Living Quality Integrity Diversity Creating Connections Sharing Success

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1 339 CORONATION DRIVE 1

2 TABLE OF CONTENTS PROPERTY DIRECTORY 4 FIT-OUT & OCCUPATION PROCEDURES 5 Introduction 5 Stages in the process 5 Contractual Arrangements 5 STAGE ONE FITOUT PLANNING Fit-out program Base Building Services Consultants Base Building Services Contractors 8 STAGE TWO DESIGN BRIEF, CONCEPTS & COSTS 2.1 Building Provisions Access to Plans Meeting with Mirvac s Building Management Team Design Brief Concept Layouts Cost Planning Mirvac Review of Fit-out Concepts 10 STAGE THREE DESIGN DEVELOPMENT & CONSIDERATIONS 3.1 Mechanical Considerations Primary Air Conditioning Supplementary Air Conditioning Supplementary Outside Air & Miscellaneous Exhaust BMS Connection Hydraulic Considerations Electrical Considerations Fire Protection Considerations Communications Considerations Building Constraints on Fit-out 18 2

3 STAGE FOUR DESIGN FINALISATION & APPROVAL PROCESS 4.1 Submission of Final design drawings and Specification for Mirvac Approval Authorities Approvals Other Applications 22 STAGE FIVE PRIOR TO CONSTRUCTION COMMENCEMENT 5.1 Handover of Tenancy for Fit-out Submission of Program Submission of Proof of Insurances Nomination of Tenant s Fit-out Contractor Representative Evidence of Approvals General Sub-contractors Facilities Provided First Aide Attendant 25 STAGE SIX FIT OUT CONSTRUCTION 6.1 General Rules Isolating Fire Protection Services Temporary and Permanent Services Connections Authorities Inspections As Built Drawings Final Inspection 34 STAGE SEVEN OCCUPATION 35 DISCLAIMER 37 ANNEXURE 1 BASE BILDING SERVICES OVERVIEW Electrical Design Criteria 39 Communications Design Criteria 43 Security System Design Criteria 44 Mechanical Services Design Criteria & Description 45 Hydraulic Services Design Criteria 48 Fire Services Design Criteria 49 ANNEXURE 2 APPROVED TREATMENT FOR TENANT PARTITIONS INTERSECTING WITH FAÇADE GLAZING 51 3

4 PROPERTY DIRECTORY Property Address: 339 Coronation Drive Milton Title Details: Lot 4 on SP Building Owner: Mirvac Funds Limited Level Margaret Street Sydney Contact: Phil Day Tel: Fax: Building Manager Divisional Manager Mirvac Real Estate Pty Limited Level Adelaide Street Brisbane QLD 4000 Contact: Paul Green Tel: Fax: Mirvac Real Estate Pty Limited Level Margaret Street Sydney Contact: Brian Hennessy Tel: Fax: IV 4

5 TENANCY FITOUT & OCCUPATION PROCEDURES INTRODUCTION This guide has been prepared to assist Tenants, and their consultants and contractors with each stage of the design, approval, construction and occupation of the Tenants new premises at 189 Grey Street, South bank. It also outlines the principal project considerations, rules and guidelines and explains the role of Mirvac and the Building Manager in assisting Tenants to achieve a successful fit-out. STAGE IN THE PROCESS For convenience the process involved in progressing the vacant premise through to its fitout and readiness for occupation and move-in has been broken down into eight defined stages as follows:- STAGE ONE STAGE TWO STAGE THREE STAGE FOUR STAGE FIVE STAGE SIX STAGE SEVEN FITOUT PLANNING DESIGN BRIEF, CONCEPTS & COSTS DESIGN DEVELOPMENT & CONSIDERATIONS DESIGN FINALISATION & APPROVAL PROCESS PRIOR TO CONSTRUCTION COMMENCEMENT FIT-OUT CONCTRUCTION OCCUPATION CONTRACTUAL ARRANGEMENTS All contractual arrangements between Mirvac and the Tenant are contained within the Agreement for lease or the Lease. Nothing in this document is to be construed as a contractual arrangement between Mirvac and the Tenant 5

6 STAGE ONE FIT OUT PLANNING TENANT FIT-OUT GUIDE 1.1 FIT OUT PROGRAM When preparing your fit-out program, you should allow, as a guide, the following duration: a) Selection and engagement of Fit-out Design and Project management Team 3 to 4 weeks b) Design Development 4 to 6 weeks c) Statutory Approvals up to 8 weeks d) Material Lead Times Varies: up to 16 weeks Note: A private Certifier maybe utilised for the issue of the Building Approval and Certificate of Classification. This may reduce the total period of time required to obtain these components of the Statutory Approvals required. Unless the Tenant or Fit-out Team have a Private Certifier that they regularly utilise it may otherwise be beneficial to engage the Private Certifier that was engaged on the Base Building work as they are already familiar with the property. The contract details for the base building certifier are listed in the following sections. The amount of time you should allow for lead time and delivery of materials and fittings will depend upon the nature of your tenancy design. If your fit-out program is tight you should ensure that your fit-out team are aware of your time constraints so that they can ensure that they specify materials and equipment without extended lead times. A check should be made with material suppliers that specified items are available in time to suit the fit-out program. We stress the importance of your procurement program being produced at the earliest possible date. An effective procurement will assist your design team and enable you to obtain competitive tenders which is essential in ensuring your established budgets are not exceeded. 1.2 BASE BUILDING SERVICES CONSULTANTS There are critical areas of your tenancy design where it is essential that the overall quality and design philosophies governing the building are maintained. To ensure that the uniformity and high standards of the above services etc. are maintained throughout your tenancy fit-out, it is strongly suggested that you engage the Base Building Services Consultant in the design and configuration of these elements of your tenancy. Those service consultants considered most critical are as follows:- Fire Services Mechanical Services Electrical Services Hydraulic Services 6

7 Alternatively, you are able to commission other service consultants to document the changes required as a result of your fit-out concept design. The Base Building Consultants must however review all proposed alterations to services. This review will be carried out on behalf of Mirvac Funds Limited at the Tenants cost. This review ensures that the original quality of design criteria is maintained and that any proposed alterations do not detrimentally affect the quality or integrity of the services overall. Mirvac Funds Limited will invoice the Tenant for the cost of these consultant reviews. The Base Building Consultants contact details are as follows:- Fire Services: Mechanical Services: Electrical & Communications: Current Service Provider Johnson Controls 4/121 Newmarket Road Windsor, Qld 4030 Contact: Lee Trevethan Tel: Fax: Current Service Provider Airmaster 10 Devlan Street, Mansfield Qld 4122 Contact: Paul Scally Tel: Fax: Current Service Provider Arnold Electrical & Data Installation 8 Lucy St, Moorooka PO Box 142, Moorooka 3370 Contact: Tony Kennedy Tel: Fax: Hydraulic: Current Service Provider Tower Plumbing Services Contact: Ian Hawcroft Tel: Fax: Structural: Current Building Engineers BornhurstWard Contact: Jon Bush Tel: Fax:

8 1.3 BASE BUILDING SERVICES CONTRACTORS In addition to maintaining the overall design quality of services, it is essential that warranties and contracted performance guarantees by the Base Building Sub Contractors are preserved on all base building works and services. It is therefore strongly prefered that the Base Building Services Sub Contractors are utilised to carry out any alterations or additions to the base building services. This ensures that all modifications are carried out with minimum risk to the building services and minimises the Tenants and Building Owner s exposure to Statutory and Contractual warranty difficulties. The additional advantage is that these sub contractors are already familiar with the base building. The Base Building Services Sub Contractors are as follows:- Electrical Services: Mechanical Services: Hydraulic Services: Fire Services: Arnold Electrical & Data Installation 8 Lucy St, Moorooka PO Box 142, Moorooka 3370 Contact: Tony Kennedy Tel: Fax: Airmaster 8/39 45 Secam Street Mansfield QLD 4122 Contact: Greg Cook Tel: Fax: Tower Plumbing PO Box 307 Everton Park QLD 4053 Contact: Ian Hawcroft Tel: Fax: Johnson Controls 4/121 Newmarket Rd, Windsor QLD 4030 Tel:(07) Fax: (07)

