Contents. Overview 3. Structure 23

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Overview

This document is a description of the shell

and core elements of the works

and also the Category A fit-out of the

works carried out by the Developer.

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Overview

The proposal for the redevelopment of 33 Davies Street received Planning Permission and Conservation Area Consent from the Westminster City Council on 29th June 2010.

Location

33 Davies Street is situated on Davies Street in the heart of the Mayfair Conservation Area within the City of Westminster. The site is situated at the corner of Davies Street and Grosvenor Street in the south and the corner of Davies Street and Three Kings Yard in the north. In addition to these street façades the building shares a courtyard to the rear with the residential property at No 32 Grosvenor Street.

Building Accommodation

The new development has required the complete demolition of the pre-existing 1930’s building including the basement and foundations. The new building consists of:

• Basement: Retail space, bicycle parking and changing facilities, toilets, refuse store, electrical sub-station, plant rooms and comms room • Ground floor: Retail space, office reception,

building manager’s office, toilet

• First to fifth floors: Office accommodation and associated toilet facilities.

Sub-Division

The building is designed to facilitate both a single occupier and a multi tenancy arrangement split on a floor by floor basis.

Office Space

The office reception is positioned in the central bay along Davies Street.

The reception is designed to service multiple tenants and includes a reception area and a rear waiting area, whilst providing direct access to the vertical circulation in the central core. An open feature staircase leads from reception to the upper floors.

The typical office floors are arranged around a linear core located against the courtyard area. Structural columns are arranged around the perimeter of the building spanning back to the core and providing flexible column free floor plates.

Retail Space

The retail space at ground floor consists of two spaces, one either side of the office reception. Each of these spaces can be sub-divided giving potentially four retail tenancies. Two structural openings are provided from the ground floor to the basement to allow the linking of the retail areas. The design of the ground floor structural incorporates a soft spot to allow a third unit access to the basement. The permanent retail stairs and lifts to lower ground floor will be installed as part of the tenants fit-out.

Introduction

Building Description

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MARBLE ARCH GREEN PARK BOND STREET BOND STREET OXFORD CIRCUS PICCADILLY CIRCUS GROSVENOR SQUARE BERKELEY SQUARE ST JAMES’S SQUARE HANOVER SQUARE MANCHESTER SQUARE PORTMAN SQUARE CAVENDISH SQUARE HYDE PARK ST JAMES’S PALACE ROYAL ACADEMY PA RK LA NE N EW BO ND S TR EET N EW BO ND S TR EET SA V IL E RO W A LB EM A R LE S TR EET DO V ER S TR EET B ERK EL EY S TR EET STR A TTO N S TR EET R EG EN T S TR EET BRUTON STREET GRAFTO N STREE T HILL STR EET CHARLE S STREE T CONDUI T STREE T MADDOX STREET GREAT M ARLBOR OUGH ST REET

GLOUCESTER PLACE BAKER STREET MARYLEBONE HIGH STREET

PARK STREE

T

NORTH AUDLEY STREE

T DUKE STREE T DAVIES STREET WIMPOLE STREE T

HARLEY STREET PORTLAND PLACE

SOUTH AUDLEY STREET

PARK STREET

REGENT STREET

HERTFORD STREET CURZON STREET SOUTH STREET

GEORGE STREET GEORGE STREET

NEW CAVENDISH STREET

MARGARET STREET

OXFORD STREET

UPPER GROSVENOR STREET

UPPER BROOK STREET BROOK STREET

OXFORD STREET WIGMORE STREET SEYMOUR STREET CAVENDISH PLACE CRAWFORD STREET MARYLEBONE ROAD

PADDINGTON STREET DEVONSHIRE STREET MARYLEBONE ROAD GROSVENOR STREET MOUNT STREET HANOVER STREET PICCADI LLY PALL MA LL LL PICCADI LLY p r i m e m ay fa i r o f f i c e d e v e l o p m e n t 3 3dav ie s s t r e e t 6

Location Map

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Floor Area (Net Internal) sq m sq ft

Basement Retail 364.1 3,919

Ground South Retail 163.6 1,761

Ground North Retail 179.5 1,932

Ground Total Retail 343.1 3,693

Basement and Ground Retail 707.2 7,612 First 540.7 5,820 Second 557.2 5,998 Third 557.4 6,000 Fourth 557.2 5,998 Fifth 468.6 5,044 Office Total 2681.1 28,860

Total Net Lettable 3388.3 36,472

Level Description Raised

Floor (Gross) (mm) Finished Floor to Ceiling (mm) Finished Floor Level (m AoD) Structural Slab Level (m AoD) Structural Slab to Structural Slab (over) (mm) 6 Roof - - 44.410 44.160 -5 Offices 100 2,700 40.710 40.610 3,550 4 Offices 100 2,675 37.160 37.060 3,550 3 Offices 100 2,675 33.610 33.510 3,550 2 Offices 100 2,675 30.060 29.960 3,550 1 Offices 100 2,675 26.510 26.410 3,550 0 Retail North 0 4,220 21.410 21.310 5,100 0 Office Reception 100 3,750 21.870 21.770 4,640 0 Retail South 0 3,380 22.255 22.255 4,155 B Retail North 150 2,770 17.860 17.710 3,600 B Retail Central 150 3,300 17.860 17.710 4,060 B Retail South 150 3,680 17.860 17.710 4,545

Area of 3.3m2_{of soft spot for future lift shaft}

opening to the retail units at ground floor included in measurement.

Areas are on a net internal basis and are subject to measurement on site as built.

Design Criteria

Floor Areas Floor Heights

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Ground Floor Plan

LOUNGE AREA SIDE ENTRANCE / CYCLE ACCESS

RECEPTION SERVICE

LIFT

RISER LIFT LIFT RISER

Reception 140 sq m / 1,504 sq ft

North Retail 179.5 sq m / 1,932 sq ft

South Retail 163.6 sq m / 1,761 sq ft

Franck Namani

Davies Street Gr os venor S tr eet T hr ee Kings Y ar d

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Lower Ground Floor Plan

N

CHANGING ROOM 38 LOCKERS

38 CYCLE STORE SPACES

3 4 2 1 LAUNDRY SERVICE LIFT

RISER LIFT LIFT RISER

Franck Namani

Davies Street Gr os venor S tr eet T hr ee Kings Y ar d

Retail 364.1 sq m / 3,919 sq ft

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First Floor Plan

540.7 sq m / 5,820 sq ft

DOUBLE HEIGHT ENTRANCE LIFT LIFT RISER RISER Gr os venor S tr eet T hr ee Kings Y ar d Davies Street

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Second Floor Plan

557.2 sq m / 5,998 sq ft

N

LIFT LIFT RISER RISER Davies Street Gr os venor S tr eet T hr ee Kings Y ar d

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Third Floor Plan

557.4 sq m / 6,000 sq ft

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Fourth Floor Plan

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557.2 sq m / 5,998 sq ft

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Fifth Floor Plan

468.6 sq m / 5,044 sq ft

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Planning Grid

The building is designed on a 1.5 metre planning grid, following through from window location to ceiling and lighting layouts.

Building Regulations, Statutory Legislation and Construction Standards

The building is designed to the current edition of the Approved Documents of the Building Regulations and based on the recommendations of the latest edition of the British Standards BS/BS EN.

