Technical Specification

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1 10 STRATTON STREET Technical Specification 01

2 Technical Specification 01. INTRODUCTION 1.1 GENERAL This Outline Specification is intended to describe the works of refurbishment undertaken to provide Category A office accommodation at 10 Stratton Street, London, W1J 8DA. New Category A office space is provided on lower ground, ground and seven upper floors, with new toilet cores, three new passenger lifts and new mechanical and electrical services installations. The lower ground, first, second and seventh floors have their own terraces, and the building has cycle storage and shower facilities. The refurbishment has been designed in accordance with good institutional standards, British Council for Offices (BCO) Guidelines, relevant British Standards, Building Regulations, CIBSE Guides and Publications and industry best practice. The proposals have been designed to achieve a Very Good Rating under the BREEAM New Construction Offices 2011 environmental accreditation scheme as a refurbishment project. 1.2 FLOOR LOADING At seventh floor level, the structure is a new steel frame. The roof above this floor has a timber framed deck supported off the new frame; the lateral stability of the roof is by way of horizontal plan bracing, moment frames and the top of the new lift shaft. 1.3 ACCOMMODATION The entrance to the building is through the completely remodelled two storey height reception, with desk provision for two receptionists, tenant signage and level access to three new passenger lifts, which collectively serve all floors of the building. The office accommodation is on nine floors - garden to seventh. Toilets are provided on every floor level, also with disabled provision, and at lower ground floor level there is provision for storage of bicycles with shower and changing facilities for the use of all occupiers. The building has been designed to suit both single and multioccupancy, with potential for an individual occupier per floor, or any combination up to a single tenant. 1.4 FLOOR TO CEILING HEIGHT Raised floor to suspended ceiling heights on all floors of 2.65m. 1.5 RAISED FLOOR Raised floor voids: mm depending upon floor. 2.0 EXTERNAL ENVELOPE 2.1 FRONT ELEVATION STONE CLADDING The window openings at fifth and sixth floor levels have been altered to create larger openings, by the lowering of the heights of the window cills, and the existing Portland stone cladding was adapted to accommodate this by the re-use of salvaged stone. 2.2 WINDOWS AND CURTAIN WALLING New double glazed windows comprising 6mm Pilkington Activ Suncool outer pane, 16mm argon filled cavity and either 6mm or 8.8mm Pilkington Optilam inner pane, depending upon security specification, in polyester powder coated aluminium frames, are supplied by Schuco in a Pearl Beige colour (RAL1035). They have been installed into existing and enlarged window openings, and into new dormer windows. In existing window openings on the front elevation, the opportunity has been taken to maximise the glazed areas of windows to maximise natural daylight by keeping the dimensions of window frames to a minimum. All windows have been designed to meet current Building Regulations and U-value of 1.8W/m²K. New anodised aluminium framed curtain walling to match the window specification has been installed to the reception and within the recess above the lightwell on the front elevation at lower ground to first floor levels. The new curtain walling meets current Building Regulation and U-value requirements REVOLVING DOORS AND ENTRANCE SCREEN The main entrance comprises a new revolving door supplied and installed by Boon Edam within a fully glazed screen which has two pass doors, one of which is automatically opening for disabled access. 3.0 INTERNAL FINISHES 3.1 RECEPTION The reception has been reconfigured and refurbished to create a large two storey space with new large format stone tiles on the floor and similar but contrasting stone on the walls up to mid-heights to the perimeter internal walls. On the lift core there are feature Trespa textured panels, with polished plaster on remaining walls above the stone panels. There is a reception desk for two receptionists, and lift access to all floors, plus staircases down to the ground floor slab level, or up to the first floor. A feature of the reception is the alabaster chandelier, and illuminated alabaster is also featured on the reception desk and in a band on the staircase up to first floor level. 3.2 OFFICE FLOORS The office floors are fitted out to new Category A finish throughout. These comprise SAS perforated metal tile suspended ceilings based upon a 1200x300mm module, with fully integrated 1200x300mm light fittings and fully accessible raised floors giving a 150mm floor void. 3.3 TOILETS 6 male and female (unisex) toilets are provided on every floor level, together with one wheelchair accessible toilet at every level with the exception of the seventh floor (3 toilets) and the sixth (5 toilets). 3.4 CYCLE STORAGE AND SHOWERS Provision for the storage of 30 bicycles and changing facilities with lockers, 3 showers and toilets are provided at lower ground floor accessed via stairs from Stratton Street.