9 STAGE TWO DESIGN BRIEF, CONCEPT & COSTS 2.1 BUILDING PROVISIONS To assist your Tenancy Fit-out team during the design stage, Annexure 1 Base Building Services Overview at the bask of this guide give a description of what the building provides with regard to the following aspects: Electrical Services Communications Services Mechanical Services Security Services Fire Protection Services Hydraulic Services In Stage Three Design Development & Considerations, Mirvac have provided details of additional considerations in respect to the exiting services and building conditions that your Fit-out Team need to properly consider and address in your fit-out design to the satisfaction of Mirvac. 2.2 ACCESS TO PLANS Upon request, the Building manager will provide two (2) sets of 1:100 scale architectural plans applicable to your Tenancy Fit-out Team. Alternatively, copies of plans maybe able to be provided burnt onto CD upon request. 2.3 MEETING WITH MIRVAC S BUILDING MANAGEMENT TEAM We recommend that a meeting be arranged between your Tenancy Fit-out team and Mirvac s Building Management Team to resolve and queries relating to the existing building design and to confirm the approval procedure so as to enable you to efficiently proceed with your design of your fit-out. 2.4 DESIGN BRIEF The first step in determining the Fit-out requirements for your tenancy is the completion of a Design Brief. Your Architect or Project Manager will be able to provide assistance in this respect. In order for your Architect or Project manager to assist in compiling your Design Brief they will need to have an understanding of how your business operates and employee tasks etc. Considerations will also include:- number of employees, proportion of office type accommodation as opposed to workstations, size of offices, configuration for workstations, any management hierarchy, operational relationships, communication requirements, computer hardware, meeting rooms, boardrooms, showers, kitchens, break-out spaces, reception needs, security provisions, future expansion requirements and any other supplementary services required specific to your business or proposed use. 9

10 2.5 CONCEPT LAYOUTS Upon finalisation of the Design Brief your Design Team should then prepare a concept layout allowing for the existing building constraints detailed in this guide. Be aware that it may be that a number of concept plans are required to be prepared before a plan evolves that best suits all of your requirements. This process of concept preparation through to acceptance may therefore take longer to develop than first envisaged. This is especially the case if there are a number of key decision-makers within your organisation and their views are not necessarily aligned at the commencement of the process. Your concept lay-out should also be accompanied by details of the proposed finishes including colour schemes and sample boards. 2.6 COST PLANNING Cost estimates for each element of your proposed fit-out based on the concept lay-out should be prepared to help you finalise your instructions and Design Brief to your Design Team. The cost plan should as a guide allow for all of the following items:- Partitioning All Furniture and Built-in Joinery All additional Hydraulic Services All additional Mechanical Services All additional Electrical Services All additional Fire Protection Services All Telephone and Data cabling New Computing and Communications Hardware items such as PABX Systems or Racks Alterations to any existing services required as a result of the fit-out design Allowance for Storage areas and Compactus units etc Reception Furnishings Décor items Finishes Special features peculiar to your business 2.7 MIRVAC REVIEW OF FIT-OUT CONCEPT Three (3) copies of your concept lay-out including a brief Scope of Works description must be submitted to the Building Manager for review by Mirvac Funds Limited. It is often benificial to arrange a meeting with Mirvac s Building Management Team to review your concept together. Any changes or requirements that Mirvac Funds Limited deem necessary to your concept will be advised to the Tenant within 10 working days of each submission. These changes or requirements must be incorporated into the finalised design and specifications submitted for Landlord Approval. 10

11 Important Note: Wherever an agreement or approval for an installation is given to the Tenant by Mirvac Funds Limited or their agents, the agreement, approval or endorsement is not to be taken as an acceptance of responsibility for the performance of the design of the fitout. The Tenant will always remain responsible for the design and performance of their Tenancy Installation. 11

12 STAGE THREE DESIGN DEVELOPMENT & CONSIDERATIONS Listed below are important considerations in respect to the Tenants fit-out design etc. The Tenant and their Design Team should review each consideration when carrying out design development. 3.1 MECHANICAL CONSIDERATIONS Primary Air Conditioning Air conditioning modifications must allow for the maintenance and control of the comfort conditions throughout all areas affected by the modifications. Modifications including air balancing and controls changes are the responsibility of the Tenant, and should comply with all relevant standards. Proposed modifications shall be submitted to the Building Manager for approval. The Base Buildings mechanical Services Contractor is to be utilised to carry out a rebalance of the completed fit-out and a data sheet of balance figures shall be submitted to the Building Manager. The cost of re-balancing the air flow is the responsibility of the Tenant. Under NO circumstances are air conditioning outlets, return air inlets, and/or access to VAV units to be obstructed. Equipment or controls and control panels shall not be affixed to ductwork. Should any works necessitate relocation of any of these items, such relocation will be carried out at the cost of the Tenant. Any alterations to base building air conditioning systems must include associated alterations to the base building control system so as to maintain comfort levels within the tenancy. XV Any changes which are required to be made to the base building air conditioning controls shall be carried out by Mirvac Funds Limited nominated subcontractor with the approval of the Building Manager. These changes will be at the Tenants cost. During the Tenants Fit-out works, filter media is to be fixed over the return air dampers. Upon completion of the Fit-out works the filter media is to either be cleaned or replaced as necessary at the Tenants cost. Where set plaster ceilings are to be installed, suitable access panels are to be provided to allow repairs to existing equipment and maintenance to be carried out within the ceiling space. Please consult with base Building Consultants and/or the Building Manager if you have any doubts. After hours air conditioning changes to the base building and links to the BMS must be specifically submitted to the Building manager for approval. 12

13 For the purpose of security and safety all plant room, roof access doors and fire stair doors are always to be left in the locked position. Should it be necessary to use these doors they must not be left in the open position. Doors must be left closed at all times Supplementary Air Conditioning Where a Tenant requires supplementary air conditioning for larger equipment heat loads such as in computer rooms and board rooms etc, details of the equipment loadings condenser water piping installation and air circulation must be specifically highlighted to the Building Manager for approval. Any proposal to install a supplementary air conditioning unit will be required to be accompanied by an Acoustic Report detailing the installation method and isolation method and the isolation of any structure borne noise. If a Tenant requires a supply of Secondary Condenser Water for supplementary air conditioning, the following procedure is to be adopted: a) Head pressure control valves are to be installed in the return line from the packaged unit to optimise the condenser water flow. b) A T&A Balancing Valve is to be installed on the return line to limit the possibility of noise on any system. c) The water flow consumption required to the air conditioning unit, ie litres/second, is to be supplied to the Building Manager. d) All condensation drains shall be in type B copper, 40mm, and insulated in fire proof armaflex insulation. The condensate line is to run to a permanent visible, accessible tundish to be installed in the drain riser adjacent the north east column. e) Use of condensate pumps to be approved by Building Manager. f) Steel pipe and fittings not to be used unless approved. Where modifications to the base building condenser water system are carried out the Tenant s contractor must use chemicals approved by the Building Manager to:- a) Clean the modified system, and b) Passivate the modified system prior to final commissioning. If head pressure controls have not been installed then they shall be added to the installation. Where a Tenant is required to install an exclusive condenser water system including cooling tower equipment, details must be specifically highlighted to the Building Manager for approval. All items of plant installed must be suitably labelled. 13

