4 OPERATING PROCEDURES
4-1 GENERAL
4-2 AUTOMATIC OPERATION
4-3 MANUFACTURERS RECOMMENDATIONS
4-4 OPERATION OF RAINWATER WATER SYSTEM
4-5 COLD WATER SYSTEMS - DRAINING DOWN
4-6 COLD WATER SYSTEMS - REFILLING
4-7 COLD WATER SYSTEMS - EMERGENCY PROCEDURES
4-7-1 Failure of the mains water supply
4-7-2 Water leaks
4-7-3 Booster Set Pump Failure
4-1 GENERAL
The procedures in the following section are listed in the order in which they should be carried out.
The whole of the procedure, including any referenced Health and Safety information, should be read prior to carrying them out.
The building services have been generally designed for automatic operation, and are interdependent on each other and therefore, should not be treated in isolation in the normal operation of the building.
4-2 AUTOMATIC OPERATION
The Building Management system (BMS)/Automatic Control System enables safe, reliable, stable and accurate control and monitoring of each of the mechanical and associated electrical services installations.
The Trend BMS system is a site wide system serving the following buildings:
- Energy Centre.
- Main Building.
Once systems are running under the AUTO control mode, the main plant functions are under the control of the BMS. Packaged items of plant run under their respective integral controls. The central timed controls for all the equipment are controlled by the main BMS.
The procedures describe controls and interlocks to each item of equipment but reference must be made to the Controls Manuals which describes the overall control of all plant, including any interlinks to other associated systems.
The normal mode of control is to be automatic and unless a fault condition arises, only the routine checks listed in the following procedures, including any manufacturers, together with a regular programme of routine maintenance should be required.
4-3 MANUFACTURERS RECOMMENDATIONS
Where the following schedules refer to specific manufacturers operation or fault finding recommendations then reference must be made to the referenced documents located within Section 7 manufacturers literature section of this manual.
4-4 OPERATION OF RAINWATER WATER SYSTEM
This describes the start up and shut down of the rainwater harvesting system.
The procedure must be read in conjunction with the manufacturers operating and maintenance instructions located in Section
STEP / DETAIL1 / Switch on power to the booster pump and Rainwater Control panel.
The external tank should start filling, with mains cold water to the minimum level as dictated by the external tank flow switch. External and internal tank will begin to fill. The system is ready for use.
The flow switch limit will be set during commissioning and if it requires alteration refer to the manufacturer’s literature.
2 / Check the system by flushing the cisterns.
3 / For fault finding and trouble shooting, refer to the manufacturer’s literature.
4 / To shut down the system, switch off power supplies to the pumps and controller.
5 / Hydraulically isolate the main water service to the tank by closing the cold
4-5 COLD WATER SYSTEMS - DRAINING DOWN
This describes the general procedure for draining down the cold water system installed within the building.
STEP / DETAIL1 / Ensure that all isolating valves within the system or sub-system to be drained are open.
Check and note settings of regulating valves to be used for isolating purposes.
2 / Fully close one valve only covering the section to be drained.
3 / Connect a drain hose to a drain cock at the lowest point in the section to be drained, and run it to discharge into the nearest gully.
4 / Open the drain cock until water discharges from drain hose then shut drain cock. This will dispel any excess static head in the isolated section.
5 / Open-air vent on highest point of isolated section. This will facilitate easier draining of the isolated section by allowing air to vent into system.
6 / Open drain cock. The isolated section will start to drain via the drain hose, and pressure/altitude readings in the isolated section will steadily fall.
Check the drain cock and hose for leaks and ensure the water is discharging into the gully.
Check pressure/altitude gauges for steady fall in readings.
7 / As the system drains, open air vents on subsidiary high points, utilising gauge readings to establish when the declining head falls below each one. This will facilitate easier venting of subsidiary high points and speed up the drainage rate.
8 / Drain all subsidiary low points utilising local drain cocks.
9 / When water discharge ceases, close all drain cocks together with air vents previously opened. The isolated section is now completely drained.
10 / Drain all subsidiary low points utilising local drain cocks.