3 3.5 INTERNAL DOORS AND JOINERY Internal doors are all timber framed flush construction with laminate finishes. Fire resisting doors to give the requisite fire separation are installed where required in accordance with the Building Regulations. 04. MECHANICAL, ELECTRICAL, PUBLIC HEALTH, FIRE ALARM AND LIFT SERVICES 4.1 MECHANICAL SERVICES Design Parameters Internal Office Conditions Winter 21 C + /- 2 C Summer 22 C + /- 2 C Assumed occupancy One person per 10 sq m Fresh air 12litres/second Cooling Loads Small power loading 15W/m 2 Heat gain for lighting 10W/m 2 Sensible heat gains 90W per person Latent heat gain 30W per person based upon the design occupancy for building and engineering services. Building Heating and Cooling Systems The building has a four pipe fan coil system. The cooling for the property is supplied via three Carrier chillers located at lower ground floor level, with each chiller incorporating two stages of capacity control. Two low temperature hot water (LTHW) Ideal Commercial boilers located at lower ground floor level serve the fan coil units, the perimeter trench heating throughout the building as well as radiators in the toilets. Optimum Stop/Start of systems are also included. The 4 pipe fan coil units have concealed ceiling mounted terminal units and linear slot diffusers to both ceilings and plasterboard margins within the office floors. The control and operation of the above systems shall be from the dedicated MCCP panel at lower ground floor level. Office Ventilation Mechanical ventilation, complete with heat recovery (MVHR) units, have been provided within the office ceiling voids, providing fresh air to the office floors. Reception Heating/Cooling System and Ventilation The reception area shall be heated and cooled via an air Handling unit located within the first floor plant room adjacent to staircase 1. Supply air from this unit is ducted to linear slot diffusers located in the ceiling above the space. The air handling unit is supplied via an LTHW heating coil via the basement boilers. Toilet/ Shower/ Circulation Space Heating & Ventilation Systems The shower areas at lower ground floor level are heated via an air handling unit located at high level within the cycle store. The unit shall incorporate an electric frost coil, filter, fan and LTHW heating coil and attenuators. Distribution ductwork extends from the unit to grilles suspended from the soffit above the shower areas. Air shall be extracted from the shower areas using ductwork and grilles connected to a single fan with discharge at lower ground floor level. Toilet extract ventilation systems comprise twin-fan units. The lower ground, ground and first floors are served from a common extract fan located at first floor level with the remaining office floors supplied within independent extract systems. Each unit shall be fitted with inlet and outlet attenuators and shall be complete with an integral control panel with fitted fan speed control. Supply air shall be ducted from the office system with discharged air ducted to plenum voids connected to perimeter windows. Mechanical Services BMS and Air-Conditioning Control Systems The building will be served from a Trend Ltd BMS control system to connect to all items of plant and equipment with a new head end with PC, monitor and full graphics package located within a Building Manager s office at lower basement level. The BMS cable network system shall connect to all new heating and cooling plant in plant rooms, air handling units, heat recovery units, toilet extract units, air conditioning Intelligent Manager system, water meters and electric meters on the office floors and all plant, equipment located in plant rooms and field control elements located around the building. The Trend BMS shall have provision for sub-tenancy electric and water meter monitoring; two zones per floor. The BMS system shall have the capability to read electrical energy meters and heat meters to produce a client billing system (if required). Control outstations shall be provided at each floor level within the riser. The outstations shall have the capability to read additional tenants meters (if fitted). Hot and Cold Domestic Water Services The mains cold water service serves a new cold water storage and associated pumping station located at lower ground floor level. The supply authority water meter is located at high level within the cycle store. Additional check meters are installed to serve each office floor. New pipework shall be distributed through the ceiling voids and drop locally to serve local electrical water heaters which in turn serve toilet wash hand basins (whb s), showers (lower ground floor only), cleaner s sinks and so forth. Capped and valved mains cold water connections for future tenant tea points shall be installed on each floor. Tenant mains cold water connections shall be fitted with water meters linked to the BMS for consumption monitoring. Domestic hot water (DHW) shall be provided via electric hot water storage cylinders on each floor. Pipework distribution will be in copper. Flow regulating valves or flow limiting faucets shall be provided at each appliance in order to regulate water consumption. Blending valves (TMV3) shall be provided to toilet core wash hand basins. Disabled toilets shall be provided with thermostatic mixers as part of Doc M packs in accordance with the Building Regulations. Gas Service The existing utilities gas service meter and pipework located within the external gas meter cupboard shall be retained and reused. New pipework shall be provided from the meter valve to the new boiler plant room at lower ground floor level. A new gas isolation valve complete with interface with the base build fire alarm system shall be provided. Condensate Drainage The fan coil units shall connect to a condensate drainage pipework system and connect to local internal drainage stacks. Condensate drainage shall be installed in copper or upvc pipework. Copper pipework shall be thermally insulated.

