MEP Design Guidelines
Version 5- January 2021
VOLUME 1 - JANU ENGINEERING GUIDELINES & MINIMUM STANDARDS
CONTENT
1.
General Requirements & Standards
1.1
1.2
1.3
1.4
1.5
1.6
1.7
1.8
1.9
Introduction
Scope
Project Team
Codes
Documents Required
Abbreviations
JANU Hotels & Resorts Definition
Role of JANU Technical Services Team
Sustainability
2
Design & Construction Process
3
3.1
3.2
3.3
3.4
General
2.1
Development Programme
2.2
Architectural, Interior design and Engineering Deliverables
2.3
RIBA Design Stages
2.4
2.4.1 Concept Design Stage
2.4.2 Schematic Design Stage
2.4.2.1 General/Infrastructure
2.4.2.3 Fire & Life Safety
2.4.2.3 Guestroom Model Room
2.4.3 Design Development Stage
2.4.4 Contract documentation stage
2.4.5
2.4.6
2.4.7
2.4.8
2.4.9
Construction Stage
Commissioning & Balancing
Method Statements
Record Documentation
Hotel Pre-Opening
2
3.5
3.6
3.6.1
3.6.2
3.7
3.7.1
3.7.2
3.7.3
3.7.4
3.7.5
3.8
3.8.1
3.8.2
3.9
3.9.1
3.9.2
3.9.3
3.10
3.11
3.12
3.13
3.14
3.15
Mechanical Engineering
General
Standards
HVAC Systems
Design Criteria
3.4.1 Outdoor Design Criteria
3.4.2 Indoor Design Criteria
3.4.3 Ventilation Rates
3.4.4 Pressurisation
3.4.5 Filtration
3.4.6 Acoustic requirements
3.4.7 Occupancy
Smoke Control Systems
HVAC System Design & Selection
HVAC System Selection Objectives
HVAC Equipment
Refrigeration & Heat Rejection Systems
Water Chillers
Heat Rejection
Cooling Towers
Comparison of Air Cooled vs Water Cooled
Free Cooling
Heating Systems
General Requirements
Heating Plant Options
Hotel/Resort HVAC Systems
General
Guestroom HVAC System
Public areas
Building Management System
Plant areas & Risers
Noise & Vibration
Accessibility & Maintenance
Pipework & Ductork Design & specification
Thermal Insulation
VOLUME 1 - JANU ENGINEERING GUIDELINES & MINIMUM STANDARDS (Cont’d)
CONTENT
4
4.1
4.2
4.3
4.4
4.4.1
4.4.2
4.5
4.5.1
4.5.2
4.6
4.6.1
4.6.2
4.7
4.8
4.8.1
4.8.2
4.9
4.9.1
4.9.2
Electrical Engineering
General
Standards
Load Assessment
Incoming Supplies
Metering Provisions
Transformers
Power Distribution System
General
Equipment
Essential Power Distribution
Stand-by Generator
Uninterrupted Power Supply
Lightning Protection
Lighting
Lighting Levels
Emergency Lighting
Electrical provisions
Guestroom General Power, Voice Data, TV and AV Requirements
Guest Bathroom
5
5.1
5.2
5.3
5.4
5.4.1
5.4.2
5.5
5.6
5.7
5.8
5.9
5.10
5.11
5.11.1
5.11.2
5.11.3
5.11.4
5.11.5
5.12
Public Health
Design Standards
Water Source
Water Use & Storage
Water Treatment
Water softening Sytems
Chlorine Disinfection
Water Metering
Service Valves
Water Distribution system
Hot Water Systems
Water Conservation Measures
Pool Water Treatment
Drainage System design
Drainage Distribution
Guestroom Drainage
Kitchen Drainage
Plantroom Drainage
Condensate Drainage
Rainwater
VOLUME 1 - JANU ENGINEERING GUIDELINES & MINIMUM STANDARDS (CONT’D)
CONTENT
6
Fire & Life Safety Standards & Guidelines
6
Fire & Life Safety Standards & Guidelines (Cont’d)
6.1
6.2
6.2.1
6.2.2
6.2.3
6.3
6.3.1
6.3.2
6.4
6.4.1
6.4.2
6.4.3
6.4.4
6.4.5
6.5
6.5.1
6.5.2
6.6
6.6.1
6.6.2
6.6.3
6.6.4
6.6.5
6.6.6
6.6.7
6.6.8
6.6.9
Introduction
Fire Safety and Compliance
Fire Safety Strategy
Design Standards
Fire safety Certification
Building types and definitions
Mixed Occupancy Hotel
Mixed Ownership Hotel Occupancy
Structural Fire Resistance & Fire Resisting Separation
General
Structural fire resistance
Compartmentation
Interior Finishes
Exterior Finishes and Facades
Means of Escape
General
Resort Hotels & Residence Apartments
Fire Detection & Alarm Systems
General
Code Requirements
Automatic Fire Alarm (AFA) System
Detection & Manual Fire Alarm Call-Points
Systems Sequence of Operation
Cabling & Connections
Control & Indicating
Power Supplies
Systems interfaces / outputs
6.7
6.7.1
6.7.2
6.7.3
6.7.4
6.7.5
6.7.6
6.7.7
6.7.8
6.7.9
6.7.10
6.8
6.8.1
6.8.2
6.9
6.10
Fire Protection & Suppression Systems
Scope
Hydrant Standpipes
Hosereels
External Hydrant Provisions
Fire extinguishers
Sprinklers
Fire water Tank
Fire Pumps
Kitchen Fire Suppression
Data Room Fire Suppression
Smoke Control
Stair Pressurisation
Car Park Smoke Exhaust
External Fire Spread
Miscellaneous requirements
6.11
Commissioning
4
VOLUME 1 - JANU ENGINEERING GUIDELINES & MINIMUM STANDARDS (CONT’D)
CONTENT
7.0
Guestroom Entertainment & Management System
9.
Wireless Communication System
7.1
7.1.2
7.1.3
7.1.4
7.1.5
7.2
7.3
Scope
In-Room Entertainment System
Televisions
Sound Systems
Guestroom management System
Infrastructure Requirements
Networking Requirements
8.0
Security Systems
8.1
8.2
8.3
8.3.1
8.3.2
8.3.3
8.3.4
8.3.5
8.3.6
8.4
8.4.1
8.4.2
Scope
Security Areas
CCTV Systems
Camera Specification
Camera Locations
Perimeter Protection
Perimeter Access
Security Office - Main Gate
Main Security Monitoring Room
Electronic Locking Systems
Guestroom Electronic Locking System
Back of House Electronic Locking System
9.1
9.1.1
9.2
9.2.1
9.2.2
9.2.3
9.2.4
9.2.5
9.3
9.4
9.4.1
9.4.2
9.5
9.5.1
9.5.2
9.5.3
9.6
9.6.1
9.6.2
9.6.3
9.6.4
9.6.5
9.6.6
9.7
9.7.1
9.7.2
9.7.3
9.8
9.9
9.9.1
General
Design Overview
JANU Standards
General Requirements
General functionality
Overall Security requirements
Ground Default Authentication
Cellular Coverage
Cost versus technology considerations
Naming conventions
Physical device labeling and naming convention
Wifi service set identifiers (ssid)
Wifi deployment standards
Associate deployment
Guest deployment
Wifi usage requirements
Wifi LAN deployment requirements
Signal strength
Auto channel select
Roaming support
Wireless bridge
Wifi mesh
Network connectivity and spatial streams
Installation requirements
WifiNetwork
Wireless coverage requirements
Wifi Site Survey Tools
General installation guidelines
Operational requirements
Containment requirement
5
VOLUME 1 - JANU ENGINEERING GUIDELINES & MINIMUM STANDARDS (CONT’D)
CONTENT
10.
Low Voltage Structured Cabling - Voice + Data
10.1
Scope
10.2
Abbreviations
JANU requirements
10.3
10.4
Infrastructure cabling
10.4.1 Standards
10.4.2 Installation
10.4.3 Testing
10.5
Systems Room
10.6
Cable Management
10.6.1 Vertical wire Management
10.6.2 Patch Panels
10.6.3 Horizontal Cable
10.6.4 Riser cable
10.6.5 Telephone & Data Wiring
10.6.6 Television wiring
10.6.7 Fibre Optic Cable
10.6.8 Data Backbone Fiber Optic cable
10.6.9 Voice Backbone Vertical Riser
10.6.10 Outlet Face Plate
10.6.11 Cable & Fibre
10.6.12 Lightning Protection
10.6.13 Electric Grounding
10.6.14 IDF/TTB
10.6.15 Data Rack
10.6.16 Data Backboards
10.7
Administration Network
10.7.1 System description
10.7.2 Hardware
10.7.3 Configuration Labour
10.8
High Speed Network
10.9
Voice (VOIP)
10.9
Voice (VOIP)
10.9.1 Cabling
10.9.2 System Description
10.9.3 Hardware
10.9.4 Head-in Equipment
10.10 Audio Visual (AV)
10.10.1 Cabling
10.10.2 System
10.10.3 Public Area Music
10.11 TV
10.11.1 Cabling
10.11.2 Account Invoicing
10.11.3 Infrastructure Requirements
10.11.4 Vendor to Supply & Install
10.11.5 Backboards
10.11.6 Satellite Dish
10.11.7 In-Room Technology
10.11.8 Receiver location
10.11.9 Software
10.12 RFID
10.12.1 Cabling
10.12.2 Infrastructure Requirements
10.12.3 Lock technology
10.12.4 Lock Model & Location
10.12.5 Software
10.13 Pavilion Energy Management
10.13.1 Cabling
10.13.2 Infrastructure Requirements
10.13.3 In-Room technology
6
10.13.4 Thermostat Locations
10.13.5 Software
10.14 Building Energy Management System
10.14.1 Cabling
10.14.2 Description
10.15 Security
10.16 Fire Alarm & Detection
10.17 Elevators/Lifts
10.18 PMS/POS
10.18.1 Cabling
10.18.2 Property Management System (PMS)
10.18.3 Point of Sale (POS)
10.18.3.1 System summary
10.18.3.2 Transaction Ordering Process
10.18.3.3 System Components
10.18.3.4 System Requirements
10.19 Time Clocks
10.19.1 Cabling
10.19.2 Overview
10.19.3 System Requirements
10.19.4 Timekeeper Terminal Specifications
10.20 Spa System
10.20.1 System summary
10.20.2 System Requirements
11.0
Hotel/Resort Openings
11.1
11.2
11.2
Scope
Commissioning & Testing Approval process
Operations & Maintenance Manuals
APPENDICES
APP A Health & Safety/Slip Resistance Requirements
APP B Carpets in Guestrooms & Public Spaces
APP C Vichy Shower
APP D SPAS, Health Clubs and Swimming Pools
7
VOLUME 1 - JANU ENGINEERING GUIDELINES & MINIMUM STANDARDS
1
General Requirements & Standards
1.1
Introduction
Volume 1 of the JANU Design Guidelines contains the minimum engineering standards and design guidelines for the following systems:
•
•
•
•
•
•
Mechanical, Electrical, Plumbing Systems
Fire & Life Safety Systems
Guestroom Entertainment System
Wireless Communication Systems
Low Voltage Systems
Security Systems
It has been developed to provide the ‘Consultant Team’ with the minimum requirements to design building services systems that are to provide JANU’s ability to provide
luxury quality service.
These Engineering Guidelines must not be regarded as specifications or scope limiting documents, nor must the schedules contained herein be considered as such. They are
intended solely to assist the Owning/Development Company and their appointed Consultants in the development of design documentation. Materials listed in these Guidelines must serve solely as a guide to quality,features and performance.
The MEP engineering consultant has the sole responsibility for conforming to all applicable codes and must inform JANU Technical Services Department in writing, and in a
timely manner, of any conflicts between such applicable codes and those recommended in these standards. Upon notification, if JANU Minimum Technical Guidelines demonstrably greater than the applicable codes, JANU reserves the right to interpret and determine the applicable standards.
