The Bower: The Tower Tenant Fit Out Guide. Retail V.5

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1 The Bower: The Tower Tenant Fit Out Guide Retail V.5

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4 Table of Contents Units Introduction 01 / Critical Design Data 02 / Retail Units 03 / Retail Floor 04 / Internal Finishes 05 / Tenant WCs 06 / Public Realm & External Furniture 07 / Signage 08 / Retail Unit Elevations 09 / Security & Access 10 / Appendix: Building Services The Bower: The Tower - Tenant Fit Out Guide 4

5 Introduction This document provides a Tenant Fit Out Guide for the Tower which is part of the Bower development at Old Street. The Bower consists of the refurbishment and extension of two existing buildings referred to as The Tower and The Warehouse and the construction of a third building referred to as The Studio. The Tower consists of the refurbishment and extension of an existing fourteen storey building, with the addition of a three storey roof extension and side extensions to the north and south sides. The Tower will be accessed through a new double height reception area which will also serve The Warehouse. At the ground floor level, The Tower comprises of retail to the east and west of a cut through access which leads to the heart of the development. The upper floors are comprised of office space. The document identifies what has been designed as part of the base build, and what fit out upgrades are possible. The Bower: The Tower - Tenant Fit Out Guide 5

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7 Critical Design Data The Bower's retail units have been designed as shell and core and detailed fit out plans will be required from each tenant to be signed off by the landlord prior to an Agreement for Lease being entered into. These ground floor units will activate the street frontage, the Old Street colonnade and the new public square to the rear. There are two units, either side of a cut through which connects Old Street to the new Bower mews. The Units [GIA] The West unit [H] is 352 m² / 3789 ft² The East unit [G] is 345 m² / 3714 ft² The units shall not be subdivided. Operating Hours Any ground floor retail/ professional services/ cafe/ restaurant and drinking establishment uses (A1-A4) shall not operate except between the hours of 06:00-23:30 on any day unless otherwise agreed in writing with the Local Planning Authority. Outdoor tables and chairs associated with the A1-A4 uses shall be used between 8am- 11pm only unless otherwise approved in writing by the Local Planning Authority Shopfronts Window glass of all ground floor units shall not be painted or tinted. No furniture or fixings which may obscure visibiility above a height of 1.4m above finished floor level shall be placed within 2.0m of the inside of the window glass. Occupancy Figures: Means of Escape (Phased Evacuation) Retail Space: 2m²/person (NIA) Floor Heights (Nominal) Ground Level - Floor to ceiling (exposed soffit) height 5780 mm The Bower: The Tower - Tenant Fit Out Guide 7

8 Retail Units Key Plan Retail Unit H Retail Unit G The Bower Development - Ground Floor plan The Bower: The Tower - Tenant Fit Out Guide 8

9 Retail Units Unit Plans Retail Unit H 352 m² / 3789 ft² [GIA] Retail Unit G 345 m² / 3714 ft² [GIA] The Bower: The Tower - Tenant Fit Out Guide 9

10 Retail Floor Tenant Fit Out The two ground floor retail units have generous floor to ceiling heights set by the existing building, at just under 5.8m from finished floor to underside of the exposed soffit. This can be generally maintained if an exposed services look and feel is adopted, as demonstrated in the image below. Given the generous floor to ceiling heights within the retail units, there is the potential to install mezzanines as described on the following page. If required by the tenant, the landlord will install the mezzanines prior to occupation and the lettable floor area will be increased accordingly CGI of potential vision for ground floor retail space The Bower: The Tower - Tenant Fit Out Guide 10

11 Retail Floor Retail Floor Tenant Loadings In the case of the addition of a mezzanine floor within a retail tenancy, the following structural loading constraints have to be taken under consideration. Retail Unit H Retail Unit G 4 kn/m2 Retail load Ground Floor Retail Retail Unit H * Retail Unit G * * Mezzanine Floor Retail * Zone for mezzanine floor 2.5 kn/m2 Mezzanine floor load with fixed seating * The Bower: The Tower - Tenant Fit Out Guide Doors need to swing outwards if mezzanine floor is added, due to increased maximum occupancy relating to fire evacuation. 11

12 Internal Finishes Internal Finishes: Walls, Columns and Floor Retail Unit H 1 1 Retail Unit G Ground Floor Retail - Plan Key Unit Boundary 1 Floors Concrete slab; made good and smoothed to level 2 3 Internal Walls Combination of Block work and Plasterboard; white painted Columns Exposed concrete; cleaned and structurally repaired (may be rough in appearance) Doors External doors (Temporary lights above thresholds provided) The Bower: The Tower - Tenant Fit Out Guide 12

13 Internal Finishes Internal Finishes: Ceilings Retail Unit H Retail Unit G Ground Floor Retail - Reflected Ceiling Plan Key Unit Boundary 1 2 Soffit Exposed concrete; cleaned and structurally repaired (may be rough in appearance) Beams Exposed concrete; cleaned and structurally repaired (may be rough in appearance) The Bower: The Tower - Tenant Fit Out Guide 13