Where there is no relevant British Standard then the appropriate industry recognised and accepted European or International Standards will be used (where not over-ruled by this BBD).

Design Life of Building Components

The building is to have a design life developed in accordance with the procedures set out as per BS ISO 15686 and BS 7543:2000. Services plant and equipment generally in accordance with CIBSE Guide to the Ownership, Operation and Maintenance of Building Services March 2000 Table B14.3.

The design life of the building structure,

maintainable without major replacement, will be a minimum of 60 years.

Design Concept

The proportion of the overall building mass is broken down into a series of five bays along Davies Street and two along both Grosvenor Street and Three Kings Yard. This division is reflected in plan with a projection of the central and end bays.

The materials and finishes have been designed as a careful response to the prevailing character of both the immediate and the wider surrounding conservation area. A rusticated Portland Stone base forms the base of the building above which the first floor is emphasised with taller windows and stone surrounds and string course. Similarly following the classical tradition is the presence of a stone cornice between third and fourth floor, above which the windows form the equivalent of a frieze in brickwork.

The elevation is composed of recessed brickwork details on different planes.

The windows are to be bronze anodised aluminium framed with vertical and horizontal sub-divisions. The fifth floor is conceived as a traditional composition of a metal roof finish and dormers. The dormers are highlighted by a pre-cast concrete (to match Portland Stone) surround, continuing the language used for the other windows. The recessed panels at the roof are clad in a bronze finished copper alloy.

The masonry elements will be pre-cast concrete panels faced in brick and stone.

Materials and Components

The masonry elements will be pre-cast concrete panels faced in brick and stone.

Brick Faced Cladding

The bricks are a handmade red brick with a face size of 290x50mm laid as pre-cast elements in a custom designed ‘Flemish’ bond.

Stone Faced Cladding

Stonework is fabricated as pre-cast concrete elements faced with Portland Basebed Stone with Cornish De Lank Granite base.

5th Floor Pre-cast Concrete Cladding

Acid etched pre-cast concrete cladding to match Portland Stone.

Shop Front Glazing and Doors

Bespoke Architectural Bronze framing with single glazed low iron glass. Double glazed doors with Architectural Bronze frame and ironmongery.

Design Criteria, cont’d

Exterior Envelope

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Exterior Envelope, cont’d

Internal Design and Finishes

Architectural Summary Specification

Two Storey Office Entry Screen

Architectural Bronze framework. Glass is double glazed low iron glass. Double glazed doors, three metre high, with Architectural Bronze frame and bronze ironmongery. One set of doors powered assisted to provide access to people with disabilities.

Windows First To Fifth Floor

Bronze anodised aluminium slim profile side hung openable windows. Glass is double glazed low iron high performance solar control glass.

Roof Plant Enclosure

The plant enclosure consists of acoustically treated bronze anodised extruded aluminium louvres & doors.

Roof Construction

Inverted roof system on concrete deck. High performance modified bitumen reinforced membrane, drainage layer, insulation, separating membrane and 600x600x50mm concrete paving. Roof finishes to include extensive sedum green roof system.

Reception Design Concept

The palette of high quality materials emperador marble, routed limestone, American walnut, bronze and finest Italian leather are all used to create a rich, welcoming space.

Office Entrance Lobby

A bespoke reception desk is provided with small power sockets, telephone point, three compartment trunking back to the adjacent electrical riser. The area incorporates localised heating and a floor rail to prevent the reception chair on wheels from damaging the tube feature wall.

Finishes are:

• Wall finishes: Stone, leather and timber panels • Floor finishes: Honed hard limestone including

mats and matwell at doors

• Ceiling finishes: painted drylined ceilings • GRG (glass reinforced gypsum) upstands at

concealed lighting

• Bespoke decorative panel behind reception desk Programmable feature lighting is provided in the entrance lobby, designed by the specialist Lighting Design Consultant.

Toilets

Toilet fit-out will comprise:

• Walls: Fully vitrified Porcelain Ceramic, etched glass panels, and drylining

• Floor: Fully vitrified Porcelain Ceramic • Skirtings: Brushed stainless steel

• Ceiling: White painted dry lining/gypsum plank/ timber veneered ceiling

• Doors: Walnut timber veneered and with solid hardwood frame

• Toilet partitions: Full height 45mm thick solid core high quality walnut veneered panels • Lighting: Downlighters switched from the toilet

lobby PIR detector. Concealed lighting at rear of cubicles

• Sundry toilet items: Mirrors, single toilet roll and spare holders, paper towel dispensers, coat hooks, door stops, and towel bins

• Full height mirror • Vanity tops: Limestone

The sanitary fittings for the toilets are as follows: • White vitreous china wall mounted WC pans,

seats and covers together with duct mounted 6 litre cisterns, flush pipes, and flushing handles/buttons

• Vitreous china basins with automatic stainless steel mixer spray taps

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Internal Design and Finishes, cont’d

Disabled Persons Toilet

High quality finishes are as those in the main toilets. Lighting is by downlighters switched from a PIR within the disabled person toilet. Disabled person sanitary fittings and stainless steel grab rails to be provided.

Disabled Alarm with facility to link to the BMS in Category A.

Sundry toilet items as main toilets.

Cleaners Cupboard

A cleaner’s cupboard incorporating sink, hot and cold water and lighting are provided, at all office levels:

• Walls are painted dry lining and ceramic tiled sink splash back

• Floor and skirtings are ceramic tile • Shelving

• No ceiling

BMS/Security Room/Fire Command Centre This room has the following finishes:

• Painted drylined walls • Metal tile ceiling

• Raised access floor with carpet tile

Shower Changing Room

Space is provided for a shower room and changing facility for cyclists and staff within the basement area, 3 No. showers & 1 No. disabled shower/WC with appropriate provision for drainage. 38 cycle spaces, 38 lockers and a laundry room are provided. Finishes as follows:

• Walls: Ceramic fully vitrified Porcelain tiles from Domus range and drylining

• Floor and skirtings: Ceramic Vitreous Porcelain tiles from Domus range

• Ceiling: White painted dry lining/ metal ceiling pan

• Doors: Walnut veneered and with solid hardwood frame

• Shower partitions: Full height drylined partitions with ceramic tiles

• Lighting: Downlighters switched from the toilet lobby PIR detector

• Sundry toilet items: Mirrors, single toilet roll and spare holders, paper towel dispensers, coat hooks, door stops, and towel bins

• Counter tops: Hardwood

• Coat hooks in WC cubicles and general space • Lockers and benches: Hardwood

Lift Finishes

Passenger lift cars: Architectural Bronze internal and external doors and architrave at ground floor with bronze anodised aluminium doors and architrave on the upper floors. High quality wall finishes of Italian leather panels with black American Walnut trim. Polyester coated metal ceiling with concealed cove and point lighting. Shell Gris cladding with emperor marble floor finish to match entrance lobby. Architectural bronze control panel and handrails.

Doors, Frames and Ironmongery

Flush solid core walnut veneered doors with hardwood frames and lippings with polished finish are provided to all doors at office levels. Doors have stainless steel finish ironmongery.