1.2
Scope of Work
On any given project the scope of work to which these standards apply may be carried out by a ‘Consultant Team’ consisting more than one consultant, group or firm. Figure
1.3 shows the number of consultants that maybe engaged on a project either through one firm or through several firms. For ease of reference these Guidelines applies to the
following consultants:
•
•
•
•
•
•
•
MEP Consultant
Fire & Life safety Consultant
Security Consultant
IT/AV Consultant
Spa Consultant
Pool Consultant
Lighting Consultant
8
1.3
Project Team
A new Hotel/Resort Project in its simplest form will comprise of an owner, JANU, an Architect, MEP and Structural Engineers, and a Contractor. However, in most cases a
Project Team may have more than 30 different consultants as shown in the Figure 1.3 Below. Every member of the project team contributes in achieving a successful project
that meets with the needs and requirements of the owner/developer and JANU.
FIG 1.3 Project Team ( Typical New Large Development)
JANU
Owner/
Developer
Project Manager
Contractor
Cost consultant
Main Contractor
MEP Contractor
Cost Consultant/QS Project Architect
Procurement
Project Interior
Consultant
Designer
FF&E Specialist
FF&E
Sub-Contractor
Architect/Interior Designer
Local Architect/
Team
Engineering
Consultants
Architect of Record
Local Architectural
Team
Local Engineering
Team
Landscape
Architect
9
JANU Technical
Services Team
MEP
Structure
Specialty
Engineering
Consultants
Fire & Life Safety
IT & AV
Architecture
Interiors
Civil
Lighting
F&B
Transportation
Security
SPA
Environmental
Logistics
Acoustics
Kitchen & Laundry
Sustainability
Pool
IT/AV
Security
Landscape
Technical/
Maintenance
1.4
Codes
The International Codes that the Engineering Consultants must follow in addition to guides and technical publications by professional bodies, CIBSE (Chartered Institute of
Building Services), ASHRAE (American Society of Heating, refrigeration and Air-conditioning Engineers, Relevant codes and Standards and Hotel Brand Technical Standards.
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Relevant British / European Standards and Codes of Practice
Building Regulations
Health & Safety Regulations
CIBSE and BSRIA guidelines
ASHRAE Guidelines
IEE or equal wiring regulations
Electricity at Work Regulations
Local Authority requirements, local codes and by-laws
WRAS – Water Regulations Guide
NFPA Codes for sprinkler systems
Gas Regulations – Installation of gas appliances in industrial and commercial premises
CIBSE Commissioning Codes
Current access and maintenance working & design practices
BREEAM or LEED Sustainability Standards or Equal
10
1.5
Documents required
The MEP Consultant is responsible for providing coordinated drawings and specifications (contract documents.The drawings are to be issued in dwg format
and must be submitted on a common drawing sheet size using symbols appropriate to the market and to be established early in the design process.
The specifications are to be prepared and submitted in PDF and Microsoft Word format.
TBC
The contract documents are to be coordinated with other disciplines as an integral part of the design process. The MEP Consultant is responsible for ensuring
that contract documents have been coordinated with other members of the Consultant Team.
During the course of the design process, the MEP Consultant is to prepare three (3) submissions for review by the Architect and JANU. These review documents are to include drawings, specifications, design narratives, engineering reports, and correspondence from the MEP Consultant recommending
specific action based on the engineering analysis performed by the MEP Consultant.
During design and construction, the MEP Consultant is to stay abreast of code changes that may occur and would be required to be incorporated into the
work. Any code or standard change that may impact the project is to be reported by the MEP Consultant to the Client and JANU in writing.
Design narratives
are missing in the
report
11
1.6
Abbreviations
The following abbreviations will be used throughout the JANU Design Standards:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
ASHRAE - American Society of Heating, Refrigeration and Air conditioning
ASTM - American Society for Testing and Materials
AHU - Air Handling Unit
AV - Audio Visual
BAS/BMS - Building Automation System/Building Management system
BTU - British Thermal Unit.
CCTV - Closed Circuit Television.
CFC - Chlorofluorocarbon
CIBSE - Chartered Institute of Building Services
CRI - Colour Rendering Index.
CSI - Construction Specification Institute.
DAC - Digital to Analogue Converter
DB - Dry Bulb
dBA - A-weighted Decibels
EN - European Standard
FF&E - Furniture, Fixtures & equipment
FCU - Fan Coil Unit
HDMI - High-Definition Multi-media Interface
HV - High Voltage
HVAC - Heating, Ventilation and Air Conditioning.
HSIA - High Speed Internet Access
ICA - Independent Commissioning Agent.
IEEE - Institute of Electrical & electronic Engineering
IP - Internet Protocol
IP TV - Internet Protocol Television
IT - Information Technology
ISP - Internet Service Provider
IP rating - Ingress Protection Rating
Kwh - KiloWatt Hour
KVar - Kilovolt - Ampere Reactive
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
12
LAN - Local Area Network
LED - Light Emitting Diode.
LPG - Liquid Petroleum Gas
MATV - Master Antenna Television
MEP - Mechanical Electrical Plumbing.
NEBB - National Environmental Balancing Bureau.
NFPA - National Fire Protection Association.
NR - Noise Rating
NEC - National Electrical Code
O&M - Operating and Maintenance.
PSU - Power Supply Unit
POS - Point of Sales
RFID - Radio Frequency Identification
RCD - Residual Current Device
RH - Relative Humidity
SPL - Sound Pressure Level
STP - Spanning Tree Protocols
UPS - Uninterruptible Power Supply.
UV - Ultraviolet
VGA - Video Graphics Array
VOC - Volatile Organic Compounds
VRV - Variable Refrigerant Volume
WAP - Wireless Access Point
VPN - Virtual Private Network
WAN - Wide Area Network
WiFi - Wireless Networking Technology 802.11 and above
WLAN - Wireless Local Area Network
WPA - Wifi Protected areas
WC - water Closet
1.7
JANU Resorts and Hotels Definition
There are basically two types of JANU projects:
a)
Resorts
Generally defined as separate distributed buildings and villas including:
Main Utility Centres for Power Supply, waste Management and Thermal Plant
Utility Distribution System
Main Resort Lobby and Reception
Spa Building and Restaurants
b)
Hotels are generally located in an urban environment in large Metropolitan Cities and consist of low and medium rise buildings
1.8
The Role of JANU Technical Services Team
The role of JANU Technical Services Team includes:
•
To provide guidance on all mechanical, electrical, plumbing, Fire & Life safety and Security installations and advice on the delivery of a hotel that conforms to JANU’s
worldwide standards and overall global environmental and sustainability initiatives and targets.
•
To Review the Consultants’ Proposals in each stage of the Design Process making sure that the Consultants’ proposals meet with JANU Technical Standards and
Guide-lines and International Standards as set out in this document
•
Overseeing the hand-over and Pre-opening of the hotel/resort
13
1.9
Sustainable Design Guidelines
1.9.1
The Purpose
The purpose of the Sustainability Guidelines is to provide project consultants, constructors, maintenance engineers, designers and architects with those sustainable
ap-proaches that must be integrated in a JANU hotel or resort.
The intent of this document is not to establish unique concepts but to establish a defined level of ‘hotel sustainable standards’ for creating a healthy built environment
based on ecological and resource-efficient principles.
The guiding principles are drawn from published materials and standards developed by internationally recognized authorities including but not limited to:
LEED – Leadership in Energy and Environmental Design produced by the US Green Building Council
BREEAM – Building Research Establishment Assessment Method (UK)
ASHRAE (American Society of Heating, Refrigeration and Air Conditioning Engineers)
Green Globe 21
1.9.2
Definition of Sustainability
Sustainability is about planning for the long term and balancing environmental, economic and social demands.
More specifically it is about:
a)
b)
c)
d)
Reducing energy and water consumption
Minimising waste and harmful emissions
Using sustainable materials for construction
Blending harmoniously into the local context and providing safer, healthier, more comfortable hotels with reduced environmental,
economical and social impacts on surroundings.
1.9.3
Rating Systems
Over the past decade, various green building rating systems or certification schemes were promoted across the globe. However, there are three most commonly used
sustainability rating systems in the global coverage, they are LEED, BREEAM and GREEN GLOBES
14
1.9.3 Rating Systems (Cont’d)
LEED is the most recognized rating system mainly used in USA, Canada, India, Brazil and the Emirate. BREEAM is the BRE Environmental Assessment
Method that mainly operated in UK and part of Europe including Netherlands, France, Spain, Germany, Sweden, Poland, Norway, Russia, etc. When comparing BREEAM and LEED there are similarities that sustainability issues are breakdown into a number of categories and assigned weightings,
such as:
i.
Management,
ii.
Energy,
iii.
Transport,
iv.
Health and wellbeing,
v.
Water,
vi.
Materials,
vii.
Land use
viii.
Ecology, pollution
ix.
Sustainable sites, etc.
1.9.3.1 LEED (Leadership in Energy and Environmental Design)
Developed by the U.S. Green Building Council (USGBC), LEED helps building owners and operators be environmentally responsible and use resources efficiently. Leadership in Energy and Environmental Design (LEED) V4 for new construction is a set of rating systems for the design, construction, operation,
and maintenance of green buildings including commercial, homes and hotel new construction projects (BD+C). The LEED performance credit system
allocates points based on the potential environmental impacts and human benefit of each credit.
x.
xi.
xii.
xiii.
xiv.
xv.
xvi.
Sustainable sites
Water Efficiency
Energy & Atmosphere
Materials & Resources
Indoor Environmental quality
Innovation
Regional Priority
Each category has specific design targets worth points. The points awarded are then totalled to earn projects one of four ratings: certified (40-49 points),
silver (50-59 points), gold (60-79 points) and platinum (80+ points)
15
1.9.3.2 BREEAM (Building Research Establishment Environmental Assessment Method)
BREEAM was first launched in 1990 and is updated annually to keep ahead of UK Building regulations and to stay in line with current best practice. BREEAM assessment method covers a building performance using the following nine categories:
i.
Management
ii.
Health & Well Being
iii.
Energy use
iv.
Transport
v.
Water
vi.
Materials
vii.
Waste Management
viii.
Land use & Ecology
ix.
Pollution
Buildings are rated and certified on a scale of Pass (30-44 points), Good (45-54 points), Very good (55-69 points), Excellent (70-84 points) and Outstanding
(85+ points).
1..9.3.3
Benchmarking
Benchmarks for hotels give a valuable operational guide for hotel managers and provides a quantitative assessment of energy use, water consumption,
waste production, restaurant covers, RevPAR, Cost, etc. against which targets can be set for future improvement and progress measured.
Environmental benchmarks for hotels include:
a)
b)
c)
Energy Use:
kWh/m2 or kwh/guest night or CO2 Kg/guest night
Water Consumption: Litres/m2 or Litres/guest night
Waste Production:
Kg/m2 or kg/Guest night
The average energy consumption of a fully serviced European Hotel ranges from 50-100kWh per night. For a more sustainable hotel and a BREEAM or
LEED certified hotel these figures could range 35-50kWh per guest night.
16
1.9.3.3 Benchmarking (Cont’d)
Water consumption for an JANU Resort ranges from 130- 220 litres per guest night depending on the geographic location and the reosrt
220 litres/night
35 litres/cover
20 Litres/Kg
The annual waste production benchmarks which includes waste sent to landfill and recycled waste ranges from .6- 2.0 Kg/guest-night
However there is a difference between waste weight and waste volume in a hotel for example:
Waste Type
Solid
Paper
Organic waste
weight
50%
12%
31%
volume
55%
23%
9%
Table 1.9.3.3 Targets for JANU Resorts (Typical)
Resource Type
Middle East
(Hot Climate)
Europe
Energy (kWh/guestroom/day)
77-98
35
Water Consumption (M3/guestroom/Day)
6-21
.9-1.4
Solid Waste (kg/guestroom/day)
14-33
1.2-2.0
17
1.9.4
JANU Policy
JANU believes the incorporation of sustainable practices into their projects as a business imperative and as a responsibility to demonstrate their strong commitment to the environment and the future of the planet. JANU Environmental goals include addressing environmental challenges through water conservation,
reduc-ing waste and innovative environmental measures without affecting the comfort of their discerning guests and collaborating with hotel’s supply chain for a
more sustainable product offerings and to make sure that all contracted suppliers have a sustainability policy.
