The Porter Building Contract Specification FINAL - 08 12 15 Porter Building...Building Regulations 2010 (Amended 2013) and BCO ‘Guide to Specification’ 2014 Requirements for the

Contract Specification for The Porter Building

Contract Specification for The Porter Building,

1 Brunel Way, Slough, Berkshire, SL1 1XL

23 November 2015


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CONTENTS PAGE NO

1. GENERAL 4

1.1 THE WORKS 4

1.2 STATUTORY APPROVALS 5

1.3 DESIGN CRITERIA 6

1.4 EMPLOYERS ACCOMMODATION 6

1.5 BREEAM 6

1.6 ENERGY PERFORMANCE CERTIFICATE (EPC) 7

1.7 SECURED BY DESIGN 7

1.8 ACCESSIBILITY 7

1.9 MEANS OF ESCAPE 7

1.10 BUILDING MATERIALS 7

1.11 UNACCEPTABLE MATERIALS 9

1.12 DESIGN LIFE SCHEDULE 10

1.13 ACOUSTICS 11

2. SITE PREPARATION 12

3. SITE EXCAVATION WORKS 13

4. SUBSTRUCTURE 15

5. STRUCTURAL STEEL FRAME 16

6. GROUND FLOOR SLAB 18

7. UPPER AND PLANT ROOM FLOORS 18

8. ROOF 20

9. STAIRCASES AND HANDRAILS 21

10. EXTERNAL WALLS SECTION 22

11. CURTAIN WALLING, WINDOWS AND CLADDING 28

12. ATRIUM ROOFLIGHTS 35

13. DOORS 36

14. INTERNAL PARTITIONS 38


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15. INTERNAL FINISHES AND FITTINGS 39

16. FIRE ENGINEERING 44

17. ACOUSTICS 46

18. BUILDING SERVICES 47

19. PUBLIC HEALTH SERVICES 51

20. CONTROLS 54

21. ELECTRICAL SERVICES 54

22. LIFT INSTALLATION 59

23. CAR PARKING AND ASSOCIATED ACCESS ROADS 61

24. LANDSCAPING AND SITE WORKS 63

25. INFRASTRUCTURE WORKS 64

26. OPERATION & MAINTENANCE MANUALS 65

27. SPARES 65

28. PROVISIONAL SUMS 65


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DEFINITIONS

The following definitions apply:

Personnel

Employer BW Slough Ltd

Employer’s Agent Rider Levett Bucknall UK Ltd

Contractor Bowmer & Kirkland Ltd

Structural Engineer Cundall Johnston & Partners LLP

M&E Engineer Ramboll UK Ltd

Architect TP Bennett LLP

Interior Architect TP Bennett LLP

Landscape Architect TP Bennett LLP (Turkington Martin)

Lighting Consultant TP Bennett LLP

Planning Consultant TP Bennett LLP

Principle Designer (CDM2014) Rider Levett Bucknall UK Ltd __________________________________________________________________________________

1.0 GENERAL

This document is to be read in conjunction with the contract drawings / approved planning documents.

1.1 The Works

The works comprise the following development:

The Porter Building at 1 Brunel Way, Slough, Berkshire, SL1 1XL is to be a high quality office building.

The scope of the works includes construction of a new Class B1a office building to CAT A with ancillary Class A1, A3, A4 & D2 accommodation to shell, car parking and hard and soft landscaping, provision of refuse area and all ancillary works. The Building is to provide 109,068 sq ft (net internal) of office space, inclusive of a 1000 sq ft business Lounge and 4,244 sq ft of A1, A3, A4 & D2 shell space. A minimum of 100 car parking spaces total of which a maximum of 8 are managed and 100 cycle parking spaces will be provided on the ground floor and on a car park mezzanine.

The roof will feature an open Terrace enclosed by glass balustrades plus Plant rooms and M&E functions.

Floor to ceiling heights are 2.9m in office areas, minimum 2.7m in office core circulation areas and minimum 2.4m in office core toilet areas. The office space floor to floor height is nominally 4.125m. Bulkheads to afford building services installation requirements around the office core will provide no less than 2.45m floor to ceiling height-(restricted to areas of structural beams adjacent to risers and the office floor atrium glazing to the perimeter floor plate edge may be reduced to 2.775m to accommodate ventilation requirements.

Ground floor spaces: Store, LV Switch Room, Cleaners room, Disabled WC/Shower, WC’s and Male/Female Lockers/Showers inclusive will be no less than 2.4m floor to ceiling height.

Mez/car park/bin store/ancillary spaces: will be no less than 2.1m floor to clear head height.

The structural grid is simple with the grid typically 9m x 9m.

All mains services, water, gas, electricity, surface water and foul drainage will be provided. Ducts will be provided for the installation of communication services by BT and one other cable operator.

The A3 unit will be supplied with a 35mm cold water main for future connection by the tenants.


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A kitchen extract duct route only shall be provided to the A3 unit, for future installation and connection by the tenants.

Incoming gas duct serving the A3 unit is to be provided by the Main Contractor to the site boundary.

Each floor plate of the office building will be capable of subdivision to form at least four separate tenancy zones to allow the building be let to multiple occupants.

The works will include roads, infrastructure including pavings, landscaping and lighting within the proposed site and to identified common areas.

The Base-build will include for:

§ Cores, stairs, lift lobbies and toilets, fully finished.

§ Lifts

§ Office floors to CAT A standard.

§ Ground Floor Business Lounge to CAT A standard (including 1no. disabled WC)

§ Atrium (enclosed, ventilated to suit building performance requirements and fully glazed). Note the atrium should be capable of being fully open onto the floor plate if required by a single occupier under Cat B fit out (i.e. glass partitions omitted) with the buildings fire strategy designed to allow for future flexibility (i.e. single compartment environment with suitable smoke extract / fire shutter provision provided).

§ Suitably sized and specified primary and landlord’s M&E services, including heating, cooling, water, power and ventilation to landlord’s areas

§ LV switchgear and water to cater for full building load

§ Ductwork, electrical and riser provision for distribution to floors

§ Fire alarm and security to landlord’s areas, including infrastructure for office zones, CCTV and access control to main building and car park entrances

§ BMS system, including flexibility to manage full occupation and external monitoring

§ A fully finished reception area, a reception desk and a feature ceiling

§ M&E on floor distribution to all office areas, comfort cooling, heat, lighting, small power excluding under-floor power, ventilation, fire detection and alarm and BMS communication

§ Suspended ceilings and luminaires

§ Raised access floors minimum 350 mm clear void

§ Carpet

§ Internal decoration and skirting

§ Floor boxes [free issue only at an allowance of 1 per 8m2]

§ Capped services (including drainage) for future tenant tea points to be provided to both north & south cores

§ Facility for the future installation of blinds

Note: The environmental performance of the building envelope and integrated M&E installation will not depend on blinds

1.2 Statutory Approvals

The works as constructed will comply with 2010 (as amended 2013) Building Regulations, applicable EC Regulations and Directives, HSE rules, all relevant current British Standards and Codes of Practice, and all relevant necessary approvals, manufacturer’s literature, agreement


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certificates, recommendations of appropriate trade bodies, together with the current recommendations of the Fire Officer and the Public Health Officer and take cognisance of the Equality Act 2010 insofar as it affects the design and use of the building.

The works will be designed and specified in accordance with the reasonable requirements of all relevant Statutory Local Authority and Fire Officers’ requirements.

The gas, electrical and drainage services will be designed and installed in accordance with the relevant British Standards and Codes of Practice, the requirements of the Statutory Authorities, CIBSE Guide to Current Practice and the IEE Regulations.

1.3 Design Criteria

The following design occupancies based on Net Internal Area shall be taken into account in the design:

For means of escape provision 8 m² per person For sanitary provision 8 m² per person

(In accordance with BS 6465-1:2006+A1:2009 the calculation of the sanitary provision is based on occupancy of one person per 8m², based on a male:female split of 60%:60% .

For air conditioning provision 8 m² per person For lift provision 8 m² per person

(The design of the lift system is based on a population density of 1 person / 10m2 (net internal area, NIA); this reflects a workplace density of 1 person per 8m2 with a utilisation of just over 80% (BCO criteria)).

An ecological report of the site, if not previously undertaken, shall be commissioned by the contractor to ascertain all environmental considerations that impact the site.

It is the Contractor's responsibility that the finished building is suitable in accordance with Building Regulations 2010 (Amended 2013) and BCO ‘Guide to Specification’ 2014 Requirements for the purpose of occupation and use as offices and amenity use respectively.

1.4 Employer’s Accommodation

Employer’s accommodation on site shall include the provision of an office with one desk, two chairs, power outlets and phone line.

Employer’s Representative’s telephone installation and call charges shall be covered within the contract. The Employer’s compound shall also contain separate male and female toilet facilities, and all units shall be regularly cleaned and maintained.

The Contractor shall provide as a minimum, six sets of protective boots, helmets, high visibility vests and - in winter – six high visibility quilted jackets to be retained in the Employer’s cabin for the exclusive use of the Employer and Employer’s Representative. Additional sets of boots, helmets and jackets will be made available by the Contractor on a temporary basis for visitors.

1.5 BREEAM

The office building shall achieve a Very Good BREEAM rating in accordance with BREEAM 2014 for offices.

The Contractor is responsible for the cost of an independent assessment.

The Contractor is responsible for achieving the Very Good BREEAM (NC) 2014 rating at post-construction stage and all mandatory credits required to achieve this rating and is not responsible for the validation and achievement of any other identified potential credits to be achieved by others than those of the contractor and novated consultants

The Contractor shall take due account, in his construction management, of procedures within BREEAM 2014 to maximise the number of BREEAM credits available including, for example, the on-site separation, storage and collection of building waste for recycling, the monitoring of deliveries and supplier journeys, and membership of Considerate Contractor schemes.


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Additionally subcontractors shall provide details of their policies on the use of sustainable materials in their products.

1.6 Energy Performance Certificate (EPC)

The completed building will have an Energy Performance Certificate with a ‘B’ rating.

1.7 Secured By Design

Secured by design has not been allowed for and entry for this award will be at the Developer’s discretion.

1.8 Accessibility

The building will comply with Building Regulations 2010 (Amended 2013) requirements in respect of access, means of escape, lifts and sanitary provision and take cognisance of the Equality Act 2010 insofar as it affects the design and use of the buildings. Showers and disabled toilets/showers shall be provided in accordance with relevant legislation and Building Regulations 2010 (Amended 2013). Disabled refuge points will be provided in accordance with Building Regulations 2010 (Amended 2013).

1.9 Fire Strategy

a) Fire Strategy including means of escape will comply with the Building Regulations 2014 (Amended 2013) to the satisfaction of the Building Control Body, Local Authority Fire Officer requirements and/or to BS 9999:2008.

b) Where the building is let on the basis of multi occupancy, escape routes and common stairs would remain in the landlord's demise.

c) Fire fighting staircases and lobbies will have automatic roof vents and smoke extract as required.

1.10 Building Materials

a) All insulation particularly wall, roof, floor, pipework and ductwork insulation must be CFC and HCFC free, both in content and manufacture and with an ozone depletion of zero, with the specific exception of LPC composite panels provided such HCFCs are fully encapsulated during manufacture. In accordance with the A+ BRE Green Guide Rating.

b) Timber to be preservative treated will be selected in accordance with BS 8417:2011+A1:2014 and BS EN 1995-1-1:2004+A1:2014. All timber will be preservative treated off site by a suitably qualified company. Preservative treatment on site will be confined to cut ends only.

c) Only particle board which conforms to all relevant British and European Standards may be used in the building to be selected in accordance with PD CEN/TS 16368:2014 and BS EN 312:2010.

d) Only medium density fibreboard which conforms to all relevant British and European Standards may be used in the building to be selected in accordance with BS EN 622-3:2004.

e) All timber will be either softwood or a temperate hardwood both of which will be from managed and sustainable sources, all hardwood material shall be Forestry Stewardship Council (FSC) certified or achieve PEFC certification. All plywood will be with a softwood content. To be selected in accordance with BES 6001 as part the BREEAM requirements.

All materials are to be selected in accordance with “Good Practice in the Selection of Construction Materials, BCO, 2011”.

Where and to the extent that materials, goods and workmanship are stated to be subject to the consent or approval of the Employer they shall comply with all other requirements of the Contract and shall either have the written consent of the Employer or match, with the consent of the Employer, a sample expressly accepted by him as a standard for that purpose.


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Where and to the extent, that any materials and workmanship necessary for completion of the Works contribute to the finished internal or external appearance of the Works the quality of materials and standards of workmanship whether specifically so described or not are to be subject to the consent of the Employer. In all such cases and also where the quality of materials or standards of workmanship are required by the General Building Specification to be subject to the consent of the Employer the same shall be to the reasonable satisfaction of the Employer.

The Contractor shall provide a project specific Quality Plan which shall identify his management procedures to be used to establish and maintain quality of design and workmanship, his method of monitoring the procedures, how he intends to discharge his quality obligations to the Employer, and how he will report on the process throughout the project.

An agreed schedule of material samples shall be provided before commencement of the main works.

Early day samples to confirm workmanship standards, whether by element, mock-up panel or area shall be used to establish the quality benchmark for the function, co-ordination, appearance and suitability of all components and subsequent similar works. Both materials and samples of work must be presented to the Employer for his recorded approval before they are generally incorporated in the works, or such elements are further progressed.

The Contractor shall give the Employer’s Representative the relevant information and at least three weeks’ notice of the need to confirm approval of those items in this document which are subject to the Employer’s selection or approval as to colour, type, design, specification or location. Employer to have 3 weeks review period with the understanding that agreed critical items will need a much quicker review response period.

The agreed samples shall be retained on site in a good and clean condition for comparison with products and materials used in the Works.

Agreed quality mock-ups shall be retained on site for comparison purposes and protected as necessary. Those not forming part of the finished works shall be removed on completion of the works.

No inspection, action or statement is to be taken as consent by the Employer unless confirmed by the Employer or his representative in writing referring to the date and circumstances of inspection and the extent and purpose of the approval.

The Contractor shall permit, advise, arrange and attend upon the off-site inspection of the manufacture, fabrication, testing and completion of all key building components and obtain such facility from Subcontractors and suppliers. The Contractor shall generally give a minimum of seven days’ notice to the Employer of his intention to carry out off site testing or commissioning of any part of the works.

The contractor has made no allowance for any travel or accommodation costs in regard to off-site inspections.

When requested the Contractor shall provide for the opening up for inspection and the carrying out of such tests as are stated elsewhere in this General Building Specification and also such as are, in the opinion of the Employer, reasonably necessary to demonstrate that materials and workmanship are in accordance with this General Building Specification, or the requirements of Building Regulations, codes of practice, manufacturers recommendations, or The Building Contract.

The Contractor shall provide all necessary information, test data, reports and certificates carry out tests (in laboratories acceptable to the Employer where applicable) and arrange demonstrations, as necessary to satisfy the Employer with regard to any material component or equipment which is proposed for incorporation in the Works.

Notice prior to cover is to be given in reasonable time (and in no case less than 48 hours) by the Contractor to the Employer and to any relevant Subcontractor whenever any works or materials are intended to be covered by earth, lagging, structural duct covers, walls, floors, ceilings or otherwise built in.


