PU-BENEFS PU-BENEFS. Feasibility study report. Bridge Park Community Leisure Centre At Brentfield, Harrow Road London NW10 0RG Country: United Kingdom

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1 Feasibility study report Bridge Park Community Leisure Centre At Brentfield, Harrow Road London NW10 0RG Country: United Kingdom Contact : Dr Crispin D Webber Name of project partner : North East London Energy Efficiency Advice Centre Telephone : address : cwebber@lessenergy.co.uk Date of version : June 2006

2 Table of contents 1 Background Aims and ambitions of the feasibility study Description of the process Data collection process Results from feasibility study Experiences Gained and lessons learned Contact information Appendix 1 CHP Analysis Feasibility study

3 Report on results of feasibility study Country Project Customer : United Kingdom : Bridge Park Community Leisure Centre : Brent Council Provider of Feasibility Study : North East London Energy Efficiency Advice Centre Subcontractor (if needed) : Thames Energy Ltd 1 Background Brent council commissioned NELEEAC to carry out a comprehensive feasibility study for the Bridge Park Community Leisure Centre. NELEEAC is then expected to use the recommendations of the report to develop a comprehensive improvement plan to Energy Performance Contracting project on behalf of the Council. The Bridge Park Community Leisure Centre building covers an area of 5,387m 2 and spends approximately 72,928 per annum on primary energy. This cost excludes Value Added Tax, CCL-Climate Change Levy and water consumption costs. This amounts to 13.54/m 2. The building consists of two floors with sports halls and meeting rooms. A large proportion of the building is let out to small businesses as individual units. The rent for these units includes the electricity and water use. Whilst there are individual electricity check meters in each unit, there are no water check meters. It is evident that the water supply costs are not being properly allocated. It is not clear whether the centre management has recently considered the allocation of the electrical costs on the site in order that the rents reflect some of the communal electricity costs that may be allocated to the individual units. This is a recurring problem in the Council Buildings that have been audited, the lack of energy management responsibility on the sites. There are two Clyde combustion boilers (model ) each with 902kW output installed in the boiler house about 20 years ago to serve the leisure operational areas of the building. One of the boilers was not operational during the site visit with a reported defective burner unit. The business office units are all served by individual electrical Daikin split systems. The wet central heating system is pressurised at 4 bars and operates at 95 0 C supply temperature. Two 87.9kW (1,000 Lts capacity) gas fired hot water generators provide the hot water requirements for the site. There is no zone control system for the building s heating system. The toilet and shower areas have defective constant dripping taps. The Sauna room is not properly sealed thereby ensuring leaking of steam into the changing room. This has a knock on effect on the humidity in the changing room and the operation of the electric steam generator as the temperature balance in the Sauna is compromised. The Bridge Park Leisure Centre has a clear commitment from the Council for improving its energy performance. A major constraint in this commitment is the lack of a comprehensive and effective strategy for ensuring good energy performance on the Council s sites. The absence of a corporate energy manager for the Council for energy performance of the Council s buildings is a testimony of the need for a more proactive approach to corporate energy management. The Council has however started on the approach to a more central approach to managing the energy use of its buildings and are intending to use these series of audits as a first step to the long term development of its buildings. A recent environmental management policy paper approved by the Council in 2005 does identify the need for an effective energy management strategy and underlines the Council s commitment to the overall theme of Environmental and Energy management in its buildings. 2 Feasibility study