A ‘sustainability consultant’ must be engaged as part of the design team. It is also preferable that the sustainability consultant is independent from the
engineering and architectural teams in order to provide JANU and the developer with objective and independent recommendations. The ’sustainability consultant’
must be a BREEAM and LEED certified with at least 10 years of experience.
The sustainability consultant’s scope of services must include becoming familiar with JANU Technical Standards & Design Guidelines with local regulatory requirements. The Sustainability Consultant’s primary roles include:
a)
Review possible green building strategies and technologies with the team and the key
stakeholders
b)
Establish a collaborative working environment and trust among the team and the stakeholders
c)
Set priorities of achieving sustainability and economic aims
d)
Be accountable for the design process but not to produce building design
e)
Apply for the appropriate certification agreed with JANU Technical services
The Sustainability Plan for JANU Hotels & resorts for all their projects are based on achieving the following:
i)
ii)
iii)
Minimizing future carbon emissions
Achieving LEED Silver or BREEAM Very Good as a minimum
Satisfying the sustainability requirements of the Local Planning Authorities & Building regulations in relation to Energy and Carbon Emissions
1.9.5
JANU Sustainable Action Categories
The Sustainable Action Categories have been identified in Table 1.9.5
18
Table 1.9.5 JANU Sustainable Action Categories
S
Project Action Category
The Site
Actions Summary
Hotel’s location affects building energy efficiency, ecosystems and transportation options
B
Building Envelope
An efficiently designed building envelope helps to maintain the desired internal comfort, acts as a
climate moderator and optimises daylight transmission
M
Mechanical/HVAC Systems
Mechanical systems have direct effect on the guest comfort, building overall efficiency and hotel
overall energy consumption and costs
E
Electrical Systems & Lighting
Electrical systems including lighting systems present a number of opportunities to reduce energy
and operating costs of a hotel
W
Water Use & Consumption
One of the key sustainability indicator for JANU Hotels & resorts
D
Waste
Waste is one of the largest contributors to the carbon footprint of a hotel
A
Indoor Air Quality & Environment Guest Comfort in terms of fresh air ventilation, thermal comfort, Noise Levels and low contaminant
load
R
Product Materials & Resources
Material selection can affect issues ranging from our planet’s resources to comfort and health of
hotel guests and staff
C
Commissioning & Testing
To verify that the project’s energy, water, and indoor air quality related systems and the exterior
envelope assemblies and systems are designed, installed, and calibrated to perform according to
the owner’s project requirements, basis of design, and construction documents
CON
Construction
O
Operations
Using local and regional materials, reducing waste and recycling has a major effect on the carbon
footprint.
The resources use of the hotel is affected by the way the hotel is operated
19
1.9.6 Sustainable Design Measures
The following describes the JANU Sustainable Action Categories listed in Table 1.9.5
1.9.6.1 The Site
•
Analyse site-specific characteristics including sun angles, wind exposure, access to transportation hubs, and availability of infrastructure services.
•
Carry out an assessment of natural systems and the impact the site will have on the surrounding Eco-systems and prepare a Natural Systems Assessment report
highlighting different natural systems and areas to be protected and allocated for habitat creation.
•
Prepare a detailed Environmental Impact assessment (EIA) must be provided at the start of the project
•
Prepare a Construction Environmental Impact Management Plan (CMEP) for approval by the local Environmental Department.
•
Maximise open spaces and use the green spaces for recreation and for reducing heat island effect
•
Use electric powered, hybrid or flex-fuel vehicles for hotel shuttle and service use
•
Provide a secured bicycle storage area for staff. Provide bicycle storage spaces for 5% of the full-time employee count.
•
Make provision for electric charging points in the car park for electric cars/scooters
1.9.6.2 Building Envelope
•
To ensure that appropriate thermal comfort levels are achieved through thermal modeling and selection of building envelope design and controls to maintain a thermally comfortable environment for all guests within the building.
•
Building elements forming the external walls, roofs, and floors must have an average thermal transmittance (U-Value), which does not exceed the following values:
•
Building Component, Maximum U-Value W/m2C are given below:
External walls
Roofs
Floors
Glazed Outer Doors & Roof lights
Opaque Outer doors & hatches
.25
.15
.2
1.3
.6
Base designer to
justify the U values
proposed.
•
To protect hotel guests from noise pollution and to improve their comfort and well being, the maximum noise levels must not exceed the levels in Table 3.4.6
•
All air intakes and exhaust points must be located at least 20m away from guestroom windows
20
Diversity factors
are not
encountered in teh
report/Estimates
1.9.6.3 Mechanical/HVAC
•
The mechanical systems consist of heating, ventilation, and air-conditioning systems (HVAC). The requirements of HVAC vary widely due to climatic variations, orientation of building, energy source, occupancy, equipment and plant selected and the method of control.
•
The MEP consultant must evaluate the appropriate design conditions including indoor and outdoor dry bulb (DB), wet bulb (WB) and relative humidity (RH) conditions to make sure that the mechanical systems and plant provide a comfortable, secure and healthy environment for guests and staff
•
The MEP consultant must use diversity factors on the overall cooling load including occupancy, equipment and lighting loads. Diversity factors are set out in
ASHRAE Handbook- Fundamentals.
•
Only refrigerants with zero ozone depletion potential (ODP) must be used for air-conditioning machines.
•
The ventilation system should be designed to minimise energy consumption without affecting the indoor air quality. The following systems should be integrated
Ventilation
with the ventilation system design:
I.
II.
III.
estimated to be
justified with the
calcs
Heat recovery
CO2 sensor controlled ventilation
VOC (volatile organic compound) sensor controlled ventilation
•
Demand Controlled Ventilation (DCV) using concentration of CO2 as a measure of occupancy, must be used for all public areas and restaurants. Ventilation fans
must be with variable speed drive (VSD)
•
All motors used for heating, ventilation and air conditioning systems must be specified to meet NEMA (National Electric Manufacturers Association) or
•
IEC (international Electro-technical Commission) Standards with 96% efficiency.
•
Energy metering facilities should be provided to allow the energy and thermal performance of the hotel to be recorded and to establish baselines for performance
and management, energy savings verification and air conditioning plant optimisation and control. Separate meters must be provided for the following major hotel
systems
i.
ii.
iii.
iv.
v.
vi.
•
TBC
Air conditioning
Ventilation
Lighting
Hot water
Cooking
Laundry
Seperate metering
strategy included?
The building must be equipped with a Building Management System (BMS), providing comprehensive building automation functionality to maintain desired thermal comfort and lighting levels for guests, to monitor thermal and electrical energy consumption and to monitor and control all major HVAC plant
21
As per
design,cooling by
air cooled chiller
not by renewables.
1.9.6.3 Mechanical/HVAC (Cont’d)
The MEP consultant must use on-site renewable energy sources to contribute towards the building thermal and electrical loads. The renewable technologies should be
designed to integrate the proposed building, HVAC and lighting design including:
i)
ii)
iii)
iv)
Photo voltaic Systems
Solar Thermal Systems for use in domestic hot water heating
Solar cooling
Other technological measures as appropriate
1.9.6.4 Electrical Systems & Lighting
•
LED (Light Emitting Diodes) should be used throughout the hotel including exit signs and other specialised uses.
•
Lighting design must meet the standards set in Section 4.7 of this Guideline and include the following lighting control systems:
•
i)
ii)
iii)
iv)
Occupancy sensors for public areas and guest corridors
Daylight sensors
Dimmable controls
Programmable time controls linked with the BMS
TBC
•
All external light fittings for the building, access ways and pathways must have a luminous efficacy of at least 50 lamp lumens/circuit-Watt when the lamp has a colour rendering index (Ra) greater than or equal to 60. OR 60 lamp Lumens / circuit Watt when the lamp has a colour rendering index (Ra) less than 60
•
Cold storage Refrigerators, freezers and fridge-freezers, washing machines and dishwashers, ice makers, water coolers, ovens and electrical products use throughout
the hotel must have an energy efficient rating in accordance with US EPA Energy Start or have an A+ rating under the EU Energy Efficiency Labelling Scheme.
22
1.9.6.5 Water
•
The Hotel’s water consumption is attributed to showers, baths, water closets, Spa and Wellness Centre, taps and kitchen equipment. Managing water demand and
selecting water efficient fittings is key to reducing water consumption.
•
Grey Water & Water Recycling. Grey water is defined as wastewater generated from guestroom showers and basins, kitchen sinks (with filters), laundry and dishwashers. The collected grey water must be filtered, treated, stored and used only for irrigation and green roofs and landscaping.
•
Ozone treatment technology is recommended for laundry washing machines, pool water treatment and water features to reduce energy use and the release of toxic
gases.
1.9.6.6 Waste
•
i)
ii)
iii)
iv)
Waste is one of the largest contributors to the carbon footprint of a hotel. Carbon emissions from transportation of waste, airborne pollutants from landfills and
habitat destruction and greenhouse gas
emissions from decomposition are some of the environmental impacts of waste disposal.
Waste Management Plan
Waste management On-Site Plan
Construction Waste Management
Hazardous Waste
1.9.6.7 Indoor Air Quality
• Ventilation to guestrooms and public areas must be through central system to allow for:
i.
Central cooling/heating and filtration of outside air
ii.
Better control of room environmental conditions
iii.
Variable speed control
iv.
Ease of maintenance
TBC
•
The building must be pressurised to reduce infiltration of untreated air
•
Ventilation rates must be controlled by the use of CO2 sensors or by using VOC (volatile organic compound) sensors
•
The energy recovery devices including plate heat exchangers, run around coils, thermal wheels must be used to reduce energy
1.9.6.8 Materials & Products
•
All paints and coatings must not exceed allowed limits of VOC (Volatile Organic Compound) as set out in the Table P/1-1 below taken from Green Seal GS-11 and as
determined by ASTM D6886-03 Standard Test Method for Specification of the Volatile Organic Compound
•
i)
Carpets & Flooring
Carpeting and carpet cushion must be CRI (Carpet and Rug Institute) Green Label Plus or Green Label certified (respectively) or equivalent approved by the
Local Authority.
ii)
Resilient flooring, rubber flooring, and pre-finished wood flooring all must be FloorScore or Greenguard Gold certified or equivalent approved by the Local
Authority.
•
A minimum 10% by volume of the building materials used must be extracted, processed and manufactured within a 500-mile radius of the development
1.9.6.9 Commissioning & Testing
•
Commissioning of hotel MEP Systems must be carried out in a compliant and timely manner in accordance with JANU Technical services Guidelines, ASHRAE
Guidelines 0-2005 ASHRAE, ASHRAE1.1–2007 for HVAC&R Systems.