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1.11 Unacceptable Materials

The following materials will not be used in the construction of the works:

a) High alumina cement concrete.

b) Crocidolite, vermiculite, any other asbestos, or products containing asbestos as defined in the control of Asbestos Regulations 2012 or any statutory modifications or re-enactment thereof.

c) Woodwool slabs used for permanent shuttering, formwork or in structural elements.

d) Polyisocyanurate or polyurethane foam unless manufactured without the use of CFCs/HCFCs. Foam insulation manufactured using CFCs/HCFCs, other than in LPC composite panels (see 1.4(a) above).

e) Concrete made with aggregates producing an alkali-silica reaction.

f) Urea formaldehyde foam, or materials that may release formaldehyde in quantities in excess of the limit set by the Health & Safety Executive.

g) Calcium silicate bricks, blocks or tiles.

h) Polytetrafluorethylene (PTFE) used as a coating on glass.

i) Wood, including plywood, taken from any non-sustainable source (including tropical rainforests).

j) Materials which are comprised of mineral fibres whether man made or naturally occurring which have a diameter of 3 microns or less, and/or a length of 200 microns or less or which contain any fibres not sealed or otherwise stabilised to ensure that fibre migration is prevented. For clarification interpretation of this clause will not preclude the use of Rockwool insulation products.

k) All paints and primers are to be free from added lead and no calcium plumbate or red lead primers will be used.

l) Lead or any materials containing lead which may be ingested inhaled or absorbed except where copper alloy fittings containing lead are specifically required in drinking water pipework by any relevant statutory requirements or lead in linseed oil putty and fittings for copper pipe in plumbing systems.

m) Aggregate for use in reinforced concrete which do not comply with British Standard Specification 882: 1992; unless otherwise agreed by the Employer/Aggregates for use in concrete which do not comply with the provisions of British Standard Specification 8110: 1985.

n) Calcium chloride in admixtures for use in all concrete products.

o) Bricks or blocks with more than 0.5% soluble sulphate content and colliery waste as a fill material

p) Bitumen coated polythene as a damp-proof course.

q) Any product which contains Montreal-listed CFC gases or uses them in manufacturing.

r) Vermiculite plaster.

s) Iberian roof slates.

t) Calcium Plumbate, Red Lead or any paint or primer containing added lead.

u) Cadmium products.

v) Polychlorinated Biphenyls. (PCB`s)

w) Mercury containing compact fluorescent lamps. (CFL`s)

x) Volatile organic compounds (VOC`s), found in paint and protective coatings. Water based paints (emulsion, eggshell or gloss) have a low rating with acceptable tolerances up to 7.99%.


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Other substances generally known to be deleterious at the time of use including but without limitation substances referred to as being hazardous to health and safety in “ Investigating Hazardous and Deleterious Materials” edited by T Rushton, RICS Books, 2006 according to the then current edition.

Any substance not in accordance with British Standards/or Codes of Practice and all applicable legislation current at the date of tender issue.

1.12 Design Life Schedule

The design working life of the building, as defined in BS EN 1990:2002+A1:2005 “Basis of Structural Design” will be fifty years in accordance with working life category 4 in table 2.1. The required design life for individual components, assemblies and installations will be in accordance with the periods below. These periods are based on an atmospheric corrosivity class of C3 (urban and industrial) externally and C1 (heated building with clean atmosphere) internally. The Contractor shall specify the required life to first maintenance required to achieve the design working life for each component.

Specifications for work designed by trade contractors shall include these design life requirements.

Building Items

50 years

§ Brick/block walling § Accessories/sundry items for brick/block/stone walling § Precast concrete panel cladding/features § Stairs/walkways § Concrete sub-structure / foundations § Structural steel framing § New Concrete Floors

25 years

§ Roof coverings § Curtain walling (excluding gaskets) § Brick slips § Anodising § Polyester powder coatings § Structural glass assemblies § Metal profiled/flat sheeting cladding § Sand cement/concrete/granolithic screeds/flooring § Permanent access and safety securing point

15-20 years

§ Plasterboard dry lining § Suspended ceilings § Raised access floors § Windows/roof lights/screens/louvers § Doors/shutters/hatches § Stone/concrete/quarry/ceramic tiling (or mosaic) § Sanitary appliances/fittings § Sundry insulation/proofing work/fire stopping § Unframed isolated trims/skirtings/sundry items § Luminaires § Ironmongery

12 years

§ Sealed double-glazed units § Curtain walling gaskets


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10 years

§ Carpet tiling/sheet rubber flooring § Signs/notices § Purpose made joinery § Purpose made metalwork § Lift car finishes

Plant items

25 years

§ Tanks/Calorifiers

20 years

§ Pumps Flues § HV/LV switchgear Transformers § Fire alarm system § Motor control centres § Chillers § Boilers § Air handling units/fans

5 years

§ Self-contained emergency lighting batteries

Lift items

25 years

§ Gearbox case § Worm, worm-wheel and bearings Controllers § Guides Governor Buffer § Car lining

15/20 years

§ Door motors § 5/10 years Guide shoes

5 years

§ Ropes

Note: All the above design lives are set subject to an agreed planned maintenance programme being implemented where applicable, or regular effective maintenance. The Contractor shall set out in detail all applicable maintenance requirements in the project’s Health & Safety File and Operating & Maintenance Manuals.

The Health & Safety File is to provide information on the methods for safely and economically replacing all components and assemblies with a design life less than that of the building or less than that of the installation of which they are an element.

1.13 Acoustics

The Contractor must comply with the recommendations set out in the acoustic survey pertaining to the site, especially in relation to sound insulation against external noise. The Contractor must also provide the Employer’s Representative with a copy of the acoustic survey.

(Note: The contractor has made no allowance for any requirement to reduce reverberation times within the atrium).


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2.0 SITE PREPARATION

2.1 General

2.1.1 Boundaries of the site (or as otherwise agreed with the Employer) and Employer compound (if provided - refer to section 1.4) within the site are to be enclosed in continuous solid hoarding and decorated in accordance with the Employer’s corporate colours as provided by Demolition Contractor. Only signage agreed by the Employer / Planners shall be displayed, and the Contractor shall not erect any signage (other than that required for health and safety purposes) without the express permission of the Employer. The contractor is to maintain the hoarding for the duration of the site works and dispose of at completion.

2.1.2 The site including all foundations, tanks and services will be cleared and provided with a protective capping layer as detailed in 2.1.5 prior to handover to the Contractor with the exception of the existing retaining walls on the Southern and Western boundaries and the existing HV substation which is to be retained.

2.1.3 Existing or redundant services across the site shall be identified, diverted or terminated at the site boundary by the Contractor and details included in the pre-construction information.

2.1.4 Prior to taking possession of the site All roots and organic material will be grubbed up and the resultant voids backfilled with suitable excavated material.

2.1.5 FINISHING OF THE SITE: The demolition contractor will cap off the site with a 150mm layer of compacted 6F2 material throughout before handover to the main contractor. The agreed formation level for the site at the top of the 6F2 material when the demolition contractor is finished is level at +29.075mAOD (based on a top of foundation level of +28.925mAOD).

2.1.6 DISCONNECTION OF DRAINS: Existing connections to the public sewer will be disconnected by the demolition contractor and suitably sealed in order to prevent debris from entering the public sewer during demolition and construction. The location of such connections will be marked at finished ground level before the demolition contractor leaves site.

2.1.7 FOUL AND SURFACE WATER DRAINS: The existing drainage will be located, disconnected, grubbed out and removed within the building footprint area by the demolition contractor. Voids left by the removal of drains will be filled with 6F2 capping material laid and compacted in 300mm layers in accordance with the Specification for Highway Works by the demolition contractor.

2.1.8 REMOVAL OF FOUNDATIONS: All existing pad foundations will be removed from the ground by the demolition contractor, with the exception of those situated underneath the retaining wall which is to be retained. Where the pad foundations have been removed, these will be filled with 6F2 capping material laid and compacted in 300mm layers in accordance with the Specification for Highway Works by the demolition contractor.

2.2 Ground Conditions

A site investigation will be undertaken by Dunelm, with the benefit assigned to Bowmer and Kirkland to determine the geotechnical design parameters and characteristics of the site.


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3.0 SITE EXCAVATION WORKS

Where suitable (i.e. meeting the requirements of imported fills as specified below), excavated material shall be utilised in filling to make up levels. Any concrete, brickwork and obstructions within the ground, shall be broken up and removed where they conflict with the proposed works.

Imported structural fill utilised for general filling to achieve required levels will be selected well graded granular material in accordance with Highways Agency (HA) Class 6F1,6F2,6N, 6P Class 9A cement stabilised fill, or as otherwise agreed, note that the use of crushed concrete will be acceptable . The material shall be free from organic material, timber, brick, metal and other deleterious material, and shall be compacted to 95% of its maximum dry density determined in accordance with BS1377-Part 4:1990. In addition 5 No chemical tests (as directed by the Employer's Representative) shall be carried out on site to confirm that the sulphate concentration does not exceed the values specified in clauses 14 and 15 of the HA Specification.


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4.0 SUBSTRUCTURE

4.1 Substructure design will be in accordance with good building practice and of no less a standard than the BS-EN-1997 (Eurocode 7) requirements and standard Codes of Practice. Substructure works will be designed in accordance with the recommendations of geotechnical reports and the Structural Engineer to suit the existing ground conditions.

4.2 Granular fill material beneath slabs will be well graded, hard, clean, free draining, chemically inert and of masonry, rock or brick, free from all rubbish and vegetable matter, in accordance with the DTp specification

4.3 Sub-fill will be approved clean stone or crushed rocks or crushed concrete or crushed brick compacted in layers, rolled and compacted in compliance with the DTp specification for Highways Works (1986) Table 6/4.

4.4 Blinding below ground slab damp proof membranes will be clean sand. Any concrete blinding to protect formation levels will be minimum 50 mm thick and appropriate for the ground conditions and loading.

4.5 All concrete and reinforcement in foundation works will be designed to resist sulphate attack and attack from any other contaminants contained in the ground.

4.6 Foundations will be designed to support all relevant loads and will be in accordance with BS EN 1992 in accordance with structural engineer’s drawings and specification.

4.7 Backfilling around foundations will be carried out using suitable material (which may include the use of selected "as dug" material) and will be compacted to the structural engineer’s specification.

4.8 Concrete mixes will comply with BS 8500-1:2015, BS EN 206-1:2013 and BS EN 1992.

4.9 All foundations will comply with BS 8004:2015.

4.10 Lift pits will be protected from water ingress by Bituthene tanking and waterbars at construction joints or water resistant concrete.

4.11 Rainwater attenuation tank and associated drainage sundries (volume to satisfy SUDS requirements and /or planning conditions) to be provided beneath new ground floor slab.

4.12 Internal walls below finished ground level will be constructed in engineering brickwork or dense concrete blocks in cement mortar 1:3. Sheet pile (if required) or concrete retaining walls to the basement car park shall achieve a water-tightness standard not less than Grade 1 of BS 8102: 2009.

4.13 The car park basement grade is 1 as set out in BS 8102: 2009.

4.14 All incoming services shall be maintained (as required) and protected as necessary.


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5.0 STRUCTURAL STEEL FRAME

5.1 The superstructure will consist of a steel frame supporting all permanent, variable, snow and wind loads.

5.2 The steel frame will be designed and constructed in accordance with BS-EN-1993 (Eurocode 3), the National Structural Steelwork Specification and all relevant Standards and Codes of Practice.

5.3 All concealed steelwork including steelwork in cavities shall have a life to first maintenance and equal to the life of the building in accordance with BS 5493:1977 or recommended treatments published by Tata Steel. (Two coats bituminous paint or equal where in a cavity wall situation on the external leaf.) Exposed steelwork shall have a life to first maintenance of fifteen years in accordance with BS 5493:1977 or recommended treatments published by British Steel. All steelwork below the ground slab shall be encased in concrete.

5.4 Steelwork will be fire protected where required with fire protection board or intumescent paint spray to achieve the required fire rating under the Building Regulations. Exposed feature columns requiring FR are to have two coats of intumescent paint to a smooth finish for over-painting.

5.5 All steelwork will be BS EN 10025 hot rolled sections to BS 4. Chinese/Far East origin sourced steelwork shall not be permitted; the contractor prior to fabrication is to confirm the steel making process and origin of steelwork for approval.

5.6 Workmanship will accord with BS ISO 5950:2012. Standard tolerances will be to National Structural Steelwork Specification for Building Construction issued by BCSI. If other components require finer tolerances to achieve a satisfactory fit or finish then an appropriate and compatible tolerance shall be achieved with the steelwork.

5.7 The steelwork will be designed, fabricated and erected in accordance with BS ISO 5950:2012 - Structural use of Steelwork in Building. Imposed loadings will be in accordance with BS EN 1991-1-1:2002, BS EN 1991-1-7:2006+A1:2014 with allowances made for additional snow loading in valleys and eaves.

5.8 Any exposed architectural metalwork shall be ground flush at the Works, prior to delivery to site. Steel member identification stampings shall be ground smooth where they would otherwise be visible.

5.9 The frame will generally be designed to accommodate floor loadings as follows:

Offices

Imposed (Variable) 2.5kN/m2

Partitions (Variable) 1.0kN/m2

Ceilings, Raised Floor & Services (Permanent) 0.85kN/m2

Hard spaces in office (5% of floor area; locations to be agreed)

Imposed (Variable) 7.5kN/m2


Stairs Imposed (Variable) 4.0kN/m2

Tile Floors & Services (Permanent) 2.5kN/m2

Plant Rooms Imposed (Variable) 7.5kN/m2



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Ground Floor (throughout): Note slab is ground-bearing so loads are indicative and greater load can be accommodated if required

Imposed (Variable) 10kN/m2

Tile Floors & Services (Permanent) 2.5kN/m2

Mezzanine Car Park Imposed (Variable) 2.5kN/m2

Services and Finishes 0.65kN/m2

Roof Areas Imposed (Variable) 7.5kN/m2

Ceilings & Services (Permanent) 0.5kN/m2

Note: Loadings maybe revised for BCO compliance


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6.0 GROUND FLOOR SLAB

6.1 Ground bearing slabs required to support plant or office loads will be formed of reinforced concrete, with a sub-base thickness consistent with the classification of sub-grade to provide an effective support to the slab.

6.2 The sub base will be clean granular material meeting the requirements of Clause 803 of the Highways Agency publication: “Specification for Highway Works”, and shall be laid and compacted in accordance with Table 8/1 of that document, and shall have a minimum thickness suitable to specific site conditions and in accordance with structural engineer’s recommendations, with sand blinding to top surface. Note that only clean stone or crushed concrete, recycled aggregates or similar material will be permitted as imported fill material beneath structural ground bearing slabs within the footprint of the building but, for the avoidance of doubt recycled crushed concrete stockpiled from the demolition process may be used beneath the undercroft parking areas subject to satisfactory chemical test results.

6.3 A certificate confirming the 10% fines value (which shall be not less than 50kN) shall be provided.

6.4 Where the depth of up filling exceeds 500mm, in situ density tests shall be carried out.

6.5 A continuous “Visqueen” 2000 damp proof membrane will be laid under the new ground floor slab with 300 mm minimum laps and sealed with suitable mastic and jointing tape. Where required, underslab insulation will be laid below and/or around the edges of all ground bearing slabs areas - typically 50 mm Jabflor- if necessary to meet the anticipated Part L2A of the Building Regulations.