4 2 Aims and ambitions with the feasibility study The aim and ambition of the feasibility study is to identify and prioritise of actions that can be taken by the client (Council) to save carbon emissions and utility energy costs. It was also aimed for client to look for new ECP (Energy Performance Contracting) with third party organisation to mange proposed CHP system and M&E systems. Another objective is to provide a comfortable, affordable and healthy living environment by effectively tackling the problems of expensive and inefficient heating systems, which results in high energy usage and excessive CO 2 emissions. Council does not have an existing energy management structure for its own properties. There is a procurement section and the Environment and Culture department has taken responsibility to initiate energy efficiency improvements for its corporate buildings. A regular concern of site staff is the apparent void in corporate energy management responsibility. The Council has started to show some commitment in this regard, and is seeking to develop a strategy that would engender a more proactive role in the energy management of its corporate buildings. There is informal contact between the corporate services and building managers relates to motivation regards to energy management. The energy efficiency drive on the sites are individually motivated rather than devolved from a wider corporate level. Although some energy awareness and implementation of lighting improvements were noted, there was no indication of concerted steps taken to improve staff motivation or energy awareness on the site. Electricity and Gas consumption are not currently recorded on the site and there is infrequent access to utility data. Additionally the inconsistency of any site monitoring complicates proper site energy consumption analysis for the sublet areas of the building, especially with respect to the electricity used in communal areas, gas used in the Kitchen and for water consumption. At present, this information is not collated and is not fed into a management reporting structure. The Council have indicated that they would like to carry out an energy awareness campaign for staff on the site although at present no activities are planned with regards to this aspect of the site energy management. It is intended that as part of implementing the recommendations of this report energy awareness training would take place. The partnering of the Council with Brent Energy Solutions is a useful mechanism for implementing staff awareness and training on energy efficiency matters. Council also indicated a willingness to consider the scope for contract energy management particularly with regards to the installation of the Building Energy Management System. 3 Description of the process The survey was carried out on the 22/11/05 by Dr Crispin Webber on with the assistance of Mr. Mark Young, maintenance Engineer, in the presence of Mr Roger Kelly, Energy Solutions (Brent Energy Network). One site visit was made to identify opportunities to improve the energy performance of the Leisure Centre. Major considerations were the potential for installing a CHP unit on the site, the potential for the use of heating and lighting control systems and maintenance of the heating distribution system. The survey also sought to identify possible improvements in good house keeping that could be implemented, making a contribution to the UK achieving its emissions reduction commitments. The agreed objectives of the assessments included the identification and prioritisation of actions that can be taken by the council on the sites to save carbon emissions and utility costs. The site has already made some progress in identifying and implementing low cost energy saving opportunities, such as the use of low energy lighting. The London Borough of Brent faces particular challenges in the management of energy and implementation of energy saving projects. Whilst they have made good progress in specific areas relating to the energy performance of the building fabric and in some cases lighting management systems, they have requested specific support: To identify and prioritise energy saving opportunities, noting that a limited budget is available To identify the potential for ongoing revenue savings To identify and prioritise up to 5 actions that can be taken by the client to improve its energy management effectiveness and to reduce energy costs and save carbon. 3 Feasibility study

5 The client has also requested advice in structuring its overall energy management performance of the site. The site covers an area of 5,387m 2 and spends approximately 72,928 per annum on primary energy excluding water consumption costs. This amounts to 13.54/m 2. 4 Data collection process The approved questionnaire for public buildings has been used to collect data needed for the feasibility study. Also customer s utility bills for a calendar year have been obtained for the energy usage analysis purposes. The Bridge Park Leisure Centre only keeps records of utility bills and they do not have any breakdown cost of energy used for different facilities in the buildings. The leisure centre consumes approximately 2,744MWh of energy per annum (based on 2004/2005 figures), costing a total of 72,928 excluding VAT and CCL charges. For the avoidance of doubt, all energy terms are in delivered energy. This is shown as follows: Site energy consumption figures 2004/2005 Month Elect(kWh) Elect Cost( ) Gas(kWh) Gas Cost( ) Jan 70,383 3, ,914 3,674 Feb 69,368 3, ,950 3,621 Mar 72,299 3, ,849 3,774 Apr 66,072 2, ,939 3,449 May 64,502 2, ,659 3,367 Jun 62,107 2, ,890 3,242 Jul 59,713 1,490 91,251 3,117 Aug 59,176 1,467 89,829 3,089 Sep 57,624 1, ,386 3,008 Oct 63,812 2, ,218 3,331 Nov 68,812 3, ,025 3,592 Dec 70,192 3, ,090 3, ,060 32,000 1,960,000 40,928 Utility Energy Consumption Cost CCL Cost CO 2 Emissions kwh/year % /year % /year t/year Electricity: 784, , , Gas: 1,960, , , Total 2,744, , , The following graph high lights increased gas and electricity consumption during September to March, which reflects the increased energy use during the heating seasons. 4 Feasibility study