1.9.6.10 Construction
The Contractor must develop a Construction and Demolition Waste Management Plan to reduce construction and waste disposed of in landfills and incineration facilities by recovering, reusing and recycling and set a target of 50% recycling rate of the total waste generated by the building construction
1.9.6.11 Operations
•
The Operational Plan must include the building systems narrative and sequence of operations, Preventative Maintenance Plan, Staff Training Program
and Environmental Management Plan
24
2
Design & Construction Process
Table of Contents
2.1
General
2.2
Development Programme
2.3
Architectural, Interior design and Engineering Deliverables
2.3.1 Architectural Deliverables
2.3.2 Interior Design Deliveables
2.3.3 Engineering Designs & Specifications (Including Specialty Systems)
2.4
RIBA Design Stages
2.4.1 Concept Design Stage
2.4.2 Schematic Design Stage
2.4.2.1 General/Infrastructure
2.4.2.3 Fire & Life Safety
2.4.2.3 Guestroom Model Room
2.4.3 Design Development Stage
2.4.4 Contract documentation stage
2.4.5 Construction Stage
2.4.6 Commissioning & Balancing
2.4.7 Method Statements
2.4.8 Record Documentation
2.4.9 Hotel Pre-Opening
25
2
Design & Construction Process
2.1
General
Each phase of work will commence at the Owner’s direction and end at approval of the work by the Owner and JANU Technical Services. Each phase will be completed
within the time frame of the design schedule established in the Concept Design phase. The Consultant may be required to alter and adapt the work of each phase, from
time to time and as directed by the Owner, to achieve budget and design approval.
The MEP Consultant will be responsible for confirming that the proposed design and approved drawings comply with all applicable codes and JANU Design Guidelines.
The MEP Consultant will work closely and coordinate with Architect, the Interior designer and all other Consultants (“Project Team”) to provide all necessary designs and
clarifications on a timely basis, as is necessary during all phases of the Project.
All drawings will be produced in the latest version of AutoCAD/Revit or compatible program agreed upon by the Project Team. Documents to be transmitted electronically in PDF and a reproducible format as requested by Owner for distribution.
2.2
Development Programme
A timeline will be issued by the Owner to JANU Technical Services Department no later than thirty (30) days from the Effective identifying all key actions from the conception to the successful completion of the project including the planned duration and completion date for each key activity, gaining any required approvals, developing
and completing of all plans and specification stages, mock-up and control rooms, tendering, procurement, construction, fit-out, testing and commissioning, completion
of the construction works, pre-opening activities commencement including training, temporary office set up, witnessing, handovers, etc. This timeline must be issued
prior to the commencement of the design process. Milestones and dates that must be shown on the Development Programme as a minimum are:
(i)
Project Brief;
(ii)
Appointment by Owner of the Professional Team;
(iii)
Architectural Design Submissions: Concept, Intermediate & Detailed;
(iv)
Interior Design Submissions: Concept, Intermediate & Detailed;
(v)
Engineering Design Submissions: Concept, Intermediate & Detailed;
(vi)
Engineering Services (MEP) Design;
(viii)
Mock-up and Control Room(s) construction and review;
(ix)
Construction start;
(x)
Hotel Management Temporary Office;
(xi)
Commissioning programme: MEP, FLS, IT, TVs, Telephones, Lifts, etc.;
(xii)
Construction completion date;
(xiii)
(xiv)
(xv)
Witnessing commencement;
Handover of hotel to Operations and training; and
Hotel opening date to the public.
26
Concept
Design Stage
Schematic
Design Stage
Design
Development Stage
Contract
Documentation
Stage
Construction
Commissioning
& Testing
Concept
Intermediate
Detailed Design Stage
Fig 2.1 Design & Construction Stages Diagram
Hand-over &
Pre-Opening
2.3
Architectural, Interior design and Engineering Deliverables
It is important that the deliverables for every JANU Project are coordinated and harmonised between the various disciplines. The following tables list the minimum
infor-mation required to be prepared and submitted to JANU by the Owner/Developer to enable a complete and specific review for the hotel by the JANU Technical
services Team.
2.3.1 Architectural & Landscaping Deliverables
Table 2.3.1 Architectural Design & Specifications including Landscaping
Concept Architectural Design
(typically 12 months prior to construction start)
(i) A written design narrative explaining the key
architectural design concepts;
(ii) facilities programme;
(iii) The Professional Team list agreed with JANU and their
contact details;
(iv) Master plan of the site;
(v)prospective building sketches and/or model
photographs;
(vi) elevations and sections through buildings showing
floor and building heights;
(vii) floor plans (at least at 1:100 scale) of each building
in-cluding seating for food and beverage and meeting
areas;
(viii) plans of each guestroom floor (at least at 1:100
scale);
(ix)other requirements relating to the hotel and the project
and, if applicable, information on any non-hotel aspects of
the development; and such other plans and specifications .
Intermediate Architectural Design
(typically 9 months prior to construction start)
(i)master plan of the site;
(ii)floor plans of each floor;
(iii)building elevations and sections including external signage;
(iv)large scale (at least 1:50) plans and layout for each guestroom type;
(v)large scale (at least 1:50) plans for all food and beverage
areas, public spaces, public cloakrooms, meeting spaces;
(vi)large scale (at least 1:50) plans for kitchens, back of
house areas and offices:
(vii)large scale (at least 1:50) drawings of any critical areas;
(viii)vertical and horizontal transportation analyses;
(ix)outline specifications for exterior and interior materials;
and
(ix)all such other plans and specifications as JANU may
reasonably require.
Detailed Architectural Design
(typically 6 months prior to construction start)
(i) detailed working plans and specifications in sufficient
detail for use as part of contract tender documents, contract
working documents and for submission to appropriate governmental departments and other authorities in connection
with applications for requisite permits, etc.;
(ii) drawings for construction of guestroom and other
mock-ups;
(iii) lighting and landscape plans including external
signage;
(iv) final equipment layouts and specifications;
(v) plans, renderings and specifications suitable for
reproduc-ing for marketing and advertising purposes; and
(vi) all such other plans and specifications as JANU may
require.
Note 1: Prior to issuing its approval, JANU requires that Owner’s Consultants prepare, on an expedited basis, a full-scale mock-up room including the bathroom and any adjacent
corri-dor (wherever appropriate) that includes all the elements of an operational Hotel. JANU may also require other key components of the Project to be mocked-up.
Note 2: JANU will review the submissions at each stage to determine whether they comply with JANU Standards and the Safety Standards, and may request such changes thereto as it
considers necessary in order to enable the Hotel to comply with those standards.
Note 3: JANU must have final approval of each stage in its sole discretion. Such approval for each stage must be necessary prior to proceeding to the next stage.
28
2.3.2 Interior Designs & Specifications Deliverables
Table 2.3.2 lists the minimum information required to be prepared and submitted to JANU by the Owner to enable a complete and specific review for
the Hotel. JANU must advise and assist Owner in defining the content, design brief and manner of the presentation of the interior designs to be
submitted by the Consultants.
Table 2.3.2 Interior Designs and Specifications
Concept Interior Design
(typically 9 months prior to construction start)
Intermediate Interior Design
(typically 6 months prior to construction start)
Detailed Interior Design
(typically 3 months prior to construction start)
(i) a written design narrative explaining the key
interior design concepts;
(ii) general interior floorplans showing finishes,
materi-als, colours, etc,
(iii) general interior elevations showing finishes,
mate-rials, colours, window types, vertical dimensions
and signage positions;
(iv) all such other plans and specifications as JANU
may reasonably require.
(i) room layouts for each category of room, indicating nature and location of furniture, furnishings and
joinery items;
(ii) perspective room sketches or models or other
means of demonstrating the overall design concept,
colours, lighting and materials; and
(iii) presentation boards with samples of floor, wall
and ceiling treatments, furniture and furnishing
materials and photographs or drawings of furniture,
lighting, fixtures and accessories; and
(iv) all such other plans and specifications as JANU
may reasonably require.
(i) detailed room layouts for each category of room, including
loca-tion and design of fixtures, furnishings and equipment;
(ii) interior elevations and reflected ceiling plan for each
guestroom and bathroom category including details of finishes;
(iii) lighting plans;
(iv) samples and specifications of all floor, wall and ceiling treatments and of all furniture and furnishing materials to be used,
in guest rooms, restaurants, public areas and other parts of the
Hotel;
(v) detailed drawings of specially designed furniture, lighting fixtures and accessories;
(vi) prototypes of furniture when requested by JANU;
(vii) photographs of selected items as required;
(viii) drawings and specifications of room mock-ups;
(ix) proposed internal signage and sample;
(x) drawings including plans, elevations and renderings of typical
guestroom and all public areas suitable for reproducing for
market-ing and advertising purposes
(viii)all such other plans and specifications as JANU may reasonably require.
Note 1: Prior to issuing its approval, JANU requires that the Owner’s Consultants prepare, on an expedited basis, a full-scale mock-up room including the bathroom and any adjacent
corridor (wherever appropriate) that includes all the elements of an operational Hotel. JANU may also require other key components of the Project to be mocked-up.
Note 2: JANUwill review the submissions at each stage to determine whether they comply with JANU Standards and the Safety Standards, and may request such changes thereto as it
considers necessary in order to enable the Hotel to comply with those standards.
Note 3: JANU must have final approval of each stage in its sole discretion. Such approval for each stage must be necessary prior to proceeding to the next stage.
29
2.3.3 Engineering Designs and Specifications
Table 2.3.3 lists the minimum information required to be prepared and submitted to JANU by the MEP Consultants to enable a complete and
specific review for the Hotel.
JANU will review the submissions at each stage to determine whether they comply with JANU Standards and the Safety Standards, and may request such changes
thereto as it considers necessary in order to enable the Hotel to comply with those standards.
JANU must have final approval of each stage in its sole discretion. Such approval for each stage must be necessary prior to proceeding to the next stage.
The MEP Consultants appointed for JANU Projects are deemed to have understood the obligation to familiarize themselves with the relevant international standards
and highlight any conflicts with local standards for early resolution with JANU Technical services department
Where any such conflicts between standards exist, these should be brought to the attention of JANU Technical services Department during the design process or
within sufficient time so as not affect either the design and/or the construction program.
Where any doubt exists, the issues should be raised for JANU Technical Services Department for advice. This MEP and Fire Protection services design criteria manual has a series of ‘Design Stage Compliance Verification Schedules’ which should be completed by the designers to verify conformance with JANU Technical Services
Department requirements. Failure to complete these schedules may result in JANU Technical services Department requiring an independent audit of the design to be
carried out at the designer’s expense.
The designers are required to make technical submissions as detailed elsewhere in this manual at the various stages of the project as indicated. These submissions
should be made in English language, and should be to a format to be agreed with JANU technical Services Department.
Where JANU Technical services Department has a Technical Services Engagement for assisting the designers, these technical submissions will be reviewed and commented upon. The process of technical submissions does not obviate the Designer’s responsibility to ensure full compliance with the requirements herein.
Unless variations from these requirements have been given a specific approval by JANU Technical services Department , then they may not be acceptable and may
require rectification at the designers costs.
The appointed MEP Consultants must complete the Design Stage Compliance Verification Schedules included as a minimum include in Tables 2.4.2, 2.4.2.1-2.4.2-5
Any deviation
based on the the
verification
schedules?