14 Tenant WCs The recommended locations for tenant WCs are highlighted below. For the avoidance of doubt the WCs are tenant fit out items and are not included at base build. *glazing will have to be obscured Retail Unit H Retail Unit G Ground Floor Retail Tenant fit out recommended WC locations The Bower: The Tower - Tenant Fit Out Guide 14

15 Public Realm & External Furniture Public Realm Seating The areas allocated for the retail units to place outdoor seating are highlighted below. Retail Unit H Retail Unit G Ground Floor Retail Outdoor seating areas Parasols Parasols are permitted for use inside the tenant seating zones. The parasols employed must follow the guidance set below: Make and Model Indigo Awnings paraol A4 2.5m x 2.5m square Canopy Fabric Airtex polyester, dark grey colour equivalent to RAL 7022 SIGNAGE Metalwork Factory powder-coated to RAL 7022 Stand Portable stand only - inlaid concrete tile balast, all metalwork must be powder-coated RAL Heating By tenant, fuel to be provided via tenant supplied freestanding gas canisters. Signage Up to 200mm high lettering, factory screen printed onto visible sides of parasol fabric. Lettering must be RAL 9010 (white), but the font is unrestricted. Text should be leftaligned on each parasol side. RAL 7022 canopy material Portable stand - Inlaid concrete balast. Factory screen printing of logos onto parasol canopy border. All metalwork must be powdercoated RAL The Bower: The Tower - Tenant Fit Out Guide 15

16 Public Realm & External Furniture External Furniture The following schedule highlights the preferred external furniture for the Bower s public realm. External furniture is to be purchased by each retail tenant. The colour is down to each operator s discretion, but will still require the formal consent of the building management. Chairs Circular Table (large) Manufacturer: Hay Name: Hee Stackable chair Dimensions: 480L x 500D x 780H mm Colours: Manufacturer: Fermob Name: Bistro Circular table Dimensions: 1170mm diameter x 740 mm height Colours: Circular Table (small) Rectangular Table (large) Manufacturer: Fermob Name: Bistro Circular table Dimensions: 600mm diameter x 740 mm height Colours: Manufacturer: Fermob Name: Bistro Foldable table Dimensions: 1940l x 940d x 740h Colours: Rectangular Table (large) Manufacturer: Fermob Name: Bistro Foldable table Dimensions: 1940l x 940d x 740h Colours: The Bower: The Tower - Tenant Fit Out Guide 16

17 Signage Signage Types Signage Type #1 - Blade (flag) Signage Signage Type #2 - Internal Signage Behind Glass Metalwork by landlord Option B OR Board by tenant to meet specification Option A Typical Dimensions 1000 x 500mm Background colour - No restriction Logo colour - No restriction Logo font & graphics - No restriction Detailed design and specification of board to be provided separately. Any power to the lighting would need to come from the tenancy and would require connection through the facade. Details to be provided by the tanant for approval by the landlord. Typical Dimensions (Unless stated otherwise on the tenant unit elevations) Option A (vertical between mullions) 3130 x 500mm OR Option B (horizontal above entry doors) 1360 x 500mm Background colour - No restriction Logo colour - White RAL 9010 Logo font & graphics - No restriction Metalwork Installed by landlord x 80 x 80mm cross-shaped profile plate steel, powder-coated RAL mm 80mm The Bower: The Tower - Tenant Fit Out Guide 17

18 Retail Unit Elevations Retail Unit H Key B Louvres Signage Type #1 Shopfront Glazing (clear) Signage Type #2 Glazing (opaque with frit) Signage Type #3 Doors A 1000 mm ~ 5700 mm 2800 mm 1000 mm 2800 mm A. South Elevation ~ 5100 mm B. East Elevation ** Building Management will carry out a quarterly external window clean (offices and both retail units), which tenants contribute towards through the service charge. Each tenant is responsible for the internal cleaning of their shopfront glazing. The Bower: The Tower - Tenant Fit Out Guide 18

19 Retail Unit Elevations Retail Unit G C D Key B Louvres Signage Type #1 Shopfront Glazing (clear) Signage Type #2 Glazing (opaque with frit) Signage Type #3 Doors A 1000 mm ~ 5700 mm 2800 mm 1000 mm 2800 mm A. South Elevation ~ 5700 mm B. East Elevation ~ 5700 mm ~ 5000 mm 1000 mm 2800 mm C. North Elevation ~ 5100 mm D. West Elevation The Bower: The Tower - Tenant Fit Out Guide 19