14 3.1.3 Supplementary Outside Air & Miscellaneous Exhaust Supplementary outside air and miscellaneous exhaust are available at take-offs from dedicated risers in the core. Subject to availability Tenants requiring additional outside air or additional exhaust may connect to these systems with the approval of the Building manager BMS Connection Generally Mirvac do not allow tenants plant and equipment to be connected to the Building Management System (BMS). Any requests for connection to the BMS should be directed to the Building Manager. Mirvac will not grant consent for critical Air Conditioning to Tenant Comms. Rooms etc to be connected to the BMS critical alarm system. 3.2 HYDRAULIC CONSIDERATIONS Maintenance and repairs of any Tenant installed equipment for tea rooms, kitchens and, if applicable, showers, toilets or other water supplied installations are the responsibility of the Tenant. Dishwashers and any other appliance connected to the water supply are to be connected in stainless steel braided flexible pressure pipe to prevent pipes bursting. PVC is unacceptable. Wet areas must be suitably waterproofed to prevent leakage to the surrounding floor areas. Should it be necessary for the tenant to isolate the domestic water system to carry out connection or modifications, approval shall be sought from the Building Manager before proceeding. The Tenants will provide details of the shutdown required and the Building Manager will approve the procedure if acceptable. All installations must be pressure tested prior to commissioning. Building shutdown to water supplies shall not be undertaken by the Tenant, any such work shall be carried out at the direction of the Building Manager. Drainage connections to stacks and grease waste must be at the junctions provided. Tenant must specifically submit details of pipe route, including any coring or fire rating methods through the slab if required. Hot water supplies to fit-out works other than core services shall be provided by Tenant supplied local hot water units. The Tenant is to ensure that electrical loads are available from the tenant meter. All pipe work is to be suitably labelled. Gas fixtures installed in Tenancy work must be fitted with their own flame failure shut off device. 14

15 Plumbing services required to be fitted outside the Tenancy areas shall be arranged with the Building Manager and shall under no circumstances interfere with the main building or other Tenant installations. If the building is occupied by other Tenants all slab penetrations must be performed outside normal business hours. All penetrations are to be certified with a fire rating of no less than 2 hours. No Hot Work is to undertaken without the issue, by the Building Manager, of a Hot Work Permit. 15

16 3.3 ELECTRICAL CONSIDERATIONS Electrical loads are not to exceed the nominated load allowance. No light fittings be obstructed. Should the Tenant s Fit-out works require the relocation of these items, such relocation will be carried out at the cost of the tenant. Any Tenant equipment located external to the Tenancy including equipment located within dedicated risers etc is to be maintained and repaired by the Tenant. If installation of any rooftop equipment including aerials for Tenant use is required then an application is to be submitted to the Building Manager for approval. Any programming, repairs or maintenance of any special lighting or lighting controls installed by the Tenant as part of their fit-out will be the sole responsibility of the Tenant. Spare riser space is provided in the electrical riser of the core. Requests for usage of this space are to be made to the Building Manager. The tenant is to arrange installation of Tenant s meters and circuiting to connect lighting and power to the Tenants distribution switchboards. The Tenant will be required to install any additional emergency lights or exit signs as may be necessitated by the tenants fit-out design. Note: Where the Tenants Distribution Board has emergency lighting test facilities, the Tenant may need to augment these to facilitate the regular routine testing required of these devises. Where the Tenant installs a security system, details of the system must be submitted to the Building Manager. All cabling and electrical work is to be suitably labelled. Where trunk cable trays have been provided in areas adjoining the core. The tenant is to ensure that these are utilised for all cable reticulation within this zone. Cable hanger and ties must be utilised. The installation of wiring is not to affect the installation and operation of the ceiling area sprinkler system. All cable penetrations must be suitably sealed to original specifications. An MATV system is provided to the total building. A-4-way F Type directional coupler is located on each level within the riser cupboard of the central core area. Connections to this system may be carried out by qualified contractors only on the basis that the system is not modified in any way. All works by MATV contractors are to have the prior approval of the Building Manager. 16

17 RG6 quad shield type coaxial cable and RG6 F type connectors should be used. Depending on the number of television outlets required on a particular floor, an additional distribution amplifier may also be required depending upon the installation. Independent MATV systems are not permitted within the building. All tenant electrical, communications and fire rating modifications undertaken in the electrical room are to be reinstated to their original condition upon conclusion of the Lease to the satisfaction of the Building manager. Dedicated riser cupboard security can be provided on the base building security system at cost to the Tenant if required. All floor by floor security systems if required, should be approved by the Building Manager at a cost to the Tenant. 3.4 FIRE PROTECTION CONSIDERATIONS The location and number of fire sprinklers, smoke / fire detectors, EWIS speakers, and / or exit and emergency lighting must comply with the Authorities requirements, relevant Australian Standards, and Mirvac Funds Limited insurers. Should the works necessitate any alterations or additions to the existing equipment, the cost of such alteration or addition will be borne by the Tenant. Tenants must ensure that access is maintained to fire hydrant cupboards as required under the relevant Authorities requirements. Absolutely NO work is to be carried out on the Emergency or Fire Protection Services which involves the isolation or disruption of the service until the Building Manager has given approval. Shutdown of services overnight of for periods in excess of 24 hours will only be permitted at the Building Managers discretion and only when a minimum of 7 working days notice has been provided. Use of Fire-Lite pipe in Hydrant applications is not acceptable. On completion, the Fire Protection Systems shall be tested and certified as complying with the relevant Australian Standards and Authority requirements. 3.5 COMMUNICATIONS CONSIDERATIONS The Communication riser situated on each floor is a Common Riser and is not exclusively for a single Tenant s use. Communication cables and terminations only are permitted, unless specific permission is granted by the Building Manager. In all cases any proposed use of communication risers is to be submitted to the Building Manager for approval prior to commencement of any installation. Fire rating proposals for any proposed floor or wall penetrations are to be submitted to the Building Manager for approval, prior to work proceeding. 17

18 All cabling must be installed in accordance with any approved cable management recording system. Tenants shall submit details of systems proposed for approval prior to installation. 3.6 BUILDING CONSTRAINTS ON FIT-OUT Heavy Equipment Heavy equipment must not be installed without approval. Full details must be submitted before approval can be given and must include dimensions, weight, details of supports and the proposed location giving dimensions from a fixed point of the building structure (not a partition0. heavy equipment will include items such as a compactus, safes and large photocopiers. For equipment exceeding 340kg special arrangements may be required for the lifts and the Building manager must be consulted at least one week prior to the installation. If required these arrangements would include the attendance of a lift mechanic and a letter indemnifying the Lessor and Mirvac Funds Limited against any and all costs and / or claims for damages. Fixing to Ceiling Grid Materials may be attached to the ceiling grid only if they do not impose any load on the grid or do not reduce the structural integrity of the grid. Any damage to the grid is to be rectified when vacating the premises. Partitioning Requirements at Junction with External Glazing When an internal wall meets the external glazing, the internal wall should be in line with the glazing mullion and should at no time prevent any glazing assembly from being repaired, or from being properly cleaned. Additionally any partition wall installed should not interfere with the solar blind operation. Approved methods of treating a partition wall that intersects with either a perimeter column or glazing are shown at the rear of these Guidelines in:- Annexure 2 Approved Treatment for Tenant Partitioning Intersecting with Glazing Penetration of Walls Around Plant Rooms and Lifts Fixing to or penetration of fire rated walls around plant rooms, service cupboards and lift shafts is not permitted without the prior approval of the Building Manager. Any penetrations approved by the Building Manager must be fire stopped and certified for 2 hours rating. 18