Painted flush steel doors and frames are provided in general service areas, such as plant rooms, storage areas, service corridors, etc and service access doors/panels around the cores.

Office Finishes

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Internal Design and Finishes, cont’d

Category A Office Fit-Out Finishes

Floor Finishes

Main stair lobbies: Carpet (painted/vinyl below ground floor).

Plant rooms: Sealed/painted concrete with skirting as appropriate.

Service corridors: Sealed concrete. Storage: Sealed concrete.

Wall Finishes

Stairs and secondary stair lobbies: Painted drylining. Stair core 2 to be impact resistant board. Office core walls and lift lobbies: Painted

drylining with skim coat to accept the Category A Specification finishes. East wall facing office reinforced to allow hanging of art.

Walls in plant rooms: Painted fair faced blockwork and/or drylining.

Service corridors: Painted fair faced blockwork /concrete.

EDF incoming service room: To EDF specification.

Ceiling Finishes

Main landings (main core): Painted drylining with skim coat.

Office ceiling: Tegular 750x750mm metal grid with 750x750mm modular perforated metal ceiling tiles with acoustic pad backing. Tiles formed with 600x600mm solid edge opening to accept light fittings and diffusers.

Basement back of house: Painted soffit.

Escape Stair Finishes

Pre-cast concrete generally with carpet finish with nosings.

Concrete/steel landings, carpet finish. Stainless steel handrails and balusters. Painted dry lining stair walls.

Painted soffits.

Stone clad feature stair from reception to first floor.

External Finishes

Replace to new levels perimeter pavement to building threshold, comprising York Stone and Granite Kerbs.

Finishes

The office areas will be finished to following Category A standard.

Floors

Medium grade (to PSA Method of Building Performance Specification MOB PF2 PS/SPU March 1992) raised access flooring with a nominal depth of 100mm on all office floors (inclusive of panel), comprising 600x600mm carpet tiles (not to be installed).

Note: The MOB loadings for medium grade are as follows:

• Concentrated static load: Not less than 4.5kN over 300mm sq and not less than 3.0kN over 25mm sq

• Uniformly distributed load: Not less than and 8.0kN/m2

All necessary plenum barriers, fire breaks and closure details are provided.

The concrete floor has a sealant applied to it prior to the installation of the raised floor.

Applied MDF painted skirting to the drylined core walls, perimeter walls (solid).

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Category A Office Fit-Out Finishes, cont’d

Walls

Base mist coat plus two coats of vinyl matt emulsion finish on skim coat to plasterboard walls, is provided on core walls, internal and external columns and other exposed walls in office areas.

Suspended Ceilings

Suspended ceiling comprising fully accessible polyester powder coated perforated metal pan ceiling tiles, fixed into a visible tegular drop-in suspension system. Suspended ceiling includes fully recessed luminaries/downlighters, and grilles etc fire stopping, access panels and insulation matting fully concealed in black plastic wrapping. Suspension system and fixings are of galvanised steel.

The ceiling tile system is laid out on a 750mm modular grid centred on the base building planning grid.

Plasterboards margins to perimeter on galvanised steel suspension system. The office ceiling system has an acoustical absorption NRC value of approximately 0.8.

Internal Signs

Statutory signs are provided in net lettable space as follows:

• Fire exits • Fire doors

• Fire fighting lift lobbies

• All other statutory signs as required

• Office and retail tenant signage, builderswork and brackets by tenants

Blinds

Anti-glare blinds to be provided to all office windows.

The portcullis gates to the entrance to the office are a special commission by artist Wendy Ramshaw. Cast in bronze the three gates

mechanically move up to an open position during working hours and can be lowered to a closed position outside working hours.

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Architectural Summary Specification

The waste storage room serving the building is located at basement level. In total fourteen number 1100 litre Euro bins are provided in accordance WCC Waste Storage Guidance. Refuse is collected on Grosvenor Street.

Accessibility of the building is detailed in David Bonnet Associates AFE Stage D accessibility report.

Provisions for people with disabilities will be in accordance with the Building Regulations – Part M 2010 and in line with the DDA requirements.

Means of Escape

Associated with the stair cores a place of refuge has been allocated per stair. An appropriate facility is provided for communication between the refuge and the fire control centre by people with disabilities.

Circulation

Reception area only: One power assisted pivot door to office Reception (power operated) to suit peak through flow.

Retail units: Manual door with provision for cable connection for power assisted door mechanism (door mechanism to be provided by retail tenant if required).

The development is designed to achieve BREEAM 2008 ‘Excellent’ rating.

BREEAM

Accessibility

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Fire Safety

Acoustic Performance

For fire purposes the building is designed to comply with the requirements of statutory regulations and authorities. Refer to Fire Strategy Report by SAFE.

Means of Escape

Means of escape is designed on the basis

of one person per 6m2_{for office floors and}

based on the area covered by the Category A Specification Works.

The staircases are designed for simultaneous evacuation of all floors in the case of normal office occupancies.

Fire Separation

Structure and enclosures for specific areas have been designed with the following fire resistance: Structure above ground floor (except roof) 1hr

Escape cores 1hr

Lower ground, basement and

ground floor structure 1hr

Retail 1hr

EDF room 4hrs

The Base Building design allows for the office space, subject to the completion of fit–out in accordance with the Category A Specification, to achieve a maximum noise criterion of NR38 from the Base Building Services installations, without any other contributions.

The maximum noise criteria from the Base Building services installations for other areas are as follows:

Architectural Summary Specification

All noise levels quoted are applicable when Base Building plant is running under normal operation only, i.e. not under emergency operation.

Criteria for Plant Noise Transfer to Internal Areas

Tenant/Area Noise Criterion

Ventilation Systems Serving Actual Area All Other Systems

Open plan offices NR38 NR33

Circulation areas/lobby NR40 NR35

Toilets NR45 NR40

Retail stores NR45 NR40

Service areas NR55 NR50

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Sanitary Provision

Notes

Number of sanitary fittings taken from BS6465:Part 1:2006 A 2009 Table 4.

The three WC’s and three basins provide for 16-30 persons, male or female.

Male Toilets

12m²/Person, 60:60 Male:Female

Female Toilets

12m²/Person, 60:60 Male:Female

Architectural Summary Specification

Floor Office Area Occupancy No. of Males Male Male Male (m²) @ 12m²/Person (60%) WC's Urinals Basins

First 539 45 27 3 0 3

Second 558 47 28 3 0 3

Third 558 47 28 3 0 3

Fourth 558 47 28 3 0 3

Fifth 473 39 23 3 0 3

Floor Office Area Occupancy No. of Females Female Female (m²) @ 12m²/Person (60%) WC's Basins First 539 45 27 3 3 Second 558 56 28 3 3 Third 558 56 28 3 3 Fourth 558 56 28 3 3 Fifth 473 39 23 3 3

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Structure

Substructure

The new basement slab is a reinforced concrete raft and distributes the building loads to the London Clay below.

The waterproofing system for the basement has been designed to the equivalent of Grade 3 in accordance with BS 8102:2009:Table 2. In addition to external tanking the basement raft and perimeter concrete walls have been designed and detailed to BS8007 (Code of Practice for Design of Concrete Structures for Retaining Aqueous Liquids).