Table 2.3.3 Engineering Designs and Specifications
Concept Engineering Design
(typically 9 months prior to construction start
Intermediate Engineering Design
(typically 6 months prior to construction start)
Detailed Engineering Design
(typically 3 months prior to construction start)
(i)Narrative description and design brief for all
mechanical, electrical and plumbing installations, including sprinklers) lifts, etc., including
the criteria used for design in each discipline;
(i)engineering design plans showing plant and equipment
locations for mechanical, electrical and plumbing services
(ii)single line schematic diagrams for HV/LV
distribution, ventilation, chilled water, domestic
hot and cold water, heating and plumbing;
(iii)mechanical design drawings, including door unit
locations for all piped and ducted systems, single line
diagrams for all pipework and ductwork, service riser
layout between guestrooms, HVAC make up and exhaust
air calculations;
(i)Detailed mechanical design including all main system schematics, methods
of air distribution, hot water, chilled water, potable water, gas distribution,
gas tank locations, heat loads, cooling loads, fresh air requirements, design
temperatures, air supply and extract calculations, make up air and exhaust
calculations, all methods of air distribution, equipment specifications and
locations, all controller locations including sample pictures, BMS system, heat
metering strategy, building energy calculations and proposed building rating,
specifications and proposed plant manufacturers
TBC
(ii)main plant locations;
(iv)electrical design drawings for HV and LV installations
including outline load summary, lighting, typical guestroom electrical requirements and switching, fire alarm
schematic, CCTV system, generator supported equipment, emergency lighting outline design, MATV distribution schematic, lightning protection, music systems,
lighting controls, metering and AV systems;
(v)plumbing design schematics to include hot and cold
water systems, rain water, waste water, main gulley
locations;
(vi)BMS schedule;
(ii)Final Mechanical handling design including: Lift traffic analysis’ from chosen
manufacturer, detail drawings of all lifts proposed by manufacturer, detail
drawings of all escalators proposed by manufacturer, dock levellers, scissor
lifts, dumb waiters, hoists. All drawings must be submitted from the chosen
manufacturer and installer. Details of maintenance and warranties;
(iii))Detailed electrical design including : lighting and coordinated reflected
ceiling plans, HV and LV installations, including load calculations, small power,
lighting, equipment, specifications and locations, coordinated riser diagrams,
thermostat locations, fire alarm systems, CCTV systems, intruder alarm systems, access control and full layouts of coordinated reception panels, security
lodge panels and services, IT rooms, data centre, services and equipment,
including elevations of equipment, generator supported loads, emergency
lighting, TV distribution, lightning protection, music systems, lighting controls
and energy metering strategy;
(vii)mechanical handling systems design to include: manu(iv)Final plumbing design including: all piping, connections, sizing, riser diafacturers, performance of all equipment, elevator traffic
grams and fixtures schedule;
analysis, design of elevators, dumb waiters and the like;
Table 2.3.3 Engineering Designs and Specifications (Cont’d)
Concept Engineering Design (typically 9
months prior to construction start
Intermediate Engineering Design
Detailed Engineering Design
(Typically 6 months prior to construction start) (Typically 3 months prior to construction start)
(iii)Fire Safety Strategy Report highlighting all codes used
and demonstrating compliance with all applicable codes as
well as with JANU Standards;
(viii)design criteria for all areas.
(iv)IT & AV Standards
ix)Fire Life Safety design including: updated Fire Safety
Strategy Report, drawings, applicable codes used, agreed
cause and effect matrix, etc.;
(v)Security strategy
(x)Security systems design,
(vi)All such other plans and specifications as JANU may
require.
(xi)IT & AV Scope and Schematic Drawings
(xii)kitchen and laundry layouts;
(xiii)All such other plans and specifications as JANU may
require.
(v)
Detailed Fire Life & Safety design including: updated Fire Safety
Strategy Report demonstrating compliance with all applicable codes as well
as with JANU Standards, fire strategy drawings, list of applicable codes used
to develop and support the design, sprinkler design and calculations, fire
alarm design scope and drawings, voice alarm design scope and drawings,
emer-gency lighting layouts and calculations and description on system,
kitchen suppression, IT suppression, UPS design, dry/wet risers, smoke
extract/clear-ance, stair ventilation/pressurization, generator supported
loads, hose reels, fire alarm matrix. All system drawings and manufacturers
must be provided to support the overall strategy;
(vi)
Fire Life & Safety cause and effect matrix;
(vii) Audio Visual design documents must include: scope of works, detailed
drawings including plans and elevations showing equipment finishes, schematics, manufacturer of products including pictures, power and heat output
requirements, maintenance and warranty;
(viii) IT and communications design (where not included in electrical drawings);
(ix) Security provisions including perimeter protection, access control,
pro-tection systems specification, etc..
(x)Kitchen and laundry layouts at 1:50 scale showing equipment locations
and specifications and all mechanical, electrical and plumbing connections
and requirements, including air exhaust, lint collector, drainage lint traps, etc.
(xi) Bar, service station and pantry equipment locations and specifications
and all mechanical, electrical and plumbing connections and requirements;
and
(xii)
All such other plans and specifications as JANU may require.
2.4
RIBA Design Stages
For some JANU Projects including large resorts and mixed-use developments, the design stages and deliverables maybe diffferent than the ones defined in Section 2.3
of this section. Here are typical stages for an JANU project using RIBA Stages.
2.4.1 Concept Design Stage
In the Concept Design Stage, the MEP Consultant must participate in the initial meetings with the Owner, JANU Technical Services, Architect and Interior Designer to review and clarify project scope, schedule, project communication, Design Standards, functional criteria, planning considerations, design constraints, budget and project theme as required to develop the Concept Design, operating program, and budget for the Project. The Architect will provide
Concept Design drawings to the Consultant for their early input. MEP Consultants’ Deliverables at this stage include
a)
b)
c)
Producing CAD and sketch drawings and input regarding general locations of the major MEP components for the Project.
In conjunction with the Architect, Interior Designer and Landscape Architect, the Consultant must propose a detailed design schedule specifying key
milestones for each Project phase.
Narrative is
Visits with the rest of the team for Presentations and Meetings
missing for some of
the system
2.4.2 Schematic Design Stage
In the schematic design phase, the MEP Consultant is to prepare a design brief (narrative description of systems) documenting the intent of the engineered building systems that are to be part of the building, facility and property (See Fig 2.2). The narrative is to clearly indicate design conditions, applicable codes and standards, and
scope of systems, materials and equipment that are to be part of the project. The design brief is to demonstrate the MEP Consultants familiarity with the JANU Hotel
Standards & Guidelines, and clearly indicate any design constraint which might prevent the design from conforming to JANU Hotel Design Standards. In summary, the
appointed MEP Consultant as a minimum provide the following design information before starting the schematic design. The appointed MEP Consultant must provide
summary calculation sheets to the JANU Technical Services Department (Typical calculation forms are shown on Tables 2.4.1, 2.4.2 ans 2.4.3)
Base designer to
submit the same.
33
2.4.2.1 General/Infrastructure
The Infrastructure information to be provided by the appointed MEP Consultant includes:
a) List of specific particular standards used for Mechanical, Electrical and Public Health Services
b) Narrative of the proposed systems
c) Details/calculations for the determination of all infrastructure requirements for:
• Power
• Gas
• Water
• Drainage
• Telephones
2.4.2.2 Fire and Life Safety
The Fire Engineering Consultant must include as a minimum the following information during schematic Design Stage (See Section 6.0)
•
Statement of the Fire Strategy for the building
•
Complete list of active and passive systems provided for Fire & Life Safety, including detection, alarm, suppression, and evacuation.
•
Floor plans for all systems covering all areas
2.4.2.3 Guestroom Model Room
Model room will typically occur in parallel with the Schematic Design phase of the project, but the schedule will be determined by Owner with input from JANU Technical
Services and the Project Team.
Owner and JANU Technical services require that a working Model Room of a typical Guestroom and a section of Guestroom corridor (collectively the “Model Room”) be
separately designed and constructed. The purpose of the Model Room is to test the design assumptions and detailing and to establish an acceptable level of design and
construction quality.
The MEP Consultant will prepare construction document and specification process for the Model Room upon commencement of the Schematic Design phase. The timeline for design and document production will progress independently of the general design schedule and will be identified as such in the design schedule noted in the
Concept Design phase.
The Model Room will be constructed as a fully operational room including all mechanical, electrical, plumbing and life safety components prior to tender and award of
final construction documents.
a)
ii)
1:50 and 1:20 HVAC, Electrical and Public Health plans, schematics, sections, elevations, reflected ceiling plans.
Coordinated construction documents and specifications for all MEP systems.
34
Fig 2.4.2 Schematic Stage MEP Deliverables
Design Criteria is
missing.
Mechanical/HVAC
•
Electrical
Detailed design criteria for all areas (temperatures, noise criteria, lighting and Power Loads,
ventilation rates)
Not
available.
•
Heating and cooling load calculations
•
Basis for main plant (chillers/boilers) sizing includTBC
ing redundancy
•
Energy/Carbon targets and basis
•
Heat recovery/energy efficiency measures,
including life cycle cost analysis for the systems
selected.
•
Preliminary Plant and equipment selections and
Equipment schedules
Not available
•
Details of all redundancy provisions for breakdown
•
Maximum demand calculation and basis for transformer/power supply capacity
•
Summary of all electrical loads
•
Details of all UPS and emergency generator provisions
•
Preliminary Schedule of Essential/Critical services
loads
Mains water supply rate and pressure requirements
•
Water storage capacity and storage arrangements
•
Hot water storage and generation details and
basis
•
Water Management & Legionella prevention
measures
•
Drainage details including access to all clean outs
and grease trap details and maintenance provisions
Schematic electrical distribution showing all redundancy provisions
•
Preliminary Schedule of lighting levels to all areas
and method for lighting control
•
•
Power and lighting layouts and lighting switching/ •
control details
•
Lightning protection strategy and details
Description of the BMS operation for the Mechanical systems
•
Security system – strategy and details
•
1:100 Plans for all systems
•
MATV system details
•
Provisions for accessing and maintaining all plant
requiring regular maintenance.
•
Telecom system details
•
Audio/Visual system details
Commissioning Strategy
•
Connectivity sleeping accommodation
•
Controls sleeping accommodation
•
•
•
•
TBC
Plumbing
35
Gas supply details and safety provisions
Detailed layouts for all systems
Table 2.4.2 .1 Site Location Summary Details
Country
Site Address
Latitude/Longitude
No of Hotel Rooms
Total Plant Area - m2
Total Parking Area - m2
Total Gross Floor Area - m2
Table 2.4.2.2 HVAC EXTERNAL DESIGN CONDITIONS
Location
Coordinates
Maximum
Temperature - oC
Summer
External Design Conditions
Humidity
%RH
Winter
External design Conditions
Minimum
Humidity
Temperature - 0C
%RH
Enthalpy
Kj/kg
Not available. TBC
with base designer.
Table 2.4.2.3 Hotel/Resort Estimated Total MEP Loads
Gross Floor Area- m2
HVAC
W/m2
Lighting/Power
W
W/m2
W
Kitchens
W/m2
Spa
W
W/m2
Car Park/Other
W
W/m2
W
Lifts
W/m2
Total
W
W/m2
W
Not available. TBC
with base designer.
Table 2.4.2.4 HVAC Cooling Load Calculation Summary Sheet 1
Description
Gross Floor
Area (m2)
Cooling Load - w/m2
Sensible
VA/m2
Latent
VA/m2
Total
VA
Guestroom Areas
Guestrooms
Bathrooms
Apartments
Corridors
Pantry
Public Areas
Main Lobby
Restaurant
Function Room
Meeting Rooms
Kids Club
Indoor Pool
Spa
Treatment Rooms
Retail
Public Toilets
Bar
37
Heating
Load
(w)
Total
w
Fresh Air
(l/s)
Supply Air
l/s/m2
Notes
l/s
Table 2.4.2.5 Electrical Load Calculation Summary Sheet 1
Description
Gross Floor
Area (m2)
Mechanical Load
Room FCU
(VA/m2)
Total
kVA
Electrical
(VA)
Power
Other
VA/m2
VA/m2
Lighting
VA/m2
Guestroom
Areas
Guestrooms
Bathrooms
Apartments
Corridors
Pantry
Public Areas
Main Lobby
Restaurant
Function
Room
Meeting
Rooms
Kids Club
Indoor Pool
Spa
Treatment
Rooms
Retail
Public Toilets
Bar
38
Total Room
Electrical Load
Total
kVA
kVA
Notes
2.4.3
Design Development Stage
Based on approved Schematic Design and written authorization by the Owner/Developer and JANU Technical Services, the MEP Consultant will continue to develop
the MEP systems and associated drawings for the Project.
The MEP Consultant must work with other members of the Project Team to provide full Design Development documentation. The other Consultants include:
•
•
•
•
•
•
•
Structural Engineer
Acoustic Consultant
Civil Engineer (including site utilities)
Audio Visual Systems and IT Consultant
Security Consultant
Lighting Consultant
Other local consultants, as necessary including Kitchen, Laundry, Logistics, Transportation, Pool, Water Features etc.
