NEXT MEETING:- T.B.A
ENERGY AUDIT MEETING
2ND NOVEMBER 2017 AT BENDRIGG
PRESENT – Geoff, Andrew, Myles, Pete L, Peter M, Tony, Geraldine, Ian, Chris
APOLOGIES – none
Only 1 agenda item – the energy audit – attached at end – and actions arising
FINANCE – Andrew pointed out several financial factors that would affect implementing our decisions. Costs were rising eg new Electricity contract was costing 25% more than previous. Ongoing work such as computer repair, resiting weather station, new dinghy covers/sails et al were all making it difficult to balance income against expenditure. Grant money may have to be explored for any major decisions arising.
SHOWERS – Geoff keen to get decision for plumber to action regarding repair work after the rodent damage and subsequent leaks. Proposal to remove the mains showers and only retain 1 electric shower in each changing room. Reaction to this proposal was mixed and acknowledged that showers were only used occasionally but when open meetings/winter training sessions occurred it was necessary to have more than one in each changing room. (alternative suggestion for multisexed showering was discounted!).
Various alternatives were raised eg gas combi boiler, lower power electric showers (as power supply is limited) , cold showers, ………. Re-siting of showers to inner wall and hot water tank to “in roof” were also proposed.
DECISION – Peter, Geoff and Ian to continue to explore and cost the alternatives
And explore ceiling damage, adding extra insulation in roof
Immediately to cut off water to mains showers and await further decision on the above.
The current situation loses lots of heat. The Southerly roller door has “never” been used. The “northerly” one is used only occasionally and mainly for bringing RIB in for winter storage.
Suggestion that S door is sealed off, insulated etc permanently – AGREED
N.Door could be sealed at top and doors installed from 2m height downwards to allow continued access. Nb doors would have to swing outwards to allow closing after rib in inside!
Solution – could include modern insulated roller door – Andrew to investigate
2nd solution – install “garage”/”freight container” alongside N end of clubhouse as an alternative place for RIB – and seal off N.door permanently - would be more secure all year round. – Myles to investigate
Brief google search came up with this garage..
Absco 9ft 10 x 19ft 8 Titanium Easy Build Apex Metal Garage
Now Just: £819.95
Initial research on containers suggests 1500 or so but trying to establish delivery costs which would require a crane!
I need to go and measure up space – we would have to dig out some of the area adjacent to club to make a flat surface…
OTHER DOORS AND WINDOWS
Front door needs a draught excluder and possibly a 2nd skin to insulate it better – Geoff to investigate
Fire door in main room – needs draught proofing – Geoff to investigate
(if we seal up all draughts will we have a moisture problem? Unlikely in view of current state of building but a trickle vent could be installed. )
More insulation to be installed – to await decision on plumbing/showers before activation
Night storage – no viable alternative foreseen
Fan to bring warmer air down to floor level not seen as a viable option
Current fluorescent tubes not as efficient as modern units – proposed to replace T8 with T5 units – immediate if new tubes will fit into current fixtures. If not, pricing of new fixtures to be obtained. To be done as and when current tubes fail. Geoff to investigate
Permanently switched on which wastes electricity to no good purpose. Main room lights can be disabled immediately but whether over door lights can be disabled Geoff to investigate building regs before action
Other alternative energy sources – tapping into hydro scheme, solar, wind, heat pump et al all very capital intensive and discounted at present time. BUT Andrew’s new Electricity contract is from an all Green source.
In view of less than satisfactory service from HSBC, it was proposed and accepted that we transfer our account to the Cumberland Building Society as soon as possible.
Energy Audit of the KSA clubhouse in July 2017
Katie Lukas (Architect) conducted an Energy Audit of the KSA clubhouse in July 2017. It is assumed that readers of this Commentary will be familiar with the Audit's main findings but not the full analysis and detail.
This Commentary summarises the key points, assesses their suitability and attractiveness for KSA and proposes action points for KSA to implement the proposals.
It should be noted that the Audit was written with the primary aim of reducing the Association's environmental impact. The Association has additional priorities such as capital and running costs and the level of convenience / comfort provided to members. These must be taken into account.
Key Areas for Attention
1. The Fabric of the building
These are almost certainly the biggest source of heat loss in the building. There are large open gaps around the mechanism, there is air leakage through the doors themselves, and the slats are made of steel, an excellent transmitter of heat.
KSA has long recognised that there is a need for only a single roller door and that both doors are unnecessarily tall. The only craft that enters the building regularly is the Escort Boat which over-winters inside the clubhouse.
Any change to the exterior appearance of the building (such as replacing one roller door with windows) will require Planning consent and is therefore to be avoided if possible. Such a change would make it possible to see inside the building, increasing the security risk. It has also been noted that additional natural light in that section of the building is not a priority.
With these points in mind, the following solutions are proposed:
· The L/H (looking from the inside) roller door should be permanently closed off. A stud wall (probably using a timber frame and insulated plasterboard) should be constructed and the void between the new wall and the roller door filled with insulation. Details to be agreed. It is suggested that KSA can do this job without external help.
· Two options are proposed for the R/H door. Either:
o A stud wall should be constructed as for the L/H roller door but it should cover only the top half of the existing roller. The lower half (approx. 2m high) should consist of a pair of opening doors that can provide easy access from outside when required, but which should substantially improve the thermal efficiency of the existing roller.
o The roller door should be replaced with a new, well-insulated version. These are readily available. Although this solution would probably be a substantial improvement on the existing situation, its efficiency is unlikely to match the alternative above. Further research is required if this option is preferred.
