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outline building specification ABBEY GARDENS, READING HERMES BELL / HAMMER 11013 authorised by AR reference D:\769829390.doc date issued October 2011 revision Revision D SPECIFICATION REVISIONS Rev App’d by Notes and Schedule of Clauses Date authorised by AR reference D:\769829390.doc date issued October 2011 revision Revision D Outline Building Specification – Abbey Gardens, Reading CRITICAL PERFORMANCE CRITERIA Quality Standards The overall quality standard for the project shall be that which is expected from a quality office development. The project is to comply with all current British or European Standard Statutory Regulations, and good practice. However these are to be considered as the minimum requirements as set out in all relevant legislation and any statutory instrument, Building Regulation, by law, or European Standard and Code of Practice. The building will also be designed to aim to achieve a BREEAM rating of ‘very good’ as a baseline. Building Life The buildings will be designed with materials, components and techniques that are readily available, reliable and maintainable and that the building should be maintained in accordance with good practice and the guidelines and recommendations contained in the maintenance manuals. The design life spans of the major components of the mechanical and electrical engineering systems and lift installations are to be not less than as stated below:- Air Handling Units 15 years Pump sets 20 years Control panels 15 years Luminaries 15 years Fan coil units/ VRF 15 years New Lifts 20 years July 2011 3 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading These periods components. July 2011 assume well maintained 4 / 22 plant and exclude individual replacement D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading ACCOMMODATION Accommodation and Car Parking As existing space. but with additional area for reception Occupancy Density One person per 10 m2 of net lettable office area for design of building services. One person per 12 m2 of net lettable office area for design of lifts Sanitary Provision WC accommodation to be based on 1 person per 10m2 net with 50/50 split between male and female occupants. Office Depths As existing. Central Columns As shown on architectural/structural layouts. Office Division Module Module varies (based on existing grid). False Ceiling Heights Clear floor to ceiling heights in the office area of not less than 2600mm. Clear floor to ceiling heights in toilets to be not less than 2400mm. Sectional Letting Requirements The building shall be designed to be used individually and utilised by maximum 2 tenants per floor on a floor by floor basis. Planning Grid The project will be planned and designed on the basis of a quality office development. The planning grid will be based on a module that gives flexibility for partition layouts. Raised Floor July 2011 Allowance will be made on all floors for a nominal minimum 100mm floor zone (overall raised access floor) for the distribution of power, voice and data cabling and other tenant services. 5 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading STRUCTURE Foundations, Building + Roof Structure Reinforced in-situ concrete frame with 275/300mm existing slab & two layers of reinforcement. Imposed Floor Loadings As existing – 3.5kN/m² Raised floors, building service suspended ceiling Loading 0.5 KN/m2 in addition to the above loadings. Demountable Partitions 1.0KN per m2 for demountable partitions in addition to the above loadings. Fire Standards To comply with Building Regulations. Services Holes, Ducts and Plant Area The design will accommodate sufficient riser ducts to facilitate the future installation of tenant’s power and data communication systems at each floor level and to suit the divisibility of floors. BUILDING ENCLOSURE External Walls Generally curtain walling and stone cladding. Curtain walling to be refurbished in accordance to specialist recommendation. Reception Area Curtain walling system comprising of full height glazing to main entrances and feature canopy. Insulation Value ‘U’ values for new construction are to be accordance with current Building Regulations Approved Document Part L. Glazing Types Double glazed sealed clear glass. Blinds Provision to allow tenant to install glare control blinds. Entrance Doors Powered circle slide entrance door. Fully glazed automatic disabled access doors. July 2011 6 / 22 in – D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Roof Plant Enclosure Existing to be repaired, treated, and new spray PPC coating applied. New louvers to Architect and M&E requirements Perimeter Roof to Plant To be stripped back to structure – copings, flashings and safety