The MEP Consultant will co-ordinate the requirements for design of the MEP systems with the Architect, the Interior designer and the Project Team.
The MEP Deliverables for this stage is summarised in Fig 2.4. In addition the MEP Consultant must:
•
Provide with base building design requirements, including but not limited to design parameters for control and equipment rooms, adjacency requirements, heat
loads, power, noise criteria, sound isolation, fire separation, vertical shafts, and room finishes.
•
Review project progress Design Development drawings by Project Team to ensure the MEP system requirements are co-ordinated.
•
Prepare Design Development drawings and coordinate with Project Team. Drawings and specifications submittals for Owner/Developer and JANU Technical Services
review will be at a minimum of 40% and 90% completion.
•
The Detailed Design package describing the scope of the MEP system must be sufficient for cost estimating by the Owner/Developer.
39
Fig 2.4.3 Design Development Stage MEP Deliverables
Mechanical/HVAC
Electrical
Plumbing
•
1:100 and 1:50 coordinated Plans for HVAC,
Chilled Water, Heating, Air Systems, Energy Systems
•
1:100 and 1:50 coordinated Plans for Electrical
Distribution Systems including Fire Alarm & Detection Systems
•
1:50 and 1:20 Plans of all major Plantrooms
including Main Central Cooling/Heating plant, Air
Handling Plant, Roof Plants
•
1:50 and 1:20 Plans of all major Electrical Plan•
trooms including Electrical Switchgear, Transformer chambers, Generator Rooms
1:50 and 1:20 Plans of all major Public Health
Plantrooms including Water Tanks and pumps for
Fire Systems
•
Detailed Mechanical/HVAC Specification for all
Equipment & Plant
•
Detailed Electrical Installation Specification for all
Equipment & Plant
•
Hot water storage and generation details and
basis
•
Detailed Heat recovery/energy efficiency measures and detailed energy calculations
•
Confirm Maximum demand calculation and basis
for transformer/power supply capacity
•
Water Management, Treatment & Legionella
prevention measures
•
Detailed Plant and equipment selections and
Equipment schedules including Manufacturers’’
Information
•
Schematic drawings of all electrical distribution
systems showing all connections to mechanical
plant
•
Drainage details including access to all clean outs
and grease trap details and maintenance provisions
•
Details of all redundancy provisions for breakdown
•
•
Gas supply details and safety provisions
•
•
Detailed Description of the BMS operation for the
Mechanical systems
•
Final Schedule of lighting levels to all areas and
method for lighting control coordinated with the
Lighting Consultant/Interior designer
Detailed Specification and Drawings of Waste
Management Systems
•
1:50 plans and Details of Pool Water Treatment
Systems
•
Detailed Provisions for accessing and maintaining
all plant requiring regular maintenance.
•
Detailed Method Statement for Commissioning of
all Plant
•
•
Detailed Provisions for accessing and maintaining
all plant requiring regular maintenance.
•
Detailed Method Statement for Commissioning of •
all HVAC and Mechanical Plant
•
1:50 Power and reflected lighting layouts and
lighting switching/control details
Lightning protection details
Security system layouts coordinated with Security
Consultant
MATV system details coordinated with AV/IT
Consultant
40
•
1:100 and 1:50 coordinated Plans for Water
Distribution Systems including Fire Protection
Systems
2.4.4
Contract Documentation Stage
Prior to Contract Documentation Stage, the MEP Consultant must issue tot he Owner/Developer and JANU Technical Services a list of operating permits and
licenses required for the MEP, Fire Safety and IT Systems for JANU Technical Services review
The contract documents are to be produced to identify the specifics of the following Systems:
•
•
•
•
MEP Systems
Fire Safety Systems
AV/IT Systems
Security Systems and other Specialty Systems design in detail.
The following deliverables are required during the Contact Documentation Stage
•
CAD/REVITT or Electronic Drawing List for all MEP Systems coordinated with Structure and Interior design requirements
•
Detailed coordinated drawings, plans and specifications of engineered systems (including materials, methods, control, and intended modes of operation) in sufficient
detail to allow a contractor to prepare an estimate of construction cost for Tender.
•
Floor plans are to be drawn to a minimum scale of 1:100 and equipment room spaces to a minimum scale of 1:50
•
Calculations and documentation of engineered work required to substantiate permitting requirements.
Prior to issuing the Contract Documents for Tender, the MEP Consultant must issue a complete package of drawings and specifications for JANU Technical Services Review
2.4.5
Construction Stage
Throughout the construction phase, responsibility for adhering to the design brief intent and specifications remains with the MEP Consultant.
JANU Hotel Technical services will assist the Consultant wherever possible in reviewing and issuing written comments on the Contractor’s execution of the work.
During the construction phase, the MEP Consultant is to carefully review shop drawings and submittals issued by the Contractor.
The MEP Consultant is to monitor the execution of the work and provide regular written reports on the progress of construction in the form of written instruction, nonconformance reports, snag lists and other documentation issued by the Consultant to either the Project Manager or the Contractor. These written reports are to be
copied and issued by the MEP Consultant to JANU Hotels.
2.4.6
Commissioning & Balancing
The MEP Consultant is to consult with JANU Hotels prior to accepting any work in guestrooms or public areas as complete. JANU Technical services will actively participate in
the acceptance process.
The MEP Consultant is to review and confirm the final testing, adjusting, start-up and commissioning of the installed equipment and systems. The Contractor and independent
testing agencies are to submit to MEP Consultant for review, detailed test reports identifying the performance of each piece of equipment and successful operation meeting
the design intent and specification requirements.
JANU Technical Services Department reserves the right to bring in an Independent Specialist Commissioning Company if this task is not being carried out directly.
The Contractor and MEP Consultant must verify the correct operation of the complete systems, including items of plant, to ensure that they are operating in accordance with
specified conditions and that the systems achieve the environmental conditions required. This should include proving of equipment installed under full load conditions. Where
electrical loads are not inherent in the installation, temporary electrical loads should be provided. Upon completion of all testing and commissioning, the Contractor and MEP
Consultant must provide two signed copies of the commissioning certificates, and submit to JANU Technical Services Department within 14 days of the results being
obtained. Signed copies of the certificates must be installed within the operating and maintenance manuals.
2.4.7
Method Statements
Prior to all testing, the Contractor and MEP Consultant should issue detailed Method Statements prior to carrying out the works. These method Statements should contain the
following information:
a)
b)
c)
d)
Health and Safety Issues
Instruments to be used and their calibration certificates
Sequence of tests to be carried out
Documentation which will be provided to record results
These Method Statements should include the following information:
a)
b)
c)
e)
f)
h)
i)
Logic diagram of the process to completion
Outline programme
Permit to work systems and documentation
Details of work by others affecting progress of work detailed
Proposed off-site testing
Proposals for quality control
Handover, demonstration and training
42
2.4.8
Record Documentation
The Contractor must prepare full operating and maintenance manuals and ‘As Fitted’ drawings in both English and local language, if applicable. Draft copies of these
documents should be issued to JANU Technical Services for comment a minimum of six weeks prior to practical completion.
All record drawings should be provided in electronic form in additional to paper copies. Drawings should be provided on the latest Auto CAD Release Standards and
should be prepared using agreed CAD layering convention.
2.4.9 Hotel Pre-Opening
The MEP Consultant together with the Contract Team to consult with JANU Technical Services prior to accepting any work in the guestrooms and public areas of the
hotel. JANU Technical Services will actively participate in the acceptance process,
The MEP Consultant is to review the final testing, tuning and commissioning of all the installed systems and equipment.
A written description of operation of the MEP, Fire & Life Safety, AV/IT and Security Systems to be prepared and issued to JANU Technical Services and training
seminars to be provided for the Hotel Engineering Staff by the appropriate specialist contractors before the final completion and hand-over of the MEP and Specialty
Systems to the Hotel.
43
Mechanical, Electrical & Public Health Engineering Design Guidelines
CONTENTS
3
3.1
3.2
3.3
3.4
3.5
3.6
3.6.1
3.6.2
3.7
3.7.1
3.7.2
3.7.3
3.7.4
3.7.5
3.8
3.8.1
3.8.2
3.9
3.9.1
3.9.2
3.9.3
3.10
3.11
3.12
3.13
3.14
3.15
Mechanical Engineering
General
Standards
HVAC Systems
Design Criteria
3.4.1 Outdoor Design Criteria
3.4.2 Indoor Design Criteria
3.4.3 Ventilation Rates
3.4.4 Pressurisation
3.4.5 Filtration
3.4.6 Acoustic requirements
3.4.7 Occupancy
Smoke Control Systems
HVAC System Design & Selection
HVAC System Selection Objectives
HVAC Equipment
Refrigeration & Heat Rejection Systems
Water Chillers
Heat Rejection
Cooling Towers
Comparison of Air Cooled vs Water Cooled
Free Cooling
Heating Systems
General Requirements
Heating Plant Options
Hotel/Resort HVAC Systems
General
Guestroom HVAC System
Public areas
Building Management System
Plant areas & Risers
Noise & Vibration
Accessibility & Maintenance
Pipework & Ductwork Design & Specification
Thermal Insulation
4
4.1
4.2
4.3
4.4
4.4.1
4.4.2
4.5
4.5.1
4.5.2
4.6
4.6.1
4.6.2
4.7
4.8
4.8.1
4.8.2
4.9
4.9.1
4.9.2
Electrical Engineering
General
Standards
Load Assessment
Incoming Supplies
Metering Provisions
Transformers
Power Distribution System
General
Equipment
Essential Power Distribution
Stand-by Generator
Uninterrupted Power Supply
Lightning Protection
Lighting
Lighting Levels
Emergency Lighting
Electrical provisions
Guestroom General Power, Voice Data, TV
and AV Requirements
Ballroom Electrical Provisions
44
5
5.1
5.2
5.3
5.4
5.4.1
5.4.2
5.5
5.6
5.7
5.8
5.9
5.10
5.11
5.11.1
5.11.2
5.11.3
5.11.4
5.11.5
5.12
Public Health
Design Standards
Water Source
Water Use & Storage
Water Treatment
Water softening Sytems
Chlorine Disinfection
Water Metering
Service Valves
Water Distribution system
Hot Water Systems
Water Conservation Measures
Pool Water Treatment
Drainage System design
Drainage Distribution
Guestroom Drainage
Kitchen Drainage
Plantroom Drainage
Condensate Drainage
Rainwater
3
Mechanical Systems Design Guidelines
3.1
General
JANU guests expect highest level of service with no compromises in temperature or the quality of the environment in their rooms or in public areas. To achieve
the energy targets, the HVAC Systems must be responsive and readily controllable. The requirements for heating, ventilating and air-conditioning (HVAC) vary
widely due to climatic variations at different geographical locations.
Design conditions, including outdoor and indoor dry bulb temperatures (DB), wet bulb temperatures (WB) and relative humidity (RH),must be carefully evaluated
to ensure that the various components of HVAC systems and plants will create a comfortable, secure and healthy environment for the building occupants.
3.2
Standards
The HVAC Systems must comply with the following International Standards
•
•
•
•
•
•
CIBSE
ASHRAE
NFPA (Life Safety) or approved equivalent European/British Standards
ISO9001 (Quality Management),
OHSAS18001 (Health & Safety Management) and
ISO14001 (Environmental Management) standards.
Acoustics
Considerations
The MEP Consultant must provide the acoustic values for all proposed systems to confirm compliance with the JANU Engineering Design Guidelines.
The Life expectancy of plant and equipment selected by the MEP consultant must be in accordance with CIBSE, ASHRAE, BS 743 or other Intentional Standards,
with an expected life in the order of 15-25 years, subject to its economic life.