19 Floor / Lift Lobby Finishes, Core, Columns, Skirtings, Perimeter Skirting The finishes abutting the lift lobby, core and columns should not damage the base building finishes, Generally fixing should utilise methods that allow for removal and will not damage the Base Building components ie. Utilisation of mastics etc. Cutting of skirting including the perimeter ducted skirting is not permitted. Penetration of Floor Slabs and Fire Rated Partitions Any penetration of a fire rated partition or floor slabs must be separately listed or highlighted on Tenant fit-out drawings together with the proposed method of retaining the fire rating. Approval must be obtained from the Building Manager prior to any works commencing on these penetrations. Key and Security Any keying system installed by the Tenant is to be consistent with the base building key system which is a Great Grand Master Key (GGMK) system incorporating Bi-lock cylinders. Details of your proposed keying is to be submitted to the Building Manager who will be able to provide written authorisation to the base building locksmith permitting the creation of the new additional cylinders and keys required for the Tenants specific use. Copies of the GGMK will be issued to the Fire Brigade to ensure that they can gain access to the building in the event of an emergency. No other copies of the GGMK are issued for general use. Building Management holds copies of the GGMK and these keys will only be issued to Mirvac Funds Limited staff for emergencies and whenever possible with the authorisation or knowledge of the Tenant. A key is to provided to Building Management, at the Lessee s cost, for cleaning access. Ceiling Tiles To assist reticulation of Tenant services and fit-out services ceiling tiles and light fittings only will be installed on the office floors and core areas. Tenants are to install at their cost the remaining ceiling tiles which are currently stored on each floor. These ceiling tiles will be formally handed over and signed off prior to commencement of the Tenant fit-out. Carpet The boardroom carpet warranty is null and void without the use of chair mats under chairs with castors. The Tenant is responsible for protecting the carpet during fit-out. 19

20 Internal Solar Blinds As part of the base building, solar blinds have been installed. Any Tenant partitioning should be designed so as not to interfere with the operation of these blinds. Approval is also sought from Building manager prior to removing any of these blinds. Furniture not to be within 250mm of window mullion line It is strongly recommended that furnishings are not positioned close to the perimeter glazed curtain wall so that the glazing remains accessible for cleaning and that the solar blind operation is not hampered. 20

21 STAGE FOUR DESIGN FINALISATION & APPROVAL PROCESS 4.1 SUBMISSION OF FINAL DESIGN DRAWINGS & SPECIFICATIONS FOR MIRVAC APPROVAL Three (3) sets of final design drawings and specifications are to be submitted to the Building Manager for Mirvac Funds limited for review. Electronic copies of all design documentation should also be provided. This review will help to identify any potential problems before they are constructed. Any changes or requirements that Mirvac Funds limited deems necessary will be advised to the Tenant within 10 working days of each submission. These changes must be incorporated into the Construction Issue drawings. Copies of these Construction Issue drawings are to be provided to the Building Manager to Mirvac Funds Limited for final approval. Fit-out Construction will not be permitted to commence until such time as all Construction Issue drawings and specifications have been reviewed and Lessor Approval has been granted by Mirvac Funds Limited. Subsequent to Mirvac Funds Limited approval being granted, if any amendments to the works are proposed, details of the proposed amendments to the works must be submitted to the Building Manager for further Lessor Approval prior to any amendments being implemented. The tenant is responsible for all work carried out during the tenancy Fit-out and is to ensure that all modifications are carried out in a professional manner and to the Building Mnagers satisfaction. 4.3 AUTHORITIES APPROVAL 1.Development Approval 2.Building Approval 3.Certificate of Classification Your tenancy Fit-out Team, Project manager or Architect should be familiar with the procedures in applying for the above approvals If further assistance is required, the Building Manager may be able to provide assistance. Development Approval This is the first authority approval required. This application is made to South bank Corporation / Brisbane City Council. This Application will be required to be signed by Mirvac Funds Limited as the Property Owner. 21

22 Building Approval and Certificate of Classification Following development approval the next approval required is the Building Approval. It is recommended that a private certifier be engaged to issue this approval. A Private Certifier will generally be able to provide the necessary Building Approval within approximately a week of the application and all supporting documentation being provided. Upon completion of all the Tenancy Fit-out works but before occupation is permitted to occur a certificate of Classification is required to be issued. The Private Certifier issues this Certificate after the fit-out has been inspected for compliance with the Building Approval Copies of the Development and Building Approvals including stamped plans and conditions of consent are to be submitted to the Building Manager before any construction works will be permitted to commence within your Tenancy. 4.3 OTHER APPLICATIONS Apart from the Authorities approval, you should also make application to the following bodies:- Telstra or your For telephone connection and diversion communications from previous phone number if applicable provider Your Energy Provider For connection of your power supply for fitout There may be other applications required depending on the nature of your fit-out. It is important that all applications are made as early as possible to reduce the likelihood of any delay in occupation. 22

23 STAGE FIVE PRIOR TO CONSTRUCTION COMMENCEMENT 5.1 HANDOVER OF TENANCY FOR FIT-OUT Prior to handover of a Tenancy for fit-out works to commence an inspection of the tenancy will be carried out by the Tenant or the Tenant s representative with the Building Manager. During this inspection any defects will be identified that will require rectification. Following the inspection the Tenant or the Tenant s representative will be required to sign a Tenancy handover Form accepting the tenancy in its present condition. The tenant is then responsible for all defects or damage that may be caused to the base building items during the course of their fit-out. Any damage caused must be rectified by the tenant prior to completion of the fir-out process. Mirvac Funds project consultant team and the Building Manager are the sole arbitrators in determination of defects. 5.2 SUBMISSION OF PROGRAM Once your Fit-out project Manager or Contractor has finalised your Fit-out Program a copy must be forwarded to the Building manager for approval prior to commencement of any works. In addition to this program your Fit-out project manager or Contractor will be required to provide the Building manager with a weekly deliveries schedule nominating when all major deliveries are expected. The Building Manager will review the proposed schedule and may require changes to the proposed delivery times etc, so that there is efficiency and effective sharing of loading areas and lift facilities. This is especially necessary especially where there are a number of tenants carrying out fit-out works at the same time. Fit-out deliveries attempted outside of agreed times may, at the discretion of the Building Manager, be denied access to the Loading dock or turned away. 5.3 SUBMISSION OF PROOF OF INSURANCE Prior to the commencement of the fit-out you will be required to submit to the Building manager, copies of the following insurance policies, where relevant. Policies are to be in the joint names of the Mirvac funds Limited, the Lessor and the Fit-out Contractor. Evidence is also to be provided of the payment of the current premiums for these policies. 1. Public Risk Policy approved by the Lessor for not less than $10,000,000 as detailed in the Lease document 2. Construction Insurance to full value of the works. 3. Workers compensation Insurance as required by the Act. 23

24 You are required to ensure that your Contractors and sub-contractors effect and maintain Workers Compensation, and all the other requirements set out in the Lease documents and Section 8.2 of these guidelines. The Tenant and their Contractors will at all times be required to fully indemnify Mirvac Funds Limited and its associated entities against any claims or actions for personal injury or property damage arising out of the performance of their contracted works. 5.4 NOMINATION OF TENANT FIT-OUT CONSTRUCTION REPRESENTATIVE One member of the Fit-out team, usually the tenant s project manager or Architect, should be made available on a day-to-day basis to liaise with the Building Manager on matters relating to construction. Ideally this representative should be someone based on-site. This representative will be required to provide a 24hr. Telephone contact number to the Building Manager. 5.5 EVIDENCE OF APPROVALS Before construction can commence the Building manager is to be provided with evidence of Development Approval, Building Approval and Landlord Approval (Mirvac Funds Limited) 5.6 GENERAL SUB-CONTRACTORS Safety and industrial standards vary markedly throughout the construction industry, therefore it is essential that all of your prospective sub-contractors are made aware of existing site conditions and are prepared to comply with these requirements. The Building Manager must be provided with details of your proposed sub-contractor prior to their engagement. If the Landlord consents to an early Tenant fit-out Access Data, ie. Whilst the Landlord s Contractors are still completing the construction of the Base Building, then the Tenant fit-out Contractors will be required to strictly comply with all existing Site Requirements and awards etc. 5.7 FACILITIES PROVIDED During the fit-out construction, your tenancy team will require the assistance of the buildings facilities to enable a smooth and coordinated fit-out. These facilities include:- Personnel and Material Hoisting: A Builders Lift will be operated by Building management personnel. The lift will be operated from 7:00am to 6:00pm Monday to Friday. Weekend and after hours use will be charged to the Tenant at a rate of $60.00 per hour. All materials hoisting requires a Builders Lift booking which can be arranged through the Building Manager. 24