Foundation Settlement

Settlements, differential settlements, heave and lateral movement will be limited so that the building construction and finishes are not compromised. The minimum performance criteria for foundations shall result in a residual 10mm (maximum) total long term settlement and 5mm differential movement between adjacent columns. Differential settlement between horizontal has been designed not to exceed a 1:500 gradient.

Superstructure

The superstructure generally consists of a steel frame with composite reinforced concrete slabs supported on permanent metal formwork. Stability is provided by the reinforced concrete lift and stair cores acting as cantilevers from the raft slab. Wind loads are transferred to the cores via diaphragm action of the composite floor slab.

The office floors have been designed so that the magnitude of the floor vibrations will generally be limited to a Response factor of 8 as defined by SCI Publication P354 in all areas. The natural frequency of elements of the floor will not be less than 4Hz.

Vibration shall not exceed the levels defined for offices in table 5 of BS6472 with reference to the base curve in figure 2.

Internally, fire protection to steelwork is provided by intumescent coating.

Steelwork will be minimum grade S355. Deflections

The deflection of floor elements due to imposed loads will be limited to the lesser of span/360 or 30mm under full-imposed load. The pre-cast concrete building façade is supported off the building columns therefore; the edge beams have not been designed to different criteria.

Loading Criteria

Structural provisions will be made to correspond with the requirements of the final plant

replacement strategy.

The floor slabs are generally designed to accommodate the following uniform live loads (kN/m2_):

Area kN/m² Design Partition

Load Load Office 3.5 1.0 Retail 5.0 1.0 Storage areas 7.5 Circulation/toilet cores 4.0 Basement plant 7.5 Roof plant 4.0

Roof maintenance access 1.5

Highway surcharge 10.0

On every office floor a 1.5m zone located around the stair cores is designed to accommodate an uplifted uniform live load of 7.5kN/m² together with a reduced floor live load of 2.5+1.0kN/m² to the remainder.

Dead loads will be subject to chosen structural design details plus an allowance of 0.85kN/m² for ceiling, services and raised floors.

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Structure

Loading Criteria cont’d DesignStandards

Structural design is in accordance with relevant British Standards current at Building Control submission. Where a standard does not exist due consideration will be given to use standards of other countries making sure that they are suitable for the particular application. In the event of variation the appropriate standard should apply. Tolerances

Office floors will be finished exposed concrete to accept raised flooring with tolerances

complying with the National Structural Steelwork Specification for Building Construction (3rd edition) and National Structural Concrete Specification for Building Construction (2nd edition) as amended by relevant Ramboll specifications.

Fire Resistance

Structural elements have the degree of fire protection appropriate to their location and not conflict with finishes specified elsewhere. In principle a one hour fire protection is required to all the elements, except for the areas of the roof not forming part of a stability system which do not require fire protection or the basement which will require a two hour fire rating.

Fire resistance for concrete elements is inherent to the material and no additional protection is required.

Intumescent paint or alternative systems will need to be applied to steelwork elements requiring fire protection.

External grade intumescent paint to be applied to externally exposed structural steelwork. (For comprehensive structural fire protection, refer to structural fire report from SAFE SAF-C0030-FS-005-RB).

Corrosion Protection

Cover to reinforcement has been determined in accordance with BS 8500 depending on location to prevent corrosion. Typically, cover to basement elements is 40mm and 30mm to superstructure elements. Cover to faces of elements in contact with the ground to be a minimum of 50mm. The recommended concrete class for concrete in contact with ground is AC-2 (based on table 2 of BRE Special Digest 1 Part 1, 2001).

All structural steel elements shot-blasted to Sa2½ and have the degree of protection appropriate to their location in both temporary and permanent exposure conditions to ensure adequate durability throughout the life of the structure.

Concrete Generally

Concrete strength is RC40 to the basement construction and RC35 to the suspended composite concrete slabs.

All reinforcement bars and mesh to have a minimum yield strength of 460N/mm2_.

Tolerances

Placing of the concrete shall be within the range of deviation normally achievable for construction, as detailed in BS 5606:1990, except that no point or surface above ground shall deviate from its nominal position or level by more than 20mm. Steelwork fabrication and erection tolerances to be in accordance with the National Structural Steelwork Specification (3rd edition) as amended by the Ramboll Steelwork specification.

Public Health/Below Ground Drainage

All below ground drainage designed and installed in accordance with The Building Regulations Part H1, inclusive of all current amendments, BS EN 752: 2008 and BS EN 12056 (all sections).

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Building Services Outline Specification

Building Services

Introduction

The new development is provided with a full Mechanical, Electrical, Public Health and Vertical Transportation services installation.

The services are designed and specified to meet an established level of fit-out standards. The services are designed in accordance with all relevant standards, current building regulations and recognise established benchmarking in respect to good engineering practice such as BCO, CIBSE and British Standards.

The services are designed in accordance with the requirements of BREEAM 2008 to achieve an ‘Excellent’ rating for the office building. Green technologies, such as photovoltaic arrays, and energy efficient design measures are employed to reduce CO2emissions to meet the requirements

of Part L 2010 of the Building Regulations and achieve an EPC rating of 40 or less.

The building is designed to incorporate plant rooms within the basement and roof areas. The plant is located to optimise the distribution routes and provide good access for maintenance purposes. Services distribution is by means of dedicated vertical risers. Risers are incorporated within the structural constraints of the building to ensure servicing zones are kept to a minimum. In addition to the base build servicing strategies, provisions are made for future tenants’ servicing requirements. Space is provided on the roof and in the risers for potential future tenants’ DX condensers and pipework, tea point services and showers.

The building offers the following flexibility features and provisions for the incoming tenants’ future use:

• Plant space on the roof for future tenant plant • Spare connections on the air conditioning system

to install additional fan coil units on the floors • Openable windows for additional fresh air • Spare louvres or spare space in louvres on both

sides of the courtyard for the installation of additional fresh air fans or extract from a tea point, shower or small kitchen

• Additional allowance in the building electrical supply infrastructure

• Capped services provisions in both risers to accommodate a tea point, a shower or both • Upgraded services connections in the south

riser on the fifth floor to accommodate a full catering kitchen

The building provides the incoming tenants with a high level of flexibility to facilitate incorporating the requirements of their Category B fit-out without the need for major works.

The design criteria for the new development follows the recommendations of CIBSE and The British Council for Offices (BCO), as described in the 2009 Guide to Specification, and as noted below.