Is this covered?
The design of the building and the associated systems must be such that the energy consumption does not exceed the following:
Total Energy
Electricity
Gas
250 Kwh/m2/annum of serviced area
130 Kwh/m2/annum
120 Kwh/m2/annum
The target carbon dioxide emissions should not exceed 90kg/m2/annum of floor area per annum.
45
3.3
HVAC Systems
The HVAC Systems serving the hotel/resort include:
1. Refrigeration & Heat rejection Systems
2. Central chilled water system with fixed primary and variable flow secondary distribution loops
3. Individual secondary chilled water circuits for guestrooms, public areas, ballroom, meeting spaces, spa and back of house areas
4. Central heating system with heating and hot water distribution with primary and secondary circuits complimenting the chilled water system
5. Three pipe Variable Refrigerant (VRF) system for refurbishment projects
6. Primary outside air to guestrooms to be treated and tempered as necessary with heat recovery system
7. Supply and extract ventilation system providing tempered and treated air to all public and staff areas
8. Heat recovery systems
9. Kitchen ventilation systems
10. Car Park ventilation systems
11. Building Management System (BMS) and automatic control system for all mechanical and HVAC Plant
The following redundancy provisions must be applied to chilled water and heating systems:
Chillers: The central chiller plant must have either three chillers at 50% capacity or two units each at 67% capacity
Boilers: All central boiler plant must be sized with 135% capacity.
Report doesn;t
include any of these
compliance.
46
3.4
Design Criteria
3.4.1
Outdoor Design Criteria
Design calculations must be based on procedures and data established by ASHRAE or CIBSE, unless local engineering society or the Local Meteorological
Department can offer more accurate data.
In regions for which engineering society data are not available, an analysis must be made based on a minimum of five years of climatological data obtained from
Meteorological Departments or the nearest airport, together with data published by leading manufacturers of air-conditioning equipment.
3.4.2
Indoor Design Criteria
The indoor design temperatures, humidity and noise criteria figures are specified in Tables 3.4 a and 3.4b
3.4.3
Ventilation Rates
Ventilation rates are given in Tables 3.4a and 3.4b . Fresh air rates must be adequate to prevent accumulation of heat or build up of contaminants, odours or fumes.
Guestroom bathroom extract rate must be balanced with the fresh air supply and must be designed to achieve negative pressure with respect to the room.
Underground car parks must be mechanically ventilated to meet fire/smoke ventilation requirements and to prevent the spread of fumes. Mechanical ventilation
to be controlled by CO2 and NOx sensors to meet air quality requirements
3.4.4
Pressurisation
Mechanical supply and exhaust air needs to be provided for hotel areas to maintain positive or negative pressure with respect to adjacent spaces indicated in Tables
3.4a and 3.4b
3.4.5
Filtration
Minimum Air Filtration Standards are based on EN779:2012 and are shown in Tables 3.4a and 3.4b
47
Table 3.4 a Indoor Design Conditions - Guestrooms and Public Areas
Location
Summer
Winter
Dry Bulb
RH
Dry Bulb
RH
0
0
C dB
%
C dB
%
Pressurisation
Noise
NR Rating
Fresh Air
L/s
Filtration
EN 779:2012
Guestroom
+ve
22 night
30 day
25 l/s
F6/M6
Bathroom
Corridors
Club Lounge
Entrance Lobby
Reception
Cloakroom
Public Toilets
Gift Shop
Coffee Shop
Cocktail Lounge
Restaurant
Ballroom
Pre-Function
Bar
Meeting Room
Business Centre
Fitness Room
Health Club Reception
Health Club F&B
Health Club Changing
Massage/Sauna
Indoor Swimming Pool
23
60
22
30
23
23
23
23
60
60
60
60
21
22
21
21
30
30
30
30
24
23
23
23
23
23
23
23
23
60
60
60
60
60
60
60
60
60
20
21
21
21
21
21
21
21
22
20
30
30
23
18
23
23
24
27
31
60
60
60
60
NC
60
60
21
18
21
21
24
27
31
30
30
30
30
30
30
-ve
Neutral
Neutral
5% +ve
5% +ve
-ve
10% -ve
5% +ve
5% +ve
5% +ve
5% +ve
5% +ve
5% +ve
5% -ve
5% -ve
30
30
30
30
NC
30
65
Neutral
5% -ve
5% +ve
5% -ve
10% -ve
Neutral
5% -ve
48
6 ACH Minimum
30
35
35
35
40
40
35
35
40
40
40
30
3.1.3
35
40
40
40
40
35
40
6.5 l/s/m2
1 l/s/m2
F6/M6
F6/M6
F6/M6
1.6 l/s/m2
8.5 l/s/m2
10 l/s/m2
8.5 l/s/m2
15 l/s/m2
11 l/s/m2
10 l/s/m2
10 l/s/person
G5
F6
F6
F6/M6
F6/M6
F8
F8
F6/M6
F6/M6
10 l/s/person
4.2 l/s/m2
.8 l/s/m2
1.6 l//s/m2
10 ach
8 l/s/m2
15 l/s/m2 of wet area
F6/M6
F6/M6
F6/M6
F6/M6
F6/M6
F6/M6
G3
TABLE 3.4 b- INDOOR DESIGN CONDITIONS /BACK OF HOUSE AREAS
Location
Summer
Winter
Dry Bulb
RH
Dry Bulb
0
0
%
C dB
C dB
RH
%
Laundry
Pressurisation
Noise
Fresh Air
NR Rating l/s or L/s/m2 or
ACH
Filtration
EN 779:2012
30 Max
NC
21
30
-ve
45
House Keeping/Linen
25
NC
18
NC
+ve
40
10 ACH Min
G3
Sized to dissipate heat
from equipment
1 l/s/m2
F6/M6
Kitchen (General)
Kitchen (Pastry)
Kitchen (Prep/Fresh)
Wine & Beer Store
Staff Dining
Staff Kitchen
Staff Changing
Corridors
27
21
20
5
25
25
25
25
NC
NC
NC
NC
NC
NC
NC
NC
18
18
18
5
21
18
23
18
NC
NC
NC
NC
NC
NC
NC
NC
-ve
-ve
-ve
+ve
-ve
-ve
Neutral
45
45
45
40
45
40
30
1.6 l/s/m2
1.6 l/s/m2
1.6 l/s/m2
10 l/s/m2
10 ACH note 2
10 ACH
-
G3
G3
G3
F6/M6
G3
F6/M6
F6/M6
Offices
Workshops
24
25
60
NC
22
20
30
NC
5% +ve
-ve
35
45
F6/M6
G3
30 max
23
28 max
24 max
NC
60
NC
NC
8 Min
20
16 Min
18
NC
30
NC
NC
NC
-ve
5% +ve
-ve
-ve
-ve
65
45
45
40
55
1 l/s/m2
1.6 l/s/m2
Note 14
1 ACH Minimum
1 ACH
1 ACH Minimum
6 ACH
6 ACH Minimum
Plantrooms
Computer Room/IT
Lift Motor Room
Refuse area
Underground Parking
--
-
-
49
F8
G3
-
3.4.6
Acoustic Requirements
The main objectives of the JANU Hotel acoustic requirements are:
•
•
Allow the highest quality rest and recuperation for all visiting guests
Provide a feeling of world class accommodation
3.4.6.2 Noise Criteria
The minimum standards for Indoor Noise Criteria for all areas are indicated in Tables 3.4a and 3.4b. Cross talk attenuators to be provided at services penetration to
meeting spaces to stop background noise to be transmitted from adjoining spaces. Guest bathroom exhaust ducts to include acoustically lined sheet metal sub ducts.
Cross talk attenuators to be designed to achieve a minimum of 50dB sound reduction.
3.4.7
Occupancy
the Occupancy rates in the tables below must be used for the calculation of cooling and ventilation loads.
3.5
Smoke Control Systems
A smoke pressurisation system comprising of supply fans and ductwork system with over pressure relief, must be provided to service all escape staircases and lift shafts
in compliance with BS 5588, NFPA/ASHRAE guidelines or prevailing local code requirements, whichever is demonstrably the greater.
Additionally, for each smoke zone as defined by NFPA, a ventilation system designed for smoke removal must be provided. See Section 6 of This Guideline.
Centralised monitoring and control system must be provided for smoke control including interfacing with related system Mechanical and Fire & Life Safety Systems.
50
3.4.7
Occupancy Tables
Table 3.4c Occupancy
Space Type
Guestroom
Guestroom Suites
Club Lounge
Guestroom Floor Linen store
Corridor
Main Lobby
Reception Lobby
Lounge
Offices
Public Toilets
Restaurants
Bar
Retail
Ballroom Standing
Ballroom Sitting
Pre-Function
Meeting Rooms
Business Centre
Spa Changing Room
Fitness/ Cardiovascular
Fitness/Spinning Studio
Occupancy
m2/person
2 persons
3 persons/suite
3.5
7.5
2.0
3.5
8.0
3.0
3.0
3.0
5.0
.8
1.2
.8
1.2
5
1.5
4.0
5.0
Table 3.4d Occupancy
Space Type
Back of House
Offices
Occupancy
m2/person
8.0
Housekeeping
Kitchen Pantries
Bakery/Finishing
Corridor
Laundry Room
Staff Dining
Staff Changing
51
7.0
10.0
1.0
2.0
3.6
HVAC System Design & Selection
The choice of HVAC system to serve the various hotel areas depend on a number of factors including Hotel configuration, ceiling void depths, plant room space, external space, utility charges and the extent of the work involved. Unnecessary over design must be avoided by consideration of accurate diversity factors whilst ensuring
that adequate standby capacities are included in the design.
The MEP Consultant must undertake a full evaluation of options should be undertaken to ensure the optimum system is selected for each of the folowing areas.
•
Restaurants, Meeting rooms, Spa areas that require high quantity of fresh air must be zoned using VAV system (re-heat is not acceptable) according to occupancy
pattern and the operations carried out in that area. Physical size of AHU’s should be considered, and the practicality of maintaining large fans, motor and coils. Recirculation should be incorporated where possible and variable fresh air provided, controlled via air quality (CO2) sensors located in each area.
•
Air systems should, where external conditions allow, have suitable controls to enable free cooling to be provided utilizing outside air.
•
If plant or ceiling space is limited (e.g. existing buildings), fan coil, or Variable Refrigerant Volume (VRV) Variable Refrigerant Flow (VRF) systems are acceptable to
Restaurant, and Lounge areas. However they are not preferred due to the increased maintenance, inability for free cooling and extent of services requiring
mainte-nance within the public domain areas. The use of these systems will only be accepted with the prior approval of JANU Technical Services.
•
Kitchens should always utilize all air systems.
3.6.1
HVAC System Selection Objectives
The aims and the objectives of the Heating Ventilation and Air Conditioning (HVAC) systems are to:
•
Provide a comfortable odour free temperature controlled environment for guests 24 hours a day.
•
Provide individual temperature control in guest accommodation zones, that heat & cooling simultaneously, dependant on climate.
•
To provide fresh air to all areas for the dilution of odours and for occupancy needs. This must be preconditioned by dedicated AHU’s throughout enthalpy exchangers
•
To remove vitiated air from the areas.
•
HVAC systems must be provided and designed in accordance to the Internal Design Criteria provided in this guidelines
•
HVAC must provide a temperature controlled environment to all areas of the hotel 24 hours a day.
•
Mechanical fresh air must be filtered and Pre-conditioned to meet the design criteria requirement
52
3.6.2
HVAC Equipment
Air-conditioning systems and equipment components must be selected to best serve the needs for a particular climatic condition.
a) Hot zones (Tropics): Many regions near to the Equator have a tropical climate, which means it´s hot and humid all year. There are some regions which have a hot
Savannah climate. These grasslands have one short wet season when it rains a lot and then a long, hot dry season.
b)Temperate zones ( Mid-Latitudes): Regions near to the oceans have an ocean climate. This means it´s mild in the winter and cool in the summer and there´s a lot
of rain all year.