railing removed, new asphalt or similar approved applied and dressed around existing cleaning/access equipment and up walls. Existing copings & safety railing to be refurbished where possible - stripped back, treated and new PPC applied, or replaced as necessary. Plant Room Roof To be stripped back to structure – copings and flashings removed, and new butyl sheet or similar approved applied and dressed around new or existing duct openings. Existing copings to be refurbished where possible - to be stripped back, treated and new PPC applied, or replaced as necessary. Roof Access From within existing plant room. Cleaning + Safety Existing cleaning gantry system at roof level to be tested and certified. Noise and Vibration Levels All new plant in the building will be designed as a minimum to comply with BS6472. The building will be designed to the following internal noise criteria: Office (open plan) areas generally NR 38. Entrance halls, corridors and circulation stairs NR 40-45. Lavatories NR 45. INTERNAL WALLS July 2011 7 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Solid Walls 100mm block-work walls to staircases to be dot and dab plaster-boarded, principle core walls and principle duct riser shafts for stability and fire rating. 70/100 mm stud walls to secondary walls as per architectural layout. Architraves + Skirtings New to replace existing. Hardwood to common areas. White painted MDF in office floor plates INTERNAL DOORS Demountable Walls By tenant. Door Frame Types Hardwood to common areas and secondary stair core door. White painted elsewhere. Door Types Full height solid core hardwood doors to common areas and solid core white painted elsewhere. Architraves Hardwood to common areas and stairs and white painted elsewhere. Ironmongery including Locking Facility Satin stainless steel ironmongery. floor with single grand master. Sub-mastering per STAIRCASES Main Staircases New balustrade, handrail, skirting and carpet. Walls to be make good and repainted Escape Staircases As above but retain and refurbish handrails. Rise and Going As existing. Wall + Skirting Finishes New skirtings and stringers to architectural details Floor Finishes All staircases to have a carpet finish. Wall Rails New stainless steel handrail on stainless steel brackets to main staircase. Refurbish existing handrails in secondary staircase. July 2011 8 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Balustrading New stainless steel uprights with stainless steel balustrades and handrails to main staircase. Refurbish existing to secondary staircase. False Ceilings New plasterboard ceiling at floor levels only. Retain and repair existing soffits to stairs. Floor Numbering To be incorporated at each floor. PASSENGER LIFTS 3 No. new lifts operating at 2m/s in existing shafts incorporating destination control system. Size 16 person (1250kg) cars to match existing. Door + Frames Stainless steel door coverings with stainless steel frames with 1100mm wide, 2100 high openings at landings. Internal Finishes Illuminated ceiling at min. 2300mm. Stainless steel trims, panels and rails. Call System + Control Triplex computerised destination control with entry call stations at each level. Emergency System Automatic system within the car. Telephone Facilities Provision to be made for tenant’s telephone. Performance Morning up-peak average waiting time at the main entrance of less than 30s with an average time to destination of less than 80s, based on a 5-min handling capacity of at least 15% of the. Lunchtime average waiting time across all served floors of not more than 40s, based on a two-way 5-min handling capacity of 12% (e.g. 5% up, 2% inter-floor & 5% down). Design population based on 1 person per 12 m2 and car loading nominally to no more than 80% of rated capacity. July 2011 9 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading FIREMANS/GOOD LIFT Size 1 No. new, 13 person (1000kg) car to match existing. Lift operating at 1 m/s in existing shaft. Door + Frames Stainless steel door coverings with stainless steel frames with 1100mm wide, 2100 high openings at landings. Internal Finishes Linen finish stainless steel handrails. Call System + Control Simplex full directional collective. Emergency System Automatic system within the car. Telephone Facilities Provision to be made for tenant’s telephone. steel, with brushed stainless OFFICE AREAS Wall + Skirting Finishes Plasterboard and emulsion with painted MDF skirting. Ceiling Finishes Metal tile ceilings with ultra micro perforated lift out tiles on white metal T support system with plaster board margins. Floor Finishes Office areas at Ground and 7th floor only should be carpeted throughout with heavy duty interface or equal and approved carpet. Ceiling