4 4.2 ELECTRICAL SERVICES Design Parameters Life Expectancy of Capital Plant Years In conjunction with CIBSE Guide M Appendix 12.A1: Indicative economic life expectancy based on regular maintenance. Electrical Supply Characteristics Utility Company Supply 11kV, 3ph, 4 wire, 50Hz, Consumers Supply 400 volts/230 volts AC, 3ph, 50Hz (PME) Voltage Regulation +10% -6% Capacity 760 kva (estimate based on record information) Note: The design shall be based on a supplied 400/230 volt distributed system in line with BS 7671 however the final supply characteristics delivered to the site may be closer to the national average supply voltage of 418/243 Volts. Volt Drop Allowances Lighting 3% Other Uses 5% Lighting Office Areas: 7 W/m 2 delivered; 3 W/m 2 Infrastructure Landlords Plant Areas 10 W/m 2 Target levels for maintained Illumination shall comply with the current CIBSE Lighting Guides, examples of which are detailed below: Building Area Entrance Hall/ Receptions Open Plan/ Cellular Office Lux Level 100 general 300 lux desk Maintenance Factor Reference Point 0.8 Floor lux mm WCs 200 lux 0.7 Floor Staircases 100 lux 0.7 Treads Lift Lobbies 200 lux 0.7 Floor Small Power Office Areas Future MER Rooms 25 W/m² (15W delivered with 10W infrastructure capacity) 450 W/m² (infrastructure capacity based on 3% of total NIA) Landlords Common Parts 2-5 W/m² Future Kitchen 44kW (infrastructure capacity only) Future Spare Capacity 10 W/m² (infrastructure capacity only) Mains Distribution The property is served from a local high voltage substation reference located within the lower ground floor within the office footprint. The supply capacity has been estimated from the existing supply head ratings which equates to a capacity in the region of 760kVA. General Lighting Installation Lighting within the landlord s common parts, including toilets, lift lobbies and circulation spaces shall comprise LED down lighters either recessed within new plasterboard ceilings or surface mounted where required coupled with architectural LED feature lighting. Back of house areas as well as roof/plant spaces shall be provided with LED/T5 polycarbonate battens/bulkhead fittings. The new landlord s reception area shall be provided with feature LED lighting to the ceilings, walls and reception desk with feature pendants to both the reception desk and designated seating areas. Emergency Lighting A comprehensive system of emergency/escape lighting will be designed and installed to the satisfaction of the Local Authorities in accordance with BS 5266 and SLL recommendations utilising BS EN and ICEL approved luminaires, conversion kits, batteries and equipment achieving a minimum illumination level of 1 lux along all defined escape routes and 0.5 lux in open plan areas. Small Power Installation General small power supplies will be provided to the landlord s areas, including dedicated future hand drier connection points within each toilet core, adequate power outlets will be provided to the general circulation areas, staircases and plant areas for cleaning purposes. Supplies shall also be provided to mechanical services 04 plant and equipment for items such as fan coil units, toilet extract, electric water heaters serving WC cores and shower room, electric space heating to staircases/circulation spaces and controls systems. A combined disabled refuge/wc distress alarm together with sounder and reassurance light will be fitted in each staircase and disabled toilet. All alarms will be repeated both locally external to the toilet and at a common indicator panel within the reception at ground level. Floor ducts to be provided to a reception desk position for future data/it installation. Security Systems The following systems shall be provided to all Landlord s areas. Access controls to primary entrance doors and selected internal doors. Internal tenant entrance doors shall be supplied with containment systems only. CCTV system to the ground floor and lower ground floor (internal and external). Intruder detection system (external and internal doors). A CCTV system shall be provided for the external surveillance of the internals of the building and the external perimeter, comprising of fixed cameras. Internal monitors and CCTV main infrastructure shall be located within the building manager s office located within the sub-basement building manager s office. Provision of CCTV screens shall be provided in the reception desk to allow viewing and monitoring. Satellite/Terrestrial Television Installation: An IRS system comprising facilities for satellite dish connection (by others) and aerial system at roof level shall be provided, to distribute via main hardware and backbone cabling infrastructure, to provide TV system signalling facilities for tenants to connect into. This shall be in the form of a multi switch unit in each of the tenant s risers per floor. Telecommunications Incoming service supply ducts are provided into a room at lower ground floor half landing level on Staircase One, with all associated telephone and data lines supplied and installed by the incoming tenants.