25 Rubbish Removal: Rubbish removal is to be undertaken by the Tenant and will be from your tenancy via the builders lift to a dedicated rubbish bin provided on basement level. These bins will be removed by others and the costs for this will be charged back to the tenant an a pro-rata basis and will not disrupt the building operation. 5.8 FIRST AID ATTENDANT The tenant fit-out contractor is responsible for first aid attendance for the fit-out. In the case of any accident occurring the Building Manager is to be notified immediately. Details of the emergency procedures and Building management contact numbers must be suitably sign-posted in your tenancy area. 25

26 STAGE SIX CONSTRUCTION 6.1 GENERAL RULES TENANT FIT-OUT GUIDE From the date of commencement on site the Tenant s project Manager must ensure that the following key factors are monitored. Site safety Industrial relations Site accommodation and amenities Rubbish removal Materials and personnel hoisting Security it is therefore requested that the Tenant s Project Manager, or appointed nominee, be on site daily to ensure these elements are addressed. A CO2 fire extinguisher must be located within the fit-out throughout the course of construction. The Building Manager must be advised of any noisy works proposed so that the work can be coordinated so as not to disrupt or disturb any other tenant already occupying the building. All workmen are to be attired properly and should refrain from any loud or offensive language. Radios should not be audible from the common areas or adjacent tenancies. All work must be carried out by suitably qualified personnel, and in a manner that complies with the relevant standards, regulations and accepted industry practice. Work must be carried out at a standard of quality not less than that already achieved with the building. The Tenant s Fit-out Team, Project Manager or Appointed Nominee must complete the statutory Site Specific Induction which is a web based process, the Building Manager will supply the documentation for this process. From this induction all contractors & subcontractors stepping on site must fulfil the statutory requirement of signing in and adhere to all requirements of the Tenants Induction process. Site Safety It is essential that a high standard of safety is maintained throughout the tenancy fit-out in accordance with the Occupational health & Safety Act (1983) requirements. Further, the potential of safety issues that lead to industrial disputation and project delay cannot be understated. There are five (5) basic means of ensuring that a high standard is maintained during the fit- out:- Select contractors, project managers etc. with proven track records. Thorough planning of works. Comprehensive and effective training of all personnel in safety aspects of their work. Maintenance of safety and clean environment. Providing adequate experienced Supervisors. 26

27 SITE SAFETY IS THE RESPONSIBILITY OF THE TENANT AND TENANT S CONTRACTORS Industrial Relations It is to your benefit and other Tenants undertaking fit-out works that a good industrial relations environment is maintained to avoid site-based industrial disruption. It is therefore essential that a number of basic requirements are met. These requirements are well established with the major builders but may be unknown to some sub-contractors, especially those new to the industry. The basic requirements are as follows:- All current industrial award conditions and payments include redundancy payments, Superannuation contributions, Long Service Leave Schemes, Workers Compensation, Top-up / 24 hour Accident Insurance with CTAS or similar. Site Accommodation and Amenities The regulations, set out in the Construction Safety Act and the relevant Awards, regarding the minimum level of site accommodation and amenities to be provided, are to be followed at all times. Your tenancy Fit-out team will be responsible for providing and maintaining such accommodation, within the area of the proposed tenancy. The integrity of the automatic wet pipe sprinkler coverage and the mechanical fire and smoke control systems are to be maintained in accordance with the Authority s requirements especially in areas where the site accommodation, amenities and storage facilities are established. Rubbish Removal and Cleaning Removal of rubbish from the tenancy, which should take place no less than every second day is the responsibility of the Tenancy Fit-out Team. Rubbish is to be removed from the floors using plastic garbage bags via the Builders Lift. Large Otto bins (or equivalent) are recommended. Your Tenancy Fit-out Contractor should ensure that this rubbish is then placed in the bins as directed by the Building Manager. Alterations to services which cause existing services, materials and equipment to become redundant, must include the removal of all redundant materials including, but not limited to, pipe work or electrical wiring installed in riser cupboards and / or ceiling space above. All areas used by your Tenancy Fit-out Contractors and others connected with the works are to be left in a clean and tidy condition and at the completion of works. 27

28 Any costs incurred by the Building Manager in returning areas to an acceptable standard of cleanliness upon completion of a fit-out will be borne by the Tenant. Redundant base Building Equipment, Finishes or Fittings All major redundant base building equipment items are to be either returned to the Building Manager for storage at the tenants cost or stored and insured by the tenant. Eg ceiling tiles and grid, troffer light fittings, solar blinds, carpet etc. Protection All finishes, fixtures and fittings including the door frames of lifts, lift lobbies, builder s lift, corridors, toilets and floors shall be protected against damage by protecting with suitable material to the satisfaction of the Building Manager. Any damage caused to the Building or its finishes and services during the Tenant s fit-out work shall be rectified to the Building manager s approval by the tenant at the tenant s cost. Hoisting Hoisting of materials will be carried out via the Builders Lift, which can only be accessed from the Ground level. Truck Access to the Loading Dock Please confirm the maximum height available for truck access with the Building Manager prior to arranging any deliveries. All deliveries are to be booked with the Building Manager. No obstruction to car parking facilities will be permitted. NO CONTRACTOR PARKING WILL BE PERMITTED ON SITE. Lift Size The tenant s Fit-out Contractor should check the internal dimensions of the lift cars prior to ordering any building materials etc. Lift access from the loading area to the tenancy area via the builder s lift through any corridors, then the dimensions of these corridors should also be checked with the Building manager prior to ordering materials. Use of the builder s lift will be controlled by the Building manager, written bookings are to be made a minimum of 48 hours in advance. 28

29 There are no areas allocated for storage of materials in the basement. The tenancy Fit-out Contractor should ensure there are adequate workforce available to transport all materials to the tenancy area in an efficient and prompt manner. THERE WILL BE ABSOLUTELY NO FIT-OUT ACCESS THROUGH THE BUILDING S MAIN LOBBY Storage on Floors Storage of equipment and materials on the floors is not to exceed the live loading capacity and must be kept within the confines of the leased area otherwise authorised by the Building Manager. Site Security The security of the tenancy area will become the Tenant s responsibility from the date of hand over. General security of the site perimeter is provided by Building Management, who will use their best endeavours to control access to the site after hours. However, security of the Tenant s leased space as at all times the responsibility of the Tenant. Your Tenancy Fit-out Team should immediately construct a secure store room within the tenancy for the storage of all small hand tools, materials and equipment, as one of their tasks on site. For the purpose of security and safety all plant room. Fire escape and roof access doors are always to be in the locked position. Should it be necessary to use these doors DO NOT PROP OR LEAVE OPEN. Doors should be left closed at all times, failure to comply with this direction will result in the Contractor s dismissal form the site. All weekend and after hours work requires 24 hours written notice to the Building manager. This is to ensure that the security guards are aware of who is working in the Building and the nature of work being undertaken. 6.2 ISOLATING FIRE PROTECTION SERVICES The location and number of fire sprinklers, smoke / fire detectors, EWIS speakers, and / or exit and emergency lighting must comply with the Authorities requirement. Relevant Australian Standards, and Mirvac Funds limited insurers. Should the works necessitate any alteration or addition to the existing equipment, the cost of such alteration or addition will be borne by the Tenant. Tenants must ensure that access is maintained to fire hydrant cupboards as required under the relevant Authorities requirements. 29