Mechanical

ExternalTemperatures • Summer: 30°C db, 20°C wb • Winter: -4°C saturated

• For heat rejection plant: 35°C db InternalTemperatures

Open plan:

• Summer: 24°C +/–2°C (i.e. in cooling mode, the system shall cool the space to this temperature) • Winter: 20°C +/–2°C (i.e. in heating mode, the

system shall heat the space to this temperature) Office reception/building manager’s office: • Summer: 24°C +/–2°C (i.e. in cooling mode, the

system shall cool the space to this temperature) • Winter: 20°C +/–2°C (i.e. in heating mode, the

system shall heat the space to this temperature) • Office toilets/changing room: 19°C min

• Corridors/staircases: 19°C min • Occupancy: 1 person/10m2

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Building Services Outline Specification

Mechanical cont’d Heat Gains

• Occupancy: 90W sensible/50W latent • Lighting: 12W/m2

• Small power: 25W/m2

Fresh Air VentilationRates

• Office open plan: 12 l/s per person + 10% additional allowance for meeting rooms/areas of high occupation density. This equates to 12 l/s per person at an occupation density of 1 person/9m2

• Office toilets: Transfer from adjacent office space • Changing room: 10 a/c per hour

• Cleaner’s cupboard: None • Corridors/lobbies: None Extract VentilationRates

• Office toilets/showers: 12 a/c per hour • Cleaner’s cupboard: 6 a/c per hour • Corridors/lobbies: None

NoiseLevels

• Open plan offices: NR40 • Speculative offices: NR38 • Cellular offices: NR35

Electrical Load Densities

• Tenant small power provision: 25W/m2

• Tenant small power additional allowance: 75W/m2_{on any one floor}

• Tenant lighting provision: 12W/m2

• Tenant mechanical services provision: 60W/m2

• Overall raised floor finish zone of 100mm with 64mm void

IlluminationLevels

• Tenanted demise office 350-450 lux at the working plane

• Toilets: 150-200 lux at floor level • Lift Lobbies: 150-200 lux at floor level

• Stairs: 150-200 lux at landing floor level (70 lux minimum at centre tread)

• Entrance: Lobby Special feature lighting to architectural requirements

• Common areas: 100-150 lux at floor level FireAlarm To BS 5839 – L2 EmergencyLighting To BS 5266 LightningProtection To BS EN 62305 and BS 7430 Public Health

The public health services design take due account of all current relevant British Standards, the requirements and Regulations of Local Authorities and the recommendations, insofar as they apply to this project, concerning the control of Legionella Pneumophila as contained within the CIBSE TM13 2000 document and the Health and Safety Commission Guidance Booklet L8 formerly HS (G) 70.

PopulationDensity 1 person per 10m2

Male/Female Split 60/60 throughout Cold WaterStorage

Offices = 20 litres per person based on a half day storage. The domestic cold water system are designed and arranged so that no stagnation occurs, and adequate backflow protection is provided to meet the requirements of the Water Supply (Water Fittings) Regulations 1999. Hot WaterProvision

Local unvented storage cylinders. Tenant’s TeaPoints

Connections available at each core on soil, vent

Design Criteria, cont’d

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Building Services Outline Specification

Public Health cont’d Tenant’s Showers

Connections available at each core on soil, vent and cold water risers for extension by tenant Tenant’s Kitchen

Connections available in the south core on the fifth floor on soil, vent and cold water riser for extension by tenant.

SurfaceWater

Roof drainage is be designed in accordance with BS EN 12056 2000 and Building Regulation ‘H’ utilizing roof outlets. All rainwater outlets and pipe sizing is based upon a storm intensity of 0.030 litres/second/m² to suit the existing building infrastructure capacities.

Pipe Sizing

Pipe sizing of the hot and cold-water distribution systems is carried out using the ‘Loading Unit’ method.

Soil and Waste

Soil and wastewater sanitary pipework is designed and installed in accordance with BS EN 12056 2000 and Building Regulation ‘H’. The systems are designed as a fully ventilated single stack system. All pipe sizing is carried out using the ‘Discharge Unit’ method.

Heating and Cooling

Each office tenant’s space is heated and cooled using a high COP heat recovery VRF system. The system is capable of simultaneously heating and cooling individual spaces as required. Ducted concealed indoor units are located in the ceiling void to serve perimeter and internal zones as per the BCO guidelines. Around the perimeter of the building, one indoor unit is provided for each notional 6.0mx4.5m office module while for the internal areas, one indoor unit is provided to serve a maximum zone area of 70m².

Heat from the VRF systems is rejected via air cooled condensers located within the louvred plant enclosures at roof level. Each tenant’s space independent VRF system is fed, electrically, from the corresponding tenant’s distribution board providing the facility of direct billing. Each air cooled condenser is connected to the indoor units via refrigerant pipework mounted on dedicated trays and routed vertically through the building inside the two main risers. On the floors, pipework is distributed to the indoor units by means of master and slave ‘BC’ zone controllers provided with spare ways to allow the tenant to add indoor units to suit the fit-out requirements.

A centralised system controller, one per tenant’s space, is located within the tenant’s riser and is capable of controlling the indoor units individually or as a group. The controller is also connected to the central BMS and have the capability to be networked to other controllers should a future tenant occupy more than one floor or the whole building.

The indoor units supply tempered air under the dictates of return air temperature sensors at the rear of each indoor unit. A 5 metre coiled control cable is provided at each indoor unit to allow the tenant to extend the space control to a wall mounted temperature sensor if required. Linear diffusers and associated pre-insulated plenums are installed around the perimeter of each floor with swirl type ceiling diffusers located within the internal ceiling grid. The indoor units are connected to the new plenums/diffusers with thermally insulated rigid sheet metal ductwork, complete with volume control dampers. The final connection to the diffuser plenum comprises a straight pre-insulated flexible duct, which is no more than 500mm long. Return air is drawn into the ceiling void via a combination of return air sections in the linear diffusers and air handling luminaires.

Plant and riser space is provided for each office tenant to install any future condensers needed for a server room or to increase their system capacity to 100W/m² of small power cooling allowance in the case of a trading operation on one floor. Dedicated and labelled trays for the future pipework installation are provided in the two main risers.

The toilets on each floor are provided with domestic hot water via an unvented storage cylinder served by a VRF heat pump boiler, connected to the office floor VRF system slave BC controller.

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Building Services Outline Specification

Ventilation

Each office space is provided with a dedicated mechanical fresh air supply and extract system with heat recovery. The fan located above the ceiling in the toilet core comprises fan sections, motorised shut off dampers, an electric heater battery and filter banks. The fan is connected to intake and discharge louvres in the back façade by means of thermally insulated ductwork. Fresh air is heated to a temperature of 14°C and distributed from the fan through galvanised sheet steel ductwork to the back of the indoor units. Air is extracted from the occupied space by using the ceiling void as a return air plenum via air handling luminaires and dummy sections in the linear diffusers located within the suspended ceiling. Silencers are provided on the intake and discharge ductwork to both fan sections. The silencers comply with the requirements of the acoustic consultant’s specification. Ductwork between the fans and the louvres is acoustically lined.

Mechanical toilet extract ventilation is provided for the landlord’s toilets and showers/changing room using a dedicated twin fan. Extract from each toilet/shower is achieved by way of circular extract valves in the ceiling connected to a ductwork riser. The riser collect the toilet extract air from the different floors and connect to the fan located inside the north enclosure at roof level.

The toilet extract fan is controlled under the dictates of a time clock through the BMS. Power to the fan is provided from a landlord’s distribution board. Silencers is provided on the intake and discharge ductwork to the toilet extract fan. Make-up air is provided from the adjacent office spaces ceiling void via transfer ducts complete with cross talk attenuators. The transfer ducts connect to supply grilles located in the toilet ceiling.

Supply air to the changing room in the basement is provided by means of the fresh air supply fan located in the back of house corridor serving the basement areas. At the central plant the air is heated to a temperature of 18°C.

