.

(c) Computer-Assisted Design
With computer-assited design, the owner has accurate and easy-to-read drawings that can be used to reduce the cost of carrying out any sort of modification whether it is architectural, structural, mechanical, or electrical.

(d) Teleconferencing
Teleconferencing is an alternative to expensive travel budgets and can be made available to the owner's tenants.

(e) Electronic Mail
Though electronic mail, instantaneous communications can be established worldwide on a system designed to reduce cycle time and produce savings to the tenants.

(f) Computer Services
The owner can provide computer services offering hardware and software to its tenants at a discount.


Conclusion

The intelligent building is dearly the building of the future. By virtue of the services offered, intelligent building owners will gain, often at the expense of other building owner.

Contributed by : Siti Sarah Herman (2007239704)