6.6 The structural slab will be finished generally with a float or light-tamped finish and sealed to receive raised access floor system over it in the business Lounge only. A minimum of two coats of sealer will be applied. Some floors in core areas taking ceramic tiling etc, may be cast at a higher level with screed finish.

6.7 Where the floor is to receive a sand/cement screed or a grout and tile finish, and in landings and within the core areas, due regard shall be taken of doors, partitions, joints and tie in features. Grinding to achieve the required tolerance will be permitted but the filling of hollows and depressions will not. For the avoidance of doubt the surface regularity dimension is included within the deviation from datum dimension and is not cumulative in accordance in structural engineer’s proposals.

6.8 Hyload pitch polymer damp proof courses shall be provided under all walls and partitions at ground floor level, lapped under the membrane to the floor slab at external walls.

6.9 The lift pits will be constructed using reinforced concrete and suitably tanked or waterproofed if required and shall include a sump suitable to accommodate a temporary sump pump as required.

6.10 All new basement plant areas shall be designed to support a superimposed floor load of 3kN/m2 to facilitate air conditioning equipment and associated Category B plant after the installation of suitable plinths or grillages.

6.11 Structural columns shall be isolated from the slab by an approved separating medium and mastic sealant or similar.The ground floor car park areas will be concrete slabs with a brushed finish and trowelled edges.

6.12 Expansion joints will be fitted with Korkpak and sealed with Paraseal or equal.


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7.0 UPPER AND PLANT ROOM FLOORS

7.1 All floors will be designed for imposed loading in accordance with BS EN 1991-1-1:2002, BS EN 1991-1-7:2006+A1:2014 and in accordance with loading as specified in Section 14.10 above.

7.2 Allow as required for thermal and fire rated insulation to soffit of car park / underside 1F slab. Kingspan K10 foil faced soffit insulation or similar will be used in the ground floor car park.

7.3 Upper floors will be formed from in-situ slab on galvanised steel decking which will span between structural steel frame members. All main floor plate slabs will be sealed with a coloured 2 coat anti-dust sealer treatment to receive a raised access floor system.

7.4 Plant room floors will be seal finished and fully bunded around all doors and access hatches, etc, and be suitably waterproofed.

7.5 Floors are to achieve a 60 min fire rating for compartmentation or as required by the fire strategy.

7.6 Trapped floor gullies shall be provided in all floors, inclusive of ground floors, in every area with a water supply including:

§ Toilets § Showers § Plant rooms § Cleaners' rooms § Bin Store

Exposed internal gulley grating covers within the toilet & shower cores shall be of stainless steel.

7.7 Each upper floor will be design to accommodate a soft spot for the future installation of a goods lifts or staircase. The location of the soft spot will be as the agreed structural frame GA’s

7.8 The design of the new floors will minimise any possible ’bounce’ and harmonic vibration associated with the floor plates for general offices (and trading floors), conference rooms, etc. to comply with the following criteria:

Deflection of elements due to imposed design live loads shall not exceed span/360 or 40mm whichever is smaller.

The natural frequency for individual elements shall not be less than 4 Hz with the exception of the base of the atria which shall not be less than 3 Hz.

The natural frequency for the system of elements shall not be less than 3.5 Hz with the exception of the base of the atria which shall not be less than 3 Hz.

The response factor (R) for the floor system shall not be more than 8 when assessed using a rigorous finite element design.

7.9 Where a composite metal decking and in-situ concrete system is used for the upper floors, surface tolerances shall be in accordance with the provisions of SCI Guide P300 2009. Floors to receive raised floor pedestals shall achieve the following tolerances:

+/- 15mm on top of slab measured at column positions;

+/- 10mm on top of steel beam measured at column positions;

+/- 18 mm for slab thickness generally.

Where the floor is to receive a sand/cement screed or a grout and tile finish, and in landings and within the core areas, the screed shall be a class SR2 slab with a surface regularity in accordance with BS8204 and deviation from datum of 15mm. Slab areas non-compliant will require a levelling


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screed to achieve SR2 standard In all cases due regard shall be taken of doors, partitions, joints and tie in features. Grinding to achieve the required tolerance will be permitted but the filling of hollows and depressions will not. For the avoidance of doubt the surface regularity dimension is included within the deviation from datum dimension and is not cumulative.


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8.0 ROOF

8.1 The roofs will generally be single ply membrane from the Sarna range or similar approved or a hot melt system such as permaquik or similar

8.2 The roof will be designed to accommodate the calculated wind, snow, plant, landscaping and occupancy loadings.

8.3 Where required the roof will also be designed to suitable falls to prevent occurrence of standing water on the main body of the roof and will not be penetrated by flues, vents or other conduits without prior approval by the Employer.

8.4 Roof tell-tales will be provided to alert occupants in the event that outlets become blocked.

8.5 Flood testing and continuity testing shall be carried out to all gutters, sarna roof areas and certification provided by the Contractor.

8.6 Areas of ‘green/biodiversity’ roof construction may be considered to enhance the building’s environmental sustainability.

8.7 An extensive green roof is to be provided to comply with planning requirements (as highlighted on the contract drawings) laid over the primary roof build-up. Full specification to be submitted to Employer for approval.

8.8 The Roof Screen to all Façades is to be undercut composite panels with a perforated panel or louvre system where required.

8.9 The main elevation wall will terminate with an upstand which will form the guarding to the gutter. A proprietary mansafe system or free standing key clamp type balustrade (subject to Employers approval), if required, will be provided to permit maintenance access of the roof areas. The provision of concrete slabs laid over roof build up to be provided for areas of walkways

8.10 Plant room and screen walls will be constructed from approved profiled metal cladding panels, with louvre panels where required. Where indicated, envelope walls behind louvred areas will meet or better the “U” value requirements of the anticipated Part L2A of the Building Regulations. All composite cladding used to be approved by the Loss Prevention Certification Board.

8.11 Wind loading for roof design to be in accordance to BS EN 1991-1-1:2002, BS EN 1991-1-7:2006+A1:2014. Subcontractor is to determine methods of attachment to resist wind loads. Provide for relative movement of materials and effects of vapour pressure.

8.12 Insulating core of built up roof to be non-combustible Euroclass rating of A1 or A2 or of limited combustibility as Loss Prevention Council requirements 1181: Part 1: 2002.

8.13 Glazed roof to atrium to be provided. Refer to Section 12.


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9.0 STAIRCASES AND HANDRAILS

9.1 All new staircases including handrails/ balustrading are to comply with BS 5395-1:2010, current legislation and 2010 (as amended 2013) Building Regulations, and be robust and free from significant vibration when in use. Vibration in new stair structures to be limited to a response factor of 24, or a natural frequency of 8, as defined in the SCI publication P354 ‘Design of floors for vibration’

9.2 Accommodation stairs will be constructed in steel or precast concrete.

9.3 Balustrading to main accommodation stair will be in brushed stainless steel comprising of 50mm x39mm deep brushed stainless steel cap handrail, 50mm x 15mm brushed stainless steel intermediate flat bar infill railings at 100 mm minimum spacings and matching 50mm x 15mm stainless steel flat bar uprights.

9.4 Balustrading to rear accommodation stair will be in painted (standard colour TBC) steel comprising of 50mm x39mm deep painted steel cap handrail, 50mm x 15mm matching intermediate flat bar infill railings at 100 mm minimum spacings and matching 50mm x 15mm painted steel flat bar uprights.

9.5 Where applicable balustrades shall be finished to a quality equal to being spray painted (as a minimum) to the following specification:-

9.6 Blast clean to S.A. 2½ at works

§ One coat Epoxy weldable primer at works § One coat Alkyd M.I.O. on site § One coat Alkyd undercoat on site § One coat Alkyd gloss on site

9.7 All new balustrading and handrails required to stairs & ramps to circulation spaces must perform to the strength and stiffness requirements set out in BS 6180: 2011 and horizontal loadings set out in BS EN 1991-1-1:2002 and BS EN 1991-1-1-4:2005+A1.

9.8 An approved up-stand detail shall be formed to prevent items falling into the void areas below.

9.9 Where appropriate, timber/ply pattresses will be incorporated in stud walling to take handrails, etc.

9.10 Where required, guarding to the edge of all floors is to be constructed from a stainless steel balustrade with 40 mm diameter brushed stainless steel handrail, matching tubular uprights and glazed infill panels between to restrict any openings to 100 mm sphere.

9.11 Design Criteria

9.12 Balustrades and handrails should be designed to meet structural and safety requirements of BS 5395.

9.13 Type of activity/occupancy category to BS EN 1991-1-1:2002, BS EN 1991-1-7:2006+A1:2014 - Office.


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10.0 EXTERNAL WALLS

10.1 Description of Facades

The main façade is conceived as a dual layered brick slip box with vertically proportioned punched window apertures that counterbalance the horizontal proportion of the overall massing.

a) The outer primary façade grid articulates the 3m planning grid, the window apertures expressing the 1.5m planning grid.

b) There is a subtle modulation in the width of the primary brick grid pier to define the three window per structural bay rhythm.

Within the five storey massing, a vertical hierarchy is introduced by expressing the ground and first floor windows as a double order bay with the three single storeys above.

a) A secondary façade layer of recessed brick is characterised by solider course brickwork details at window head and floor level.

b) Window reveals depths are generally full brick (225mm) at the ground and first floor and half brick (112.5mm) on the upper floors.

c) The windows within the external envelope generally are to be formed in capped curtain walling section, cills flush with finished floor level, window heads at circa 3.125m will require a stepped bulkhead to afford a potential fixing of blind by tenant. The double height entrance glass façade will be a SSG system.

d) Spandrel panels at floor level will be obscured ceramic backed glass.

e) Glazing units to the west, south and eastern facades include a linear fritted pattern to reduce solar gain (to employers approval). Glazing generally will be clear, with G-Value as required by the thermal model, but generally not greater than 0.32 unless otherwise agreed.

10.2 Envelope Performance - Acoustics

With respect to envelope performance (which, for the avoidance of doubt, includes external walls and roof), external noise levels shall be measured as follows:

Location Time

At sensitive façades (particularly to naturally ventilated areas) Occupancy hours

The locations shall be agreed with the Employer prior to any construction work commencing. The noise readings should cover the range 63-8000 Hz at 1/1 octave bands, along with overall dBA levels.

Each building envelope’s performance shall limit internal noise to the following levels:

Leq = NR 40 in main entrance or reception areas

Leq = NR 38 in office areas (Note this may require attention to detailing the roof construction on top floors)

If the building (or part of the building) is naturally ventilated then all apertures shall be considered as open.

The noise level measurements shall be made by a specialist acoustic consultant, who shall also subjectively identify whether ambient tonal noise is present; if it is then measurements shall be taken at 1/3 octave bands and the requirements for façades performance shall be reviewed and agreed with the Employer.


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The cost of noise level measurements shall be included by the contractor and a copy of the noise levels measured issued to the Employer and Employer’s Representative. A single survey, covering both plant noise and façade performance is required; the scope of works for the acoustic consultant shall refer to both relevant sections of the specification.

10.3 Envelope Performance – Air Permeability

The building shall be designed and constructed in order to minimise air infiltration and exfiltration through the external envelope.

The maximum allowable envelope air leakage index shall be 5m3/hr per m2 of envelope area at a 50Pa pressure differential.

All sealing works required to ensure continuity of the air barrier system must be carried out in accordance with the design details and with materials approved by the employer’s representative. Any variation to the works involving air barrier continuity must be approved by the Employer’s Representative. The integrity, continuity and durability of the air barrier system must be addressed at all junctions, penetrations or openings in the external envelope.

The contractor shall subject the building to a fan pressurisation test in order to prove compliance with the Specification. The test shall be undertaken in accordance with CIBSE Technical Memorandum TM23 – Testing Buildings for Air Leakage and Bsria Airtightness testing to Part L2 2006.

The maximum leakage rate specified refers to the envelope area including solid floor slabs in direct contact with the ground, but excluding the naturally ventilated ground floor car park. The external envelope area shall be checked by the testing organisation from scaled drawings provided by the contractor prior to the test.

Should the building fail to comply with the specified maximum air leakage, the contractor shall be responsible for undertaking the necessary air leakage identification, remedial sealing works and further fan pressurisation tests.

The Contractor shall pay and arrange for air permeability tests to be undertaken in accordance with the Regulatory Authority’s requirements and provide copies of tests for the Employer.

10.4 Envelope Performance – General

The total area of the curtain walling shall be defined as including all flexible membranes joints within membranes and sealed joints to the fabric of the building.

Plaster board and insulation with a vapour barrier and breather membrane as appropriate will be provided internally to achieve the Building Regulations 2010 insulation requirements fixed to internal block skin/metal framing.

Hyload or equivalent damp proof courses will be provided and sealed to Vapour Control layer where wall cavities are closed around openings.

Movement and expansion joints will be provided in accordance with BS EN 1991-1-4:2005+A1:2010.

All damp proof courses will be minimum of 150 mm above adjacent ground level except at doorways. Cavity trays will be provided above all openings/cavity closures as necessary.

No penetrations through the external wall by flues, vents or other conduits will be allowed unless prior agreement is gained from the Employer.


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10.5 Brick Slip Cladding System

A high performance insulating brick cladding system is to be provided to the façade (Aquarian Cladding Systems ‘Gebrick’ system or equal approved) specified, supplied and installed to manufacturers recommendations. The system is to comprise of directly fixed panels and corners to a typical cementicious board lining to create a natural brick appearance, which insulates and protects the building from water penetration. The system is to be applied to a primary steel frame building of SFS substrate as a lightweight cladding system.

Insulated Brick System to comprise of 15-20mm thick frost-resistant, clay brick slips, cast in polyurethane insulation, in a bond forma to suit elevation layout (with typically 10mm joints) to form composite panels.

Key Components

§ Standard panels: Bond to suit elevation layout

§ Factory-produced corner units: Typically produced from cut and bonded panels / brick slips

§ Fixing screws, plugs, collars & washers: In accordance with manufacturers details and recommendations

§ Foam chamber filler: Expanding polyurethane foam

§ Loose brick slips for maintaining required bond

§ Cement-based glue for application of loose brick slips and returns in accordance with manufacturers details and recommendations

§ Material

Brick specification

§ Type: extruded / machine-thrown / sanded stock / waterstruck (WS)

§ Measurements (l x h x t /mm): 215x65x15-20

§ Co-ordinating dimensions of bricks & mortar joints (mm): 225x75mm

§ Masonry bond: stretcher bond / stack bond / flemish bond / English bond to suit elevation layout

§ Surface texture: subject to approval from manufacturers standard range

§ Appearance: subject to approval from manufacturers standard range

§ Colour shade: subject to approval from manufacturers standard range

§ Frost resistance: F2 (very frost resistant)

§ Insulation: Polyurethane hard foam, CFC free and HCFC free to achieve target u-value (note: additional rigid insulation may be required as necessary to meet u-value calculations).

