The control system provided for in the former Clesa factory It is based on a fairly clear concept: a centralized system type BMS (Building Management System), typical of modern, high-efficiency buildings.
The urban development project that is taking place in the former Clesa factory, located in Avenida Cardenal Herrera Oria 67 (Madrid), is part of a large urban regeneration project called Oria Innovation Campus, promoted mainly by Metrovacesa along with other international investors.
Transforming into a hub for innovation, research and advanced tertiary uses.
This project will transform a former industrial facility into a mixed-use complex linked to innovation, science, accommodation, and tertiary services.
The most innovative control system developed to date has been planned.
Technical implications of the project:
- Building not originally conceived as an efficient tertiary sector
- High load variability (laboratories, offices, public spaces)
- Need for:
- operational flexibility
- energy sectorization
- intensive monitoring
- continuous optimization (smart building type)
This necessitates the implementation of a level control system. BACS Class A (UNE-EN ISO 52120).
Control system architecture
1. Approach: Distributed BMS with hierarchical control
The system is designed under an architecture multi-level distributed, typical of complex buildings:
Level 0 – Field Level
- Sensory:
- Tª, HR, CO₂, VOC
- flow rate (air/water)
- energy meters (electrical, thermal)
- Actuators:
- modulating valves (0-10V / BACnet)
- VFDs in fans and pumps
- motorized gates
Level 1 – Local Control (Automation Level)
Programmable controllers type:
- PLCs or DDCs (Direct Digital Controllers)
Functions:
- Real-time control logic:
- PID over thermal loops
- variable flow control (VAV)
- optimized start/stop sequences
- Local autonomy in the face of supervisory failure
Distributed control by functional zones due to the spatial fragmentation of the rehabilitated industrial building.
Level 2 – Supervision (Management Level)
Centralized BMS/SCADA system:
- Redundant servers
- Historical database (trending)
- Alarm motor
- Graphical user interface (HMI)
Protocols:
- BACnet/IP (primary)
- Modbus TCP/RTU (power)
- Possible KNX/DALI integration (lighting)
2. Integration of subsystems
The system is not just HVAC, but a total integration platform:
HVAC (critical in this project)
Due to the reuse of the building:
- Centralized production + sectorized distribution
- Strategies:
- free-cooling
- Demand control (DCV)
- optimization of dynamic commands
Especially relevant because:
- large volumes
- high thermal inertia (concrete structure)
Electrical and energy system
- Advanced submetering:
- by use (HVAC, lighting, power)
- by functional zones
- Integration with EMS system
Aim: energy disaggregation for multi-user operation
Lightning
- Strategies:
- regulation by natural light (daylight harvesting)
- attendance control
- scene management
Other integrated systems
- PCI (monitoring)
- Indoor Air Quality (IAQ)
3. Control Strategy
The automated system developed is not only reactive, but predictive/adaptive:
Control based on actual demand
- Dynamic adjustment of:
- flow rates
- thermal powers
- ventilation
Energy optimization
- Minimizing auxiliary energy:
- fans
- pumping
- Maximizing generation efficiency
Advanced Logic
- Climate compensation curves
- Adaptive time scheduling
- Smart alarms (not just thresholds)
4. Relationship with the urban development project
The control system responds directly to the building's usage model
The urban development project proposes:
- Mixed use (research + tertiary + public)
- High occupancy turnover
- Flexible spaces
The system must allow:
Multi-user exploitation
- Energy sub-accounting by zones
- Possible internal billing
Adapt to variable occupancy
- Demand control (not fixed design)
- Dynamic zoning
Optimize operating costs
- Energy OPEX Reduction
- Predictive maintenance
Meet sustainability standards
- Building oriented towards type certifications:
- LEED / BREEAM
- Need for:
- continuous monitoring
- energy reporting