6 Bridge Park Leisure Centre Energy Profile kwh kwh(elect) kwh(gas) kwh(total) 300, , , , ,000 50,000 0 Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Months 2004/ Results from feasibility study If all the prioritised measures are implemented, the aggregated savings from the measures identified represent a 43.84% reduction in energy consumption and a 37.78% reduction in cost or 27,549 that translates into direct cost savings. A reduction of tonnes of CO 2 emissions is also estimated, per annum. Benchmarks The Bridge Park leisure Centre has a gross heated floor area of 5,387m 2. A comparison of the Leisure Centre with the benchmark energy performance indicators published in Carbon Trust Publication ECG 078, Energy use in sports and recreation buildings is given below: These performance indicators are in the form of Typical or Good ratings. Comparison of Site Energy Consumption with Benchmark Information Benchmarks Electricity kwh/m 2 Gas kwh/m 2 Bridge Park leisure Centre Good Practice Less than 96 Less than 264 Typical (Fair) Practice Less than 152 Less than Feasibility study

7 As can be seen from the above benchmarking table, the energy performance of the Bridge Park leisure Centre is within the level of typical practice. The centre does have scope for improving its Electrical energy use performance by implementing good management practice and the recommendations outlined in following pages of this report. The electricity consumption would be considerably reduced if an effective monitoring and targeting control system was introduced for lighting and movement sensors for less frequently occupied areas such as dance rooms, toilet/shower areas, and the Sauna room. The introduction of a CHP system, producing its own electricity would also minimise the electricity purchased. Whilst a CHP system would increase the overall gas consumption level, specific gas used for heating would be reduces as the plant room would be configured for the CHP to act as the lead boiler producing heating and hot water. The implementation of zone controls, flushing and balancing of blocked pipes/radiators and a building energy management system would enhance the energy performance of the building. 6 Feasibility study

8 Weak point Measure foreseen Estimated Investment ( ) Estimated annual cost savings ( ) Estimated Savings (kwh) Estimated Savings (CO2) Static pay back time (Yrs) Priority 1 Installation of a CHP system to act as the primary heating/hot water system Priority 2 Install zone controls, TRV s & a Building Energy Management System Priority 3 Implementing lighting management system Priority 4 Develop an energy monitoring and targeting strategy for communal energy use Priority 5 Repair sauna doors to ensure minimise steam losses to the changing room TOTAL 94,500 17, , * 9,000 7, , ,000 1,866 35, , , , ,250 27,549 1,203, It should be noted that the payback period is likely to b less as there is a general trend for increased electricity costs, higher than that of comparable gas costs Energy Review Survey Report for Bridge Park Community Leisure Centre November 2005 Prepared by Dr. Crispin D Webber Page 7

9 5.1 Installation of a CHP system to replace the existing malfunctioned Boiler Priority 1 Replace a boiler with a 90kWe CHP unit Cost Savings: 17,252/year CO 2 savings: T/year Energy Savings: 857,674kWh/year Cost: 94,500 Payback Period: 5.48 years The site has a base heat load of approximately 211kW, which rises to 506kW during the winter months. A CHP unit rated at 90kWe (152kWth) should be installed that would generate electricity and heat which could be used in the building. For the capacity of electrical generation envisaged, this would be generated at 415V and fed in parallel with the site s local distribution system and in conjunction with its protection requirements. The site survey indicates that there is sufficient gas supply to the site for to accommodate the installation of any proposed CHP engine. Good quality CHP, approved by the CHP Quality Assurance (CHPQA) process would mean that no levy is paid for gas used by the CHP also resulting in reduced levy for the electricity used on site. The current rates of levy payable by Bridge Park Leisure are 0.43p/kWh for electricity and 0.15p/kWh for gas. Using the annual consumption figures of the site, the additional cost for the levy on purchased energy amounts to 6,311 p.a. exclusive of VAT, which represents 8.6 % of the total annual energy bill. With an operational CHP unit and a valid CCL exemption certificate, the amount of levy could be considerably reduced by up to 81% i.e. a saving in levy alone of 5,141per annum. An analysis of the cost/benefits of this recommendation is provided in Appendix 1. Rationale: By implementing this measure is that the installation of a CHP unit would provide strong economic and environmental benefits to the site and for Brent Council. Risks: There is a risk of limited operational management knowledge of CHP systems on the site would be reflected in its overall performance. Next steps: Commission a detailed assessment of the potential for CHP on the site and install the CHP. 5.2 Install Zone controls, TRVs and a Building Energy Management System Priority 2 Install Zone controls, TRVs and a Building Energy Management System Cost Savings: 7,293/year CO 2 savings: T/year Energy Savings: 274,406 kwh/year Cost: 9,000 Payback Period: 1.23 years A noticeable feature of the internal heating systems is the absence of Thermostatic radiator valves and zone control valves. The heating radiators are either left on or turned off. Invariably they are left on all the time evening empty rooms or open areas. The boiler use is therefore not reflective of the demand profile. The introduction of radiator TRVs and area zone controls would considerably reduce the energy demand for each area of the building. A building energy management system should then be installed to control the supply and demand features of the site including the CHP, boilers and associated plant. Rationale: It will reduce the demand from the building and thereby reducing the plant running hours. Risks: There is a risk that if the controls are not properly set and adequate training provided to staff the controls would be by-passed and rendered useless. Next steps: A controls strategy should be developed for the site in order to identify suitable equipment and systems for installation. Maintenance staff should also be familiar with the operation of the controls philosophy as part of their maintenance training requirement. 8 Feasibility study