§ Panels: Measurements (L x W x H): 1350 x 60 x 675 mm (guidance) or as per manufacturers standard panel size

§ Fixings: The appropriate type and number of fixings used should be subject to the building exposure and condition and type of substrate in accordance with manufacturers details/recommendations

§ Pointing: Pointing can be applied traditionally or from manual/mechanical gun applicators

§ Joint shade: subject to approval from manufacturers standard range

§ Joint type: Flush joint / raked flush joint / hollow joint / raked hollow joint / weather struck joint. NB >3mm recessed joints are not recommended – subject to approval and manufacturers recommendations

§ Joint finishing: Brushed joint / polished / tapped-on joint with a hard brush – subject to approval and manufacturers recommendations


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Quality of workmanship

The insulated brick slip panel system is to be designed to create the appearance of a conventional brick façade to be viewed as a whole, rather than in extreme detail. Walls should be flat and bonds should be consistent but due to the nature of the material it will have natural colour and texture variation, the occasional small chip and/or uneven aris or blemish as part of its inherent character. Prevailing conditions, eg glancing sunlight will also affect the appearance of the system at certain times of the day.

As there is currently no European or national Code of Practice for workmanship governing the application of insulated brick slip panel systems, codes of practice for judging acceptable brickwork and insulated render systems, i.e. PAS70 and BS EN 13914 respectively should be used.

The appearance of brickwork is not covered in BS EN 771-1 as it is not performance-related therefore PAS 70, a Publicly Available Specification, is intended to cover aspects of aesthetics. The PAS includes the recommendations that all brickwork should be viewed from approximately 3 metres away, and deliveries of brick slip panels and corners should be compared to a reference panel agreed by all parties at the start of work, thought to be representative of current production and quality and the ‘aesthetic characteristics’ should be assessed upon delivery. NHBC guidelines suggest:

§ 10m as a viewing distance

§ cracks should not be ‘significant’

§ brickwork should be viewed as a whole and not on an individual basis

The presence of fire-cracks is not necessarily detrimental to the performance of a brick slip and they should not increase in size or affect durability. It is highly unusual to carry out any form of remedial work in these situations, however, if it is considered that the cracks are deep or extensive, the normal remedial treatment would be to replace the brick slip or fill the cracks with a compound of a cementitious/resin nature which is coloured to closely match the surrounding brickwork with the addition of various sands etc to provide a similar texture.

With regards viewing brick slips for flatness and imperfections reference should be made to BS EN 13914 (in particular sections 15.1, 15.2, 15.3, 15.4 & 15.5).

PRODUCTION QUALITY CONTROL

All panels and cut & bonded and formed corners and related components are to be designed, manufactured and checked with the utmost care.

The elements are to be manufactured in moulds with fixed external dimensions as shown in the table below. The measurements of the manufactured brick slip series may deviate from their theoretical measurements. The following tolerances of the bricks slips are considered normal.

Table 1

Format

Nominalbrickslipdimensions

Brickslipthickness

PanelDimensions

PanelThickness

InsulationThickness

Tolerances

CE/FE/KI/SR-3/+1mmVS/HW/FB-4/+1mm

±1mm±2mm

Le:±1.5mmHe:±1mm

±2mm

Lb Hb Tb Le He

FormatUK 215 65 15to20 1350 675 60 ≥40


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Aesthetic control of brick slips

§ The brick slips are mixed in the factory in order to obtain a homogeneous colour blend.

§ Some brick slips are designed to have an irregular shape to create a facade with an ‘aged character’. Irregularities in the bricks or the brick surface are tolerated within the 5-10 mm per m2 limits. Characteristic brick qualities such as heavy creasing, irregular arrises, colour variation (within a batch), etc. are not considered defects.

§ Dimensions and tolerances on the length, the height and the thickness of the clay brick slips are indicated in Table 1 subject to the panel type

§ If slips are too long they are to be systematically rejected as being too large for inclusion within the moulds.

§ If slips are too short i.e. the nominal dimension is lower than the nominal dimension minus 2 mm, it may still be accepted if the following conditions are met simultaneously:

§ the measured dimension is no less than 4 mm of the nominal dimension

§ the number of affected slips is no greater than 10% of the total number of brick slips per panel.

§ In this event, a request for exemption will be addressed to the client. With its request, a panel sample can be prepared so that the client can examine it and evaluate the aesthetical impact of the defect.

Flatness of the clay brick slips

§ The acceptable tolerance is of a curve or torsion no greater than 2mm.

Sample Panel

Samples of brick slips should be submitted to the Employer for approval at the earliest stage. On agreement of brick slip type, a sample panel should be developed to demonstrate typical brickwork characteristics (to be used as benchmark) prior to any orders being placed with suppliers.


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10.6 Main Entrance Portal

The main entrance portal is formed in a contrasting monolithic lightweight material, such as GRC or sheet cladding subject to detailed design.

The entrance glazing screen recessed from the main line and will be a capless structural silicon glazing or toggle fixed curtain walling system to differentiate it from the general façade system and will include a 3.5m high semi-automatic revolving door and is and will include two powered assisted disabled access pass doors.

10.7 Car Park

Car park entrance will be secured by ventilated roller shutter (painted finish). Car Park ventilation grilles are included within the façade perimeter in various locations.

Doors within the external envelope, (not within the curtain-walling system) will be of metal construction as will doors between the car park and accommodation generally, LPS 1125-SR2 standard or similar.

10.8 Retail Unit / Business Lounge Entrances

The retail unit and business lounge will each be provided with a set of glazed double doors within the curtain walling system.

10.9 Roof Terrace Cladding

A roof level amenity terrace is located on the fifth floor. The core and plant room elevations facing the amenity terrace and green roofing will be clad in a visually lighter composite panel system. Plant venting will not be provided on this façade. A solid canopy overhang is to be provided designed to match the surrounding cladding system.

10.10 Existing Retaining Wall

The existing retaining wall to the single storey podium deck is retained along the full extent of the southern and western facades and is paint finished and rendered, the walls to which will made good where damaged, altered or extended (To be topped with a reconstituted stone or concrete coping to employers approval).


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11.0 CURTAIN WALLING, WINDOWS AND CLADDING

11.1 Description of System

The windows and curtain walling will be designed and manufactured using a fully capped Schuco system or equal and approved, by an approved systems supplier/fabricator. The entrance curtain walling will be a Schuco SSG system or equal and approved. The systems will be thermally broken extruded aluminium profiles, drained and ventilated. All ground floor glazing and any glazing which can be reached from external outbuildings shall be secured with fixings which shall prevent unauthorised removal.

The windows and curtain walling and all ancillary components will comply with relevant CWCT, British and European Standards and statutory requirements and the current version of Part L of the Building Regulations.

Aluminium extrusions will be to BS. 1474:2008 and sheet to BS EN 1470: 2008 and will be finished with a polyester powder coating to BS. 6496:1984. The coating will have a minimum acceptable continuous film thickness of 50 microns, with an average of 60-80 microns, except where the manufacturers require a minimum of 60 microns. The guarantee will be a minimum of 25 years; 25 years guarantee for PPC only and not for all materials. All material will be new and obtained specifically for the project.

Polyester powder coated finishes shall be carried out in accordance with BS. 6496:1984. The contractor shall also ensure that:

a) All reasonable endeavours are used to ensure consistency of colour of different elements of powder coated or anodised finishes having the same specified colour.

b) The applicator is approved and licensed by the paint manufacturers.

c) All components are coated to a minimum thickness of 50 microns. Where light coloured paints are used, the minimum thickness should be increased.

d) Where pre-finished lengths of painted material are used, the exposed cut edges shall not be visible after the installation of the member.

e) Where the material is finished after cutting and machining, no clamp marks or jigging points shall be visible.

f) The cured paint film shall contain no pin holes, blisters, tears, seeds or damage or other coating defects, when evenly illuminated by diffused daylight at a distance of 1 meter.

g) Prior to the application of the finish for the project, the appearance of paint finish shall be agreed and, in particular, “orange peel” texture and gloss levels.

h) Samples of the finish are randomly tested for film thickness, film hardness, curing, gloss, adhesion by the finish applicators and the result submitted to the Employer.

i) Adequate temporary protection shall be provided to prevent damage to finished surfaces.


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11.2 System Performance

The windows and curtain walling will be double-glazed and sealed, thermally broken, powder coated aluminium windows. The double-glazed units will be of dual seal construction and manufactured in accordance with BS EN1279 with spacers marked accordingly. The vapour barrier between glass and aluminium spacer will be polyisobutylene, the edge seal will be fully natural curing silicone or polysulphide. No edge tapes will be allowed around the double-glazed units.

The glazing to vision areas is to comprise an outer pane to comply with the thermal modelling (solar control glass as required), a sealed argon filled cavity and clear inner pane (toughened or annealed laminate heat strengthen as required) to achieve the following performance criteria:

§ Minimum cavity width: 16 mm

§ Maximum cavity width variance over whole unit: ± 20 %

§ Cavity: 90% argon gas filled (min.)

§ Conductance (overall U-value including frame) to be calculated in accordance with CIBSE guidelines and to meet Part L of the Building Regulations. See note below.

§ Maximum solar transmittance 30 %

§ Minimum light transmission 58 %

§ Light reflection 9%

§ Emissivity Classified as ‘low E’

§ Minimum glass thickness: 6 mm each pane (but note also subject to acoustic requirements)

Any variation from this performance criteria is to be submitted to by the Contractor to the Employer for approval.

Note: Refer to 18.1.2 for specific U and G-values used in Cundall Planning Energy Statement (report reference 1011206-RPT-005 Rev C dated 22/05/15) and to suit thermal model.

Enclosure to the main entrance areas, etc, including any external doors and drum-doors, etc, with outer pane to match and toughened, inner pane laminated and marked with manifestation to comply with the Building Regulations.

Thermal checks shall be carried out on all non-heated treated glass to minimize the risk of thermal fracture.

Where the inner glass panel is to be annealed laminate, only the inner ply is to be heat strengthened to avoid the risk of thermal fracture (note this will be necessary if an internal roller blind solution is to be adopted by tenant otherwise there will be a risk of thermal stress)

Where toughened glass panels are used, the glass shall be of an adequate thickness to resist the maximum design wind loads.

Toughened glazing shall be heat soaked to the relevant DIN Standard prior to incorporation into the building and certification shall be provided to the Employer’s Representative Heat soak testing to be in accordance with BS EN 14179:2005.

Glass panels shall be manufactured to the following distortional tolerances measured after any thermal toughening / heat strengthening and in accordance with GGF (Glass & Glazing Federations) Standards.

§ Maximum bow: 0.2% of pane dimension


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§ Maximum roller wave:

§ For 6mm to 10mm glass: 0.3mm

§ For 12mm and thicker glass: 0.15mm

§ Maximum edge dip:

§ For 6mm to 10mm glass: 0.5mm

§ For 12mm and thicker glass: 0.25mm


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Glazing to doors will be anti-shatter, laminated safety glass in accordance with BS EN 12600:2002 as required by Building Regulations with manifestation if needed. All necessary ironmongery will be included with panic and mortice locks to comply with BS 3621:2007+A2:2012.

All glass will satisfy the requirements of BS 6262:2005 and BS 6262 Part 4: 2005. Where safety glass is required, it will conform to BS EN 12600:2002 Class A. Double Glazed units will be supplied with a guarantee of at least twelve years. There shall be no edge damage allowable to the units.

Manifestation to an approved pattern shall be applied, where appropriate, on glazing to meet health & safety and Building Regulation requirements.

Panels and insulation shall be fully immune to vermin/insect attack/breakdown due to moisture penetration and bacteriological decay.

Where aluminium panels are used, and when the back of the panel is not accessible from inside the building, the panel shall be backed by reinforced aluminium foil sheet to prevent penetration of water vapour into the insulation. Where the back of the panel is visible, pre-finished aluminium sheet shall be provided in lieu of the aluminium foil. Where appropriate, the edge of the panel shall be so constructed that it is of suitable thickness to be glazed directly into the glazing rebate and be of a non-compressible material to within 20 mm of the edge of the panel.

There shall be no formation of condensation on either the visible internal façade or on any concealed surfaces within the façade, where provision has not been made to drain such condensation out of the façade system, when the façade is subject to extreme conditions of temperature and humidity.

The design wind load calculated for the windows and curtain walling shall be calculated in accordance with BS EN 1991-1-4:2005+A1:2010 and multiplied by a factor of 1.25.

The Contractor is to carry out a full wind loading assessment, in accordance with BS EN 1991-1-4:2005+A1:2010 (inclusive of the 1.25 multiplier). Pressure coefficients shall be applied to all corners and re-entrant areas as required.

Generally deflections in the framing members should be limited to Span/200 or 30 mm except where the system supplier stipulates a more onerous requirement, for example glazed reception screen Wind induced curvature of the facades at any location should be limited to Span/200.

Windows to comply with BS 4873:2009 for materials, construction, finishes, hardware and weather tight performance for severe exposure. Samples of framing and detailing shall be provided via a large sample panel including cill, head and reveal details.

The performance of the windows and curtain walling in respect of air infiltration, water penetration and strength will be substantiated by independent UKAS accredited test certificates and meet the following criteria. The test procedure will include the following tests carried out in the following order:

§ Air Infiltration

§ Water Penetration

§ Wind Resistance (Service)

§ Repeat Air Infiltration

§ Repeat Water Penetration

§ Wind Resistance (Safety)


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Windows and Curtain Walling:

§ CWCT TEST METHOD - There will be no air infiltration greater than 1m³/h/m (fixed glazing) when subjected to a maximum test pressure of 600 N/m² - (+ maximum 3 m³ /h/m² @ + & -600 Pa for opening vents).

§ CWCT TEST METHOD 5 - There will be no water penetration up to a maximum pressure of 600N/m².

§ CWCT TEST METHOD 8 - Sample gusted to no less than the design wind load specified by the Structural Engineer - (1830 Pascal).

§ CWCT TEST METHOD 9 - Sample gusted to 1.5 x design wind load specified by the Structural Engineer - (1830 Pascal).

§ Hosepipe Tests to CWCT TEST METHOD 7 shall be carried out on site on significant joints as directed by the Employer’s Representative and shall include, where applicable, all cladding types and junctions between cladding types.

The design of the curtain walling, cladding and windows and associated interfaces will be based on the principle of primary and secondary seals. All inner gaskets will be made of extruded silicone or EPDM rubber fabricated into tyres.

Sealants used in perimeter joints and joints between pressed metal assemblies will be low modulus neutral cure silicone. Silicone joints will be applied in accordance with manufacturers’ written instructions.

All fixings, screws, nuts and bolts used in the fixing and assembly of the windows and curtain walling will be stainless steel type 316 (Class 70) and comply with BS EN 10111:2008.

Fixing brackets and lugs for the windows and curtain walling will be stainless steel, aluminium or hot dip galvanised steel to BS EN ISO 3834-1:2005 and shall be visually unobtrusive - the locations and design of which shall be agreed with the Employer prior to fabrication.

Allowance must be made in the façade construction for differential thermal movement of the elements of the façade and building structure. Any thermal movement that occurs shall not be detrimental to the overall performance of the façade.

The design of the façade and its fixings must take account of the effects of building movement and deflections due to dead load, live load, shrinkage and creep.

Where it is intended to load multiple façade spans onto individual floors or structural members, this must be approved by designer of the structural frame.

Curtain wall shall be thermally broken and fully pressure equalised.

Mullion/transom joints must be formed by an overlap detail incorporating a gasket seal. Wet seals and polyshim tapes are not acceptable.

Mullion drained facades shall allow water to discharge at regular intervals down the mullion, all in accordance with the system manufacturers’ recommendations.