Access Requirement Fully accessible. Window Boards White painted MDF window boards to Ground and 7 th floor perimeter boxing out to architects details. Perimeter lining New curtain wall lining below cill levels from 1st - 6th floors to have face applied white painted plasterboard with top plant on edge trim and white painted MDF skirtings. July 2011 10 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Raised Floor 100 mm nominal new/ renewed raised floor system PSA MOB medium grade to provide a nominal zone of 60mm clear void using 600 x 600 fully encapsulated panels on an adjustable steel pedestal system. TOILETS Size + Accommodation As new core layouts. Walls Painted plasterboard walls, tiles around ground floor super-loo’s and urinals. Floor Finishes Floor screed with tiled floor. Ceiling Finishes Painted plasterboard ceiling with P/B margins and metal planks for access within WC cubicles. False Ceiling Heights Min. 2.4m. Vanity Units Stone vanity basins Sanitary Type White glazed. Hand Dryers Provision for hand dryers (spur only) to all toilets excluding Superloos. Hand dryers by tenant. Hand Towel Dispenser To be provided to all toilets. Mirror Wall mirrors above vanity unit. WC Cubicle Design Full height propriety timber veneered cubicle front wall and door system with full height stud partitions with sound insulation between cubicles. units with recessed or sinks in under-slung UPS type access panel system to rear with high gloss finish. July 2011 11 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Bins To be provided in Superloos at ground & lowerground floor only. 1st – 7th floor by tenants. CYCLISTS PROVISIONS Size + Accommodation As new layouts. Cycle store New cycle store to accommodate 33 bicycles to be provided at lower ground floor with direct swipe control access from Abbey Street, in accordance with Breeam requirements. Changing areas To be provided at lower ground level in compliance with Breeam requirements. Provision consists of ; 4 No. unisex showers with private associated changing space incorporating fold down bench. 1 No unisex combined disabled shower and WC with private associated changing space. 1 No unisex Super-loo Walls Painted plasterboard walls, tiles within shower areas and around sink in WC’s. Floor Finishes Floor screed with tiled floor. Ceiling Finishes Moisture resistant painted plasterboard ceiling with P/B margins and metal planks for access within WC and shower cubicles. False Ceiling Heights Min. 2.4m. Sanitary Type White glazed. Hand Towel Dispenser To be provided in super-loo. July 2011 12 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Mirror Wall mirrors above sink in superloos and in each changing area adjacent to showers. WC/Shower Cubicle Design Full height propriety laminate cubicle front wall and door system with full height stud partitions with sound insulation between cubicles. Shower and changing area walls to be fully tiled. UPS type access panel system to rear with high gloss finish. Bins To be provided in Super-loo. Additional bins in changing rooms to be provided by tenants. Disabled Toilet Combined with Disabled shower Disabled Shower Combined with Disabled WC TEA MAKING FACILITIES Provided for ground floor reception adjacent to main lift core. To consist of laminate counter with sink & draining area with associated services. Overhead and under-counter cupboards to be provided to 1 No wall only. 3 No double sockets to be provided, 1 No to side and back walls together with supply and drainage provision to for dishwasher. All electrical goods to be provided by tenant. CLEANER STORE Size + Location 1 No. at each floor level. Sink Facilities 1 Belfast sink. Walls White painted plaster walls with tiling around sinks Floors and Skirtings Vinyl on floor screed with integrated vinyl skirting. Ceiling Finishes Plaster painted. PLANT ROOMS July 2011 13 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Wall /Skirting Finishes As existing or new to M&E and architectural layout. Floor Finishes As above. Joinery Solid core doors, softwood frames, all painted. ENTRANCE & RECEPTION AREA Location and Size As layout drawings, with glazed powered circle slide entrance door and glazed automatic disabled access door. Steps New internal and external steps. External steps to be stone to match reception floor with shot blasted or similar finish appropriate to external use. Mat Wells Entrance Mat to be provided in stainless steel well. Disabled Access Though automatic glazed doors with push activation in adjacent wall and ADM compliant lift from street level to reception level. ADM compliant WC provided adjacent to lifts. Toilet Reception Desk Glass and timber reception DDA compliant reception desk. Key cupboard and storage for 2 no