10 5.3 Implementing a lighting management system Priority 3 Implementing a lighting management system Cost Saving: 1,866 /year CO 2 savings: 15.37t/year Energy Saving: 35,750 kwh/year Cost: 9,000 Payback: 5.82 yrs The light switching regime for the centre is done centrally from the reception area. This has the effect of having lights left on in unused areas of the building e.g. dance studio, changing rooms. Over the past few years, the Centre has conducted a policy of replacing defective lamps with energy efficiency ones. Switching off of lights when not required provides an opportunity for reducing lighting power consumption within the Centre. This can be achieved through a combination of manual and automatic switching. A lighting management system for automatic switching should also be installed to control the lighting in the infrequently used areas such as dance studios and meeting rooms. The introduction of location stickers encouraging the switching off the lights when not required should also produce electricity savings. There would be is a need to re-wire some circuits in order accommodate this proposal. Rationale: The rationale for implementing this measure is that lights are left switched on in unoccupied areas of the site. Risks: The focus on good energy management needs to be maintained through continual reinforcement of a training regime. Next steps: Carry out a detailed lighting survey with a view to discontinuing a central switching policy and ensure the overall use of low energy lamps in the Centre. Install light movement sensors to control the lighting in infrequently occupied areas. Ensure energy awareness instructions are followed by all staff 5.3 Develop a monitoring/ targeting strategy for communal energy use. Priority 4 Develop a monitoring/targeting strategy for communal energy use. Cost Savings: 729/year CO 2 savings: 7.10 t/year Energy Savings: 27,440 kwh/year Cost: 3,200 Payback Period: 4.39 years This strategy should however be led by the development of a corporate energy efficiency strategy, which should lead to a greater level of buy in by local site staff. The strategy should identify a responsible member of staff for energy management at the site. The responsible person should draw an action plan to implement the recommendations of this report and to identify further scope for reducing energy consumption. The construction of a formal action plan and strategy to achieve energy savings is a must at this stage, and with this level of energy costs, which are also expected to increase, due to increasing primary fossil fuel costs Employee Awareness Whilst there is a high level of awareness for the need to conserve energy on the site, there is a feeling of little authority and a lack of funds. It is therefore necessary that energy awareness training commences with all levels of staff in order to improve energy performance. This training should start among the management staff before introducing the program to the rest of staff. The responsible energy person should introduce an awareness campaign, which should be directed to ensure that low cost measures are given a priority by staff. Maintenance staff should be reminded from time to time of the importance of energy related issues in their work schedules Energy Reviews Regular energy reviews of opportunities to reduce energy consumption are not currently conducted on the site. The Council should consider periodic and regular reviews of both management and technical opportunities relating to energy management and should record all activities that will have an impact on energy consumption and maintain a log of further areas for action. 9 Feasibility study