External cills will be pressed aluminium, polyester powder coated with a minimum projection of 35 mm over face brickwork.

The curtain wall shall have moisture/vapour resistant EPDM membranes fixed to the perimeter of the façade and sealed to the structure to maintain air tightness.

All design details should be made available to the Client and the Design Team for full approval prior to the commencement of these works.


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The system’s supplier shall provide a document stating the installation has been designed and erected entirely in accordance with its recommendations.

An engineer from the system supplier shall be provided with access to the works to carry out technical audits of the installation. Reports shall be made available to the Client and a Close-Out Report shall be provided to confirm satisfaction of the completed works.

A Method Statement for cleaning and maintaining all windows and curtain walling in compliance with the Employer/relevant Health & Safety Executive procedure will be drawn up by the Design Team, in conjunction with the curtain wall fabricator, and shall be provided to the Employer at least four months prior to Practical Completion.

A thermal shock report will be provided by the curtain walling manufacturer, mitigating the risk of any thermal shock cracking or shattering on sealed units.

The parapets to the top of the glazing system and walls are to be integrated with the curtain-walling specialist.

All subcontractor working drawings should be made available to the design team for comment 8 weeks minimum before commencement if approved. Agreed samples for full approval should be made available 4 weeks minimum prior to the commencement of works. Benchmark standard shall be agreed prior to any fabrication.

11.3 Interfaces within the works

The contractor is responsible for all interfaces. This includes, but is not limited to designing, sequencing and coordinating the following interfaces to satisfy the requirements of the specification documents:

§ interfaces between cladding types;

§ interfaces with grooves and terraces;

§ interfaces with the building structure and penetrations;

§ interfaces with building services at penetrations and elsewhere;

§ interfaces with control systems (e.g. BMS, fire, retail)

§ interfaces with ground level (e.g. basements, pavements and floors)

11.4 Other interfaces of glazing systems

Where interfaces are to be formed between the works described in the specification and other works, they are included but not limited to:

§ Interfaces to public areas at ground floor level

§ Interfaces to below ground waterproofing

§ Interfaces to basement area

§ The contractor shall develop details to ensure the following:

§ Thermal insulation continuity

§ Weathering continuity

§ Sufficient movement allowance within the interface

§ Secondary drainage if required

§ Robustness of details to limit the possibility of public interference


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11.5 Acoustic Performance

The complete building facade construction, including glazing, insulating elements and brick slip panel system shall provide the following minimum sound reduction indices when measured in the laboratory and accordance with BS EN ISO 10140: 2010.

§ Airborne sound insulation

§ Flanking sound

§ Performance of doors

§ Performance of seals

§ Demonstration of acoustic performance/site testing if required

§ Wind noise from facade elements

§ Impact noise due to rain/hale

§ The specific acoustic requirements are outlined in item 10.2

11.6 Fire Performance

The facade works including junctions with other works and materials may require firebreaks to be incorporated to meet the performance requirements, these shall not be composed of materials that readily support combustion and add significantly to the fire load. Surface spread of flame – shall be a classification of class ‘O’ as defined in the fire strategy report.

Fire and smoke stopping – the works shall comply with the relevant fire resistance and fire stopping recommendations of approved document B to the Building Regulations 2010, and BS 476-20:1987 and BS 476-22-1987

Smoke venting – the architect shall ascertain the requirements for Smoke venting which if required shall be in accordance with section 4.4 of the CWC T standard for systemised building envelopes.


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12.0 ATRIUM ROOFLIGHTS

For performance of glazing / aluminium frame / structural elements and BS standards this section is to be read in conjunction with section 11.0 WINDOWS AND CURTAIN WALLING.

Glazed roof to atrium to be designed to a Class 2 structure for access, cleaning and maintenance purposes and to include the necessary natural smoke venting provisions. A suitable method of cleaning internally and externally (including the atrium walls) will be developed.

12.1 Rooflights

The central atrium is to be enclosed by a modular type polyester powder coated aluminium framed double glazed / solid roof light system - Schuco capped system or similar and approved capped system.

All supporting structural steel to Structural Engineers design.

Glazing will be double glazed element toughened over laminated to meet thermal report requirements (EXPAND)

Glazing to be as above but with construction and thicknesses appropriate for the designed wind load and accidental loadings as per the manufactures recommendations and in accordance with the CWCT listed below.

All roof glazing is to be designed in accordance with current CWCT technical notes

§ TN. 66 safety and fragility of glazed roofing – guidance

§ TN. 67 safety and fragility of glazed roof – testing

§ TN. 68 overhead glazing

§ TN. 69 selection of glass to prevent falls from height

§ TU. 4 use of glass overhead.

Gutters to be the robust walk on type, with a 3° pitch (or as recommended by the manufacturer), fully drained and in accordance with CWCT requirements. A man safe system will be required to be proposed by contractor as the rooflights are not protected by guardrails.

All roof glazing and associated components are to be designed in accordance with the requirements of the Building Regulations 2010.(as amended 2013).


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13.0 DOORS

13.1 The main entrance will be provided with a minimum 2800mm internal diameter x 3500mm high 3-leaf semi-automatic revolving door with glazed lid, Manufacturer: Boon Edam Ltd, product reference: Crystal Tourniket or similar approved. Disabled access and emergency egress will be via a side hung pass door(s). 2nr Pass doors to be fitted with a push-pad actuated automatic assisted opening system.

The doors are to be constructed with clear glass generally with stainless steel fixings and fittings. All fixings are to be calculated and co-ordinated as a component in the curtain walling system.

13.2 All hinged external doors will be fitted with a prior approved closer and restraint system, securely fixed to the door unit and containing additional door and frame reinforcement as necessary, to prevent them being blown open when partially opened, together with external stop posts and cushioned inserts to prevent damage to door frames and weather seals, as necessary.

13.3 All external louvred doors (sub-station, escape doors, staff entrance etc) to have PPC finish and corrosion resistant frame and security hinges.

13.4 Main entrance doors shall be provided with satin stainless steel full height handles as appropriate together with mortise dead locks and self-closers.

13.5 Final exit escape doors (to external stairs) will be provided with panic bars or paddles with concealed two point locking and with a key entry from outside where the door may act as a staff entrance.

13.6 All entrance doors and adjacent glazing will be provided with manifestation to a prior approved pattern.

13.7 Doors to plant rooms, lift motor rooms and refuse stores to have suited locks.

13.8 A 2.9m high (subject to structure) sliding/folding glazed screen will be provided between the retail unit and the office reception. The A1/A3/A4/D2 unit will have double glazed shop fronts and access doors fitted with appropriate ironmongery in compliance of regulations and to the approval of the employer.

13.9 All main internal circulation doors shall generally be 2.9m high solid core flush door leaves finished with European Oak veneer with lippings formed from kiln dried hardwood (remaining stable under varying conditions of humidity and temperature), kick plates and vision panels provided on entrance doors into office plates and in all circulation areas, with Solid oak doorframes and architraves; to give half-hour/one-hour fire resistance where required by the Building Regulations. Riser cupboard doors to be paint grade decorated to match surrounding walls fire rated as required by the Building Regulations.

13.10 Vision panels to doors to comply with the Building Regulations Parts M & B and to be glazed with 6mm Pyroswiss FR glass or similar approved in hardwood beads, screwed and pelleted.

13.11 WC areas will have full height european oak laminate or equivalent approved veneered, flush doors and full height frames with laminated cubicle dividers Polyrey Laminate B070 Blanc Megeve and fully accessible rear walls.

13.12 All doorframes to be fixed to the building fabric with suitable frame fixings and timber inserts into studs, etc.

13.13 Duct riser doors will be paint grade with architrave to match corresponding wall colour.

13.14 Ironmongery will be satin finished stainless steel, from Modric Allgood D-Line series (or equal & approved). Doors generally will be self-closing with door stops, lever handles and push plates and shall be fitted with kick plates where required. Cupboard doors will have a dead lock. Doors between escape staircases and suites will have dead locks with an internal thumb turn (i.e on the


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office side). Internal door closers shall have a stainless steel or aluminium finish. Riser doors will be fitted with deadlocks and a separate thumb/finger pull. Rising butts (1½ pairs per door) rebated indicator slip bolts, hat and coat hooks and double toilet roll holders shall be provided to all WC joinery installations.

13.15 Samples of all ironmongery shall be provided for agreement by the Employer

13.16 Locks shall generally be provided with three keys and all keys and fobs shall be tagged and clearly labelled and scheduled before handing to the Employer

13.17 All locks to the building will be suited with single master key with the requirements for suiting to be agreed with the Employer.

13.18 A conduit and outlet box at switch height shall be provided within walls adjacent to all doors and core walls to facilitate the possible future installation by the tenant of a card access system. Containment to doors between landlord and tenant spaces only – not all doors.


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14.0 INTERNAL PARTITIONS

14.1 Internal walls generally will be constructed using either concrete blocks (7N/mm²) laid in gauged mortar (1:1:6), or of metal stud plasterboard dry lined, full height to the underside of the concrete floor slab above, with the exception of cores and toilet perimeter walls which shall be constructed of blockwork throughout unless otherwise approved by the Employer. Walls will be of sufficient thickness to suit fire, acoustic and structural stability requirements and will be a minimum thickness of 100mm. Deflection heads and other movement measures should be used as necessary. Plaster stop beads to be provided to all joints and arises. Moisture resistant plasterboard shall be used in any area exposed to moist or wet conditions.

14.2 Future new walls to office floor plates must be metal stud construction. Tennant fit out item.

14.3 Pre-cast concrete lintels will be provided to support walls over openings to blockwork walls.

14.4 Walls in WC / Shower areas will be a combination of full height tiled & painted walls or otherwise as agreed with the Employer in consultation with the tenant, with hardwood or equivalent approved veneered, flush full height cubicle doors, with laminated cubicle dividers and fully integrated plumbing system to rear walls. The grain of the American White Oak veneer in cores and WC areas will be matched vertically for continuity through the doors and any over panels. Rising butts hinges, rebated indicator slip bolts, hat & coat hooks, toilet roll holders, hand driers, and shall be provided to all WC joinery installations, all to be satin stainless steel finish.

14.5 Glazed screens (finished floor to finished ceiling) shall be provided on the internal atria edges comprising a non-fire rated powder coated partition system (head and cill frame only) with single frameless glazing (toughened / laminate glazing & manifestation as required to meet regulatory requirements) and painted plasterboard spandrels, as manufactured by, Planet Partitioning, Stamford or similar.

14.6 Shaft wall construction shall be provided on four of the lifts to lessen the impact on the structural slab and will be to the Structural Engineers specification.

14.7 Shower room walls will be built up of blockwork, 5mm waterproof layer dressed up face of wall 1800mm from FFL, 15mm adhesive layer and vitrified matt ceramic tiles, 600x300mm Casal Grande Padana (or equal approved)

14.8 Where appropriate timber/ply pattresses or sw packs/blocks will be incorporated into stud walling to take doorframes, handrails, grab rails, sanitary ware and similar fixtures and fittings and the like.

14.9 Glazed folding screens (finished floor to 2.5m height) shall be provided on GL3 between GL’s A&B, comprising a non-fire rated frame & glass system with unfritted single glazing with PPC frame from manufacturers standard range, manual operation associated as manufactured by, Planet Partitioning, Stamford or similar.


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15.0 INTERNAL FINISHES AND FITTINGS

15.1 Internal finishes will be provided as shown in the following schedule. The following finishes are based on Valpy, Reading and if there are any omissions, the Valpy “as built” finishes schedule will take precedent.

Location:

Wall Floor Ceiling Skirting

Reception W1, W3 F2 C2 S2

Atrium W4 F2

Lift Lobbies 2-4 W1 F3 C2 S1

Lift lobbies Ground & First floor

W1 W3 F2/F3 C2 S1/S2

Office Areas W1 F1 C1 S1

Toilets / Cubicles W1 F2 C2 S2

Disabled Toilets W1 F2 C2 S2

Showers W1 W2 F2 C2 S2

Toilet Lobbies W1 F2 C2 S2

Roof Catering Area W1 F4 C1/C2 S3

Cleaners Room W1 F4 C2 S3

Main Stairs W1 F1 C2 S1

Car Park F5/F6

Mezzanine F5/F6

Ground floor corridor W1/W5 F1/F4/F5 C2 S1

Cycle Store W6 F5 C3

Refuse W5 F5 C3

Plant rooms – Ground & roof

W7 F5 C3

A3 Commercial Unit W8 F5 C3

Roof Terrace F7

Business Lounge W1 F1 C2 S1

Escape Stairs W1 F1 C2 S1

The finishes identified are set to general standards and will be subject to further design development and approval of the employer.

Full details and sample panels for all areas and of all materials shall be provided to the Employer for approval.


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15.2 Wall Finishes § W1 - Plasterboard dry-lining with filled and taped joints decorated with trade vinyl matt

finish emulsion paint to provide full cover [minimum mist coat plus two full coats]. Matt finish Col: BS000E55 white.

§ W2 - Glazed 400 x 250 mm ceramic wall tiles [Villeroy Bosch or similar] on rendered background with laminate duct system to walls with sanitary appliances to conceal pipework and cisterns. Discreet stainless steel edging bead is to be used where tiles abut at outer edges of wall joints.

§ W3 - 200mm wide Engineered European Oak wall cladding fixed horizontally as Valpy as built reception and lift lobbies.

§ W4 - Single glazed toughened glass – Planet Partitions or similar

§ W5 – Fair faced blockwork

§ W6 - Painted blockwork or impact resistant plasterboard

§ W7 – Concrete block wall/plasterboard

§ W8 – Undecorated shell walls

Ceramic wall tiling to be carried out in accordance with Technical Specifications Nos 1 and 7, published by British Ceramic Tile Council.

Plastering on blockwork (if any) will be carried out in two coats. The floating coat will consist of a 12 mm coat of HSB browning plaster ruled to an even surface and lightly scratched to form a key. The finished coat will consist of a 2 mm coat of finish plaster trowelled to a smooth surface.

Window cills will be MDF 25 mm with bullnose to front edge, paint grade, colour to match window frame/curtain wall frame colour.

15.3 Skirting

§ S1 - 15 x 100 mm MDF skirting, with eggshell painted white

§ S2 – 100mm x 600mm Villeroy Bosch Light Beige ZM10 or dark grey ZM60

§ S3 – Skirting to match vinyl flooring

15.4 Floor Finishes

§ F1 - Carpet tiles size 500 x 500 mm manufactured by Interface, anti-static main areas Duraflor progression range or equal and approved, the final selection of the carpet shall be agreed with the Employer based on the PC sum of £18/m2 supplied & installed on full access 600 x 600 mm raised floor capable of withstanding a concentrated point load of 3.0kN over 25 mm square and a uniformly distributed load of 8.0kN/m2 all as PSA MOB PF2 / SPU March 1992: medium classification.

§ F2 - Vitrified matt ceramic tiles, Villeroy Bosch light beige ZM10 or dark grey ZM60 [or similar approved]. Slip resistance to be appropriate to respective space and in accordance with all relevant British and European Standards and Regulations.

