CITYVIEW
SUMMARY SPECIFICATION
CONTENTS
1. INTRODUCTION
4. SERVICES
1.1 AREA SCHEDULE
4.1 M&E DESIGN PARAMETERS
1.2 FLOOR TO CEILING DIMENSIONS
4.2 AIR CONDITIONING
1.3 OCCUPANCY STANDARDS
4.3 VENTILATION SYSTEM
4.4 BMS CONTROL SYSTEM
2. DESIGN CRITERIA
4.5 ELECTRICAL INSTALLATION
2.1 SHELL AND CORE
4.6 TELECOMMUNICATIONS INFRASTRUCTURE
2.2 CAT A
4.7 PHOTOVOLTAIC PANELS
2.3 CAT B
4.8 FIRE ALARMS
2.4 BREEAM
4.9 LIFT
2.5 LOADING CRITERIA
4.10 SECURITY SYSTEMS
4.11 LIGHTING
3. INTERNAL FINISHES
3.1 FINISHES SCHEDULE
5. EXTERNAL WORKS
3.2 WALL FINISHES
5.1 CAR PARK
3.3 FLOOR FINISHES
5.2 PUBLIC OPEN SPACE
3.4 CEILING FINISHES
3.5 SKIRTINGS
3.6 INTERNAL DOORS
3.7 FITTINGS AND SIGNAGE
3.8 STAIRS
3.9 ENTRANCE
3.10 TOILETS
3.11 SHOWERS
3.12 CLEANERS’ ROOM
1. INTRODUCTION
1.1
AREA SCHEDULE
1.2
FLOOR TO CEILING DIMENSIONS
NIA
SQ M
SQ FT
Floor to Floor
3625mm
Garden Level
405.8
4,356.2
Typical office space
2700mm
Ground
508
5,449.8
Raised floor to underside of cores and WC ceiling
2500mm
First
562.2
6,028.9
Structural slab to raised floor
150mm
Second
562.2
6,028.9
Services void above ceiling
425mm
Third
562.2
6,028.9
Fourth
363
3,911.6
Total
2963.4
31,804.3
* All areas are produced from CAD drawings and have not been measured in accordance with the RICS Code of Measuring Practise, 6th Edition.
Typical upper floor plan
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Levels 1 - 3
URBAN
1st Floor Wellington Buildings, 2 Wellington Street, Belfast, BT1 6HT
Tel: 028 90435060, Fax: 02890321980
1.3 OCCUPANCY STANDARDS
Means of escape
1 person per 10 sq m*
Internal climate
1 person per 10 sq m
Lift provision
1 person per 2 sq m with 20% absenteeism
Sanitary provision
1 person per 10 sq m with 20% absenteeism
Toilet ratio
50% male & 50% female provision to BS6465-1 2006 + A1 2009; with 20% absenteeism
2. DESIGN CRITERIA
2.1 SHELL AND CORE
•
•
•
Cores, stairs and fully-fitted toilets
M&E services, including heating, cooling, water, power and ventilation to landlord’s areas
•
•
LV switchgear to cater for full building load
distribution to floors
•
Fire alarm and security to landlord’s areas,
including infrastructure for office zones and CCTV, access control and video intercom systems to the main building and car park entrance.
•
BMS system, including flexibility to manage full occupation, lighting management, and external In addition to the building fabric and envelope, the external
works, parking and landscaping, the landlord shell & core
works will include:
*The building escape provisions will support an occupancy density of up to 1 person per 6 sq m. For the purposes of calculating
the width of escape staircases and the widths of means of escape, an occupation density of 1 person per 6m2 has been used.
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2x 13 person Otis lifts
Suitably sized and specified primary and landlord’s Ductwork, electrical, and riser provision for
monitoring
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2.2
CAT A
•
M&E on floor distribution to all office areas, air conditioning, heat, lighting, small power excluding under floor power, ventilation, fire detection and alarm, and BMS communication
•
•
Suspended Ceilings and Luminaires
In addition to the Shell & Core works, Category A works will be
provided as part of the base build, as follows:
Raised Access Floors (minimum 150mm clear void) › Full access 600 x 600 mm raised floor capable of withstanding a concentrated point load of 3.0kN over 25mm square and a uniformly distributed load of 8.0kN/m2 all as PSA MOB PF2 January 1990 medium classification.