30 Absolutely NO work is to be carried out on the Emergency or Fire Protection Services which involves the isolation or disruption of the services until the Building Manager has given approval. Shutdown of the services overnight for periods in excess of 24 hours will only be permitted at the Building Manager s discretion and only when a minimum of 7 working days notice has been provided. Use of Fire-Lite Pipe Hydrant applications is not acceptable. On completion, the Fire Protection System shall be tested and certified as complying with the relevant Australian Standards and Authority requirements. Fire Sprinkler Drain Down Procedure 1. Fire Contractors advises the Building manager of the floors to be deactivated. 2. The drain down procedure requires one man from the Fire Contractor to initiate. 3. Fire Contractor is to meet the Building Manager at the Security Room. 4. Both will proceed to the Fire Control Room where the Fire contractor will isolate the FIB zones affected. 5. The Fire Contractor and Building Manager will then proceed to the Valve Room. The Fire Contractor will close the applicable valves and tag the main control valve. The tag will contain details of the Contractor s name, date and area where work is occurring. 6. The drain down of the floor will be carried out at the Tenants floor 7. Fire Service Provider will advise the Fire Brigade of the de-activated system prior to commencement of the de-activation. Fire Sprinkler Restoration Procedure This procedure requires three (3) Fire Contractor personnel, located: One in Fire Control Room / Pump Room One in Sprinkler Valve Room. One on the Tenants floor where the work is being re-instated. 1. The Fire Contractor will meet with the Building Manager at Sprinkler Valve Room. 2. The Diesel Pumps will be isolated 3. The Electric Pumps will be isolated 4. Check Jacking Pump selected to Auto. 5. Isolate Jacking Pump supply to Electric and Diesel Pumps riser mains that are not to be pressurised. 30

31 6. Close Transponder isolating valve and open transponder line drain valve. 7. Using WIP phones for communication, open the main control valve slowly. The Jacking 8.Pump will cut in to elevate the system pressures. 9. When Jacking Pump cuts out system pressure is fully restored. 10. Open retarded valve 11. Open transponder - isolating valve 12. Close transponder line drain valve 13. Fire services provider will re-instate isolated FIP zones if appropriate. 14. Fire services provider will advise Fire Brigade that the system is back on line Any false alarm fines incurred due to not carrying out these procedures will be borne by the Tenant Smoke Detector Isolation Procedures When smoky or dusty work is being carried out, the Tenant has the responsibility of carrying out the following smoke detector isolation procedures. False alarm fines incurred from the failure to do so will be borne by the Tenant. Smoke Detectors must be left in an Operational State each day. The Building Manager must be notified by the Tenant when service provider will isolate smoke detectors via the Fire Control Panel prior to such work being carried out. It is the Tenants responsibility again at the end of the day to request that their service provider reactivate the smoke detectors. The Tenant is to cover smoke detectors during work being carried out to avoid detectors becoming choked with dirt and uncover them at the end of the day. When a smoke detector causes repeated false alarms from clogging with dirt the detector must be permanently isolated by the Building Manager. In this situation, the Tenant must arrange, at the Tenant s cost, for the base building Fire Protection Contractor to clean the detector so it can be re-activated. Any costs associated with false alarms are the responsibility of the Tenant. 6.3 TEMPOARY AND PERMANENT SERVICES The following temporary services and facilities will be required to carry out your fit-out: Electricity Water / Amenities Telephone 31

32 Electricity Application for connection to the Tenant s distribution board should be made immediately upon submission of your Building Application for temporary power and/or permanent power supply. This will ensure that connection can be made immediately prior to the commencement of fitout. Reticulation of temporary power can be carried out in a number of different ways eg. subboards, perimeter wiring, circuit activated, etc. Whichever method is used, it is essential that the electrical contractor carries out the work in accordance with regulation 133B Electrical (construction work) under the Construction Safety Act short title: Electrical Requirements for Construction Work. Particular attention should be paid to the earth leakage protection installation / testing requirements. Any programmed interruptions to building electricity supply will be notified in advance by the Building Manager. Building Management will use their best endeavours to have an uninterrupted power supply provided. However, this is not a guarantee and the Building Management will not accept liability for interruptions or failure of power supply. Water / Amenities Toilet areas must be protected from damage with a suitable material at the commencement of the fit-out. Hose cocks are provided in the toilet areas for water supply. Temporary washing out facilities for painters, plasterers, etc should be provided separately by the Tenant and check will be made by the Building Manager that the permanent facilities (toilets and hand basins) are not being used for this purpose. Remember that these areas are your Tenancy Teams responsibility and must be brought back to as new condition at the conclusion of the fit-out. Toilets used by contractors must be kept clean by the Contractor. Where it is noted by the Building Manager that cleaning standards are unsatisfactory, the Contractor shall pay for the Building Cleaner to carry out necessary remedial works. The tenant is to notify the Building Manager, 48 hours in advance, on each occasion that the domestic water system is required to be isolated to carry out works. 32

33 Details of proposed temporary hydraulics must be submitted to the Building Manager for approval. Where penetrations are required in structural slabs, details are to be submitted for approval of their location and the system proposed to maintain the Fire rating requirement. The Tenant will bear the cost of all Base Building Consultant approvals required for this work. Telephone The tenant is responsible for arranging any temporary or permanent telephone connections. Application should be made early to ensure that telephone connections is possible at the commencement of the fit-out. The Building Manager is to be notified of any telephone connections whereby access to the Main Distribution Frame (MDF) Room is required. 6.4 AUTORITIES INSPECTIONS Following the completion of fit-out work your Private Certifier will be required to inspect your Tenancy for compliance with all approvals. This inspection is to be carried out prior to your occupation of the tenancy. Your Tenancy Fitout Team should check to ensure that all Authorities requirements have been met. Certificates and Essential Services Schedules are to be submitted to the Building Manager as proof of approval by Authorities. Particular attention should be paid to: 1. Installation of exit lights to statutory requirements. 2. Approved sealing of penetrations walls and floors. 3. Escape routes to Fire Stairs. 4. Fire fighting equipment. 5. Upgrade of the Fire Protection (sprinkler system). 6. Emergency Lighting. 7. Emergency Evacuation Warning Internal Communication System (EWIS). 6.5 AS-BUILT DRAWINGS On completion, a full set of accurate as built drawings. Detailing all works carried out, must be submitted for record purposes. These drawings must consist of two full size prints of each drawing and a disk copy of all drawings on Auto CAD. Mirvac will provide an Auto CAD disk of the relevant floor and the contractor shall modify the drawing to reflect the changes made to the tenancy and services. 33

34 As-built drawings must include full details of all cabling work installed by the Tenant including, but not limited to, electrical power, voice and data communications. Information must include the cable route and cable identification including point of origin and termination. Tenant s cables on each and every floor traversed are to indicate the point of origin and termination and the Tenant served. Items of plant must also be labelled. Record books in the relevant distribution frame must be completed. 6.6 FINAL INSPECTION A final inspection is to be carried out by the Tenant / Tenant s Representative and the Building Manager. This inspection will be made to ensure that the works have been carried out in accordance with the approved construction drawings and the floor has been left in a clean and defect free state. The following is to be presented to the Building Manager at this meeting: All relevant Authority Approvals Certificates Certificate of Classification as issued by the Private Certifier. Copies of all As-built documents and disks. Copies of keys for any Tenancy door locks installed. 34

35 STAGE SEVEN OCCUPATION At least one week in advance of the proposed move-in date the Tenancy Team should discuss the arrangements with the Building Manager. Occupation of the Tenancy will not be permitted until the Building Mnager has been provided with a copy of the Certificates of Classification and all those requirements stipulated to be provided at the time of the Final Inspection by the Tenant s Representative and the Building Manager. Removalists Your removalist company should familiarise themselves with the details of site access and ensure that the necessary lift bookings are made well in advance of the move date. Special arrangements may need to be made for out of hours hoisting. This must be coordinated with the Building Manager. Security During Move-in Prior to the completion of the Tenancy Fit-out, the Tenancy Fit-out Team will need to consider a number of aspects to facilitate a smooth move-in by the new occupants. Security Cards for Tenant s Employees The Building Manager has prescribed forms, which are to completed for every employee that the Tenant approves to be issued a Security Card. The building will have a set of standard hours during which access to the building can be nominated ie. 6:00am to 8:00pm Monday to Friday, 6:00am to 8:00pm seven days or 24 hour access seven days. For an employee that works from say 9:00am to 5:00pm Monday to Friday and who does not have a parking space you may elect not to issue a security card. In the event that this employee works later on the odd occasion egress from the building after hours is always available. Should a variation to the standard hours be required for some of your company s employees this may be discussed with the Building Manager. Prior to a Tenant Fit-out Completion and their proposed occupation of their premises the tenant should provide the Building Manager with completed forms for all employees requiring security cards. Sufficient time needs to be allowed for these cards to be programmed. Programming of security cards will be at the Tenant s cost. Transfer of Phone Services Arrangements will need to be made with Telstra well in advance to ensure staff are available to carry out the transfer on the programmed date. 35