of workstations (general use and monitoring) to be incorporated into reception desk design. Feature Wall Feature walls to architects design behind reception desk to run full width of reception 'alcove'. Floor Finish Stone flooring with matching tiled skirting. Wall Finish Feature walls or painted plasterboard wall finishes to architectural details. Ceiling Finishes Solid plasterboard. – Acoustic plasterboard over reception and eating area. Perforated metal access panels as shown on architectural drawings. July 2011 14 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Phones + Power Facilities Provision of floor boxes adjoining seating and reception desk positions. Control Panels Fire alarm control panel to be incorporated into wall cladding. Services Main entrance shall be heated and cooled via a multi-split heat-pump changeover system operating in conjunction with under floor electric heating and electric overdoor hot air curtains. Lift Lobby Access Control Access barriers to be provided in front of lift lobby on ground floor level. Access control to lobby doors on other floors. OFFICE AIR CONDITIONING Office System Type Simultaneous heating & cooling variable refrigerant flow (VRF) multi-split systems. Indoor VRF units distributed generally in line with BCO 2009 recommendations to provide flexibility for future cellular office by tenant. Conditioned air delivered to room via high induction swirl diffusers. Fresh air ventilation provided from central heat recovery supply/extract plant distributing air to suction inlet of each indoor VRF unit. Design Temperatures The building and engineering services will be designed on the following criteria taking into account the potential divisibility and controllability of the building services. External Design Conditions Dry bulb summer 29oC Wet bulb summer 20oC Dry bulb winter –4oC Wet Bulb winter –4oC July 2011 15 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Internal Design Conditions Office: Winter 21oC Office: Summer: 23oC Lavatories: Winter 19oC Staircases and circulation: Winter 18oC Entrance hall: Winter 21oC Entrance hall: Summer 24oC Temperature Control Tolerance +/- 2oC Occupancy Density (for cooling & fresh air ventilation) 1 person per 10 m2 net lettable office area. Cooling Loads The basis of the small power loading will be 25 W/m2. The basis of heat gain for lighting will be a maximum of 12W/m2. The design and performance of the mechanical systems shall not be dependent on the installation of internal blinds. Fresh Air Rate 12 litres/sec/person Infiltration Rate To be as indicated in the CIBSE Guide air permeability standards applicable at the time of construction (minimum offices at 0.5 air change per hour for winter design conditions and 0.25 air change per hour for summer design conditions and reception entrance to assume 2 air changes per hour & stair/lift lobbies 1 air changes per hour) July 2011 16 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading TOILET VENTILATION System Type Central system for toilet cores (extract only). 10 air changes per hour (min) or 25 litres from each cubicle – whichever is the greater value. Air intake to be via transfer ducting and grilles from the adjoining office areas. Doors to cubicles to be under cut. Noise Level NR45. HEATING Heating Plant Existing central gas fired boilers serving the north & central blocks retained within the south block 8 th floor plantroom. PLUMBING Storage Tanks Located in basement & roof. Soil + Waste System A single pipe system within each toilet core. Vertical stacks and UPC horizontal run-outs. Pipe Materials UPVC or cast iron/copper pipework throughout. Water Meters To be provided. Hot Water System Local electrical water heaters per toilet serving wash hand basins, showers and sinks. DRAINAGE System Design To Local Authority’s requirements. Standards of Materials To match the existing installations. Manhole Covers If in building or hard landscaped areas tray type covers. Standard metal covers to new plant, car park, driving lanes and soft landscaped areas. July 2011 17 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading ELECTRICAL SYSTEM Design Loads Small Power The basis of the small power loading will be 25 W/m2. Heat Gain The basis of heat gain for lighting will be a maximum of 12W/m2 Underfloor Power Distribution The building will be designed to accommodate a power distribution system which will be flexible, capable of integration with furniture system, and the voice and data cabling systems and shall permit easy and cost effective adjustment of desk layouts. The power distribution system and the voice and data cabling systems are part of the tenants fit out. The floor void is to have smoke barriers as required by the Building