•
•
Capped services for tenant installed tea station
a feature ceiling
A fully finished reception area, a reception desk and Note: There is a landlord allowance for carpet and floor boxes
2.3
CAT B
•
•
Meeting and conference rooms
Category B works are not included in landlords base build.
Subject to commercial agreement between developer and
tenant a technical specification can be agreed for installation
of the following:
Desks, works-stations, storage, meeting room
furniture
•
•
•
•
•
•
•
•
•
•
Communications installations
2.4BREEAM
The office building shall achieve an ‘Excellent’ rating in
accordance with BREEAM 2011 for offices with 60% in the
Energy & Water sections. CityView uses such methods as rain
water harvesting, 170 sq m of photovoltaic panels on the roof,
a green roof & green wall, an energy efficient VRF system, and
energy saving lights to ensure its environmental credibility.
The completed building is predicated to have an Energy
Performance Certificate with an ‘A’ rating.
IT installations
Security installation
Comms / IT / Security rooms
Power back up, UPS
Under-floor power
Enhanced services
AV and TV facilities
Break-out spaces and hubs
Semi-formal meet and greet spaces
2.5
LOADING CRITERIA
Design floor and roof loadings are as listed below:
Office Areas
Superimposed & partitions 3.5 kN/m2
(2.5 + 1.0)*
Reception
Superimposed & Partitions 4.0 kN/m2
(3.0 + 1.0)
Core / Stairways Superimposed 4.00 kN/m2
areas (Toilets)
Superimposed & Partitions 3.00 kN/
m2(2.0+1.0)
Plant Rooms
Superimposed 7.50 kN/m2
* In addition an area equivalent to 10% of the net area of that
floor will be designed to sustain 7.5kN/m2.
3.
INTERNAL FINISHES
3.1 FINISHES SCHEDULE
Internal finishes will be provided as shown in the following
Schedule:
Location
Wall
Floor
Ceiling
Skirting
Reception
W1
F3/F6
C1
S4/S5/S6
Lobby Areas
W1
F3
C3
S5/S6
Office Areas
W1
F1
C2
S1
Toilets
W1
F2
C3
S2
Disabled Toilets
W1
F2
C3
S2
Showers
W1/W2
F2
C2
S2
Cleaners Room
W1
F4
C4
S3
Main Stairs
W1
F1
C3
S6
Plant Areas
W3
F5
C4
-
Escape Stairs
W3
F1
C4
S1
Note: The following are indicative and may be altered for products of equal or better quality with the Employer’s consent.
3.2 WALL FINISHES
3.3
FLOOR FINISHES
W1 Plasterboard dry lining with filled and taped joints
F1 500 x 500mm carpet tiles, heavy contract grade,
W2 Glazed 200mmx200mm, ceramic wall tiles (Swedecore
The use of reconstituted carpet (recycled materials)
will be investigated and encouraged. Pedestal swing
tests shall be undertaken in accordance with the MOB
specification and compliance certificates shall be
provided by the contractor.
decorated with vinyl matt finish emulsion paint to
provide full cover (minimum mist coat plus two full
coats). Office columns, plaster board dry lined with
painted finish
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 Vinyl emulsion paint finish to dry-lined metal stud
partitions or exposed fair-faced walls.
anti-static main areas. Interface Universe range or
similar.
The cavity under the raised floor will be provided with
smoke barriers where applicable.
F2 Vitrified matt ceramic tiles, Graniti Fiandre (or
similar approved). Slip resistance to be appropriate to
respective space and in accordance with all relevant
British and European Standards and Regulations.
F3 900 x 600 stone tiles (Jura limestone or equivalent) with
a recessed mat-well including safety net laid on a semi
dry cement sand screed or as otherwise approved by
the manufacturer. Note that floor boxes in the atrium
shall be of a type suitable to receive these tiles and
provide a continuous flush finish with the remainder of
the flooring.
F4 2mm thick sheet vinyl flooring manufactured by
Polyflor XL with site welded joints laid on a cement/
sand or latex screed or as manufacturers
recommendations.