The refuse and plant room areas are provided with dedicated extract fans located within the spaces and discharging to the outside via an extract louvre located in the first floor lightwell.

Silencers are provided on the intake and discharge ductwork to each of the above supply and extract fans. The silencers comply with the requirements of the acoustic consultant’s specification.

Control of the building systems is provided by a direct digital control (DDC) system, including a head end management station, network controllers and DDC units. All control algorithms, computation and energy management functions is software-based and resident in the DDC system. The operator has the capability through the head end or network controllers to access all programs, display all data resident in the system memory and perform analogue and digital functions.

All fans, pumps and other similar drives is variable speed drives. Simultaneous enabling of drives is prevented by a sequential start program in the DDC system. This program also provides sequential restart after failure of drives that were running prior to power failure or fire alarm shutdown. Software time delay relays is provided in the DDC system to allow fan motors to cool down before restarting. Motors have both a minimum interval time (between consecutive starts) and a minimum off time (between start and stop). The time periods is based on the motor rating.

In the event of a fire alarm condition the BMS receives a signal from the fire alarm system which shuts down all HVAC systems. Automatic restart of fans after a fire alarm or power failure shutdown is software prohibited through the de-energisation of the remote start/stop contact. Fan restart is manually initiated by the operator either locally or remotely through the head end.

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Building Services Outline Specification

A Trend IQ3 building management system (BMS) is installed. The BMS consists of Trend IQ3 ‘web enabled’ outstations for the landlord’s plant and each tenanted area. The outstations is networked together with a dedicated TCP/IP BMS network. A Trend 963 head end supervisor is installed in the main reception. This acts as a central point of integration for the landlord’s and tenants’ plant and colour graphics is provided for each item of plant. All alarms is sent to the BMS head end. On the office floors, a Trend IQ3/XNC web enabled outstation is provided for each tenanted space. A dedicated control panel is provided in each tenant’s riser to control/monitor the primary ventilation system, the VRF heating/cooling system and the electrical metering. Each control panel/outstation also has 25% spare capacity to enable the incoming tenant to add his own services such as comms room cooling equipment etc. Each control panel comprises a Mitsubishi AG150 LCD touch screen intelligent controller and power supply, a Trend IQ3/XNC outstation and power isolation. Each control panel has 20m of coiled control cabling and a stainless steel cover plate with an audible and visual alarm. If required, the cover plate is extended by the tenant to his reception desk to notify of a common alarm from the Trend IQ3/XNC controller.

Each control panel also has a facia mounted plant extension button allowing the tenant to extend the operation of the VRF and ventilation systems for a further two hours after normal operation. Each time the button is pressed the systems operate for a two hour period even if pressed midway through a previous operation. A fire alarm interface is provided adjacent to each control panel. On receipt of a fire signal the plant is shutdown.

The web enabled facilities on the AG150 controllers and Trend IQ3/XNC outstations provide the tenants with a facility to web browse their plant via a TCP/IP connection should they wish to as part of their fit-out plans. Should a tenant occupy more than one floor, he is able to web browse all controllers/outstations from a central point or consider a central PC to monitor the systems.

All tenants’ IQ3/XNC controllers is linked to the head end located at the reception desk on the ground floor. This allows the building manager to monitor and control all features of the tenants’ plant and display colour graphics for each item of the plant.

Incoming Electrical Services

A new substation is provided at basement level of the south building elevation, in line with UKPN design considerations and requirements. The new incoming supply will service landlords and tenants’ Low Voltage (LV) switchgear to distribute to lighting, small power, mechanical plant, lifts and associated systems. The landlord switchgear comprises a main form 4 type 5 method of construction LV switchboard, located within a dedicated landlord switch room at basement level. The landlord’s switchboard is provided with space allocation for automatic change over arrangements for the incoming services. Provision of the changeover arrangements, associated controls, wiring and connections shall be by the tenant’s fit-out team.

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Building Services Outline Specification

Sub-Main Electrical Distribution

The main distribution arrangements originate from the dedicated landlord main Low Voltage main switch board. Spare ways are provided to allow for future flexibility. Power factor correction is be provided on a distributed basis with each piece of plant provided with suitably sized correction capacitance. Additional power factor correction is provided on a bulk basis together with surge suppression as part of the landlord main switchboard arrangements.

Space provision has been made at roof level for future tenant plant. In addition, space provision is provided through the distribution system to allow for associated future cabling.

The electrical distribution system comprises sub-main boards for landlord’s distribution of final sub circuits. Landlord distribution boards are located within landlord accessible areas only. Motor control is arranged on a distributed basis, negating the requirement for large motor control centres. A system of rising cable mains within each tenant electrical riser is provided, allowing single tenancy occupation across each office floor. Rising cable mains have been provided, suitably sized, for the connection of tenant composite distribution panels within each tenancy demise. Each tenant floor service is independently utility meter operated. The utility meters are located centrally within the main landlord LV switch room at basement level.

Each tenant’s demise is provided with a composite lighting and small power distribution panel to serve the tenant’s on floor electrical requirements. The panel is located within the risers at each floor and incorporates electrical energy (electronic) multi-meters. The metering arrangements are provided with pulsed output terminals for central meter reading via the BMS. The building electrical energy metering and monitoring systems are provided in a manner compliant with the requirements of Building Regulations Part L 2010. A dedicated earthing distribution system is provided to meet BS7671, with additional tenant riser earth bars for tenant services. A lightning protection system is provided comprising roof earth termination network and utilising the internal building structure for down paths and finally terminating at basement earth rods.

No tenant specific under floor small power provision is provided as part of the base building works. Raised access flooring is provided as part of the architectural package of works and allows a clear void for future tenant power distribution requirements. The voids are maintained clear of all other landlord services to ensure maximum tenant flexibility. The base building distribution network arrangements are suitably sized to allow capacity for anticipated future tenant small power arrangements based upon BCO recommendations.

Local cleaner’s sockets are provided at strategic points within the core and common areas, serviced from local landlord distribution boards. The landlord distribution boards also provide local power circuitry for toilet areas, and other miscellaneous services. Additional sockets are provided within the tenanted demise for cleaning purposes and supplied from the respective floor tenant distribution panels, these cleaners sockets are mounted flush within the raised floor utilising a cleaner’s hive type arrangement to allow maximum flexibility to the tenant’s Category B fit-out.

High level power is provided within the tenant demise areas on each floor to serve the on floor mechanical systems and controllers. Each item of tenant mechanical plant is serviced from the composite tenant riser distribution panels, cabling is terminated locally within the ceiling void at a suitable isolation device. Ceiling void wiring arrangements comprise a prewired plug in distribution arrangement, providing maximum flexibility and speed to future tenant fit-out works and subsequent tenant alterations.

The main building entrance hall is provided with a landlord distribution board which provides sub-circuitry to support local power, mechanical services, lighting and main reception desk facilities. Services to the reception desk incorporate strategic building control panels, reception lighting controls, over door heater

Electrical Services, cont’d

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Lighting, and Lighting Controls

Office area lighting is provided generally meeting the intent of the recommendations within CIBSE Lighting Guide 7. Luminaires are low glare and high efficiency and complete with high efficacy lamp technology.