§ F3 - 2mm Thick Kardean Distressed oak Vinyl Flooring ref VGW82T

§ F4 – 2mm thick sheet vinyl flooring manufactured by Polyflor XL with site welded joints laid on a cement/sand or latex screen or as manufacturers recommendations

§ F5 – Concrete

§ F6 – Thermoplastic lining to parking spaces

§ F7 – Havwoods Trekker; new oak fluted decking (no upstands); Knightsbridge Artificial Lawn or similar


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15.5 Ceiling Finishes

§ C1 - 600 x 600 mm SAS 130 system perforated metal tiles [small perforation option] with adhered acoustic fleece backing in an SAS T15 exposed metal suspension system [or similar approved]

§ C2 - Plasterboard MF system (Matt finish Col: BS 00E55 white).

§ C3 – Exposed soffit

Ceilings to full height partitions and perimeter walls shall be edged with proprietary recessed metal pressings to suit the SAS ceiling system.

Fire barriers will be provided as required by the fire strategy design in all voids.

15.6 Entrances

Jaymart Street Fighter or equal and approved entrance matting suitable for disabled use set into an aluminium mat well frame to be installed to main entrance.

15.7 Toilets

Floor to ceiling integrated service duct casing to conceal WC cisterns and plumbing services with laminate faced removable access panels to suit layout of sanitary fittings and WC cubicles. All pipework in toilet areas will be fully concealed where practicable.

Polished Cesar Stone vanity units with under slung basins.

Polished plate glass mirrors will be provided above vanity unit. Mirrors will be full height above the vanity unit up-stand with concealed fixings with joint lines carefully coordinated with other finishes.

Stainless steel wall mounted grab rails will be provided to disabled persons’ toilet cubicles, in accordance with Building Regulations Doc M and BS8300:2001.

Coat hooks and toilet roll holders, soap dispensers and toilet brushes will be provided to all toilets. Shaver point in each shower room will be provided.

All WC ironmongery will be commercial quality such as Allgood D-line selected from a standard manufacturer’s range to match the general ironmongery throughout the building. It shall be openable from the outside in an emergency. WC doors will normally open inwards and incorporate lift-off hinges to allow access in an emergency. Toilet and shower areas are to be fully fitted including ductpanel, signage, mirrors and grab rails and disabled fittings, etc.

Switching services and service panels will be co-ordinated onto a single stainless steel wall mounted panel: layout to be confirmed.

IPS to BTW pans to be laminate, Ultra White 3200 UN or equal and approved.

All visible traps, pipework, etc, below basins and fittings will be chrome plated: basins to have free flowing wastes to the approval of the Employer’s Representative.

WCs will be back to wall type cold water cistern concealed within duct with chrome push button flush.

Cleaners’ sink will be provided complete with hardwood pad and stainless steel grating, legs, bearers and brackets.

Accessible WC to be complete with wash hand basin and all necessary taps, handrails, etc, face fixed.


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Joints between WC pans soil drainage to be Multi-kwick fittings. Each soil pipe shall have an access hatch.

Brushed stainless steel high-velocity hand dryers will be provided with no manufacturer’s logo.

15.8 Sanitary Ware

The sanitary and water consuming devices for the projects shall be selected to achieve water consumption below the maximum figure identified in the BREEAM 2014 (NC) manual.

All sanitary ware to be white. Matching mastic caulking to all junctions with IPS, tops, etc.

Shall comply with the BREEAM assessment and conform to the following quality standards:

§ WCs - Dual flush (2.7 / 4 litres) white vitreous china pan, concealed cistern – IFO Cera or AS Sandringham or similar

§ Basins - White vitreous china basins with chrome waste – Armitage Shanks Cherwell 21 range or similar

§ Taps - Grohe Essence Basin Mixer or similar

§ Cleaners’ Sinks - Birch Sink 46cm With Bucket Grating c/w Nimbus 1/2in inclined Bib Taps or similar.

15.9 Showers

Showers will be mains water fed electric or thermostatic having a flow rate of not less than six litres per minute and not more than eight litres per minute with multi-spray heads or via water storage and booster pump.

Screen doors shall be provided to any cubicle. Clothes hooks and hanging space shall be provided within the shower area along with a wall fixed bench seat. Lockers will be provided in accordance with BREEAM requirements.

Disabled showers shall be provided to meet Equality Act 2010 requirements and shall incorporate a shower seat of approved material and stainless steel or coloured grabrails, etc, in accordance with BR Doc M.

Combining disabled and able bodied facilities should be considered, where practical.

15.10 Kitchen fit-out

The kitchen located on the roof terrace level is to comprise of the following standard trade range such as Howdens or equal approved:

Base units: Qty 3 x 1000 double door base units, each unit to house a single mid shelf with associated handle – none lockable

Worktop: laminate roll edge to the length of the base units with a void under to house a 600mm wide under counter fridge to be provided by others

Wall units: Qty 3 x 1000 double door base units, each unit to house a single mid shelf with associated handle – none lockable, no cornice or pelmet

Splashback: Plain standard ceramic 100x100mm tile splashback to be provide to all wall areas above the length of the worktop only from the top of the worktop to a height underside of base units

Power: Qty 1 x under worktop single 13A power socket to serve future fridge (by others) with above worktop single neon light fused spur isolation switch, Qty 2 x double 13A plug sockets evenly distributed above worktop


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The kitchen is intended for cold food storage and preparation only, however allowance for a sink, drainage, water supply and mechanical ventilation (supply & extract) is to be provided.

15.11 General

Quality of internal finishes to be to “as built” standards at Valpy in Reading which should be considered a precedent.

Proposed colour schemes shall take into account the minimum Light Reflectance Values of the components as included for the lighting performance in the building energy calculations.

Mechanical pipework shall be concealed where ever practicable. Where exposed it shall be polished chrome and kept to an absolute minimum, and where visible to be approved by employer.

All switches, spur boxes, hand driers and other fittings shall be fixed to coordinate with the centres of tiling joints.

Fittings to disabled toilets shall be appropriate for use and of no lesser quality than finishes elsewhere. A small shelf shall be provided in similar finish to the main WC vanity units, and all disabled WC fittings shall be of stainless steel.

15.12 Cleaners’ cupboard

Tiled splash back to be provided.

15.13 Reception desk

The contractor is to allow a provisional sum of £10,000 for a reception desk.


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16.0 FIRE ENGINEERING

The building’s fire strategy shall be determined by a specialist consultant in accordance with the requirements of the Fire Officer and Building Control. The strategy shall account for the possibility of split tenancy and shall consider, in terms of building services, smoke ventilation/clearance, fire alarm system classification and dry risers.

Should dry risers be required, inlet boxes installed in to the building façade shall be colour-coated to match the façade and comply with BS 9990: 2015 and BS 5041-5: 1974. Subject to Fire Officer approval,

Fire-fighting appliances/equipment to be considered by the end user under their fire risk assessment (appliances/equipment not included within contract specification).

The duties of the specialist fire consultant shall include, but shall not be limited to, consideration of the following issues:

Means of escape

§ Travels distances in different areas, such as office, plant rooms, car parks.

§ Storey exit widths

§ Stair capacities

Building separation

§ Construction

§ Fire rating times for certain parts of building construction

§ Compartmentation

§ Space Separation/Boundary Conditions

Passive fire protection measures

§ Service risers

§ Cavity barriers

§ Fire stopping

§ Smoke seal

§ Surface Spread of Flame

§ Elements of Structure

Atrium Strategy

§ Smoke control

§ Vents / fans - environmental ventilation

§ Fireman's switch

Fire Fighting Access

§ Perimeter access

§ Water Supplies

§ Firefighting shaft

§ Vicinity of building to boundary, to existing and future sites/buildings, to adjacent roads and pathways

Fire Safety Management


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§ Management to ensure that all fire safety systems are tested and maintained:

§ Preparation of a fire safety manual in line with Building Regulations 2010 and BS 9999:2008 to include:

1. The fire strategy report 2. The fire safety management plan for the building 3. Dry Riser design and installation specification and drawings 4. Fire-fighting lifts in accordance with fire strategy report 5. Mechanical design and installation specification and drawings


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17.0 ACOUSTICS

The Category A plant shall be designed such that the following noise levels are not exceeded:

Office Areas (Open Plan) NR 38

Reception Areas NR 40

Atrium and all other areas NR 40

In plant areas, noise shall not exceed 80 dBA so that ear defenders are not required. It should be noted, however, that lower noise levels may be necessary in order to achieve the other requirements of the specification, including the maximum Noise Ratings quoted above.

With respect to plant noise, external noise levels shall be measured as follows:

Location Time

Nearest sensitive off-site receptors (typically residential) Day and night

Nearest sensitive on-site receptors (typically external seating) Occupancy hours

At sensitive façades Occupancy hours

The locations shall be agreed with the Employer prior to any construction work commencing. The noise readings should cover the range 63-8000 Hz at 1/1 octave bands, along with overall dBA levels.

The Category A plant and equipment installed on site shall be designed and installed such that a minimum of 3dBA tolerance for future Category B plant noise is deducted from the limiting values below which would otherwise apply if no Category b plant were being installed.

a) The lowest measured LA90 at the nearest sensitive on-site receptors or sensitive façades must not be exceeded by more than 3 dBA, unless stricter noise control is required as a Planning or Building Control requirement, or

b) The lowest measured LA90 at the nearest sensitive off-site receptor must not be exceeded by more than 1 dBA, unless stricter noise control is required as a Planning or Building Consent requirement.

The noise level measurements shall be made by a specialist acoustic consultant, who shall also subjectively identify whether ambient tonal noise is present; if it is then measurements shall be taken at 1/3 octave bands and the requirements for plant noise shall be reviewed and agreed with the Employer.

The cost of noise level measurements shall be included by the contractor and a copy of the noise levels measured issued to the Employer and Employer’s Representatives. A single survey, covering both plant noise and façade performance is required; the scope of works for the acoustic consultant shall refer to both relevant sections of the specification.


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18.0 BUILDING SERVICES

18.1 Introduction

The building comprises above ground floors of office accommodation with the main plant areas being located at roof level.

The systems to be included within the scheme are as listed below:-

§ New incoming mains water service and associated cold water storage, boosted distribution service and domestic hot water services.

§ Chilled water refrigeration plant and distribution systems

§ Gas fired boiler plant and distribution system

§ Primary supply and extract ventilation systems

§ Toilet extract ventilation systems Dry risers

§ H+V Building Management Control System Drainage systems

§ New incoming power supply to be sufficient for the design of the development to full Cat A

Low voltage main and sub-mains distribution to all landlord areas and equipment as follows:-

§ Core areas Mechanical plant Plant rooms

§ Lift supplies

§ Fire alarm supplies

§ Tenants’ low voltage power supplies to each riser for lighting and small power Internal lighting to cores/landlord areas

§ Emergency lighting to cores/landlord areas Data/telecom wiring facilities

§ Fire alarm detection system Security system

§ Access & egress control Lightning protection

§ Disabled water closet alarms

All systems shall be installed for independent operation and servicing to reflect the multi- letting strategy. The systems will be designed to allow subdivision of floors to a maximum of four individual areas.

18.1.1 Generally

The Contractor shall undertake all works in accordance with all Statutory Requirements, as well as the following:-

a) The Design Model

b) The BREEAM Pre-Assessment Report.

c) Arranged to have four tenancy splits per floor, including all metering.

d) BSRIA Recommendation.

e) CIBSE Recommendation.

f) Water Regulations.

g) Building Regulations & Planning Approval.

h) All Relevant British & European Standard Specifications/Codes of Practice.


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i) Manufacturer’s Recommendations.

j) Fire Officer Requirements.

k) All Other Authorities Having Jurisdiction.

18.1.2 Specific information used in the Energy Strategy Report.

U-Values:

External Walls 0.28W/m2K

Windows 1.4W/m2K

G-Value – 0.33 (subject to final confirmation of glass specification)

Ground Floor/Exposed 0.18W/m2K

Roof

OTHER

0.16W/m2K

Air Permeability 5W/m2/hr @ 50Pa

Displacement Ventilation SFP Supply/Extract (SFP to meet the Requirements of 2013 Part L)

Photovoltaic Panels Annual Generation required from PV Panels = 18,764kWh

Lighting Control Occupancy Detection

Daylight Dimming in Offices

Lighting Offices 1.9W/100 lux

Core 4.58W/100 lux

WC corridor 7.37 W/100lux

WC cubicle 13.11 W/100 lux

Stairs 9.2 W/100lux


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18.2 Mechanical Services

The mechanical services shall be designed, as a minimum, in accordance with the guidelines issued by the Chartered Institute of Building Services Engineers.

Mechanical services shall be provided to maintain comfort, comply with statutory requirements and be compatible with the development standards. The services shall include ventilation, comfort cooling and heating. Space shall be provided in the main air handling plant for tenant installed humidifiers.

18.2.1 Ventilation

Open-plan office areas 12-16 l/s per person based on an occupancy of 1 per 8m2

Toilet accommodation, showers, cleaners’ cupboards

25 l/s per WC/shower or 10 air

changes/hour whichever is the greater

Stairwells shall be naturally ventilated unless external acoustic and/or thermal conditions dictate otherwise.

18.2.2 Heating and Comfort Cooling

Heating and cooling shall be provided to maintain the following environmental conditions:

Open-plan office areas and reception Summer 24 degC+/- 2degC; Winter 20 degC +/- 2deg but modelled/designed to

CIBSE AM11 and in Line With The Minimum BCO Standards

Toilets 18ºC minimum

Staircases 18ºC minimum

Heating to other areas 19ºC minimum

The following metabolic and electrical gains shall be assumed:

Occupancy [Open plan offices] 90 W/person [sensible]; 60 W/person [latent]

Lighting [Generally] 9 W/m2 [Target 7 w/m2] (See Energy Strategy)

Small Power [Open Plan offices] 15W/m2 + 10W/m2 on chilled water riser


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Heating and chilled water pipework shall be insulated heavy weight steel or copper tube and Mapress systems will be permitted. All pipework will be insulated and insulation shall comply with British Standards. Internally insulation shall be foil face finished. Externally waterproof arrangement shall be provided.

18.2.3 Office Areas

As part of the Category A, it is anticipated that the office areas shall be comfort cooled using a displacement ventilation incorporating heating and cooling from air cooled chillers and gas fired boilers.

Heating shall be provided by perimeter trench heating. Air will be supplied to the offices and reception at a rate of 5 l/s/m2 via under floor twist / swirl grilles, with a low velocity helical air pattern.

Fresh air supply and extract shall be provided via air handling units comprising, on the supply side, an intake section, frost coil, filters, heating coil, cooling coil and supply fan and, on the extract side, a return air inlet and extract fans. A thermal wheel or mixing box will be installed to assist compliance with Part L 2013. There will be adequate machine space for future humidification control to be added by a future tenant.

The displacement ventilation installation shall be linked to the central BMS and the system shall come complete with a central controller and BMS interface unit.

Toilet extract shall be provided by a ducted extract system with a duty and standby extract fan arrangement.

The make-up air shall be taken from the office area at low level via an architectural grille and ducted to the toilet accommodation.

Chilled water risers shall be provided so each tenant on each floor can provide supplementary cooling. If required (from the thermal analysis) additional cooling may need to be installed as part of the base build to achieve the specified comfort criteria. Ductwork to comply with DW/144 and have a leakage not greater than 3%.

The A1/A3/A4/D2 shell space will have capped water, electric and drainage services and a duct for a gas supply will be provided to the commercial unit only.