F5 Proprietary floor paint carried 150mm up walls to form
skirting.
F6 Carpet. Specification TBC
3.4
CEILING FINISHES
C1
Plasterboard MF system with back-lit translucent light panels.
C2
600mmx600mm 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). Ceiling voids to be fully accessible.
C3
Plasterboard MF system. Ceilings to full height partitions and perimeter walls
shall be edged with proprietary recessed metal pressings to suit the SAS ceiling
system. Ceiling voids to have access hatches. Staircase soffits are plasterwork
and painted with one mist and two full coats of emulsion paint.
Moisture resistant plasterboard to be fitted within all wet areas, including WCs,
showers & cleaners store.
C4
Vinyl emulsion paint finish to fair faced concrete slab soffit
3.5SKIRTINGS
S1
100 x 18mm painted MDF skirtings, single rebated and secret fixed with two coats
of polyurethane lacquer.
S2
Cut tiled skirting l00mm high to match ceramic flooring.
S3
Set-in welded vinyl skirting.
S4
Cut tiled skirting l00mm high to match atrium flooring.
S5
100mm high brushed metal laminated kickboard below hardwood timber
paneling
S6
100mm high hardwood veneered MDF skirting to match timber paneling
3.6 INTERNAL DOORS
Internal doors shall be full height solid core with veneer finish and over panel where required.
Matching door frames, architraves and Allgood ‘D-Line’ ironmongery or equal or approved push
plate, kick plate to be supplied.
Back of House areas are painted flush flax cored doors with anodised aluminium ironmongery or
equal.
Fire rated smoke sealed self-closing and intumescent stripped as required.
General office riser access, full height 30 minute fire rated paint grade door with stainless steel
ironmongery (finger pull lock and signage)
3.7 FITTINGS AND SIGNAGE
3.8
STAIRS
Statutory signage is provided at all fire exit doors.
All staircases shall be constructed as precast concrete units and finished as follows:
Location
Finish
Balustrade/Handrail
Main Stair
Carpet & Nosings with a hardwood
veneered MDF stringer on either side of
the stairs
Brushed stainless steel balustrade
and glass infil panels with a timber
hardwood handrail
Escape
Carpet & Nosings with a painted MDF
stringer on either side of the stairs.
Painted mild steel
All staircases shall be classed as escape stairs.
3.9 ENTRANCE
Jaymart ‘Street King’ or similar approved entrance matting or similar suitable for disabled use
set into an aluminium matwell frame.
Dorma ST Flex Green with ES200 closer unit or other equal or approved.
3.10 TOILETS
Toilets are located on each office floor level and the WC’s shall be served via the rain water harvesting. Within each area one toilet
is designed to meet the requirements of Point M (Access for the disabled) of The Buildings Regulations.
Toilet floor:
Vitrified matt ceramic tiles, Graniti Fiandre (or similar approved).
Toilet walls:
Plasterboard dry lining skimmed with emulsion paint finish, factory finished (painted) MDF panels with
access as required.
Toilet ceiling:
The suspended ceiling in the toilets will be plasterboard dry lining skimmed with emulsion paint finish
complete with pre-finished metal access panels as required
Cubicle doors:
Full height solid core with veneer finish and stainless ironmongery, (vertical D-handle and push plate, thumb
turn and indicator, coat hook and roll holder).
Toilet finishes: Corian (equal or approved) vanity shelf units will be provided to basin positions.
Polished plate glass mirrors will be provided above wash basins. Mirrors will be full height above the vanity
unit upstand with concealed fixings.
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Toilet cubicles will have full height decorated MF plasterboard partitions, with tiled skirtings and brushed
stainless steel hand driers.
The following sanitary ware is to be provided:
WCs:
Dual flush (4.5 litres effective flush volume), white vitreous china – Armitage shanks range or similar, with
chrome-plated / stainless steel hinges to toilet seat.
Basins:
White vitreous china basins with pop up waste – Armitage Shanks basin or similar
Taps:
Chrome finished infra-red mixer taps with 4.5 litres /min flow restriction – Armitage Shanks or similar.
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Showers: 1200 x 900 low profile tray with Grohe exposed thermostatic shower valve and Grohe shower head with
8 litres/min flow restriction.