20 Security & Access Ground Floor - Key Routes 1 The entrances to both retail units will be via the front doors facing Old Street, to be used by both tenants and customers. 2 Retail tenants in Unit H will be able to access the lower ground bin store via the goods lift accessed off of the public realm. 3 Retail tenants in Unit G will be able to access the lower ground bin store via the dedicated retail goods lift that is situated within the tenancy. 4 Deliveries will be brought up from the lower ground loading bay office via the designated goods lift. Key Retail Unit H Refuse Route (Tenants / Cleaners) Entrance Deliveries 1 The Bower: The Tower - Tenant Fit Out Guide 20

21 Lift for deliveries and bin store Goods Lift 2 4 Retail Unit G 3 Retail Lift 1 The Bower: The Tower - Tenant Fit Out Guide 21

22 Security & Access Lower Ground Floor - Key Routes 1 2 Retail tenants will be able to access the lower ground bin store via either the goods lift accessed off of the public realm, or the dedicated retail lift within Retail Unit G. If using the public realm lift, they will then need to walk through the Warehouse basement and enter the Bin Store from the external door. If using the dedicated retail lift, they will have to walk through the lower ground floor and enter the Bin Store via the lift core. Loading Bay Office 1 Loading Bay Deliveries will arrive at and be sorted in the Loading Bay Office. From there, they will be delivered to the retail units via the public realm goods lift. Bin Store 1 Key Refuse Route (Tenants / Cleaners) Entrance Deliveries The Bower: The Tower - Tenant Fit Out Guide 22

23 2 Lift for deliveries and bin store Goods Lift Retail Lift The Bower: The Tower - Tenant Fit Out Guide 23

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25 Appendix: Building Services

26 Building Services 1. Air Supply To supply air to the units, louvres have been provided in the facades. The size of the louvres is based on a free area of 50%. Please refer to pages 18 and 19 for dimensions and locations. 2. Normal Air and Kitchen Extract Kitchen extract ducts will be installed within the riser of each unit as part of the base build, running from the tenant s demise to the roof of the building. The size of the ductwork is 800mm x 700mm. Space for ecology units has been provided at roof level. This will be required for odour control and will form part of the tenant s fit out. Adequate sound treatment of the unit and the discharge must be provided by the tenant. Access to the roof is via the main central office core staircase. Access to the riser will be from each floor level from the office space. Access will provided by the building management and the tenant must arrange for the ductwork to be cleaned as often as is reasonably necessary. Cleaning works will be required to take place outside of normal office hours. The power and controls to the ecology unit are to be mounted adjacent to the duct work riser. 3. Power 100kVA (200A) will be supplied to the unit from the UKPN network substation. 4. Gas Capped gas connections will be installed within the lower ground floor meter room suitable of connection to the unit capable of delivering 260kW per hour. The gas meters will not be installed as part of the base build and will be the tenants responsibility. 5. Water A 32mm individual water supply is being provided for from Thames Water. The Thames Water meter will be located in the pavement in Old Street with a check meter in the unit. The pressure will be minimum given by Thames Water (usually 1 bar). 6. Drainage Please refer to the plans on pages 28 and 30 for drainage arrangements in each unit. 7. Telecomms Telecoms for each unit will be supplied from the lower ground floor of The Tower as shown on the plan on page 32 and a containment route will be provided to each unit. 8. Security The landlord will provide a security system for the building perimeter and selected areas of the common parts consisting of CCTV and door monitoring equipment. The control room is located in The Warehouse building and is monitored 24hrs a day. The Bower: The Tower - Tenant Fit Out Guide 26

27 Building Services The landlords security system is capable of extension to suit the tenants requirements. 9. Life safety system A fire alarm interface in the form of a junction box will be provided as part of the base build allowing extension by the tenant to suit their layout and comply with all relevant regulations. The fire alarm at base build is a BS5839 Part compliant Type L2 installation. A fire alarm certificate for the demise will be required for Landlord and district surveyor approval. 10. Sprinklers There will be a sprinkler valve interface at the rear of each unit from which the tenant can extend the system to suit their layout. 11. Tenant Plant space The tenant can locate plant on the roof of the building as shown on the plan on page 33. As previously detailed, an ecology unit will be required and this is to be installed as part of the tenant fit out. Plant can also be installed within the unit. Retail Unit H Electrical CT chamber Retail Unit G Electrical CT chamber Retail Unit H Retail Unit G Ground Floor Retail Space The Bower: The Tower - Tenant Fit Out Guide 27

28 Unit G: Drainage Layout Drainage Layout The drainage layout is shown below including; stub stacks, water systems, access to, falls, drops and levels from all SVPs and RWPs. RWPs to external SW attenuation within void UNIT G East Retail Space East Core 100 Ø RWP at HL drops to void Stub stack drops TB Capped-off branch connection Cat 1 BCWS rise ta Cat 2 BCWS rise ta Cat 5 BCWS rises ta ASP connects into SVP at HL ASP rises to HL SVP drops FA Retail Unit G Key Cold Water & Branch Connection Stub-Stack, ASP & SVP Rain Water Pipes High level pipe work in ceiling void Exposed high level pipe work Buried underground pipe work Capped-off branches/connections The Bower: The Tower - Tenant Fit Out Guide 28