36 If an existing PABX is to be installed into your premises, special lifting arrangements may need to be made with the Building Manager. Computer Services Transfer In many instances new Tenants will need to transfer their existing computer systems to the new premises out of normal working hours (typically over a weekend) to enable trading resumes without disruption. Again, special arrangements for the transfer of this equipment should be made with the Building Manager. 36

37 DISCLAIMER Certain information in this document, particularly relating to technical aspects of the building and services, has been obtained from the Builder, Consultants and / or records. It is the responsibility of the prospective Tenant to check the validity and accuracy of such information contained herein. Mirvac do not accept liability to any person for the accuracy or completeness of any of the information, and has relied in good faith on information provided by third parties. Mirvac reserves the right to vary the building design and specifications. 37

38 ANNEXURE 1 BASE BUILDING SERVICES OVERVIEW 38

39 ELECTRICAL DESIGN DESCRIPTION Electrical Supply Prime Supply The prime electrical supply to the Building is derived from the ground floor sub-station incorporated within the building. Vertical Reticulation Vertical reticulation is by means of metered house services cables for non tenant building load and un-metered risers for tenant use. Metering Supply Authority Tariff metering provisions to cater for up to three (3) tenants per floor are incorporated in the services design. The exception to this is for Levels 1, 3 & 12 which have metering provisions for up to two tenants per floor. Supply Authority Tariff metering of house services will be via a single meter. Private metering will be installed for sub metering of the following house services:- Air conditioning equipment House lighting and general power Lifts Car park ventilation Fire services Electrical Capacity Electrical capacity within the designed electrical tenants supply is as follows:- Lighting - Initial 11W/m² - Final with tenant upgrading 20W/m² Small Machines - Initial 10 W/m² - Final with tenant upgrading 20 W/m² Spare Capacity (27%) Total* 15 W/m² 55 W/m² * This capacity is based on the tenant s fit-out having a power factor of 0.9 or better. 39

40 Standby Supply A diesel generator has not been included in the base building design. Space has however been allocated at Level 12 for any future Tenant installation should this be required. The future generator space at Level 12 will accommodate a day tank. Should a larger fuel supply be required in the future a suitable space would have to be identified. No such space has been identified in the current design although a route for diesel pipe work from the ground floor service area to the Level 12 generator space has been identified. Diesel fuel for the generator day tank would be transported in suitable sized containers via the lift to level 12 and then transferred to the day tank via a local hand pump. Lighting General Areas Lighting throughout the building will be designed to comply with AS Luminary and lighting design has been arranged to compliment the building finishes and interior design in areas such as toilets, main entry foyer & lift lobbies etc. Generally long life low energy, fluorescent lamps have been specified to be used throughout the building except in cases where effect lighting is required. Low loss high efficiency electronic ballasts will be used in all fluorescent fittings to reduce energy consumption. Generally lighting will be of the type described below:- Office Areas Twin T5 (28 w0 recessed light fittings operating on high efficiency ballasts ( non dimmable). Diffusers are low brightness semi-specular. The fittings also incorporate slots in the side trims for the air conditioning return air, eliminating the need for separate return air diffusers in the ceiling. Core Areas, Corridors and Toilets Recessed Fluorescent lighting. Car Parks Combination of single and double fluorescent fittings with steel wire guard protectors plus additional lighting to the lift lobby areas. 40

41 Stairwells Single and double tube enclosed fluorescent fittings. Plant Rooms & Service Areas Combination of single and double tube batten fittings with steel wire guard protection fittings to suit the respective areas suspended on chains where necessary. LIGHTING CONTROL Tenancy Office Areas The lighting in tenancy offices areas is manually controlled in circuit groups from stainless steel switch panels located in the core area. Approximately 10% of office area lights are wired for permanent operation (security lighting). Core Areas, Stairwells, Plant Rooms & Service Areas (House Areas) Lights are automatically controlled by the BMS with programmable time schedules. Timed override pushbutton switches are provided for the convenience of occupants of the building outside the time schedule hours. Strategically located individual light fittings are wired for permanent operation. (security lighting) Car Parks Lights are automatically controlled by the BMS with programmable time schedules. Additionally the security system shall initiate lighting outside the time schedule hours whenever entry to the car parking area is detected from the lifts or via motion detectors at the car park entrance. Strategically located individual light fittings are wired for permanent operation. (security lighting) Emergency and Exit Lighting Lighting to enable evacuation of the building in the event of an emergency are provided to comply with BCA and AS Fittings are single point units with self contained batteries to maintain lighting for periods of 1.5 hours after mains failure. (2 hours initial discharge) All batteries will be nickel cadmium long life type and provisions will be incorporated for testing of the luminaries from the local distribution board without disabling the normal lighting. 41

42 M.A.T.V A Master Antennae Television System has been provided in the form of receiving antennae with backbone cabling and a tee off in the riser at each floor. The design of the cabling network is suitable for FREE-TO-AIR signal reception and shall comply with AS 1376 plus the technical requirement of the current PAY TV operator for transmission of PAY TV signal throughout the distribution system. Amplification has been allowed for six (6) TV channels and four (4) radio channels (3 x FM & 1 x AM). It is suitable for reception of digital television. The cabling network can cater for up to four (4) MATV point per floor on Levels 5 to 11 and two (2) MATV points per floor on levels G, 1, 3 and 12. Note that the cabling from the riser position to any floor outlets will be part of the tenant fit-out. Office Area Service Reticulation A three (3) channel pre-finished metal skirting duct is provided within tenancy areas to all perimeter walls to facilitate horizontal reticulation of 240V power wiring plus voice and data transmission cabling within segregated paths. The duct id fitted with a removable cover. Initial power reticulation in the form of 8 x 240V GPO s per floor area are provided for tenant use on levels 5 to 11, and 5 x 240V GPO s to Ground and 2 x 240V GPO s to Levels 1 and 3. 42

43 COMMUNICATIONS DESIGN CRITERIA Incoming Lines Provisions has been incorporated for incoming lines to the building from the public network provider to the Communications Room located on the lower ground level. The Communications Room has been designed to accommodate all head end equipment. Telstra have indicated that they will provide a cooper cored cable service to the building of not less than 200 PR capacity. Fibre optic cable is available in the street for future tenant needs. The initial base building infrastructure provides for spare lead-in conduits, space for any front-end equipment and riser space to facilitate a vertical draw through of cable at a future date. Vertical Distribution Vertical cable distribution is provided by means of 300 pair riser cable to each tenanted floor for voice cabling service to the tenant s requirements. Space shall be provided in the riser shaft for the installation of future inter floor tenancy cabling (voice and data transmission) Roof Equipment Space is available, subject to application to the Building Manager, at roof level to support satellite and / or microwave transmission plant and dishes subject to both structural load approval and necessary Statutory Approvals. 43

44 SECURITY SYSTEM DESIGN CRITERIA A security / access control system is provided incorporating the following elements:- Proximity type card access control for entry to lobby, lifts and Thiess car park as described below. Access control to main entry lobby. Access control into all lifts on ground floor and lifts 1 to 4 an levels 1, 2, 3 & 4 via card readers located outside lift entrances. Access control for lift access to all levels via card reader in lift car operating panel. Access control to service area at ground floor. Electric strikes to all internal fire escape dors at each level. These are to unlock in the event of fire detection in accordance with the BCA. Included visual alarm from push button on levels 3, 8 & 12. Provision of wall box conduit and cable route to security system to allow tenant fit-out installation of access card reader to fire stair doors and to secure data riser. Access to the car parking spaces on levels 1 to 4 will be via the adjacent Thiess building. New card readers will be installed at the vehicle entrance to the Thiess building and at the internal entry and exit vehicle booms. These card readers will be connected to the 189 Grey Street security system and will interface to the Thiess building roller shutter door and vehicle booms to permit authorised entry and exit. CCTV The building has installed a Closed Circuit television (CCTV) camera system that monitors the Ground floor Lobby and the Car Park entry and egress. 44