All fluorescent luminaires include high frequency ‘DALI’ dimmable ballast control gear with integrated power factor correction to a minimum of 0.95 lagging.

The overall lighting arrangements through the property have been selected to meet the requirements for compliance with part L of the Building Regulations 2010 Luminaires therefore meet the criterion of providing a minimum of 55 luminaire lumens per watt (LL/W) efficacy. Further lighting energy efficiencies have been provided to ensure full building wide compliance with building regulations.

Luminaires are installed within the architectural accessible 750x750 ceiling arrangements in a regular pattern and provide even illumination throughout the space, and maximise future tenant flexibility.

All external lighting is photocell controlled with automatic time clock control override to switch off luminaires between 2300hrs and 0700hrs.

Emergency lighting system to suit the needs of BS 5266 is provided throughout both tenanted demised areas and common areas, via integral conversion packs.

Multi-port Lighting control marshalling boxes (LCM) are installed within the accessible ceiling voids to suit the needs of the Category A lighting arrangement, with integrated intelligence to allow for future reprogramming to suit a Category B tenant fit-out. Spare ports have been left at the marshalling boxes to allow for additional future tenant flexibility. The lighting control arrangements are initially set up to provide passive infra-red PIR presence detection with overall time scheduling allowing for out of normal working hours operation (one hour run on period). The system is programmed to minimise energy wastage due to luminaire activation when the offices demises are unoccupied.

Additionally, the system is further enhanced with daylight linking sensors. These sensors form an integral part of the PIR detector heads to automatically decrease luminaire output, via their dimmable control gear, when natural illumination via the perimeter glazing is maintaining the required ambient illumination levels.

Lighting control and ambient lighting detection is provided throughout the office demise floor plates for daylight harvesting over the complete demise. The lighting controls arrangements are arranged to function on a floor by floor basis, with facility to extend the system with a wired backbone to a central head end at the main building reception. It remains the tenant’s responsibility to modify the arrangements to suit his specific requirements. The lighting control system is based upon a plug and play methodology and is fully intelligent and programmable thus allows maximum flexibility to the tenants.

General common areas lighting arrangements are provided to the core areas to suit the architectural design and the requirements of Part L 2010 of the Building Regulations.

Toilet lighting and staircases are passive infra-red controlled, thus reducing energy usage, with daylight linking where glazed windows are available. All other areas are locally controlled via PIR switches as necessary.

Staircase core lighting control is PIR controlled via din real mounted LCM modules mounted within the risers.

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Building Services Outline Specification

Fire Alarm Services

A new fire alarm installation is provided throughout the office, with automatic detection coverage to L2 as defined in BS5839. The system is based upon an addressable analogue type arrangement.

The fire alarm system comprises automatic smoke detection or where appropriate heat detection with combined sounder bases. Tenant demises are provided with a loop in interface connection to allow extension of the system for their bespoke Category B fit-out works.

The system is interfaced with items of mechanical plant to ensure shut down in the event of alarm. Lifts are also interfaced to ensure grounding to the lowest non alarmed floor above basement. Smoke detector units are provided with integrated Xenon strobe visual indication located strategically within the tenant office demise areas to ensure a fully DDA compliant fire alarm installation.

Security CCTVSystem

A system of landlords CCTV monitoring is provided throughout the building with coverage extending to main access routes for egress and exit of the development. Cameras, where internal are Colour High resolution with CCD sensor.

External CCTV cameras are night vision type IP66 and vandal resistant. All CCTV units are fixed head type only, with dome type housings with mounting brackets.

CCTV coverage is provided to the following areas: • Internal access to retail units (basement) • External exits at ground floor

• Reception hall

• Internal rear access to retail units (ground) • Passenger and goods lift cars

The system is centrally monitored at the building manager’s office at ground floor. The building manager’s office also houses the associated colour monitors and digital recording equipment.

Recording is digital onto a hard drive devices sized to allow a minimum of 30 days recording to be stored.

A system of security wiring carcassing and containment is provided to allow the future provision of CCTV and access control to the tenant demises. The CCTV and access control system installation is part of the tenant fit-out. Access ControlSystem

Swipe/proximity access control readers are provided at defined base building positions to maintain secure monitored access to

Access control is provided to the following areas: • Basement lift lobby

• Refuse store • Bicycle parking • Changing room

• Ground floor reception core doors • Grosvenor St service entrance • Three Kings Yard service entrance • Egress doors to office floors

In additional to security access control addition door monitoring contacts are provided to each of the above areas and in addition:

• Basement retail rear access doors • Ground floor retail rear access doors • Roof core access

Intruder AlarmSystem

Separate basic intruder alarm systems are installed to the office development and monitor all ground floor and basement floor common parts access doors against forced entry, by means of door contacts.

All ground floor windows also have vibration sensors linked back to the main access control panels, excluding those associated with the retail units which remain without sensors.

A security containment system is installed through

Electrical Services, cont’d

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Disabled Persons Alarm/Communication Disabled alarm systems are provided within each disabled person toilet with local indication and alarm. The system is capable of being extended to provide a central monitoring point.

In addition a system of ambulant disabled refuge call and communication is provided with central communication monitoring to the building manager’s office. Two way communications between each communication station and the head end panel are provided to allow fire brigade communication with each disabled person refuge location.

Photovoltaics

Part L 2010 of the building regulations imposes restrictions and requirements to minimise the carbon footprint of the development. Taken as a whole it is necessary to provide some sustainable technologies to offset some of the energy usage. The PV arrays are provided with inverter units locally at roof level incorporated within IP rated enclosures and generate electrical power supplied back into the landlord distribution arrangement from the local distribution board connections. Import and export meters are provided so that any excess energy not utilised by the landlord electrical systems shall be exported back to the electricity utility supply.

IT Services

To allow each of the future tenants to provide their own communication requirement as part of their fit-out works a new incoming service frame room is incorporated into the design at Basement level inclusive of incoming service ducts terminating at the entry points of the building with puddle flanges.

A primary cable tray containment route is provided from the frame room to each floor via the electrical service riser. In this way tenant flexibility is met. Additional space allowance is made within the riser for the future installation by tenants of dedicated containment for their bespoke and secure IT requirements. All tenant IT and communication systems and wiring shall be part of the tenant fit-out works.

Cold Water Systems

A complete drinking water distribution system is provided to supply water to all fixtures, water consuming equipment, hot water heating equipment, and valved outlets for future office and retail tenants’ use is provided. The metered office development supply is supplied from the Thames Water main in Davies Street. A new basement two-compartment cold water storage tank complying with regulation 16 of the Water Supply (Water Fittings) regulations 1999 is provided to serve the office development complete with division plate, overflows/warning pipes, air vents etc.

The water supply to the office cold water storage tank is pre-filtered and treated via a UV steriliser. Electrically operated solenoid valves are provided on the main cold water supply to each section of the cold water storage tank. These shut off the supply to the tank upon receipt of a signal from the high water level sensors located within the tank. An electrically operated solenoid valve is also installed on the mains cold water supply directly downstream of the meter. This shuts the supply to the building upon receipt of a signal from the tank room leak detection tape. The solenoid valve activates an alarm when in the closed position and is monitored by the BMS. The solenoid valve is also provided with a facility for enabling manual reset.