29 Unit G: Servicing Extract Risers and Services Diagram All extract risers for Retail unit G are annotated and labelled on the plan below. These are located in the East Core. The rest of the servicing belonging to Retail Unit G is also diagrammed according to the coloured key. Retail Kitchen extract duct and cleaning access door UNIT G East Retail Space Retail Unit G Key Riser Maintenance Electrical Isolator Kitchen Extract Access to risers for retail tenant staff will be via the office floors. Water Connection Waste Pipes The Bower: The Tower - Tenant Fit Out Guide 29

30 Unit H: Drainage Layout Drainage Layout The drainage layout is shown below including; access to; and falls, drops, levels from all SVPs, RWPs. Stub Stacks, and water systems. HWS drops FA Cat 2 BCWS/HWS/RCWS all rise TB&TA ASP into WVP at LL WVP drops FA & TB 100 Ø RWP at drops TB ASP Rises to HL Stub Stack Drops TB SVP Drops FA ASP connects SVP at LL Cat 2 BCWS rise FB+TA HWS F/R FA & TB Cat 2 BCWS FB & TA RCWS rises TA ASP connects SVP at LL SVP drops FA & TB HWS R drops FA&TB WVP drops FA to HL offset 100 ØSS (future use) Cat 2 BCWS HWS F / Cat 1 BCWS both rise TA & TB ASP Rises to HL Stub Sack with branch connections TBC West Core UNIT H West Retail Space RWP bypass to SW attenuation within void WVP Drops FA to HL, ASP TA connects crown SS drops FA to HL SVP Drops FA to HL AS connects SVP SS drops FA to HL SVP drops TB Cat 2 softened/blended BCWS supply TA Cat 1/5 BCWS TA WVP FA ASP FA connects into WVP LL SS drops TB 200mm RWP drops to harvesting tank Cat 2 BCWS Rises TA Motorised RWP 3 port valve to BMS Retail Unit H Key Hot/Cold Water & Branch Connections Stub-Stack, SVP & ASP 100/200mm Rain Water Pipes WVP Channel Gully with 100mm Outlet TB Trapped Gully High level pipe work in ceiling void Exposed high level pipe work Buried underground pipe work Capped-off branches/connections The Bower: The Tower - Tenant Fit Out Guide 30

31 Unit H: Servicing Extract Risers and Services Diagram All extract risers for Retail unit G are annotated and labelled on the plan below. These are located in the East Core. The rest of the servicing belonging to Retail Unit G is also diagrammed according to the coloured key. Toilet Extract Landlord LTHW F&R in floor trench Wet Riser Landing Valve Toilet Supply Toilet Supply LTHW F&R Sprinkler Pipe Toilet Extracts CHW F&R Retail extract Tea Point extract Riser Extract Riser Supply UNIT Office Extract Office Supply Office Extract H Retail Unit H Key Riser Maintenance Electrical Isolator Kitchen Extract Access to risers for retail tenant staff will be via the office floors. Water Connection Waste Pipes Louvres The Bower: The Tower - Tenant Fit Out Guide 31

32 Basement Plant Gas Meter Room & IT/Telecoms Room The plan below highlights the relevant landlord plant spaces located on the lower ground floor IT/Telecoms Room Gas Meter Room The Bower: The Tower - Tenant Fit Out Guide 32

33 Tenant Roof Plant Tenant Plant Space The diagram below highlights space allocated for tenant plant at roof level. Unit H Tenant Tenant Place Space Restricted headroom (1400mm high) Pipework route to external condensers Unit G Tenant Tenant Plant Space (4000mm high) H Unit H Tenant Ecology Unit - Allocated Position (1300mm high) G Unit G Tenant Ecology Unit - Allocated Position (1500mm high) Access hatch from 17th floor lift lobby below Line of roof plant enclosure at 2.5m high Access routes Pipework route to external condensers *Spaces have their heights indicated on the drawing. Spaces with restricted headroom have the level indicated on the diagram. Roof Plant Constraints Noise Weight Vibrations Installation Surface 10dB below background noise 1.5kN/m2 Anti-vibration mounts required Plant kit to be taken up to the 17th floor via the goods lift, and then via access hatch to the roof The tenant roof plant areas will be covered with ballasts only. Plinths for the plant to sit on will be a tenant fit out item. The Bower: The Tower - Tenant Fit Out Guide 33