45 MECHANICAL DESIGN CRITERIA AND DESCRIPTION Summer: Outside 32 C DB 26 C WB Inside 23 C DB 55% RH Winter: Outside 10 C DB Inside 21 C DB Internal Electrical Loads (Base Building System) Lighting (Final Including Tenant upgrade) 20 W/m² including ballast Business Equipment 15 W/m² Secondary Condenser Water Allowance Maximum allowance for a level Total allowance for the whole building 100 kwr 300 kwr Personnel Loadings Office Areas 1 person per 10 m² Retail Areas 1 person per 3.5 m² Lobby 1 person per 10 m² Outside Air Generally 7.5 liters per second per person in accordance with AS 1668 Part Building Fabric Main Glazing; Double glazed unit with the following performance figures: Visible Light Transmittance -42% Visible Light Reflectance -12% Solar Transmittance -18% Solar Reflectance -10% Solar Heat Gain Coefficient Shading Coefficient U Value Shading Devices: Thermal Insulation: Various horizontal shading devices. All level 12 to be trafficable. Detailed thermal insulation provisions to spandrels, under exposed roof & plant room. 45

46 System Configuration Office air conditioning system: No. of air handling units (Level 5 11) : Central air handling plant chilled water with air handling units in roof plant room. VAV system in tenancy areas. Economy cycle when conditions permit 1. North 2. South 3. East 4. West 5. Centre North 6. Centre South No. of control zones to centre area: 10 (Levels 5 11) No. of return air / smoke spill fans: 2 Retail and commercial air conditioning: Smoke exhaust discharge: At ground floor and levels 1 & 3 the air conditioning is derived from water cooled package air conditioning units connected to the secondary condenser water loop. At roof level. Method of Providing Cooling During normal office hours: After hours: Retails areas: Spare capacity above basic calc: Chillers: Cooling Capacity: 1 3 chillers depending on load. Single chiller. Secondary condenser water system. 10% in Refrigeration. 10% in Air 3 Helical Rotary type compressors. Preliminary 1600 kwr Method of Providing Heating Office Area: Electric heaters in VAV boxes. Filtration Office Areas: Deep bed and pre-filter 46

47 General Low level relative humidity control: Lift Motor Room: Min. after hours floor area served: Condenser water treatment: Secondary Condenser water System: NO Air Conditioned Whole floor subject to zoning. Smaller areas possible at tenants cost of modification works. Storage tank and dosing pump control unit in compliance with AS 3666 Pumps and piping system to all floors and office areas. Water drawn from main Cooling Towers. Miscellaneous Systems Supplementary outside air to Office floors ( Level 5 11): Kitchen Exhaust: 300 litres per second max. per floor 2100 litres per second total. Ductwork riser from ground floor to roof with a capacity of 1,500 L/s of extraction. Noise Criteria Office areas: Toilet areas: Retail areas: Main Lobby: Car Park: Boundaries: 45 dba max. 50 dba max. 50 dba max dba max. 65 dba max. To Council requirements (prelim 45 dba) 47

48 HYDRAULIC DESIGN DESCRIPTION Sanitary plumbing and drainage system to be a gravity system and shall comprise a fully vented modified system to the approval of Brisbane city Council. All stacks shall be cast iron pipework and relief vents shall be PVC. Sanitary provisions will be made for future connections from the retail areas. Grease draining provisions will be made for future connections to the ground floor tenancies. A grease arrester has been installed to service the future requirements of these tenancies. Two (2) tenancy wet stacks and relief vents will be provisioned through the building for tenant connection. These stacks will be located to enable maximum drainage coverage of each office floor to enable flexibility in tenants fit-out and location of wet areas. Furthermore, one trade waste stack and relief vent shall be provided for future connection by retail tenants. Stormwater Disposal The stormwater disposal system comprises the collection of all roof drainage and surface water and is installed to comply with Brisbane City Council s requirements and in accordance with Australian Standards AS/NZS Stormwater from roof, balconies and terrace areas is collected into downpipes discharging to the stormwater drainage system at ground level in Grey Street. Sub-soil drainage from the lift sump pump is pumped to the stormwater system. Cold Water System The incoming water supply connects to four (4) variable frequency drive domestic pressure supply pumps that transfer cold water services throughout the building. The cold water is main pressure ground floor level only and the remainder of the building will be supplied by the domestic pumped pressure system. Individual valved take-offs will be provided to each level. Isolating valves will be provided to all individual sanitary fitting and / or groups of fittings. Hot Water System The hot water service comprise an individual electric hot water units for each set of amenities to each typical level. The hot water units provide water at a minimum temperature of 65 C for outlet flow to each of the draw off points. Hand washing 48

49 and personal bathing areas (showers, hand basins, etc) have thermostatic mixing valves or temperature limiting valves installed in accordance with Australian Standards AS/NZS FIRE SERVICES Generally fire services are to comply with the BCA and Lincolne Scott Fire Engineering Assessment report. Initially the building is to comply with the deemed to satisfy provisions of the report. The accepted exclusions are the deletion of zone smoke control on Levels 1 & 3 and the deletion of fire doors at the car park entrance between the Thiess building. However should tenants require extended travel distances then the fire services system are to be capable of being upgraded in accordance with the requirements of the above report. There is to be no interaction with the fire services in the adjacent Thiess building. However a local alarm in the building managers office will activate in the event of a fire alarm in the Thiess building. Sprinkler System Comply with AS 2118, Dual water supplies consisting of connection to towns main in Grey Street and Tribune Street with electric and diesel booster pumps. Fire Brigade Booster point in Grey Street next to hydrant Booster. Three alarm control valves in pump/valve room at ground floor. Flow switches and solenoid test valves at each floor controlled and indicated at the FIP. Levels 1, 2, 3 and 4 car parks Ordinary Hazard Group II occupancies. Level 1 to 12 office tenancies and roof plant room Light Hazard occupancies. Ground floor including retail tenancies Ordinary Hazard Group III System to be designed to have provision for tenancy alteration. Fire Alarm System Comply with BCA and AS Note that floor layouts will be required to comply with AS 1670 if required for extended travel distances in accordance with the Fire Engineering Report. 49

50 Fire Indicator Panel to be in entrance lobby on ground floor. Additional smoke detectors to be installed in Lift Motor Rooms, top of Lift Shafts, and main switch rooms. The Fire Detection and Alarm system shall monitor the following:- Hydrant Pump Sprinkler Electric Pump Sprinkler Diesel Pump Hydrant Tank Hydrant/Sprinkler Tamper Monitoring Flow Switches Hydrant & Hose Reel Systems The Hydrant and Hose Reel system shall be in the hydraulics specification and drawing and installed by the plumber. Additional points may be required as part of tenancy fit-outs. The incoming domestic water service provides back-up fire fighting water to a 25,000 litre storage tank located in the ground floor loading area. The tank will be provided with a central division wall (baffle) for cleaning purposes. Portable Fire Extinguishers Comply with As 2444 and BCA. Emergency Warning & Intercommunication System Comply with AS 2220 Master Emergency Control Panel in the entrance of the lobby at ground floor. Emergency Warning and Intercom System (EWIS) incorporating both visual and audible warning with speakers in ceilings and horns below slabs throughout building. Note that visual alarm only will be provided in the plant rooms WIP Phones will generally be located in Hydrant / Hose Reel cupboards. 50

51 ANNEXURE 2 APPROVED TREATMENT OF TENANT PARTITIONING INTERSECTING WITH PERIMETER GLAZING 51

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