Brushed stainless steel or coloured wall mounted grab rails will be provided to disabled persons’ toilet cubicles, in accordance
with Building Regulations Doc M and BS8300:2001. Disabled toilets to have chrome grab handles and full height mirror. Exposed
traps will be chrome finished in all toilets.
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3.11 SHOWERS
A 28 sq m shower/changing facility is provided at Lower Ground level. It consists of 5 individual shower units with a self-contained
changing area.
Shower floor:
1200 x 900mm ceramic tile finish, low profile tiled shower tray and frosted glass shower screens
Shower walls:
Tiling to shower enclosure. Moisture resistant plaster board dry lining skimmed with emulsion
paint finish to changing area.
Shower skirtings:
100 mm ceramic tiles
Sanitary fittings:
Quality white sanitary ware provided with chrome plated mixers and shower sets
Locker provision:
34 lockers located in the changing facility
3.12 CLEANERS’ ROOM
4. SERVICES
4.1 M&E DESIGN PARAMETERS
A Cleaners’ Room is provided at Lower Ground floor level with a Belfast cleaners’ sink, emulsion painted dry lined walls. Heavy
duty vinyl safety flooring with lipped skirting. Ceiling is emulsion painted concrete soffit.
Winter Temperatures:
Summer Temperatures:
Fresh Air Supply:
Outside
-4°C db, saturated
Outside
30°C db, 22°C wb
Internal Offices
21°C +/- 2°C, no RH control
Internal Offices
22°C +/- 2°C, no RH control
Toilet
20°C no RH control
Toilet
22°C +/- 2°C, no RH control
Reception
18°C db minimum, no RH
control
Reception
26°C db maximum/no RH
control
Offices
12 l/s per person
Toilet
10 air changes/hr make-up (10 air
changes/hr extract)
Stairwell
Naturally ventilated unless external
acoustic and/or thermal conditions
dictate otherwise
Showers
15 air changes per hour
4.2
AIR CONDITIONING
The air conditioning and comfort cooling system utilises a
three pipe Variable Refrigerant Flow (VRF) air conditioning
system which consists of ceiling recessed fan coil units linked
to external roof mounted condenser units.
Simultaneous heating/cooling of the office area is achieved by
means of direct expansion refrigeration (410A) being heated or
cooled in an external electric heat pump and distribution by 3
pipe refrigerant pipework to internal fan coil units. This type
of system utilises an inherent heat recovery facility allowing
transfer of heat or cold from one area to another.
4.3 VENTILATION SYSTEM
Conditioned fresh air will be provided via central air handling
plant incorporating supply and extract fans, heating coils, frost
coils filters, heat recovery and attenuation.
Air is supplied to the back of the VRF fan coil units within the
ceiling from the air handling unit ventilation system. The fan
coil units use a combination of the fresh air supply and return
air from the space and provide tempered supply air to supply
grilles within the ceiling. Dedicated points extract stale air via
the air handling unit to external louvres.
4.4 BMS CONTROL SYSTEM
The mechanical engineering services are controlled by a
proprietary Building Management System (BMS) supplied and
installed by a controls specialist. The system incorporates a
motor control centre housing motor starters, controllers,
outstations and all necessary control equipment. A BMS
head-end/work station is provided complete with web access.
4.5 ELECTRICAL INSTALLATION
350KVA supply from UKPN
The electrical installation for base building consists of the
following:
Distribution boards provided for each floor to serve tenants’
lighting and small power requirements. Each notional tenancy
is provided with a tenant electrical riser. Within each is
provided three tenant distribution boards with energy metering
serving lighting, general small power and mechanical services
from rising mains.
4.6 TELECOMMUNICATIONS INFRASTRUCTURE
The new premises will be provided with two separately
geographically diverse Telecommunications intake positions to
facilitate connections to the external local telecommunications
infrastructure with multiple intake ducts provided from each of
the two intake positions.
The local Open Reach Telecommunications Utility provider will
install multi-core conventional ISDN copper cabling into the
premises to intake position Nr 1 to the front of the building
facing onto Upper Stroudly Road terminating within a
distribution panel to facilitate connections of tenant
distribution cabling.