34 BREEAM: Tenant Items BREEAM credits to be complied with by incoming Tenant(s): BREEAM Credit Ref Man 01 Sustainable procurement BREEAM Credit Requirements The following is to be incorporated as part of the fit-out works: There is a mechanism to: Collect the energy and water consumption data for at least 12 months after occupation, Compare this with what was expected and Analyse any discrepancies with a view of adjusting systems if they are not operating as expected/designed. Tenant Summary Requirements All base build meters are connected to the Building Management Systems (BMS). An Energy Management System (EMS) will be installed under the base build on the head end PC. This allows consumption information to be collected automatically and analysed. All data will be stored securely and made available for landlord analysis. Hea 02 Indoor air quality For any future fit-out works the following will have to be complied with: A. All decorative paints and varnishes use will have meet the requirements listed in Table below B. At least five of the eight remaining product categories listed in Table below have met the testing requirements and emission levels for Volatile Organic Compound (VOC) emissions against the relevant standards identified within this table. Where five or less products are specified within the building, all must meet the requirements in order to achieve this credit. All new fit-out materials used should comply with British and European Standards. Product European Standard Emission Levels for VOCs Required Decorative paints and varnishes BS EN 13300:2001 referred to VOC (organic solvent) content (testing req. 6), requirement for Phase 2.Fungal and algal resistant. the criteria of Decorative Paint Directive 2004/42/CE Wood Panels 1. Particleboard, EN 13986:2004 Formaldehyde E1 in accordance with EN 13986:2004 Annex B (See also Compliance notes) Verify that regulated wood preservatives are absent as defined by the standard. 2. Fibreboard including medium density fibre board (MDF) 3. Oriented strand board (OSB), 4. Cement-bonded particleboard 5. Plywood 6. Solid wood panel and acoustic board Timber Structures EN 14080:2005 Formaldehyde E1 (Testing req 1) 1. Glued laminated timber Wood flooring 1. e.g. parquet flooring EN 14342:2005 Formaldehyde E1 (Testing req 1) Verify that regulated wood preservatives are absent as defined by the standard. Resilient, textile and laminated Floor coverings 1. Vinyl/linoleum 2. Cork and rubber 3. Carpet 4. Laminated wood flooring EN 14041:2004 Formaldehyde E1(Testing req 1) Verify that regulated preservatives are absent as defined by the standard. Suspended ceiling tiles EN 13964:2004 Formaldehyde E1 (Testing req 1) No asbestos. Flooring adhesives (and if relevant adhesives EN :2007 Verify that carcinogenic or sensitising volatile substances are absent (Testing req. 2-4). for rigid wall coverings) Wall-coverings 1. Finished wallpapers 2. Wall vinyl s and plastic wall-coverings EN 233:1999 EN 234:1997 EN 259:2001 Formaldehyde (testing req. 5) and Vinyl chloride monomer (VCM) (testing req. 5) release should be low and within the EN standard for the material. Verify that the migration of heavy metals and other toxic substances are within the EN standard for the material. 3. Wallpapers for sub sequent decoration 4. Heavy duty wall-coverings 5. Textile wall-coverings EN 266:1992 Adhesives for hanging flexible wall coverings BS 3046:1981 No harmful substances and preservatives used should be of minimum toxicity. (for rigid wall coverings use flooring adhesives criteria) Testing requirement: 1. EN 717-1: EN : Volatile Organic Compounds (VOCs) 3. EN : Volatile aldehydes 4. EN : Volatile diisocyanates 5. EN 12149: BS EN ISO :2006 BREEAM credits to be complied with by incoming Tenant(s): BREEAM Credit Ref Hea 04 Water quality Ene 08 Energy efficient equipment BREEAM Credit Requirements For any future fit-out works the following will have to be complied with: A wholesome supply of accessible, clean and fresh drinking water is supplied, as follows: A. Chilled, mains-fed point-of-use water supply or point-of-use water coolers. One point of use supply is provided for every 200 people. B. Provision in each staff kitchenette, or in a suitable location on each floor level, and in a staff canteen Note: The following types of water dispensers do not comply with the BREEAM Criteria : I. Water fountains, as they are difficult to keep in a hygienic condition, do not encourage users to consume adequate fluid intake, or fill a bottle, and are typically not chilled. II. Un-chilled mains fed taps in toilet or kitchen areas. III. Bottled water from vending machines or over the counter. It has been identified that for Old Street 211 & Studio office, the significant majority of unregulated energy consumption in the building are small power and/or plug in equipment. Office equipment, Domestic scale white goods and other small powered equipment & supplementary electric heating will EITHER qualifies for an Enhanced Capital Allowance Scheme claim (i.e. is on the Energy Technology Product List, ETPL) OR has been awarded an Energy Star rating OR has been procured in accordance with the Government Buying Standards OR are identified as products with at least a green tick standard on the Buying Solutions website Tenant Summary Requirements This credit requires use of mains fed or point of use water coolers to meet the BREEAM credit requirements. Based on one compliant water cooler for every 200 building users. This requires use of equipment that is complies with current energy consumption schemes, such as Energy Star. Older equipment (circa pre-2008) may not comply. BREEAM credits that will be unaffected unless changes are made by incoming Tenant(s): BREEAM Credit Ref Man 01 Sustainable Procurement Hea 01 Visual comfort BREEAM Credit Scope The following is to be taken in account when base build items are changed: An appropriate project team member(s) is appointed to monitor and programme pre- commissioning, commissioning and, where necessary, re-commissioning on behalf of the client. All building services are included in the commissioning schedule and commissioning is to be carried out in line with current Building Regulations, BSRIA and CIBSE guidelines and/or other appropriate standard, where applicable (where a BMS is specified relevant BMS commissioning procedures should be undertaken). The following is to be taken in account when base build items are changed: A. All fluorescent and compact fluorescent lamps are fitted with high frequency ballasts. B. Internal Lighting: Zoning & occupant control: Illuminance (lux) levels in all internal relevant building areas of the building are specified in accordance with the CIBSE Code for Lighting 2009 and any other relevant industry standard. For areas where computer screens are regularly used, the lighting design complies with CIBSE Lighting Guide 7 sections 3.3, 4.6, 4.7, 4.8 and 4.9. In office areas, zones of no more than four workplaces or there is suitable zoning/control of lighting to enable a reasonable degree of occupant control over lighting in their personable work area, a lighting consultant should set out how this is to be achieved in such an instance. Workstations adjacent to windows/atria and other building areas separately zoned and controlled. C. Illuminance levels for lighting in all external areas within the construction zone are specified in accordance with BS :2013 Lighting of roads and public amenity areas Tenant Requirements Provided tenants do not change these base build installations, this credit will be unaffected. However a tenant should not object to seasonal commissioning being carried out, or collection of data as required under the base build BREEAM scheme. The Landlord will retain rights to gain physical access to floors and to collect data from tenants. Provided tenants do not change these base build installations, this credit will be unaffected. However, any supplementary tenant installations would need to comply with these requirements. The lighting specification would apply to areas of specialist lighting, which may have an impact on any feature lighting that the tenant wishes to use. Zoning (no more than four workplaces ) needs to be maintained under the Category B tenant fit-out. 