Regulations. Wiring + Flexibility Core areas to be fully wired and re-wireable. Small power wiring and outlet boxes to office floors to be by the tenant. Power Outlets General cleaning points to installed to the cores only. Switch Gear Location Basement – as existing area. Distribution Board Locations Two distribution boards in distribution risers at each floor level. Earthing Requirements To the latest IEE regulations. Fire Alarm + Fire Protection System To specialist requirements. Security Systems Builders work provision to reception desk and to location for security cameras at all ground floor external doors. Provision for intercom system to reception and main entrance door, cycling and car parking entrance. July 2011 18 / 22 be wall mounted and D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading Access System Provision for swipe card access for containment barriers on ground floor level and lobby doors on other floors. LIGHTING Lighting Levels to All Areas Lighting to have high frequency dimmable control gear. Lighting to office areas to be 400 lux maintained average in open plan, with a uniformity ratio of 0.8 at desk height. Lighting to core and toilet areas to be 150 lux maintained (min) at floor. Lighting levels in new plant areas to be 200 lux. Fittings in core and stair areas to be wall mounted downlighters Special Lighting Specialist fittings in entrance hall areas. lights and floors uplights. Ceiling down Emergency Lighting Local 3-hour battery packs to feed light fittings in office and core areas to provide emergency lighting to the Local Authority’s standard and BS 5266. Light Switching Flexibility Office floors and toilet areas to be switched by automatic control system using PIR and perimeter daylight dimming. Staircase to be conventionally switched. Lighting Design Philosophy Lighting design philosophy will include: Group lamp change after 8000 hours. Luminaries cleaned every two years. Room surfaces cleaned every four years. Automatic lighting control system shall be provided in accordance with AD.L, BREEAM and CRCEES Office lighting designed to be in the spirit of LG7 July 2011 19 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading METERS Sub-metering Facilities Facilities for future installation of sub-metering on a floor by floor basis, plus local metering provided in accordance with AD.L and BREEAM. FIRE SYSTEMS Smoke Detectors Installation to meet L/A requirements. Fire Alarm System Fire alarm system category L2 to be provided to BS 5839 including break glass call points and sounders. Hand Appliances By Tenant. Smoke Control Existing central staircase ventilators removed and replaced with new automatic opening vent (AOV) to stair head in accordance with Building regulations. LIGHTNING PROTECTION SYSTEM Facility + Type New concealed tape if required to be used as conductors to the lightning system, including cross bonding to new items of plant. (Where earth continuity is not available through structure), to BS 62305. WASTE DISPOSAL Collection of Rubbish From Abbey Street via service yard as lower ground layout and incorporating a water supply and drainage for wash down. Recycling From Abbey Street via service yard as lower ground layout in accordance with Breeam requirements and incorporating a water supply and drainage for wash down. July 2011 20 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading SIGNS Internal Building Signs Fire escape requirements and normal toilet signage only stainless steel. Tenants’ directory signage location to be indicated. Signage to architect’s design by tenant. Road Signs New painted lining to demarcate south provisions to car park and service area. Car park surface at underground and basement Patch repair as SE details and specifications. block KEY SUITING Internal Key Suiting Master key for building. Sub master for cleaning. Sub master for each floor level. EXTERNAL WORKS Forecourts External Boundary Walls/Planters Existing boundary walls and planters to be repaired and made good where necessary with new planting to Landscape designers’ specifications. Existing hard Landscape paved Areas Repaired as required Existing Pedestrian Walkways and Kerbs Repaired as required July 2011 21 / 22 D:\769829390.doc Outline Building Specification – Abbey Gardens, Reading New landscape scheme to reception area As per architectural and landscape architects details. ENERGY CONSERVATION + SPECIAL REQUIREMENTS A building management system will be provided BREEAM The design will accommodate the BREEAM assessment criteria and achieve very good standard. TENANT’S PLANT Provision made for future tenants plant at roof and basement level. Tenant riser to through building. July 2011 22 / 22 allow routing of tenant services D:\769829390.doc