Seasonal Commissioning

A BSRIA Guide www.bsria.co.uk

By John Sands

BG 44/2013

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XXXXXXXXXXXXXXX x ACKNOWLEDGEMENTS

The technical information and procedures in this Guide were developed with input from industry representatives and James Parker and Glenn Hawkins of BSRIA.

Particular thanks are due to:

Peter Davey Laing O’Rourke Roger Carlin Ashford Environmental Services Limited Nick Till Banyards Kevin Couling AECOM Tom Young Lateral Technologies Ashley Bateson Hoare Lea Steve Symonds Kier Construction Michael Chater Hampshire County Council Mark Savage BAS Stephen Gathergood G4S Mitchell Layng PRUPIM

Every opportunity was taken to incorporate the views of the contributors, but final editorial control of this document rested with BSRIA.

This publication was designed and produced by Jason Harris of Studio 24-7.

The guidance given in this publication is correct to the best of BSRIA’s knowledge. However BSRIA cannot guarantee that it is free of errors. Material in this publication does not constitute any warranty, endorsement or guarantee by BSRIA. Risk associated with the use of material from this publication is assumed entirely by the user.

All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means electronic or mechanical including photocopying, recording or otherwise without prior written permission of the publisher.

SEASONAL COMMISSIONING 3 © BSRIA BG 44/2013

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CONTENTS

1 INTRODUCTION 1

2 WHAT IS SEASONAL COMMISSIONING? 2 2.1 Definition 2 2.2 Why do it? 3 2.3 What to include? 4 2.4 Continuous commissioning 5

3 MANAGING THE COMMISSIONING PROCESS 6 3.1 Construction project work stages 6 3.2 Planning seasonal commissioning 10 3.3 Roles and responsibilities for seasonal commissioning 11 3.4 Seasonal commissioning arrangements for phased 13 handover works

4 ENVIRONMENTAL ASSESSMENT METHODS 14 AND SOFT LANDINGS 4.1 BREEAM 14 4.2 LEED 16 4.3 DREAM 17 4.4 Ska 18 4.5 Soft Landings 19

APPENDICES APPENDIX A: SPECIFICATION CLAUSES 20

TABLES Table 1: Equipment to be included in seasonal commissioning 4 Table 2: BREEAM rating score 14

FIGURES Figure 1: Stages of work for the construction project process 6

SEASONAL COMMISSIONING © BSRIA BG 44/2013

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INTRODUCTION 1

1 INTRODUCTION

There is growing recognition that not all aspects of the commissioning of a building and its engineering services systems can be carried out during the normal contract period. Some aspects, such as full load performance, can only be fully assessed when the external conditions represent the full load, or maximum design parameters.

This brief publication defines what seasonal commissioning is, the reasons for carrying it out and which tasks and activities fall under the scope of seasonal commissioning.

It discusses the requirements for seasonal commissioning within various environmental assessment tools such as BREEAM and LEED. Clear distinctions between seasonal commissioning and extended activities associated with Soft Landings and other post occupancy changes are also drawn.

This publication does not detail how to carry out commissioning, but rather focuses on what seasonal commissioning is and the issues surrounding it.

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