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35 BREEAM: Tenant Items BREEAM credits that will be unaffected unless changes are made by incoming Tenant(s): BREEAM Credit Ref Hea 03 Thermal comfort Hea 04 Water quality Ene 01 Reduction of emissions BREEAM Credit Scope The following is to be taken in account when base build items are changed: A. Full Thermal Modelling analysis in accordance with CIBSE AM11 Building Energy and Environmental Modelling is required to demonstrate that the building design and services strategy can deliver thermal comfort levels in occupied spaces in accordance with the criteria set out in CIBSE Guide A Environmental Design. The building complies with any requirement, in terms of time out of range (TOR) metric as per CIBSE Guide A. The TOR metric (%) is reported, via the BREEAM scoring and reporting tool, based on the modelling above and includes maximum and minimum temperatures for both summer and winter settings. B. The strategy for proposed heating / cooling system (s) demonstrates that it has addressed the following: 1. Zones within the building and how the building services could efficiently and appropriately heat or cool these areas 2. The amount of occupant control required for these zones, based on discussions with the end user 3. How the proposed systems will interact with each other and how this may affect the building occupants thermal comfort. 4. The need or otherwise for an accessible building user actuated manual override for any automatic systems. The following is to be taken in account when base build items are changed: 1. All water systems in the building are designed in compliance with the measures outlined in the Health and Safety Executive s Legionnaires' disease - The control of legionella bacteria in water systems. Approved Code of Practice and Guidance, 2000 and, where relevant, other Industry/sector best practice guidance. 2. In case humidification is installed as part of the fit-out works, only failsafe humidification system should be installed. The following is to be taken in account when base build items are changed: Plant Items Limiting Efficiencies LTHW Heating LTHW boilers with a seasonal efficiency to be 92% and system distribution efficiency 95%. Chilled Water Cooling Air Cooled water Chillers with a SEER of 6 and system distribution efficiency 95%. Central Air Handling Units (AHUs) Specific Fan Power (SFP) 1.9 W/l/sec & Heat Recovery of 80 % Zonal supply system where the fan is remote from the zone Specific Fan Power (SFP) 0.60 W/l/sec (Ceiling void or Roof mounted unit) (For units with Heat Recovery 75 % ) Local Extract Fans Specific Fan Power (SFP) 0.40 W/l/sec Tenant Requirements The base build thermal model would be used. Incoming tenants would not need to run a new thermal model for their fitout, provided the base build inputs are not altered. Tenants have additional capacities available under the base build design. Provided tenants do not change these base build installations, this credit will be unaffected. Any additional equipment installed, such as humidification plant, would be subject to Landlord approval. Provided tenants do not change these base build installations, this credit will be unaffected. Tenants installing new fan coil units and lighting installations would need to meet the energy efficient measures in the Building Regulations, which are the same as listed in the BREEAM criteria. Fan Coil Units Pumps Specific Fan Power (SFP) 0.20 W/l/sec Variable speed with multiple pressure sensors within the system Areas Shell & Core - Open Plan Office Areas Shell & Core Meeting Rooms Shell & Core Cellular Office Areas Toilet Areas Circulation Areas Storage Areas Limiting Lighting Efficacies & Controls 1.55 W/m²/100 Lux (Day light Dimming with Automatic On/off) 1.55 W/m²/100 Lux (Day light Dimming with Automatic On/off) 1.55 W/m²/100 Lux (Day light Dimming with Automatic On/off) 2.5 W/m²/100 Lux (Automatic On/Off) 2.5 W/m²/100 Lux (Automatic On/off) 2.5 W/m²/100 Lux (Automatic On/Off) Ene 02 Energy monitoring The following is to be taken in account when base build items are changed: - The following major energy consuming systems are monitored using either a Building Energy Management System (BEMS) or separate accessible energy sub-meters with a pulsed output to enable future connection to a BEMS: for Space Heating; Domestic Hot Water; Humidification; Cooling; Fans (major); Lighting; Small Power (lighting and small power can be on the same sub-meter where supplies are taken at each floor/department) and any other major energy-consuming items where appropriate. 1. The end energy consuming use is identifiable to the building user through labelling or data outputs. 2. An accessible BEMS or accessible sub-meters are provided covering the energy supply to all tenanted, or in the case of single occupancy buildings, relevant function areas or departments within the building/unit. Provided tenants do not change these base build installations, this credit will be unaffected. If tenants require special installations (such as a large kitchen) that require additional services to be installed (such as water or power), then the tenant would need to install sufficient additional meters and connect these to the BMS. The EMS would need to be updated to include these additional tenant meters. BREEAM credits that will be unaffected unless changes are made by incoming Tenant(s): BREEAM Credit Ref Ene 03 External lighting BREEAM Credit Scope The following is to be taken in account when base build items are changed: 1. All external fittings meet the lighting requirements as given in the Table below 2. External light fittings are controlled through a time switch, or daylight sensor, to prevent operation during daylight hours (Daylight sensor override on a manually switched lighting circuit is acceptable). Light fittings measured in lamp lumens/circuit Watt, when: LED luminaires where the lamp is integral to the fitting measured in luminaire lumens/circuit External lighting location Watt, when: Colour rendering index Colour rendering index Colour rendering index Colour rendering index (Ra) 60 (Ra) < 60 (Ra) 60 (Ra) < 60 Building, access ways, pathways Car parking, associated roads, flood lighting Lamp wattage 25W Lamp wattage < 25W Lamp wattage 25W Lamp wattage < 25W Signs, up lighting Tenant Requirements Provided tenants do not change these base build installations, this credit will be unaffected. Landlord areas (such as the car park, building access, pathways) will generally not be affected unless changed by tenants or sign(s) are installed. Ene 06 Energy efficient transportation systems Wat 01 Water Consumption & Wat 03 Water Leak detection & prevention Wat 02 Water Monitoring An analysis of the transportation demand and usage patterns for the building has been carried out by the design team to determine the optimum number and size of lifts and energy efficient features have been incorporated. When base build items are changed new analysis of the transportation demand and usage as per BREEAM requirements for Ene 6 credit will need to be carried out. The following is to be taken in account when base build items are changed: The base building sanitary specification will be assessed to meet the existing level of portable water, any new sanitary appliance installed as part of the fit out works needs to be limited to or better than listed below: WC including DOC M - 4.5/3 litres double flush and flow control device to be installed to each WC area Wash hand basin taps - 5 litres/min Showers - 9 litres/min Urinal (s) effective flush volume (litres) Kitchen tap (Kitchenette) - 8 litres/min Domestic sized dishwashers - 8 litres/cycle The following is to be taken in account when base build items are changed: Any new water connection from the water mains supply or from the base built central supply made which would result in water consumption of 10 % or more of the buildings total water demand (as part of fit-out) is to be metered. Any new water meters (main or sub) installed are to be of the pulsed variety and shall be connected to the BMS. Provided under base build. Provided tenants do not change these base build installations, this credit will be unaffected. Items provided under base build will not be affected unless these are changed by tenants. Any tenant installations would need to comply with these figures. Otherwise provided tenants do not change these base build installations, this credit will be unaffected. Any tenant installations would need to be connected to and monitored on the BMS and EMS. Provided tenants do not change these base build installations, this credit will be unaffected. Mat 01 Life cycle impacts Any new floor finishes/coverings which are installed as part of the fit out works will require minimum BRE Green Guide to specification rating of A ( Products with certified Environmental Profiles can also be used but will have to be on a like for like basis with the above stated Green Guide rating. Base build information can be used for this credit, as the finishes relate to the landlord areas. Tenants may need to comply with requirements for their finishes, if they wish to have their own BREEAM fit out assessment. Mat 04 Insulation The following is to be taken in account when base build items are changed: 80 % of volume of any insulation installed as part of the fit-out works will require to be responsibly sourced and will require a BRE Global BES6001 product certification and a minimum BRE Green Guide to specification rating of A. Provided under base build. Credit unaffected if not changed by tenants. The Bower: The Tower - Tenant Fit Out Guide 35

