Office
Specification
General
The works shall be designed in accordance with the recommended good practice guidelines issued by the British Council for Offices.
The shell shall be targeted to achieve a minimum ‘excellent’ BREEAM rating.
Structural Frame
The structural grid shall be as noted on the drawings and be designed to maximise clear spans generally and minimise the requirement for mid-span columns.
Office floor loadings to provide for a live load of 4.0KN/m² plus 1KN/m² for demountable partitions, raised floors, ceilings and building services.
Shell
A minimum floor to floor height of 3,900mm shall generally be provided in all office areas. Ceilings shall generally be no less than 2,700mm above FFL.
Roof
Extensive sedum roofing system (minimum 6 species to satisfy BREEAM requirements) with proprietary filter and drainage layers, insulation board on a single ply waterproof membrane overlaid on a concrete deck – extent to be confirmed.
Terraces to comprise paving slabs on spacers with stone ballast to the perimeter on inverted roof construction comprising single ply membrane on concrete deck overlaid with non compressible insulation.
External Walls
Capped curtain walling with clear double glazed units. High performance solar control glazing to south and west elevations with a low e-coating to the north elevation. Some areas of external louvres may be required for shading purposes.
Natural stone rain-screen cladding/infill panels to selected areas.
Insulated powder coated aluminium infill panels to selected areas.
At ground floor level, finish will be hard wearing, easy to clean and non staining.
Final selection of rain-screen materials and curtain walling systems are subject to final agreement with the Planning Authorities.
External Doors and Windows
Entrance screens to incorporate Boon Edam Crystal Tourniket fully glazed structural glass revolving doors with fully automated actuation, concealed floor box, integral flush matwell and stainless steel patch fittings and ironmongery with weatherstrip seals to all edges.
Vertical Circulation
Passenger lifts to be located within block or reinforced concrete lift shafts with associated openings, lift pit and over run. Installations are to be fully DDA compliant and have no machine room. Landing doors, architraves and full height over door panels to be brushed stainless steel. Lift car finishes comprise stainless steel walls, full height mirror to the rear face, metal panel ceiling, with concealed lighting, and flooring to match the atrium. Lift car operating panel to be stainless steel with standard LCD display. Additional provision to be included for the fire fighting lifts in accordance with the requirements of the Technical Standards. One of the lifts is to be provided with a ‘top hat’ with appropriate curtain protection to allow transportation of furniture.
Internal Finishes
A fully accessible medium duty raised access floor with galvanised sheet steel encased panels, 600 x 600mm. Floor perimeter to be fully sealed to allow for displacement heating/ventilation. A sealant is to be applied to structural concrete slab prior to installation of floor. There will be a minimum 120mm clear void between top of slab and underside of floor tiles.
Floor finish to atrium/reception areas to be large format tiles, 600 x 300mm approx, with a slip resistant finish and suitable skirtings.
Floor finish to toilets, shower areas and associated lobbies and stair landings/treads to be 600 x 300mm large format porcelain tiles with 100mm tile skirtings.
Toilet and showeroom walls to be tiled full height. Tiled splashbacks to be provided to cleaners’ sinks, worktops, etc. Plasterboard in toilet, shower and cleaners areas to be moisture resistant. Cubicles to be full height.
Wall finishes within atrium to comprise a combination of clear and opaque glazing, natural stone or ceramic tile finish and timber panels at ground level.
Fire rated curtain walling system to be provided between atrium and upper office levels – 1,500mm high at each level with opaque/clear single glazed units with screen printing at spandrel locations and metal stud partitioning with 2 layers fireline board each face, taped, filled and painted. This is subject to confirmation with fire officer and building control.
The suspended high quality ceiling system shall comprise a combination of modular clip in/hinge down perforated and solid metal panels, with acoustic fleece/pad upgrade as required.
1,200 x 300mm perforated tiles with 1,500 x 300mm solid tiles to 1,500 x 1,500mm planning grid to be integrated with a continuous multi service beam including lighting, chilled beam, Automated Fire Detection and other necessary services within the general office areas. Painted skim coated plasterboard margins shall be provided throughout the offices, to stair cores with moisture resistant types to WCs/showers all with shadow gap detailing at perimeters.