The Business Lounge will be provided with FCU’s with Supply & Extract Ventilation to meet the Minimum BCO standard.

The Commercial Unit will be provided with riser and plant space for the future provision of VRF and Supply & Extract Ventilation to meet the Minimum BCO standard


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19.0 PUBLIC HEALTH SERVICES

Public Health services shall be provided to comply with statutory requirements and be compatible with the development standards. The services shall include hot and cold water services, soil and waste drainage, rainwater drainage and gas service. The installation to be in accordance with CIBSE Guide G :Public health and plumbing engineering. 3rd edition 2014.

19.1.1 Hot and Cold Water Service

The installation shall be in accordance with the Water Supply [Water Fittings] Regulations 1999 and CIBSE TM13 and shall incorporate water conditioning plant if necessary.

A metered incoming supply shall feed a low-level break tank and multi-port booster set. A manual bypass shall be provided. The potable, boosted supply shall serve branches at each floor level, one for toilet accommodation, the hot water generation requirements and four, capped off, for future use. All pipework above ground shall be copper; all pipework below ground shall be medium density polyethylene. Sub-metering facilities shall be provided as required by BREEAM.

Hot water for the offices and toilet accommodation shall be generated by an unvented water heater located in the plant room of the relevant core.

The cold water feed shall be a boosted supply. A single-pipe, temperature maintenance hot water supply, or pumped flow and return, shall serve one branch at each floor level, for toilet accommodation.

A static pressure of 2 bar shall be provided at all outlets [including irrigation points], except where an outlet requires a higher pressure to operate satisfactorily.

A separate mains water facility is to be provided for the flexible office space at ground floor.

All hot and cold water pipework shall be insulated with mineral wool, finished with foil faced aluminium and water proofed externally.

19.1.2 Drainage

Public health services shall be provided to comply with statutory requirements and be compatible with the development standards. The services shall include all soil and waste drainage and rainwater drainage.

19.1.3 Above Ground Soil and Waste

All systems will be designed in accordance with BS EN 12056-2:2004. All sanitary appliances shall be connected to the underground drainage system via a conventional, modified ‘one pipe’ system. All pipework shall be copper or MuPVC and uPVC, except for exposed pipework, where a chrome-plated finish is required.

Trapped floor gullies shall be provided to all floor areas with a potential for flooding including toilet lobby areas, showers, plant rooms, cleaners rooms, bin stores and kitchens.

19.1.4 Rainwater Drainage

The roof shall be drained via a syphonic drainage system and be designed in accordance with BS EN 12056-3:2000 incorporating a series of galvanized pressed metal concealed gutters where required insulated where necessary, with single-ply membrane lining, all necessary proprietary weir outlets, connected to the underground drainage system via a series of downpipes, which shall be prefabricated galvanized steel, uPVC or HDPE [mechanical joints shall be made to the roof system


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and the underground system only]. Internal rainwater pipework shall be insulated with foil faced mineral wool to the requirements of Building Regulations and good practice. Cleaning eyes are to be provided at the base of each downpipe.

19.1.5 Gas Service

The building shall be provided with suitable facilities to enable gas to be easily installed for tenant requirements in the office and also to the ground floor flexible space. The building shall be provided with separate gas supplies to serve both the gas fired boiler serving the office space and ground floor commercial unit.

19.1.6 Pipework Trace Heating

Automatic temperature controlled trace heating systems shall be provided on pipework susceptible to freezing.


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20.0 CONTROLS

A Building Management System (BMS) shall provide Direct Digital Control (DDC) to all items of mechanical plant and any electronically operated vents in the atria. 20% spare ports distributed equally around outstations shall be provided for tenant’s fit out.

The control zones shall be compatible with multi-tenancy and landlord’s areas. The following functions shall be provided:

§ Optimised stop/start

§ Multiple time programming

§ Alarm handling (including audio-visual – with mute – remote repeater at reception)

§ Meter monitoring (including Category B metering) and including water meters

§ Temperature monitoring

§ Fire alarm and security system status monitoring

Temperature and/or humidity sensors shall be located within each zone, at the same height as light switches, and not in the return air supply.

Intelligent outstations shall be provided in all mechanical services Control Panels. All outstations shall be networked to, and capable of operation from, the Main Control Panel (MCP). The MCP shall incorporate spare input capacity, including space for additional temperature sensors and lighting management system status. The MCP shall incorporate a modem and ADSL telephone connection operational prior to Practical Completion for remote monitoring and operation by a third party

For the avoidance of doubt, a host workstation, router and software, approved by the Employer, shall be provided to allow web-based monitoring and control from any remote PC. Historical monitoring data shall be capable of being stored on the hard drive of the host workstation and not being overwritten for a period of at least 2 years. The web access facility shall support remote downloading of all recorded monitoring data in a format compatible with Microsoft Excel.

The WACS shall allow all operating features available through the host workstation software to be also available through the browser interface. This shall include scheduling any segment of a building for ‘occupied’, ‘holiday’ or ‘override’; trend logging for all points; multiple variables on a trend graph; trend graph zoom, pan and data-point annotation; alarm management viewing and acknowledging; restrictive alarm viewing to particular geographic segments of a building; sort and filter alarms based on source, type and criticality; configure alarms and reporting actions.

The web-based solution shall operate without any special software including plug-ins and shall not be hardware or operating system dependent, therefore having the ability to run on all major server platforms and support all major database servers. The server shall have the ability to communicate with BACnet, LonWorks and Modbus-dedicated hardware at the same time over the same wire. Simultaneous multi-lingual access shall be available as standard.

The Web-based solution shall include SSL encryption as standard. All operators shall have the facility to be password restricted from configuring the system, changing parameters, viewing certain areas of a building, acknowledgement of alarms by type or any combination of these.

End to end alarm delivery and annunciation for critical equipment will be three seconds or less. Field hardware will utilise Flash memory for upgrades to their firmware through a browser. All control algorithms used to control site equipment operations will be viewable graphically through the browser and will allow dynamic display of all variables.

HVAC controls shall be Trend.


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21.0 ELECTRICAL SERVICES

The electrical services will be designed to comply with all relevant statutory and local regulations, the current requirements of the local fire authority, British Standards and Codes of Practice and the 17th Edition of the IEE Wiring Regulations and guidelines issued by the Chartered Institute of Building Services Engineers.

Incoming Electrical Supply

The Contractor shall include for all necessary liaisons with the Supply Company for granting Wayleaves, access, etc. and shall meet all costs associated with the provision of the incoming supply.

The existing substation on the site will be decommissioned and removed, including the removal of all deleterious materials.

A new supply authority 1.5 MVA sub-station (transformer) or sized as necessary for the development shall be provided at a position agreed with the LPA adjacent to the new main building. The incoming supply from the local Electricity Infrastructure will be delivered at 11kV with metering at low voltage. The local power shipping company equipment (ring main unit and metering unit) will be located within an enclosure which will be sited and configured so as to afford 24 hour vehicular access which will be a condition imposed by the Utility Company.

This switchgear shall consist of 1500 KVA transformer or size as necessary and associated LV switchgear.

21.1.1 Sub Main Distribution

The local distribution network operator (DNO) - Scottish and Southern Energy (SSE) - will deliver an 11kV supply to the site, via a ring main unit (RMU) located in an existing substation located in the basement. A TN-C-S system will then be provided throughout via three new 11kV/400V oil-filled transformers from Schneider or an equal and approved manufacturer, subject to size tbc.

The HV equipment will replace existing units located within the substation. The Contractor will liaise with SSE and ensure all equipment installation is coordinated. High voltage meters will be provided within the substation itself and connected to the equipment within the substation.

Supplies from the LV switchgear shall include the following:-

§ Distribution boards to each tenancy based on multiple tenancy’s per floor.

§ Landlord’s distribution boards serving the stairs, lifts, toilets and plant spaces.

The A3 retail units at ground floor will be provided with 200A supplies, metered at basement level outside the substation area, and routed within the landlord areas up to associated 200A isolator. For future tenant fit out

The A1 retail units at ground floor will be provided with meter supplied at basement level outside the substation area, and routed within the landlord areas up to associated distribution boards.

All sub main distribution, including switchgear, cables and distribution boards shall be provided with a minimum of 25% spare capacity above the CAT A requirement. For three phase distribution boards, sufficient TPN and SPN spare ways shall be provided for a reasonable amount of future expansion. The power demand spare capacity will be around 20% above the building maximum demand at the time of completion.

The main LV panel will additionally incorporate sub-metering in accordance with Part L2 of the Building Regulations 2010. Supplies from the LV Panel shall include, but not be limited to, the following:


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§ Split load distribution board for lighting and power with MID certified meters (as per the European Directive 2004/22/EC) located on each of the tenants’ spaces and strategically distributed around the building to serve landlord areas.

§ Lift systems

§ Fire alarm panel

§ Mechanical plant, including for instance boilers and chiller units

§ Hot water storage pumps

§ Sump pumps, and

All distribution boards shall be fitted with MCB and shall be located in risers or plant rooms. Circuits serving cleaners’ sockets shall be protected with combined MCB/RCD (RCBOs) with a sensitivity of 30 mA. (Where RCBOs take up two modules on the distribution board, it shall be increased in size to ensure that the minimum spare capacity is provided.)

Life-safety loads will be supplied from the main LV system and backed-up by on-site dedicated generator

The earthing installation shall be in accordance with BS 7430:2011.

Power factor correction (PFC) units and surge protection shall be supplied to the main LV system

Containment will be provided throughout under this contract to serve power, lighting and communications equipment.

21.1.2 Small Power

Power shall be available from the distribution system sufficient to meet the open-plan office areas load of 15 W/m2.

General-purpose, twin, 13 Amp socket outlets shall be provided in the landlord’s areas. Electric hand dryers will be supplied, Faceplates will be satin finished Stainless Steel or similar approved.

Amp sockets for cleaners’ use shall be provided at suitable locations at a maximum of 15 m centres to office floors.

On floor riser, switchboards and containment will be provided to facilitate the Category A and incorporate enough spare capacity to support the future Category B.

Containment, i.e. a minimum of 2 x four 25mm diameter conduits with draw wires, shall be provided to the reception desk for the building, cast in to the atrium floor screed and routed to a suitable position. Floor boxes in the atrium shall be of a type suitable to receive the floor tiling and maintain a flush finish with the remainder of the floor.

21.1.3 Interior Lighting

The lighting system and luminaires shall be designed and installed in accordance with the CIBSE Code for Lighting and, for reasons of energy efficiency and aesthetics, and LG7: Code for Office Lighting, taking account of reflectance for the occupied office when considering ceiling illumination. Office areas shall incorporate T5 lamps or PLL lamps.

Luminaires to general office areas shall be Thorn Indi Quattro or equal approved. Lighting control will be via PIR sensors complete with daylight dimming to control internal lighting levels in harmony with sunlight. The following average maintained luminance levels and minimum uniformities shall be provided across the task area:

Open plan office areas 350-400 lux

Reception area 350-400 lux


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Stairwells 150 lux

Toilet accommodation 150 lux

The lighting installation to office areas shall be in accordance with 2013 Part L Regulations and deliver a minimum of 60 luminaire per circuit watt of 9W/m2 (net area). The following criteria shall be assumed for offices:

The lighting installation to general areas shall deliver a minimum of 60 amp lumens per circuit watt.

Lighting to common parts shall be Fluorescent or LED.

Toilet accommodation shall be lit by recessed compact fluorescent or LED down-lighting for general lighting and to illuminate mirrors. The atria and entrance shall be lit by a combination of decorative, feature luminaires.

21.1.4 Exterior Lighting

The front façade of the building shall be complemented and enhanced by lighting to provide a feature of, and a focal point at, the entrance, with further lighting installed along the front and other public facing façades the building.

External areas, car parking and access routes shall be lit by a combination of façade and surface mounted luminaries, columns and bollards. Lighting to paved areas to the building frontage, all entrances and exposed architectural steelwork shall be enhanced design.

21.1.5 Emergency Lighting

The emergency lighting systems shall comply with the requirements of BS EN 1838. Emergency lighting shall maintain the required illumination levels for a period of three hours without the use of mains electricity, using non-maintained, self-contained emergency lighting luminaries.

Key test switches for emergency lighting shall be located adjacent to the normal switches in the landlord areas and in the risers for the general office areas.

21.1.6 Lighting Management

A lighting management system will be installed to technically complement the selected luminaires, to ensure the building’s energy consumption is as economic as possible; and its environmental performance complies with current Building Regulations, relevant CIBSE guidelines and to maintain the best internal illuminate office space for the building’s occupiers and include occupancy detection and daylight dimming.

Room condition Clean

Lamp changing 6000 hours

Luminaire cleaning 12 months

Room cleaning 12 months

Working plane 0.7 m


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21.1.7 Fire Alarm System

The category of each fire alarm system, its design and interface with the mechanical services, shall be advised by the specialist fire consultant in accordance with the requirements of the Fire Officer and Building Control. The system shall be fully monitored, automatic, and analogue addressable to BS 5839-1:2013 and shall be designed for open protocol.

The system indicator panel will be provided with integral batteries and charger, pod mounted or as otherwise agreed, and located in the main entrance. Spare loops in the panel shall allow future installation of one additional automatic detector per 50 m² of net floor area and one additional sounder per 40 m². Accordingly, the panel will be of modular format to allow the batteries and charger capacity to be increased. Provision shall be made for an external auto-dialler and status output to the BMS system.

Manual break-glass call points shall be located at strategic points throughout the building. These shall be semi-flush fitting in all public and tenant areas. Automatic detectors shall be provided in accordance with the fire strategy, to include storerooms, services risers and plant room spaces.

Sounders shall be used to provide an audible alarm of either 65 dB or 5 dB above the normal office background noise in all areas of the building. Visual alarm shall be provided in plant areas with high ambient noise levels. Sounders shall be the most visually discreet available, recessed and/or ceiling-mounted in tenant’s and landlord’s areas.

21.1.8 Security Systems

A base building security system shall be designed during design development and installed by a NACOSS-accredited contractor. CCTV, Access Control and Video Intercom systems shall be provided to cover the main building perimeter, main reception, basement and car park entrances to current British Standards, with capability for future integration with other landlord and tenanted areas.

CCTV coverage has to achieve the following:

§ Support video analytics

§ Provide evidence for use of a court of law, including facial recognition

Cameras will be fixed CCTV cameras to achieve suitable coverage. CCTV should be used for real time monitoring or recorded for later review. The perimeter system should be monitored in real time.

Landlord Network Video Recording including necessary monitors and infrastructure shall be provided and include:

§ A server or hard disk storage

§ Be connected to a designated network switch port and form part of a virtual network.

§ System fault reporting

21.1.9 Disabled WC Alarm and Disabled Persons Refuge

A visible and audible alarm shall be provided in each disabled WC and extended to a remote repeater at the main reception or as otherwise required by the tenant or by Building Regulations.

A disabled person refuge communication system is to be installed into each stair case. The system is to register at reception local to the fire alarm panel as required by the Fire Officer/Building Control Authority.

21.1.10 Telecommunications & Data

The building will be provided internally with a service route for three Public Telecommunications Operator (PTO) providers and a containment system within the risers. Provision shall be made for duplicate data risers. Ducts into the building [from diverse routes] will be installed complete with draw wires and adequately sealed for future use by a PTO.