36 BREEAM: Tenant Items BREEAM credits that will be unaffected unless changes are made by incoming Tenant(s): BREEAM Credit Ref BREEAM Credit Scope Tenant Requirements Mat 05 Design for robustness The fit out design incorporates suitable durability and protection measures or design features/solutions to prevent damage to the vulnerable parts of the building such as: 1. Corridor walls specified to Severe Duty (SD) as per BS Protection rails to walls of corridors 3. Kick plates/impact protection (from trolleys etc) on doors 4. Hard-wearing and easily washable floor finishes in heavily used circulation areas (i.e. main entrance, corridors, public areas etc) 5. Designing out the risk without the need for additional materials specification to protect vulnerable areas. 6. Protection against any internal vehicular/trolley movement within 1m of the internal building fabric in storage, delivery, corridor and kitchen areas. Base build information can be used for this credit, as measures to protect the robustness of the building will be installed in landlord areas. Provided tenants do not change these base build installations, this credit will be unaffected. If tenants take storage space in the building, their fit out may require installation of protective measures, as outlined in the BREEAM list. Pol 02 NOx emissions The following is to be taken in account when base build items are changed: Any plant installed to meet the building s delivered heating demand as part of the fit out works, under normal operating conditions a dry NOx emission level (measured at 0% excess O₂) limited to 40 mg/kwh. Provided under base build. Credit unaffected if not changed by tenants. Pol 04 Reduction of night time light pollution The following applies to any external lighting which is installed as part of the fit-out works : 1. The external lighting strategy will need to be been designed in compliance with Table 2 (and its accompanying notes) of the (Institution of lighting Professionals) ILP Guidance notes for the reduction of obtrusive light, Provision for all external lighting (except for safety and security lighting) can be automatically switched off between 23:00 hr and 07:00 hr. This can be achieved by providing a timer for all external lighting set to the appropriate hours. 3. If safety or security lighting is provided and will be used between 23:00 hr and 07:00 hr, this part of the lighting system complies with the lower levels of lighting recommended during these hours in Table 2 of the ILP s Guidance notes, for example by using an automatic switch to reduce the lighting levels at 23:00 hr or earlier. 4. Illuminated advertisements, where specified, must be designed in compliance with ILE Technical Report 5 The Brightness of Illuminated Advertisements Base build information can be used for this credit, as these installations will generally be within landlord areas. Provided tenants do not change these base build installations, this credit will be unaffected. Pol 05 Noise attenuation The following is to be taken in account when base build items are changed: There are noise sensitive areas within 800m radius of the assessed development and a noise impact assessment in compliance with BS7445 has been carried out by Sandy Brown Consultants first in 2007 and later in Their findings were compiled in a report issued 25 June The base built design satisfies the BREEAM 2011 NC Pol 05 requirements and any new plant installed as part of the fit out works will require: a) The noise level from the building following install of additional plant as part of fit out work, as measured in the locality of the nearest or most exposed noise-sensitive development, is a difference no greater than +5dB during the day (07:00 hr to 23:00 hr) and +3dB at night (23:00 hr to 07:00 hr) compared to the background noise level. b) Where the noise source(s) from the proposed site/building is greater than the levels described above, measures have been installed to attenuate the noise at its source to a level where it will comply with above criterion. Provided tenants do not change these base build installations, this credit will be unaffected. All tenant plant installations would need to comply with this criteria. The Bower: The Tower - Tenant Fit Out Guide 36

