The offices have been designed to LEED V4 Gold standard which includes: S CH ED U L E O F ACCOMO DAT I O N

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2 The Reflector THE SP ECI FI C AT I O NS The offices have been designed to LEED V4 Gold standard which includes: Building Management System Secure car parking for cars and bicycle spaces, bicycle storage with electrical car charging points Basement shower facilities, lockers and changing rooms The Specification Expansive reception lobbies with increased floor to ceiling heights (4 metres) and finished to highest standards with tiled floors, seating area and high quality designed reception desks Generous common areas finished to same exceptional standards Individual entrances to east and west wings with separate receptions and cores which offer maximum flexibility 6 high speed passengers lifts delivering superior waiting and travel times; <25 second average wait times and >= 6 & 7 Star rating per CIBSE (Guide D). Destination Control on the West Lift Core Floor plates fronting the water benefitting from panoramic Dockland views Superb levels of natural light due to floor to ceiling glazing and lower heights of both adjacent buildings Offices Very efficient and flexible floor plates capable of sub-division to a 9 x 7.5m structural grid Minimised number of columns Generous floor to ceiling heights with 2.75m clear floor to ceiling height on standard floors, 4m on ground floor Generous ceiling void of 500 mm and floor void of 150mm. Raised Access with floor boxes 1 per 10sqm. Office design adhere to BCO (British Council for Offices) Best Practice Metal suspended ceiling tile Energy Efficient LED lighting Four-pipe fan coil air conditioning M&E planned for optional exposed or concealed finish Design occupancy for M&E of 1 person per 8sqm Diverse fibre optic supplies to the building. Early access for tenant fit-outs will be considered and credits in lieu of CAT A landlord finishes Sustainability Designed to achieve LEED Gold Certification Version 4, with sustainable principles to achieve a BER A3 rating 32 Luxurious, contemporary finishes throughout S CH ED U L E O F ACCOMO DAT I O N Floor Gross Nett (sqm) (sqm) Restaurant The Ground Floor 1, The First Floor 2,031.1 The Second Floor The Third Floor The Fourth Floor The Penthouse 2,159.6 Sub-total 329 Total 13,570.7 Nett (sqm) Office 1, , , , ,451.4 General Notes 33 Gross area measured to finished face of external wall/ facade and ignores columns where not projecting from the wall. Net area measured to finish face of external wall/ facade and ignores columns where not projecting from the wall. Net area excludes common circulation areas & cores.

3 The Reflector SUMMARY Mechanical Services Winter Dry Bulb 21 C - 23 C Winter RH Not Controlled Summer Dry Bulb 22 C - 25 C Summer Rh Not Controlled Occupancy Density 1 person / 8sqm² Fresh Air Allowance 10 llsl person Fresh Air Allowance 1 person / 8m² Air Conditioning System Four Pipe FCU Water Storage 45 Litres l person Air Tightness 3 m3/m2/hr at 50 Pa LEED Rating LEED Gold BER Rating A3 Electrical Services Workstation Allowance 8Xm² Lighting Type LED Lighting Control KNX DALI Mgmt. System Fire Alarm Fully Addressable Category L1 coverage Standby Generator Life Safety Systems for 12 hours Provision for Future Tenants Lift Services Lifts 6 no. Passenger Lifts 2 No. Fire Fighting Lifts included above Lift Star Rating 4 no. 7 star lifts 2 no. 6 star lifts Service Zones Floor Void 150mm Ceilling Void 500mm (with LED lighting) Floor to Ceiling Height 2.750m 1.0 Architectural Specification Means of escape Internal climate Lift provision Toilets 2.0 Planning Module 3.0 Structural Grid 4.0 Floor Loadings 1 person per 6sqm 1 person per 8sqm 1 person per 8sqm 1 person per 10sqm as per BCO recommendations and provisions as per BS sqm generally throughout 7.5m x 9.0m generally throughout Office floors 4.0kN per sqm (+ 1kN per sqm partitions) 7.5kN per sqm for 10% of floor area in locations Lift lobby & toilet areas 4.0kN per sqm Plant rooms 7.5kN per sqm Roof area outside 1.5kN per sqm of plant areas Car park 2.5kN per sqm 5.0 Floor Heights Reception & ground 4.000m typical ground floor to ceiling height, floor, floor to ceiling with elements of double height space Office slab to slab 3.725m Office floor to ceiling 2.750m Raised floor zone 150mm Ceiling zone 500mm 6.0 Structure 7.0 External Finishes Façade External landscaped Roof Main entrance doors Insitu concrete structure with 325mm flat floor slabs throughout, with insitu concrete columns and external walls. Double glazed high performance curtain walling system, with a structural silicone jointed curtaining walling system with polyester powder coated frame internally and feature metallic mesh solar screening, suspended between a natural stone clad framing. Glazing will include elements of high performance solar clear glass and insulated opacified panels. All glazing cills, flashing, cappings, and louvers to be polyester powder coated aluminium pressings. High quality granite paving and areas: planters with feature planting and integrated lighting to all external areas. Asphalt or similar proprietary waterproofing membrane on high density roof insulation on concrete roof structure laid to falls. A proprietary green roof sedum system will be provided for all areas of the roof which do not contain plant / equipment. Feature clear glass and frameless revolving door and double swing side doors for wheel chair access. Revolving door to be power assisted with 3 wings and be 2.9m high U Values External Wall Floor Flat Roof Glazing Spandrel Airtightness 8.0 Internal Office Finishes Columns Blinds 9.0 Reception Internal walls External walls Columns Reception desk Seating Security gates = 0.21 W/m2K = 0.21 W/m2K = 0.15 W/m2K = 1.40 W/m2K = 0.21 W/m2K (Opaque insulated panels) 3m 3 /m 2 /hr at 50 Pa Painted dry lining to all internal office walls with painted mdf skirtings. 