Doors to be full height doorsets: timber doors to be Shadbolt or equivalent, with matching over door panels.
Doorsets to have split frames in solid oak with oak veneered and lipped leaves, on solid core, glazed vision panels and stainless steel kicker and finger plate panels face applied to the veneer.
All timber to be from certified sustainable sources.
Fire rating to comply with the requirements of the Technical Standards.
Security
Swipe control/intercom operated pass control systems to all entrances and office suites. CCTV also to be provided.
Furnishings and Fittings
Reception desk: high quality bespoke dual height accessible design with integrated power, data and communications along with any door intercom/release systems and disabled call point alarm/reset buttons. Desk to be dual height to comply with the requirements of the DDA. Coordinated seating area, cloaks and storage.
Services
Electricity
A 65MVA supply is available providing up to 140w/m2 and assumes some high density operational areas as well as lower density front of house areas. We are proposing a single REC meters to each building with landlord sub meters provided to each tenancy. This solution gives the maximum flexibility in modifications and as the footprint of the commercial spaces is large (circa 500k ft2), will give good buying power for the energy.
The sub metering will also allow the landlord/tenant to be open in the energy charges. A dedicated incoming REC supplies and metering could be agreed for a significant occupier.
Sprinklers
A sprinkler installation to be provided throughout.
Lighting
The lighting layout will be carefully co-ordinated with the proposed local heating/cooling strategy for the office areas.
The working plane generally will be illuminated to BCO levels, and other background spaces to lower levels. Additional flexible task lighting to be provided to bring the working plane up to BCO levels where required.
The main entrance and atrium to be lit with feature lighting.
Cooling Installation
Provided via 4 pipe local cooling units via a mixture of passive/active chilled beams and fan coil units. The system will be controlled via a BEMS system.
The Building management system (BEMS) is specified as Trend type installation giving maximum cost competitiveness through their network of partners. Tenant access to the BMS will be limited by the extents of the tenancy and is envisaged to be via an addressable HTML module in the main panel, allowing password protected access via any network linked PC.
It is proposed that each tenant will have the following access:
• Read only facility to status points (such as ventilation condition; heating; cooling),
• Read only facility for the energy and electrical meters that are directly related to the tenancy.
• Control adjustment to the space temperatures (generally
+/- 2˚C from set point)via room mounted hardware (dial type adjustment).
Stand-by Power Generation
Current proposal for a local HV ring to the site with multiple substations should satisfy the requirement for an essential supply making provision of a generator unnecessary. Our Infrastructure proposes a network solution of over sizing and duplicating transformers.
These would be paired with ‘partner buildings’ on site to deliver an excellent level of resilience in the event of power failure.
The Landlord’s essential supplies (life safety/fire/etc) are taken from a single incoming 33kVa supply to the site. Scottish Power Networks have confirmed that in the event of failure from the primary sub station, this will be automatically switched across in the event of failure from the primary sub station, this will be automatically switched across in <10 seconds.
Locations have been identified for tenant supply standby generators. Dependant on the size and nature of the standby generation facility both Basement and roof top options are available. It is assumed that all tenants will provide their own UPS.
Water
Multiple incoming supplies to the site are available; there is a central storage facility for all commercial buildings. Pumped distribution from the tanks to each building is individual; this can be duplicated if required. A dedicated incoming mains and pumped supply, can be accommodated. Each building will have a dedicated metered supply as will each retail unit.
Water storage tanks will be located within the central plantroom spaces in the basement and will form part of the Landlord’s installations. The central tank(s) will be sized to provide a half day storage capacity for all commercial buildings (Haymarket 1-5). Hotel and retail facilities will have dedicated metered supplies.
Communications
The spatial planning currently provides a minimum of 2 points of entry to each building. In addition, each notional tenancy space is connected to 2No risers, so diverse communications can be achieved. We are advised that the site has diverse fibre connectivity. Our utility survey confirmed the presence of BT; Verizon; Cable & Wireless and Telewest communication installations.