37 BREEAM: Tenant Items The Bower: The Tower - Tenant Fit Out Guide 37

38 The Bower: The Tower - Tenant Fit Out Guide 38

39 This report has been prepared for Helical by Allford Hall Monaghan Morris Limited solely in relation to the project, which is the subject of the report and should not be used by any third party (other than by approved tenants) without our written consent. The report is based on background information current at the time of issue and on information and guidance supplied by others (including without limitation Sweco and Waterman Structures Limited). The areas and dimensions in this report are approximate only and relate to the likely predominant heights of the spaces at the stated point of design. The report is likely to be affected by many issues that are not addressed within it (including without limitation, technical constraints, boundaries, construction tolerances, workmanship, planning and statutory obligations, tenant changes to base build, software automation on stated dimensions and areas, and design by others). Given the above, the report should therefore be viewed alongside other third party information/studies/appraisals and due allowance should be given for any increases and decreases inherent in the design development and construction process before making any decisions on the basis of the report and the predictions contained in it, whether as to project viability, pre-letting, lease agreements or otherwise. The Bower: The Tower - Tenant Fit Out Guide All copyright in this report shall remain vested in AHMM and AHMM accept no liability for any costs, losses, claims, proceedings, damages and expenses arising from use of this report by any third party whatsoever, or by you for any means other than as outlined above.

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