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Telecommunications/data containment shall be via cable trays in the electrical risers. The minimum provision to be accommodated shall be for the fibre to each floor based on four outlets/cables per desk position, assuming 1 desk per 8 m².

The building’s roof plant area shall be structurally capable of receiving dishes or transmitters to facilitate future satellite or microwave installations.

21.1.11 Lightning Protection

Lightning protection will be provided to the building in accordance with BS EN 62305: Protection against lightning.

21.1.12 Renewable Energy System

Photovoltaic panels will be provided to achieve the 32.4% saving on carbon emissions. Panels shall be sourced from a reputable supplier and be of a manufacturer such as Yingli or equal and approved.

The PV arrangement will be connected to the main LV system via G59 approved inverters. The contractor will engage with a specialist and ensure the feed-in tariff arrangement is in place prior to client hand-over.

21.1.13 Cabling Systems

The Contractor shall adopt LSOH cables and can adopt arrangements including armoured cables fixed to GMS baskets / trays, bus bars and in ceiling voids, PVC /CU/LSOH cables on GMS basket / tray. Fire alarm cables shall be CZW rated.

21.1.14 Electric Vehicle Charging Points

Active Electric Car Charging will be provided for a total of 10 bays (equipment installed and ready to use) These will be located within the ground floor car park as indicated on the GA drawings.

The system is to comply with all statutory obligations arising from current legislation, regulations, British Standards / Eurocodes and the IET Code of Practise for Electric Vehicle Charging Equipment Installation 2012, together with the requirements of the local authority.

The system shall comprise of 1 No. 7 KW charging point per car parking space, wired using XLPE/LSF/SWA cables to a dedicated TP&N MCB distribution board located nearby.

The Car Charging Points will be wall mounted within DDA approved guidelines between each dedicated bay. Suitable means of protection shall be employed to protect the Point from impact by vehicles such as the installation of a vertical impact pole of surround cage barrier at a suitable position in the parking bay.

The Charging Point shall be activated by the same card issued/used for access control.

The Master Point will report to a server by means of an Ethernet cable local to the unit itself. The server shall be built to UK and European standards.

Charging Points will be installed with MID metering for energy management and accurate billing, self-reset RCD’s, self-test diagnostics, have remote RCD test functionality and contain an LCD for user information on energy consumption.

The contractor will provide for the complete installation, setting to work (both hardware and software), commissioning and staff training for the above system. The preferred manufacturer for the system, is Ensto Building Technology or equal and approved.


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22.0 LIFT INSTALLATION

The lifts strategy for the building shall be determined by a specialist consultant in accordance with the requirements of EN 81 regulations. The lifts shall serve all ground and all office floors and comply with EN81-1 EN81-70 and EN81-28 and all current legislation, including all disabled regulations. In particular, an emergency two-way communication system and connection facility to a hour duty remote monitoring station and car emergency lighting shall be provided in accordance with European Directive EN 81 and current UK legislation.

Each of the 4No. lifts shall be a minimum of 17 person 1,275kg capacity and shall have variable voltage variable frequency drives and microprocessor controls and have full collective control. A minimum of one lift shall perform the function of a goods lift (dual entry serving ground and mezzanine). A minimum of 2 lifts will serve roof level.

Subject to the final determination of the lifts strategy, the lifts provision shall be capable of meeting the following criteria and full compliance with BCO guide Specification 2014:

Waiting time 30 seconds or less and less than 40 seconds during lunchtime periods.

Handling capacity More than 15% population above ground floor in five minutes

Operating speed To meet BCO requirements 1.6m/s

Vertical Transportation Design

Car Loading 80%

Floor plate density NIA per person 8m2

workspace density (with 80% utilization = 10 m2) (assuming 20% absenteeism)

Each lift shall be supplied complete with the following:

§ Car floor finish to match the reception flooring, mirrors and patterned stainless steel panels with concealed fixings to walls.

§ Concealed lighting to provide a luminance of 150 lux at floor level.

§ Tactile lift controls.

§ Facility for a remote alarm repeater.

§ Fitted clips and a suitable protection quilt for one lift to enable its use as an occasional goods lift.

§ Safety-edge, door-closing mechanism.

Telephone lines shall be provided for remote alarm monitoring facilities. Lift entrances shall be a minimum 900mm wide by 2000mm high.

Automatic access control facilities shall be incorporated in to the scheme for future addition. The lift car height shall be 2100mm minimum.

The lifts shall be of the machine room-less type.

The lifts shall ground on fire alarm activation and have interface facilities.


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The lifts shall operate in a stand-by condition during off-peak periods. The power side of the lift controller and other operating equipment such as lift car lighting, user displays and ventilation fans switch off when the lift has been idle for a pre-scribed length of time.

The lift car shall use energy-efficient lighting and display lighting i.e. an average lamp efficacy, across all fittings in the car, of >55 lamp lumens/circuit watt and lighting switches off after the lift has been idle for a prescribed length of time.

The lift shall use a drive controller with variable-speed, variable-voltage, variable-frequency (VVVF) control of the drive motor.


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23.0 CAR PARKING AND ASSOCIATED ACCESS ROADS

23.1 Internal Parking bays to be brushed concrete finish – and delineated with reflective thermoplastic lining paint to BS EN ISO 3262. Thermoplastic paint shall also be used to identify disabled and visitor parking spaces.

23.2 Common roadways and designated routes to bin stores, service parking and possible future goods lifts position will be designed to accommodate minimal use by fire tenders and commercial delivery vehicles, complete with paving, kerbs, barriers, gates, lighting and drainage all to a high standard and to match ‘Heart of Slough’ stone finishes.

23.3 Pedestrian and vehicular crossovers and turning head works to adopted highways land shall be constructed in accordance with the LPA requirements

23.4 The design of materials for soft and hard landscaping will be of high quality and in keeping with the building design. The grilles to the car park shall be decorative and to the approval of the Employer.

23.5 Car park barrier system to be capable of meeting medium to high usage:

Barrier Construction: The cabinet/housing to be powder coated (RAL TBC) Barrier Arms shall be of rectangular extrusion, powder coated (RAL TBC) with contrasting fascal strips, Max length 4m.

Barrier Height: The height of the Barrier Arm when in the closed (lowered) position, as measured from the top of the Arm frame to the road surface, will be a minimum of 900mm in accordance with BS6571 part 4.

Barrier Width: The width of the Barrier Arm will be a maximum of 4 Metres in length.

Finish: The Barrier Cabinet/housing and Boom Arm are to be finished with an anti-corrosion paint system

Motor / Operation: The heavy duty motor used will be a single phase, 230v unit with a power rating sufficiently sized to allow for continuous operation (100% duty cycling).

The motor should be protected by a thermal overload cut out device.

Power fail conditions: A winding handle will be provided to enable the manual raising and lowering of the Barrier Arm in the event of electrical power failure.

Casing: The Barrier Cabinet/housing will have fully lockable door/s.

Control System / Voltage: The main system input voltage is to be 230v 1phase 50-60Hz supply with the control system operating at 24V SELV provided from an internally mounted power supply.

Casing: The control system will be located inside the main Barrier Cabinet/housing and should give easy access to all electrical components for connection, maintenance and programming, including the power isolation switch.

Access Control / System Interfacing: The control system will be capable of accepting inputs from every major type of access control including but not limited to – Push buttons to raise, lower and emergency stop, swipe card readers, proximity card readers, inductive loop systems, RF transmitter equipment and biometric readers.

The system must be able to interface with other equipment (by other manufacturers) to create an interlock.

Speed of Operation: Standard operation speed will be no more than 3 seconds for either raising or lowering.

23.6 Mezzanine car park access management: A sensor traffic light system is to be provided to control and manage car access to and from the mezzanine car park deck via the single access ramp. Lights to be provided to both levels.


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23.7 Refuse Area

A refuse area will be provided in accordance with standard best practice guidelines and in accordance with the waste management/collection regimen as set out by the Local Authority, within the ground floor for the separate collection of glass, paper, metal, recyclable and general waste. Lighting and water facilities with a drainage floor gully will be provided to the area.

The refuse area will be fitted with a pair of powder coated lockable steel louvred entrance doors fitted with internal insect mesh and door restrictors, in a steel frame.

23.8 Cycle Storage

A secure area will be provided in the basement for 100 bicycle racks along with 100 storage lockers and 8 showers in accordance with BREEAM, LPA and Client requirements.


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24.0 LANDSCAPING AND SITE WORKS

24.1 General

The areas of the external works will be stripped to where necessary and then be brought to the required formation level by reduced level digging and suitable filling.

Paving construction to all new hard paving areas with vehicle access to allow for HGV access and maintenance vehicle overrun. Where necessary to replace existing pavers these shall match existing.

Where existing trees are to be retained they will be protected according to BS5837:2012 Trees in Relation to Design, Demolition and Construction.

Existing paving at the base of the building (outside the new paving works) is to be retained, cleaned and made good with best matching paving where required. Where necessary to replace existing pavers these shall match existing.

All inspection chamber covers, duct covers and gratings shall be set in line where possible with adjacent buildings, kerbs or relevant road alignment and, where set in hard landscape or finishes, shall be of the recessed tray type, with a surface application to match the surrounding finish.

The demise boundaries where not defined by the road access or kerbs will be defined by discreet satin stainless or similar road studs as appropriate.

All timber products to be FSC certified and treated in accordance with leading industry techniques.

All new tree and planting to be backfilled with remediated topsoil suitable for the related planting.

24.2 A full detailed landscaping scheme and maintenance plan for both ground floor and first floor works shall be provided to the approval of the Planning Authority to satisfy planning consent & conditions and to meet s.278 requirements. Paving, kerbs, barriers, gates, lighting, soft landscaping and drainage all to be of a high standard and to match ‘Heart of Slough’ finishes as required. Final proposals subject to further detailed design and agreement with the LPA.

24.3 A full detailed terrace and landscaping scheme and maintenance plan to the first floor terrace areas shall be provided for the approval of the Employer. The landscaping works shall consist of high quality paving slabs, perimeter balustrading / mansafe systems as required and feature planters with soft landscaping & trees as identified in the planning submission submissions.

24.4 Secure fencing and gating will be provided to the dedicated office externals and parking areas.

24.5 All works to be carried out in accordance with BS 4428:1989.

24.6 All paving will be manufactured from a combination of natural and reconstituted and recycled materials.


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25.0 INFRASTRUCTURE WORKS

Connections shall be made to the local statutory gas, water, foul and storm drainage and electricity infrastructure. The Contractor shall pay connection charges associated with the installed equipment.

Water, gas and electricity supplies shall be metered by the statutory authority for the building. Each meter shall be capable of providing an output to, and shall be linked to, the BMS system. All statutory authority equipment, including meters, governors and switchgear, shall be housed in appropriate enclosures with permanent access for the relevant Authorities.

Two banks of four ducts (complete with draw ropes) shall be extended from the plot boundary to terminate diversely within each wing (2No) of the building and shall be suitable to receive the future installation of PTO provider’s land lines.

All ducts shall be installed complete with draw wires and watertight seals.

29.1 Street Lighting

New power supplies to existing street lighting.

29.2 Road Markings and Signage

Road markings will be through coloured pavers - or white reflective thermoplastic to BS3262:1989 if required by the highway authority on sections of adoptable road or on asphalt surfacing.

Existing road signage to be retained.

29.3 Drainage

Separate systems of foul and surface water drains will be designed and constructed to adoptable standards as per structural engineer’s recommendations, regardless of whether adoption is to be sought.

Drainage installations will generally comprise vitrified clayware or plastic pipes and fittings to BS 65:1991, BS EN 12056-2:2000, BS ISO 13254:2010 and BS EN 295-1:2013 with flexible mechanical joints. Drains over 300mm diameter will have spun concrete pipes and fittings to BS 5911-6:2004 with flexible mechanical joints.

Pipes will be laid in trenches bedded, jointed and backfilled in accordance with Engineer’s instructions. Pipes under the building with less than 1200mm cover and under roads with less than 900mm cover will be surrounded in concrete.

Pipes to drain to existing and where new road gullies are required, they will be to Engineer’s details and comply with British Standards.

Manholes will be to Engineer’s details and will comprise of precast brick or concrete structure

Manholes to road and car park areas will have covers and frames to BS EN 124:1994. Internal manholes will have double seal recessed covers and frames to BS 497:1998 Grade C and shall be positioned to co-ordinate with the joints of internal finishes.

Upon completion of the works, and at least 4 weeks prior to practical completion, a CCTV survey of the drainage system will be carried out and a CD copy of it handed over as a record.

Foul services will be made into the existing public foul drain system. The foul system will be gravity fed.

Storm water will be gravity fed (where possible) to the drainage system via a petrol interceptor, or interceptors, to suit drainage layouts.. Any petrol interceptor will be situated such that vent pipes can be discreetly positioned against fencing or within vegetation. Alarms – if required by the local authority or fire officer, will be brought back to the reception desk: pole mounted strobe lights at the location of the interceptor will not normally be permitted. Outlets and pipework shall be designed in accordance with BS EN 12056-3:2000 for the same parameters as the roof drainage; for details, refer to relevant section of specification.


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All works will be designed and constructed in accordance with the requirements of the appropriate water undertaking or its Agent Authority acting as agents for the appropriate water authority.

26.0 OPERATION & MAINTENANCE MANUALS

26.1 Two copies of the operation & maintenance manuals shall be provided for the building in both paper copy and on e-manuals (flash drive). Draft manuals shall be provided at least four weeks prior to Practical Completion to allow comment by the Employer’s Representative, prior to final issue in accordance with the terms of the Agreement to Lease.

26.2 Final maintenance plans for mechanical, electrical, lift installations, window and façade / atrium cleaning strategy and landscaping shall be provided at least four weeks prior to Practical Completion to the tenant. The cleaning strategy shall be developed to reduce the variety and size of cleaning and access plant required.

26.3 Training on each element of the installed plant and equipment shall be provided to nominated representatives of the Employer (and Tenant if the building is let) prior to Practical Completion to a mutually agreed programme.

27.0 SPARES

27.1 The following spare parts shall be issued to the Employer prior to the Practical Completion of the project:

§ 1 set of pulleys for all fans & pumps

§ control valves (size/type to be agreed)

§ control detectors (size/type to be agreed) 2.5% lamps of each type

§ 1% of luminaires of each type 1 set of MCC fuses

§ fire alarm detectors

§ 3 break glasses

§ fire alarm sounders

§ 10 socket outlets

§ 10 light switches 10m2 ceiling tiles 10m2 carpet tiles

§ 5m2 ceramic floor tiles

§ 2m2 stone floor tiles 2m2 wall tiles

§ 5 litres of emulsion paint of each colour

§ Brick Slips - 100 units

28.0 PROVISIONAL SUMS

For avoidance of doubt, where there are any provisional sums mentioned, they shall cover the total cost of supply and installation of the items described but excluding allowance for Contractor’s preliminaries, overheads, profit and attendance and reasonable design costs, which shall be allowed for separately within the Contractor’s main overheads and profit.

Provisional Sums should be allowed as follows:

Reception Desk £10,000.00

Documents

The Porter Building Contract Specification FINAL - 08 12 15 Porter Building...Building Regulations 2010 (Amended 2013) and BCO ‘Guide to Specification’ 2014 Requirements for the