Two separate containment systems will be installed to
facilitate tenant’s installation of copper and/or fibre-optic
cabling services rising up through all levels of the building for
their take-off to each floor level.
Should a tenant wish to avail of a second diverse incomer this is
provided at intake position Nr 2 to the rear of the
premises where a series of underground ducts are installed
down through the site to terminate within a cable chamber on
Lower Stroudly Road adjacent Fleet Street and from where the
underground infrastructure may be extended at the request of
the tenant to the local Utility provider.
4.7 PHOTOVOLTAIC PANELS (PV)
171 m2 of PVs are mounted on the roof and connected to the
office landlords electrical distribution system. Electricity
generated by the PVs is used to power landlord areas which
will reduce metered electricity consumption, which in turn will
reduce the tenants’ service charge.
4.8 FIRE ALARMS
An analogue addressable fire alarm system is installed in the
building. The fire alarm panel is installed in the main entrance
with sufficient addressable loops to adequately cover the
building. The remote basement car park fire detection will
alert both the Office and Hotel fire alarm systems in the event
of a fire.
4.9 LIFT
The lifts strategy for the building shall be determined in
accordance with the requirements of EN 81 regulations.
Each lift shall be supplied complete with the following:
•
Car floor finish to match the reception flooring, The lifts shall comply with all current legislation, including
all disabled regulations. In particular, an emergency two-way
communication system and connection facility to a 24-hour
duty remote monitoring station; and car emergency lighting
shall be provided in accordance with European Directive EN81
and current UK legislation.
mirrors and stainless steel panels with concealed fixings to walls.
•
Concealed lighting, to provide a luminance of 300 lux at floor level.
•
•
•
Tactile lift controls.
lifts to enable their use as an occasional goods lifts.
•
Safety-edge, door-closing mechanism.
2 No. 13 Person Otis “machine room less” electric traction type
lifts are provided to serve the building complete with emergency telephone auto-dialler for off-site alert in case of user
entrapment.
Facility for a remote alarm repeater.
Fitted clips and a suitable protection quilt for two The lifts provision shall be capable of meeting the following
criteria:
Waiting time:
30 seconds or less
Handling capacity:
More than 15% population above ground floor in 5 mins.
Operating Speed:
To meet BCO requirements but not to exceed 1.6m/s
4.10 SECURITY SYSTEMS
5.
EXTERNAL WORKS
•
CCTV to the external building perimeter and internal 5.1
CAR PARK
Reception Foyer
•
•
Surveillance Security monitor at the Reception desk
and
•
Vehicle entrance shutter to car park with intercom •
Intruder alarms to all external doors in accordance and remote control access. CCTV to be installed with PD662:2010 and NACOSS-GOLD.
monitoring inside and outside of the car park.
•
Vehicle shutter with remote control access and manual override from the reception desk.
•
A secure pedestrian entrance beside the shutter with automated opening.
•
Pedestrian access to and from the car park is
provided by an internal key fob activated lift that links the hotel courtyard with the car park*.
A perimeter security system shall be provided to include the
following:
4.11 The adjacent hotel houses a secure car park for the sole use of
the office workers. It provides 18 car parking spaces, 4 of which
are disabled bays, and 54 bicycle spaces.
Access control to all external entrances and exits 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, LG7 Code for
Office Lighting taking account of reflectance of the occupied
office when considering ceiling illumination. Office areas shall
incorporate energy efficient high frequency fluorescent
luminaires. Luminaires to general office areas shall be Thorn
Indi Quattro or equal approved. Lighting control will be by
means of PIR occupancy detection sensors and with daylight
dimming to control internal lighting levels in harmony with
sunlight.
5.2 PUBLIC OPEN SPACE
An area of Public Open Space and SNCI will be provided which
includes seating, hard landscaping and planting on the eastern
elevation. Sloping ground beyond the Public Open Space will
be broken up into a series of terraces with wild flower planting.
*Lift access key fobs will be provided to office workers at the
landlords’ discretion
Offices:
General purpose lighting comprising recessed modular luminaries selected to comply with the design
intent of CIBSE Lighting Guide LG7.
Reception:
Concealed perimeter continuous LED lighting together with recessed feature down lighting.
Car Parking:
20 lux average 15 lux minimum
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