11 / When water discharge ceases, close all drain cocks together with air vents previously opened. The isolated section is now completely drained.
12 / Total Drainage
Shut down booster set and all plant requiring a cold water supply.
Check that the isolating facility is switched off.
Isolate cold water supplies to the items of equipment.
4-6 COLD WATER SYSTEMS - REFILLING
This describes the refilling of a drained down section or system of the cold water systems.
STEP / DETAIL1 / Ensure that the valves covering the main water systems are fully open. Check that replacement feed water is available.
2 / Ensure that all plant and equipment (pumps, etc.,) in drained section or system have been taken out of operation. Check appropriate selection switches on central control panel are in "OFF" position.
3 / Pressurise the drained section or system with air to 1.0 bar utilising suitable drain cock. Check that air pressure can be held for a minimum of 10 minutes without any drop. This will test that all drain cocks and air vents in section are closed.
4 / Crack open flow isolating valve of drained section or system.
This step will not apply if all the system has been drained.
5 / When the system pressure has stabilised, open fully the flow isolating valve on the drained section or system and open the air vent at the highest point of the drained section or system. Air will be vented from the section or system. Check that the water level in the pressurisation unit feed tank is adequate. If the level gets low stop the unit and wait for the level to be regained.
6 / Whilst section or system is filling with water, vent air from all local high points starting at lowest level and working upwards.
This will ensure air is removed from all local high points.
Check all pipe work and equipment for leaks whilst venting.
7 / When water discharges from highest-level air vent, close the vent.
The section or system is now fully filled with water.
8 / Open isolated return valve section or system to correct regulated setting, together with any other valves. The section or system will now be ready for operation. Check all plant and equipment in section or system (e.g.: pump impeller casings, etc.) are completely vented.
4-7 COLD WATER SYSTEMS - EMERGENCY PROCEDURES
4-7-1 Failure of the mains water supply
STEP / DETAIL1 / Inform local water board of failure.
2 / Try to conserve water by cutting down non-essential usage, e.g.: hot water services, etc.
Check that staff is informed about the failure and the necessity of limiting the usage of water.
3 / Inform local Fire Brigade of failure if it is expected to last for an extended period.
4 / Keep a close watch on all storage and cold feed tank levels, should the level fall critically low, shut down systems.
4-7-2 Water leaks
STEP / DETAIL1 / The cold water storage tanks are split to provide separate means of supply in any single tank fails, thereby allowing maintenance to be carried out on the affected section.
Switch the appropriate valves serving the section of the tank and operate the bypass valve.
2 / The Cold Water Storage Tanks are installed within bunds fitted with water leak detection. In the event of a water leak the cold water supply valve to the tanks will close and an alarm will be raised to the BMS.
3 / Ascertain where leak is coming from and place suitable receptacle under to prevent any further damage by water. Check the severity of the leak and damage done by water so far. If water has found its way into any electrical trunking, switchgear or apparatus, electrically isolate circuit and/or plant.
4 / Try to stem leak with temporary seal.
5 / Isolate the section of pipe work or plant in which leak is occurring. Inform personnel affected by this action that service will be cut off.
6 / Drain down isolated section of plant.
7 / Ascertain type of leak, i.e. hole in pipe work, split fitting, valve damaged, etc.
Should replacement part be required, arrangements can be made to get part prior to commencing remedial work.
8 / Repair leak.
9 / Air pressure test repair.
10 / On successful pressure test refill drained down section of plant.
11 / Open valves used for isolating to their correct settings. Keep close check for further leaks until satisfied all is safe.
12 / Energise isolated electrical circuit and/or plant when dried out.
4-7-3 Booster Set Pump Failure
STEP / DETAIL1 / The Booster pumps are provided with automatic changeover duty/standby pumps. Pump failure is indicated at the BMS.
2 / In the event of total Booster Pump failure, isolate the relevant boosted supply cold water dependant plant mechanically and electrically, until system is back on line.
3 / Follow the fault finding procedures for the Booster Set as detailed in the Manufacturers Literature.
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Version 1.0 / Section: 4
OPERATING PROCEDURES / Page: 1