600mm x 600mm raised access flooring medium grade as per PSAMOB. 600mm x 600mm proprietary metal ceiling tiles with Gypsum MF painted plasterboard feature bulk head detail to perimeters, and junctions with the core areas and the columns. Painted plasterboard encasement. Anodised aluminium with glazed vision to all core area circulation doorways. Painted solid doors frames and architraves to all service ducts openings. Stainless steel ironmongery throughout. Proprietary roller blind by tenant. Note the requirement to create a uniform appearance to the external facades, tenants will be requested to coordinate exact blind specification to ensure visual consistency. Selected natural stone tiling to reception walls, with bronze coloured anodized aluminium feature inserts. The reception walls will have features panels of backlit perforated anodised aluminium panels to denote key reception locations such as the reception desk and lift lobby entrances. Integrated building and directory signage incl. External wall to reception to be proprietary external glazing system as noted above. 600 x 400 honed natural stone floor tiling with contrasting stone feature pattern. High quality matwell to revolving door and entrance to reception space. Proprietary Gypsum MF plasterboard ceilings with feature strip lighting and acoustic baffle details. Reception columns to be clad in selected natural stone to match wall cladding. Selected natural stone and feature backlit perforated anodized aluminum reception desk with laminate timber back desk. Separate storage to facilitate reception concierge services. High quality reception seating to reception waiting areas. Reception design to facilitate proprietary turnstile type access control systems Escape Stairs 11.0 Toilets Doors Vanity units Sanitary fittings 12.0 Building Maintenance Façade window cleaning 13.0 Accessibility Painted plasterboard finish with painted MDF skirtings and stringer boards. Proprietary vinyl floor covering with proprietary metal nosings with contrasting colour vinyl strip inserts. Painted plasterboard finish balustrades and handrails. Painted solid doors frames and architraves to all escape stairs access doors with clear glass vision panels. Stainless steel ironmongery throughout. 600x300 ceramic wall tiling. Proprietary IPS panel system to match cubicles with selected high quality Formica laminate finish. Full height mirror to one toilet wall. 600x600 stone effect ceramic tile to compliment the nature stone flooring within the lobby areas. Proprietary Gypsum MF plasterboard ceilings with feature downlighting. Selected hardwood veneer door leaf with solid hardwood frames and architraves, to all core area circulation doorways with glazed vision panels to corridor doors. Proprietary linear wash hand basin system with Corian finish with Proprietary over sink mirror with concealed soap dispensers and hand drying. Feature back painted glass surround to vanity units. High quality ceramic sanitaryware & fittings. Proprietary full height toilet cubicle system with high quality Formica laminate finish, with matching IPS panel system. Metallic laminate feature to rear of toilet cubicles All facades can be maintained either: a) from ground level using cherry picker type access, and / or proprietary window cleaning extendable brush system, and b) abseiling mechanisms at roof level. Step free access provided to ground floor from external by way of ramp. Disabled WC and accessible toilet cubicles provided on each floor Car & Bicycle Parking, Locker & Shower Provision Car park spaces Bicycle spaces and lockers Showers floor area 1 car parking space provided per 400sqm of gross floor area, across the development. 1 bicycle spaces provided per 100sqm gross floor area. 1 shower provided per 1000sqm gross

4 The Reflector 15.0 Loading Bay 16.0 Mechanical Specification Set Down Areas bays will be located close to office main entrance Design Criteria Indoor Climate Area Winter Temp. Summer Temp RH % db C db C. Open Plan Office 21 C - 23 C 22 C - 25 C No Control Toilet Areas 19 C - 21 C Not controlled No Control General / Circulation 19 C - 21 C Not controlled No Control Fresh air requirement min 10l/s per 1person per 8m² The building will have the ability to operate 24hr. / day, 7 days per week. Internal Heat Gains The following minimum head loads have been used in designing the central cooling and ventilation systems; Occupancy 1 person per 8m2 Lights 10 W/m2 LED throughout Equipment 25 W per m2 Outside Design Conditions Dublin Winter Temperature: -5 C db (100% saturated) Summer Temperature: 26 C (dry bulb)/20 C (wet bulb) Background Noise Levels Area NR Open Plan Office 35 Toilets 45 Plantrooms / areas 50db at 30m or site boundary Air Quality Rooms with bad air (gaseous and particulate pollutants), such as toilets, shall