Doors and Windows
Potential improvements in this area are limited as the building is generally sound, draught-proof and built to modern standards (although these have since been raised). Potential gains can be made by...
· Improving the main (solid wood) door by the addition of an insulated 'second skin' on the inside. KSA could do this.
· The gap under this door should be blocked by a brush seal at the base of the door and possible replacement of the existing draught seals around the door. Again a job for KSA.
· The escape door has been repaired but is still not draught proof. This should be reviewed, but it is noted that making the whole building too airtight may not be good for the structure. We would need to review the level of condensation in the building regularly and to improve ventilation if this becomes an issue.
The area that could benefit from additional insulation is the changing rooms and kitchen which have flat ceilings and access to the roof-space. Once the current rodent infestation (and resultant plumbing issues) is dealt with it is proposed that additional insulation should be installed in this loft space by either club members, or a contractor (if glass fibre is used).
The building is heated entirely by Economy 7 storage radiators. This system is cost effective and simple in the absence of any alternative energy supply. Capacity exists to increase the heating level. However this should not be considered until the wastage of heat is corrected.
Members should also note that our electricity usage is around 11,500kWh p.a. We pay 5%VAT on this, like a domestic user. If usage rises above 12,500 kWh p.a. we shall be classed as a larger user and (on the basis that we are presumed to be VAT registered) we become liable for 20% VAT on the entire bill. This would mean higher fuel bills &/or VAT registration!
The following options or comments appear in the audit:
· A suggestion that we try to tailor warmth to usage more closely, especially in winter. This is difficult to do as usage is not predictable, and neither is the ambient temperature.
Efforts are already made to operate the clubhouse at a 'safe' but low temperature in winter, but this incurs complaints from those members who want to use the facilities.
The suggestion is that we should review the situation once the proposed reductions in heat loss have been implemented for a reasonable period.
· The installation of a large fan in the main clubhouse, to push warm air down to floor level, might improve comfort levels. However any gain is likely to be marginal and effective control of its use is likely to be a problem. It is a complication we can probably do without.
· Ancillary heating (probably Infra Red heaters) is another possible heat source. However the issues of control, and the risk of pushing up our electricity usage above the threshold for 20% VAT both suggest that this is again an 'improvement' that we should probably avoid, at least for now. The Energy Audit comes to a similar conclusion.
· Alternative heat sources such as solar are touched on, but these deliver heat precisely when it is least needed. Alternative energy sources are considered in more detail below.
· Hot Water is recognised to be a difficult issue. We currently heat a tank of water every night on Economy 7 and it is used (or not) during the next day. Although the tank is insulated there must inevitably be some heat loss. The long delays before hot water reaches the taps (while warming the pipes and environment along the way) is a constant source of complaint. This also probably explains the relative unpopularity of the tank-fed showers. (Note that the electric showers have unfortunately had to be turned off recently due to rodent damage to the plumbing).
o The proposal is that we should investigate removing the current hot water tank completely and replace with point-of-use water heaters (not unlike the electric showers). This needs careful evaluation but would remove pipework, remove a source of energy loss (the hot tank) and provide quicker and guaranteed hot water on demand in the toilets and the kitchen. Sprung taps and timers can control usage.
o A more radical alternative is that we investigate the installation of a Calor fuelled hot water system which could provide both hot water and potentially an ancillary heating system. The downsides are cost, potential complexity and a reliance on long pipe runs and delays in delivery of hot water as at present.
· Lighting. The fluorescent tubes used in the clubhouse are now dated. It is recommended that we should consider replacing our lights with more efficient T5 fittings. Energy saving is likely to be modest but this is worth doing when our lights fail.
· The emergency lighting system is also noted in the Audit and the need for Maintained (24 hour) lighting is questioned. It is recommended we speak to the Fire Officer to review the need for Maintained lighting. Non-Maintained units (where the light comes on only when the mains power goes off) should be acceptable in most locations.
3. Sources of Energy
· The Audit recommends KSA considers a Green Energy supplier to reduce its carbon footprint. As the Association's energy contract is up for renewal, this point has been actioned and as from December 2017 we shall buy all our energy from Ecotricity, at less cost than the conventional supply quoted by our existing supplier!
· PV (photo-voltaic) solar panels are discussed. Unfortunately the roof is west facing and PV energy is available only in day time and on sunny days, largely in the summer. This fits badly with the Association's current energy use pattern which is weighted towards the colder months and the night (Economy 7 heating). Significant cost for marginal gains rules this technology out, at least until battery technology improves and the cost drops.
· Solar thermal (water heating) panels are another option. The west facing roof limits output and at best the system will top up a hot water tank, but this is of no interest if we remove the tank. The system is unlikely to be cost effective even if we retain a tank.
· The most interesting suggestion has been discussed within KSA for some time. This is a direct link to a 'green' source, ideally the community hydro scheme located below 'our' dam. It has the advantage of being a constant supply which can be drawn at night when grid demand (and hence prices) are lowest. The major issue will be the financial and legal arrangements as the project may be contracted to supply all its output to the grid. KSA's purchase contract will next expire in November 2019. It is recommended that investigations into the possibility of purchasing power directly from the hydro scheme are started soon.
The Energy Audit highlights issues of which we were aware but which have previously not been viewed as part of an overall effort to reduce energy consumption and improve the warmth of our clubhouse.
The proposals listed above represent a coherent programme of work, which overall should lead to a significant reduction in energy loss and an improvement in the environment within the building, without excessive expenditure. The Association has sufficient funding for all the items identified if much of the work is done by the membership.