11 5.3.3 Monitoring and targeting of energy use Electricity and gas consumptions are currently not recorded on site. At present this information is collated by centrally at the Brent Town Hall but not regularly communicated to the site management personnel. In order to monitor this information, consideration should be given to regular building management reports and analysis based on the floor area, occupation hours and weather related degree day information. Energy consumption data collected at the meters should be taken at regular intervals in order to determine the energy performance. Once this is identified, the site energy performance can then be better targeted Publicising Energy Performance Energy building performance data should be published quarterly by Brent council for all site staff. Rationale: Potential energy savings at the site will be highlighted through the creation of a formal framework, appointing a responsible energy person, increasing awareness and improving monitoring of the areas and levels of energy consumption. Risks: Additional management time is required if no responsible energy person is appointed. Next steps: Develop a site energy strategy with commitment from the management. Start an active energy awareness campaign including a training programme. Collect regular specific performance data including, temperature and occupation periods. Complete regular reviews of building energy performance and progress towards target. 5.4 Repair Sauna room doors to minimise steam losses to the changing room Priority 5 Repair Sauna room doors to minimise steam losses to the changing room Cost Savings: 409/year CO 2 savings: 3.37 t/year Energy Savings: 7,841 kwh/year Cost: 550 Payback Period: 1.34 years Of some concern during the audit process was the amount of steam escaping from the wet sauna room into the changing areas. This was the result of defective closure mechanism on the steam room doors. This meant that the steam room operated constantly and appeared not to be effectively controlled, giving the impression of a lack of steam control traps and thermostatic controls. The introduction of adequate controls in the steam room in addition to the repair of the door leading to the steam rooms would also have a significant benefit on the operation of the AHU serving the toilet areas. Rationale: The rationale for implementing this measure is that of reducing the electrical demand of the building and improving the comfort levels in the changing rooms. Risks: There is a risk that if the controls are not properly set and the doors not repaired effectively the problem would persist and ultimately affect the long term operation of the AHU. Next steps: The necessary repairs should immediately be implemented and a maintenance strategy developed for the site to include an identification of energy related issues as a priority for repairs. 10 Feasibility study

12 6 Experiences Gained and lessons learned The client did not have the required data such as the O&M, specification drawings for the existing system or plants. NELEEAC visited the respective sites and obtained information for preparing the feasibility study report. Monthly energy consumption data were not available due to not having separating metering to the relevant sections also the meter readings available are either quarterly or estimated. For this reason the annual consumption figures used to produce the graphs were obtained using the degree days figures published for the local area in the energy efficiency office free 7 Contact information Customer contact: Name: Ms Lella Durante Title: Environmental Services Manager Organisation: London Borough of Brent Contact information such as address, telephone and Environment and Culture Department London Borough of Brent 3 rd Floor Brent House 349/357 High Road, Wembley London, HA9 6BZ UK Feasibility studies provider contact: Name: Dr Crispin D Webber Title: Managing Director Organisation: North East London Energy Efficiency Advice Centre Contact information such as address, telephone and North East London Energy Efficiency Advice Centre 31 Church Hill Walthamstow London E17 3RU 11 Feasibility study

13 Appendix 1 CHP Feasibility Study - Bridge Park Leisure Centre Annual Energy Consumption (MWh) & Cost APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR Totals Cost Gas ,960 32,000 ASSUMPTIONS:- Elect ,928 CHP Plant Electrical Output 90 kwe GRID Heat Output 152 kwth MWh SITE ELECT DEMAND MET BY CHP CHP Fuel Input 302 kw 80 Electricity Price 5.60 p/kwh Gas Price 1.80 p/kwh 70 Boiler Efficiency 70% 60 CHP Maintenance charge 1.1 p/kwhe 50 Equivalent full load 510 Hrs/mth 40 ANALYSIS:- Electricity Displaced 5.04 /hr 30 Boiler fuel Displaced 3.91 /hr 20 Total Savings: 8.95 /hr 10 CHP Fuel input 5.98 /hr 0 CHP Maintenace 0.99 /hr APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR Total Cost 6.97 /hr SITE HEAT DEMAND MET BY CHP BOILERS NET CHP BENEFIT 1.98 /hr CHP MWh Carbon Dioxide Emissions (T/yr) 710 Tonnes 250 Annual Energy Bill 2004/ ,928 Annual Energy Bill after CHP 60, CHP GRID CHP BOILERS Value of energy Savings per yr 12, APR Total CCL Savings 5, MAY Combined value of CHP savings 17, JUN Energy Savings per yr 857,674 kwhr JUL Carbon Dioxide Savings/yr Tonnes AUG Budget Installed cost of CHP 94, SEP Payback Period 5.48 Years OCT CHPQI ( Quality Index ) NOV Exemption from CCL QI > 100 APR MAY JUN JUL 45.9 AUG 24 SEP DEC OCT 78 NOV 138 DEC JAN FEB MAR 12 Feasibility study