be put in under negative pressure towards surrounding room spaces, i.e. more exhaust air than make-up air. Exhaust air discharge points shall be placed at high or roof level. Outdoor air intakes shall be installed in such positions that the air can be expected not to be polluted by discharge air, sanitary vents, exhaust from standby generator (diesel) etc. Operating Periods The building can operate on a 24-hour, 7 days a week basis. The office areas shall be assumed to operate on a 12-hour day with extended operation on a floor by floor basis achievable through the BMS. Facility for computer and individual Hub rooms to operate with 24-hour cooling utilizing their own tenant fit-out cooling plant (riser space and plant space provided for such tenant plant). Riser provision also allowed for fully operable staff canteen/kitchen on the second floor adjacent to Office Lobby Heating System A gas fired modular condensing boiler installation shall be provided to meet the heating load requirement. CHP may also be provided in this central heating energy centre should it be required to achieve the A3 BER rating the building is targeting. Gas enters the building directly into a dedicated gas meter room in the basement and runs in welded steel in the basement carpark to the basement heating energy centre plantroom. Gas can be extended to the second floor future canteen space for tenant fit out if required Cooling System A minimum of two water cooled chillers, each capable of providing 60% of design load shall be installed in the basement. The chillers shall link to a number of dry air coolers on the roof for heat rejection Air-Conditioning System The internal air-conditioning units shall generally be above ceiling concealed 4-pipe Fan Coil Units ducted to high induction diffusers. Return air grilles in the ceiling will allow for a return path. The fresh air will be introduced through a number of central air handling units located in the basement. The central AHUs will include high efficiency thermal wheels as an energy saving device. The air will be ducted in vertical risers to each floor, at each core Water Services 24 hour water storage shall be provided based on 45 l/person. Potable water shall be available to each floor for tenant fit-out kitchenette / canteen facilities Fire Fighting First aid firefighting will be provided in accordance with building regulation requirements. This will generally include smoke ventilation shafts and dry risers serving each firefighting core and shall also include first aid and fire extinguishers Sanitary The soils and waste installation shall be in upvc Sustainability Target The building is targeting LEED V4 Gold accreditation and Building energy Rating (BER) of A Electrical Specification 17.1 Design Criteria The building shall be designed on the basis of 1 workstation per 8m². A minimum total power requirement of 87w/m² is to be available for building use with a minimum of 40w/m² available on each floor for general services, desk power and lighting Incoming Power Supply As part of this development there will be a new ESB MV Substation provided. The substation will provide the new supplies for the development at Low Voltage for tenants and Medium Voltage for Landlord. The incoming power supply shall have sufficient capacity to increase the contracted load by 20%. The LV switchroom will be designed to accommodate a main distribution board suitable for multi tenancy metering, provision for power factor and surge protection equipment and have spare space of 20% for new equipment. Main power supply cables will have a spare capacity of 25%. Switchgear shall be located in areas protected from flooding or water ingress Switchgear and Distribution Boards Low voltage switchgear shall be designed and installed in accordance with IS EN Distribution Boards shall have multi-functional energy meters which will record the overall energy consumption for each distribution board. In addition to this, each service on all distribution boards shall be recorded separately, these services include lighting, general services and small power. All main distribution boards shall be Form 4B Type 2, class 1 protection against direct contact in accordance with IS EN All new sub-distribution boards are to be Form 2 Type 2, in accordance with IS EN and of metal construction. A series of local landlord distribution boards shall be provided within risers in landlord lobbies to supply landlord services throughout the building. A single distribution board shall be provided per each lettable space in separate electrical risers on each floor. 