5 4.3 LIFTS The lift installations shall be of the motor room less type, with all associated power supplies and controls mounted within the landing architrave on the top extended lift shaft landing. All existing lift landings shall also be fully upgraded with new architraves, call buttons, door driver mechanisms and level indicators to meet the Equality Act requirements. All lifts controls shall be destination control. Master digital stations to be located at reception entrance level with all buttons on all other office floors. All lifts shall also be interfaced with the central security system. The basic lift specification is the following: Passenger Lift Location: Central Core off entrance reception Number of Persons: 8-person Contract Load: 650 kg Contract Speed: 1.75 m/s Control System: Destination Control There are three lifts, one lift services the seventh floor. 4.4 FIRE PRECAUTIONS A fully addressable analogue system affording L2 coverage, upgradable to L1, shall be installed to all areas of the building in accordance with the Fire Officer and Building Control Officer s requirements and to comply with the requirements of BS 5839 and BS The system will comprise smoke and heat detectors, break glass units, electronic sounders (base mounted and standalone), xenon beacons and interface units. The system components shall be procured from a single source and shall be open protocol and will interface with selected mechanical plant for Fire Officer control in the event of a fire alert condition. The fire alarm and detection system will be fully interfaced and linked to the HVAC controls, lift services, security and smoke ventilation systems as appropriate. 4.5 EXTERNAL LIGHTING External lighting shall be provided to the terrace areas at lower ground, ground, first and seventh floors. Luminaires shall comprise waterproof LED luminaires incorporated within the structure, controlled via the central lighting control system photovoltaic control system with facility for override. In ground up-lighting shall also be provided at the reception level, both externally and internally. 5.0 PROVISION FOR TENANTS FITTING OUT 5.1 ADDITIONAL PLANT SPACE Plant space is allowed internally adjoining Staircase Two for individual tenants to install additional cooling if they require. Installation of tenant plant will be subject to Landlord s design review and Local Authority Planning Requirements. 5.2 ELECTRICAL SMALL POWER AND LIGHTING Tenants can make connections for their fitting out into dedicated supplies at each floor level distribution board. 5.3 DATA AND TELECOMMUNICATIONS Tenants can install their own data and telecommunications systems from the position of existing service duct entry points at lower ground floor half landing level on Staircase One. 5.4 WATER SERVICES AND DRAINAGE CONNECTIONS There is provision for tenants to make water service and drainage connections at riser positions on each office floor. 05

6 Further Information CONTACT JLL Hanover Green Lillian Chandler +44 (0) Nick Raven +44 (0) Henry Pauncefort-Duncombe +44 (0) Sarah Porter +44 (0) IMPORTANT NOTICE Hanover Green LLP nor JLL gives notice to anyone who may read these particulars as follows: 1. These particulars are prepared for the guidance only of prospective purchasers. They are intended to give a fair overall description of the property but are not intended to constitute part of an offer or contract. 2. Any information contained herein (whether in the text, plans or photographs) is given in good faith but should not be relied upon as being a statement or representation of fact. 3. Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order. 4. The photographs appearing in this brochure show only certain parts and aspects of the property at the time when the photographs were taken. Certain aspects may have changed since the photographs were taken and it should not be assumed that the property remains precisely as displayed in the photographs. Furthermore no assumptions should be made in respect of parts of the property which are not shown in the photographs. 5. Any areas, measurements or distances referred to herein are approximate only. 6. Where there is reference in these particulars to the fact that alterations have been carried out or that a particular use is made of any part of the property this is not intended to be a statement that any necessary planning, building regulations or other consents have been obtained and these matters must be verified by any intending purchaser. 7. Descriptions of a property are inevitably subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact.

TECHNICAL SPECIFICATION

TECHNICAL SPECIFICATION STRUCTURAL FRAME Imperial House is an 8 storey office building with a single basement built in 1913. The building is a steel-framed structure with concrete floors spanning between