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Building Services Outline Specification

Cold Water Systems, cont’d

A new variable speed booster set takes suction from the water storage tank and supplies the office water requirements. The drinking water fixtures are served directly from the boosted system. The cold water fixtures are served via a double check valve arrangement from the boosted system. Pressure reducing valves are provided at every floor level to maintain a balanced equilibrium of outlet pressures.

At each floor level a sanitary shut off valve is provided on the main branch cold water supply serving the toilet core. The valve is linked to PIR sensors located above the entrances to the male and female toilets. These valves isolate the supply to the toilet core during periods of no use. The PIRs and solenoid valves are served from the maintained live lighting circuits. Thermostatic mixing valves are provided on the water supplies serving the wash hand basins. Automatic spray taps are utilised on all wash hand basins, therefore providing a saving on water consumption for hand washing of approximately 66% when compared with flows from conventional taps. This also provides an energy saving by reducing the hot water consumption. Systems are installed in copper pipework, with capillary joints and fittings. All pipework is insulated except where on view, adjacent to sanitary fittings, where it is chrome plated. Local ballofix isolation valves are fitted on all appliances.

Hot Water Systems

The hot water requirements for the office toilets are generated from localised unvented hot water storage cylinders. Hot water storage is set at 60°C. Hot water distribution pipework is traced heated to maintain the hot water temperature utilising self-regulating tape suitable for repeated long term performance. Hot water for future office tenants’ requirements is provided by the tenant’s own local hot water heaters.

Automatic spray taps are utilised on all wash hand basins, therefore providing a saving on water consumption for hand washing of approximately 66% when compared with flows from conventional taps. These also provide an energy saving by reducing the hot water consumption. All wash hand basins are fitted with individual D08/TMV3 approved thermostatic mixing valves located directly under each sanitary appliance and set at 43°C.

The new hot water systems is installed in copper pipework, with capillary joints and fittings. All pipework is insulated except where on view, adjacent to sanitary fittings, where it is chrome plated. Local ballofix isolation valves are fitted on all appliances.

Foul Water Drainage

A fully ventilated soil and waste pipework system is provided to collect the discharge from the foul and waste fixtures within the building. Drainage from ground floor and above is achieved by gravity. All soil and waste systems combine at high level basement and connect to the new buried drainage system before discharging into the new sewer outfall. The soil and waste system comprises of a number of fully ventilated single vertical cast iron soil and waste stacks terminating above roof level to atmosphere. Connections to these soil and waste stacks are incorporated to collect discharges from sanitary appliances via local range pipework. Ventilation of appliance traps and waste pipes is also provided to ensure against loss of trap seals. In all areas, the drainage pipework is accessible. Access is provided at all changes of direction and at every floor level as a minimum. Future office tenants’ tea point and shower facilities are provided with capped waste branch connections together with capped anti-siphon pipes for extension by the tenant.

It is necessary to collect and pump the soil and waste products from the basement sanitary fittings, retail drainage points and the tank room floor drainage into the high level suspended gravity drainage systems.

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Building Services Outline Specification

Surface Water Drainage

A system of outlets and down pipes is provided to drain all roof areas. All rainwater pipes are located in accessible positions for future maintenance. Rainwater gutters are provided with a provision for overflow to protect the building fabric should the design rainfall intensity be exceeded and also to indicate blockage. Rainwater pipes are generally located in main riser ducts, plant rooms and ceiling voids.

Access is provided at all changes of direction and at every other floor level as a minimum. Rain water pipes connect into the high level basement drainage system via running traps prior to connection to the sewer outfall intercepting trap.

WC Overflows

WC flushing cisterns are to comply with The Water Supply (Water Fittings) Regulations 1999 and incorporate internal overflows that discharge water via the flush pipe.

Introduction

Two 14 person, 1000kg, general purpose passenger lifts serving all floors and one 26 person, 2000kg, passenger service lift serving basement and ground floor levels, are provided to serve the building.

All equipment complies with the standards of materials and workmanship detailed in the British Council of Offices guide and is suitable for a prestigious office building. The works undertaken comply with all necessary standards and

regulations; in particular, the Health and Safety at Work Act 1974, EN81, BS7255, BS5588 where applicable, BS8300, The Lift Regulations, Lifting Operations and Lifting Equipment Regulations 1998, The Machinery Regulations and good working practice.

Details of Lift Car Finishes Passenger Lift CarFinishes

General: Bespoke finishes include emperador stone floor, leather wall panelling, full height mirror with walnut frame, and bronze doors and trim. Ceiling: Powder coated metal with low energy fluorescent downlighters or super LED’s. One lift is to have a demountable ceiling to enable partitions to be transported. Additional lighting is provided above the ceiling.

Handrails/bumper rails: 50mm bronze rails Drapes: Required

Emergency lighting: Provided to operate from Nickel Cadmium batteries rechargeable – three hour duration.

Control panel finish: Bronze to be located in the side walls 400mm from the front wall.

Control panel features: Flush in the side wall with tactile markings, incorporating all floor pushes with call accepted signals door open and close pushes, car light and service key switches, emergency intercoms, position and overload indicators. The floor pushes is within 900-1200mm height. Enunciators are to be provided. Provision is to be made for car reader security system to restrict access.

Car position indicators: Modern digital white LCD type.

Lighting switch: Key operated in lift cars.

Public Health Services, cont’d

Vertical Transportation Services

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Details of Lift Car Finishes, cont’d

Ventilation: Visible high and low level natural ventilation with profile cut vents and backing plates with a maintained emergency extract fan. Fan: Battery operated silent fan operated by a thermostat mounted within the lift car ceiling. Overload indicator: Required

Car preference: Required

Emergency systems: Windcrest intercom, alarm and emergency breakdown telephone system with autodial to internal system and then external breakdown service. Inductive loops are to be provided for persons with impaired hearing. Car doors: Two panel centre opening doors in bronze.

Entrance protection: Full height non contact multi beam detectors.

Advance door opening: No LandingFurniture

Position indicators: Modern digital white LCD required all floors.

Pre-announcing direction indicators: Required at all floors.

Landing stations: One riser with tactile markings and white call accepted signals.

Landing entrances: Two panel centre opening

Architraves: Required Type: Small frame Finish: Bronze Sills: Aluminium

Passenger Service Lift Car (Goods lift) Finishes

General: Hard wearing, medium duty, easily cleaned finishes suitable for a passenger goods use able to accommodate rubbish bins, partitions and Euro pallets.

Soffit rails: Stainless steel Front wall: Stainless steel

Side walls: Stainless steel with applied panels above and below high and low level bumper rails. Rear wall: Stainless steel with applied panels above and below high and low level bumper rails.

Floor: Allow for aluminium treadboard or similar. Skirting: Stainless steel

Ceiling: White painted with twin recessed bulkhead fluorescent fittings.

Handrails/ bumper rails: Stainless steel covered timber cored high and low level bumper rails. Drapes: Not required

Emergency lighting: To be provided to operate

Control panel finish: Brushed satin stainless steel to be located in the side walls 400mm from the front wall.

Control panel features: Flush in the side wall with tactile markings, incorporating all floor pushes with call accepted signals door open and close pushes, car light and service key switches, e