20% spare circuit breakers shall be provided on all switchgear and distribution boards Standby Power Supply A new stand-by diesel generator will be provided complete with a proprietary base oil storage tank to operate the generator to serve the life safety systems for a period of 12 hours. The generator will be complete with a remote fuel fill cabinet recessed into the building façade to allow remote filling of the fuel. A new twin wall stainless steel flue is to be routed within the main mechanical riser and vent at roof level. The generator will be alarmed on the landlord BMS system for status and common fault. In addition, riser space shall be provided to house a future tenant standby generator flue capable of meeting the complete electrical design requirements of the building Power Factor Correction Power Factor Correction equipment shall be provided by the Landlord to ensure a minimum corrected value of 0.95 exists on all phases Cable Distribution (Containment Systems) The containment system shall include for distribution of low voltage, extra low voltage and life safety systems as per ETCI rules and HSA regulations. Cabling will be routed through dedicated electrical vertical risers on cable ladder, tray, trunking or basket depending on the type of service. Internal diverse vertical routes will be provided for all ICT cabling. All containment systems shall have a spare capacity of 20% Workstations For the purposes of calculating electrical requirements workstations shall be provided based on one per 8m² General and Emergency Lighting The lighting installation in Landlord areas shall be designed according to the current EN 12464, CIBSE Lighting Guides & SLL Code for Lighting. A fully addressable digital lighting control and management system shall be installed for the building to provide a comprehensive facility to test and manage the operation of the lighting systems including daylighting dimming, occupancy detection and time scheduling. The system shall be the KNX DALI type with din rail mounted control modules/gateways installed in each tenant sub-distribution board. Each tenant and the landlord system will be wired / controlled independently per floor with the facility for each tenant to install a dedicated front end control PC. The landlord system will be provided with a front end control PC to control the landlord areas. Lights in toilet and core areas shall be energy efficient LED recessed down lighters to CIBSE recommended levels. External lighting to highlight the facade of the building in an appropriate manner shall be provided. The emergency lighting installation shall comply with IS Emergency lighting shall be provided via battery packs contained within the fittings. In the event of power failure these battery packs will power the fittings for 3 hours and will provide adequate light for safe escape. An emergency lighting central test system shall be installed Protective Installation Systems Fire Alarm System The fire alarm system shall comply with IS The system will be designed for L1 coverage. The fire alarm system will be fully addressable and capable of interfacing with other systems. Security systems The security installation will consist of external and internal CCTV. In addition, intruder alarm and access control systems will be installed. Communication Multiple Telecom Providers are available in the area. Minimum of 2 entry locations for each building shall be provided Earthing & Bonding Earthing installation shall be provided in line with ETCI requirements Lifts 18.1 Passenger Lifts All lifts to comply with current EN 81. Lift provision / installation will be in accordance with CIBSE guidelines and BCO Guide for Offices recommendations. Lift Lobby 1 = 4 no. 1,000kg 1.6m/s lifts providing a 7 star rating under the CIBSE rating scheme. Lift Lobby 2 = 2 no. 1,000kg 1.6m/s lifts providing a 6 star rating under the CIBSE rating scheme. Average Wait Time The above star ratings result in passenger lift (AWT) average waiting time significantly less than 25 seconds. This means that the buildings lift installation will meet the British Council of Offices (BCO) compliant solution. Note CIBSE Guide D recommends a minimum 5 star rating for prestige offices. One of the lifts in each of lobby will perform as a fire fighting lift Goods Lift Not provided Building Control System A complete Building Management Control System including all necessary motor control centres and front end PC shall be provided. The Building Management Control System shall allow interface with the following: Lighting Controls Fire Alarm Access Control Security Systems The Building Management Control System shall provide the following: Status of all plant Monitor and adjust temperature set points Monitor and adjust time schedules and sequence of operation of all plant Be compatible for remote connections Have at least two user licences 20.0 Plant Space & Riser Strategy Minimum Service Zones Floor Void 150mm incl. Tile Ceiling Void 500mm incl. Tile Vertical Distribution Vertical service risers will have spare capacity to accommodate specialist tenant services such as but not limited to; Kitchen / Canteen Area Computer / IT / IDF Rooms Tenants Plant Space The following tenant plant areas have been allocated; Air cooled condensers for computer rooms Locations on roof of each core and also in basement carpark. Future Kitchen Extract Fan on roof of east core should central kitchen be required for large tenant. Uninterrupted Power Supply (UPS) By Tenant (within own demise). Standby Generators By Tenant (utilising own carparking spaces) Riser provision to roof has been allowed for Testing and Commissioning All systems shall be commissioned in accordance with CIBSE and BSRIA codes, including controls and Building Management Systems. The O&M Manuals and Record Drawings should be available in Draft form at PC with the final documents submitted within 4 weeks of PC. Under the LEED Accreditation scheme we are targeting the enhanced commissioning credits. This will involve the appointment of an independent Commissioning Advisor for the project

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