Regions that are inland have a continental climate. They have less rain, and have hotter summers and colder winters.
Regions near to the Mediterranean sea have a Mediterranean climate. Winters are cool with a lot of precipitation. It´s hot with little rain in the summer.
c)
Cold zones (Arctic / Antarctic): Regions in the extreme north and south parts of the planet are always cold and have a polar climate. The ground is covered
by snow and ice, with little precipitation.
High mountains have an alpine climate. There are no trees because it´s very cold and windy with little precipitation.
A desert climate can occur in any region. It means that there is little or no precipitation all year.
Fig 3.6.2 Global Climate Zones
53
3.7
Base designer not
incorporated
Refrigeration & Heat Rejection Systems
The refrigeration and heat rejection systems includes a central cooling plant, pumps, heat rejection, chemical water treatment and water distribution system. The central cooling plant is to provide cooling on a year round basis and is to be available 24 hours a day. The refrigeration plant must be sized with multiple refrigeration units
such that in the event of a single failure a minimum of 67% of the cooling capacity would be available.
The minimum energy efficiency requirements of the refrigeration units are to meet or exceed those listed in the latest edition of ASHRAE 90.1
The MEP Consultant is to evaluate all applicable options for central cooling system plant design, including air-cooled chillers, water cooled chillers, seawater cooling, air
and water side cooling to identify the most energy efficient and most cost effective solution taking into account life cycle costs of the plant and equipment.
3.7.1
Water Chillers
Water chillers must be factory built and tested packaged units. There are four basic types of chillers:
• Reciprocating
• Scroll
• Screw
• Centrifugal
a-Reciprocating Compressor Chillers: These are positive displacement machines and for hermetically sealed machines the available sizes are 2kW - 400kW. Open type
reciprocating compressors are 2-12 cylinder machines with a capacity of up to 2000kW
b- Screw Type Chillers: These are high-speed positive displacement compressors that Chillers: work on wider pressure ratio than reciprocating machines with higher
cooling capacity and coefficient of performance. Hermetically sealed screw compressors cooling ranges from 200kW - 600kW
c- Centrifugal Chillers: These are ‘dynamic-type’ compression devices allowing large volumes of refrigerant to be compressed over low compression ratio with arelatively compact machine. The cooling capacity ranges 300kW - 15 MW
d- Scroll Chillers: Scroll compressors are hermetically sealed rotary positive displacement machines with a capacity range between 5kW - 250kW
3.7.1.1 Coefficient of Performance
The energy efficiency of a refrigeration system is defined as the coefficient of performance (COP):
COP =
Refrigerant Effect (kW)
Power Input of the Compressor(kW)
54
Table 3.7.2 Coeficient of Performance for full-load Water chiller and Air-Cooled Water ChillersNote 1
Chiller Type
Reciprocating Type
Scroll
Screw
Centrifugal
4.51 -5.67
2.8
4.51- 5.67
2.8
4.51-5.67
2.8
5.55-6.17
2.8
Water-Cooled
Air-Cooled
Note 1: ASAHRAE Standard 90.1 2013
Fig 3.7.1a Water Cooled Reciprocating
Chiller
Fig 3.7.1b Water Cooled Screw Chiller
Fig 3.7.1c Water Cooled Centrifugal Chiller
55
Fig 3.7.1d Water Cooled Scroll Type Chiller
3.7.1.2 Water Chiller Selection
For smaller JANU projects, reciprocating compressor type chillers may present the most economical solution, while for medium size projects and large mixed-use
projects centrifugal or screw type refrigeration machines are expected. In the selection of chillers and makes of refrigerant equipment, dependability, energy efficiency
and ease of maintenance must be carefully considered.
The selected manufacturer must be able to provide maintenance of their equipment locally and include a minimum of five year service contract (parts and maintenance)
3.7.1.3 Refrigerants
In accordance with Montreal Protocol of 1987 CFCs will be phased out by 1995 and HCFCs by 2030. New refrigerants that are being used to replace these CFCs are
HFCs(hydrofluorocarbons) and refrigerant blends(Azeotropic, Zeotropic).
The commonly used refrigerants that are recommended are R-134a, R407C and R410A. More discovery on the causes of global warming had prompted many countries
to sign the Kyoto Protocol in 1997. The main reason this was being done was to reduce the greenhouse effect caused by man-made greenhouse gas emissions.
Newer refrigerant such as R32 has been widely publicized as a replacement for R-410A and R-407C as this gas has a lower Global Warming Potential. Lower GWP will reduce the greenhouse effect hence reducing the global warming effect. Many manufacturers are beginning to design and develop HVAC equipment using this refrigerant.
3.7.2
Heat Rejection
Heat of rejection is the energy removed from a refrigerant in the condensing process. Hot gaseous refrigerant enters the condenser where it losses its latent heat of
evaporation to become hot liquid refrigerant. That process occurs regardless of the method adopted to absorb the heat rejected. In typical terms the Heat of Rejection
is some 18% to 28% greater than the cooling effect in the evaporator as it includes the heat of compression which is the energy input from the compressor motor. The
actual percentage that occurs depends upon a number of factors including the suction pressure/temperature, discharge pressure/temperature and the refrigerant used.
Table 3.7.3.1 Approximate COP’s and Heat Rejection Water Cooling System
Type
COPNote 1
Reciprocating Compressor
4
Scroll Compressor
4
Centrifugal Compressor
5.5
Screw Compressor
5.5
Notes: 1: COP = Cooling Power kW/Input Power kW). COP’s would be lower for air cooled systems
Heat Rejection/Cooling Note 2kW
1.25
1.25
1.18
1.18
2: Evaporator Temperature 50C, Condenser Temperature 35-400C
56
Fig 3.7.1 Basic Refrigeration Diagram
Fig 3.7.2.1 Air Cooled Condenser
3.7.2 Heat Rejection (Cont’d)
There are many types of heat rejection systems including:
• Air Cooled
• Dry Air Coolers
• Evaporative Condenser
• Wet Cooling Towers
3..2.1 Air Cooled Condensers (Fig 3.7.2.1)
Air cooled condensers are generally stand-alone plant in conjunction with a packaged air conditioners and split systems. They operate at relatively high condensing
temperatures without evaporative cooling element.
Air cooled condensers are coils arranged in either horizontal or vertical planes and fitted with a number of propeller or axial fans. The axial fans have bettre noise
characteristics and are recommended.
The largest air cooled condenser available in a packaged range will reject 58.1kW of heat at 1°K TD meaning the size range in 581kWr to 871kW. Noise is often a
signifi-cant problem due the amount of air needed to dissipate the heat.
57
3.7.2.2 Dry Air Coolers (Fig 3.7.2.2)
Dry air coolers are heat exchangers similar to air cooled condensers. They are designed for cooling glycol-water solution in a closed circuit. The freezing point of the
glycol-water solution must usually be at least 5K below the minimum winter ambient temperature.
Selection is normally to suit each individual case specifying maximum noise level, pressure drop and glycol-water solution inlet and outlet temperatures. They are simple in construction and mostly selected where there are height restrictions. As the water distribution is closed, atmospheric contamination cannot occur and microbiological control of water treatment is simplified.
3.7.2.3 Evaporative Condensers (fig 3.7.2.3)
Evaporative condensers are similar to air cooled condensers except that as well as air being
blown over the tubes, the tubes themselves are continuously wetted by recirculating water
system. Evaporative condensers achieve a similar performance to water cooled condensers and
open-circuit cooling towers but without the condenser pumps.
58
3.7.3 Cooling Towers
Cooling towers cool the condenser water by evaporative cooling. There are two baisc types of wet cooling towers:
a- Open Circuit; water from the condenser is pumped to the cooling tower and is cooled by evaporation of some of the condenser water. All te water passing through the
condenser must be traeted with higher water consumption due to drift losses.
b- Closed Circuit: condenser water is circulated in a closed loop and a separate water circuit is pumped through the cooling tower, cooling the condenser by heat exchange
In a mechanical draught cooling tower, the entering water is sprayed into the plastic fill package and one or more fans force air through the packing to enhance evaporation and therefore the cooling effect. The cooled water falls to the base reservoir and is pumped back to the condenser.
Figs 3.7.3a, b and c describe the main types of draught cooling towers.
3.7.3.1 Siting Cooling Towers
The MEP Consultant must consider the following aspects of cooling tower siting:
a- Allow sufficient free space around the cooling tower for unrestricted air flow without mixing hot and cold air
b- The discharge air from cooling tower must be a safe distance away from fresh air intakes
c- The tower location must be carefully studied in relation to noise created by the air and water
d- An appropriate water quality management system must be installed to minimise the risk of leginellesois and to avoid corrosion and fouling ( bacterial growth such as
Pseudomonous). Biocide treatment must be used to control biological contamination initiated at the start-up and at regular intervals. THE MEP Consultant must make
sure that the waterv treatment system fully complies with International Standards and local Regulations.
3.7.3.2 Standards
Cooling Tower suppliers must meet the requirements in STD-202:
1. The cooling tower vendor shall be a Participating Manufacturer in the Cooling Technology Institute (CTI) STD-202 program for Publication of Custom Tower Thermal
Performance Test Results, as validated by listing as such on www.cti.org.
2. The cooling tower shall be subject to acceptance testing conducted by a CTI-Licensed Thermal Performance Testing Agency, according to the latest edition of CTI ATC105. Testing shall occur within one year of commercial operation of the cooling tower.
59
3.7.3a Forced Draught Cooling Tower
3.7.3b Cross-flow Induced Draught Tower
3.7.3c Counterflow Induced Draught Cooling Tower
Fans are situated at the air intake and blow
ambient air into the tower across the wet
packing causing part of the water to be evaporated
Fans are located on top creating air flow as the
water flows across the air stream. Difficult to
maintain the fans.
Maximum Performance arrangement as the coldest
water is in contact with the driest air. Up to three
sides can be obstrucyed provided one side has
enough free area.
Main advantage are the fans located in the
dry air stream but more fans and larger footprint
Air intakes being full height of tower, these
towers are low silhouette but require larger foot
print.
60
Mechanical parts and water distribution not always
easily accessible
3.7.4 Comparison of Air Cooled vs Water Cooled Heat Rejection
Main environmental impacts are energy and water consumption. The following matrix indicates potential environmental impact in comparison to a normal water cooled
solution. Space and cost are the other major considerations dependent on location and project details.
Table 3.7.4 Environmental Impact Comparison of Air Cooled vs Water Cooled Heat Rejection
Parameter
Energy
Water
Chemicals
Space/Other
Cost
Air Cooled
110%
0%
0%
Less Height but more Floor area
100%
Water Cooled - Cooling Towers
100%
100%
100%
Less Floor area, Legionella
100%
3.7.5 Free Cooling
The MEP Consultant must investigate engineering options to minimize the need for refrigeration system but still maintaining the required comfort levels required by an
JANU Hotel/Resort.
There are various forms of ‘Free Cooling. here are some examples that the MEP Consultant must include.
a) Fresh-air Cooling
TBC
Fresh-air free cooling uses ambient air when the temperature outside is low and an all-air system is being used (e.g. Public Areas, Restaurant). It relies on delivering
sufficient amount of fresh air to meet part of the cooling load. Fresh air cooling is unlikely to reduce the peak cooling load but reduces energy.
The management of fresh-air cooling is mostly done at the air handling unit with enthalpy regulation and mixing dampers.
b) Ground Water Cooling
In UK, ground water cooling at between 110C and 130C is available all year around in conjunction with displacement ventilation system (for large volume atrium areas in
a hotel). There are other opportunities for free cooling with river and lake water depending on the location of the project and local microclimate.
Sea water may be used for heat rejection from refrigeration plant, subject to local regulations.
c) Solar Electric Cooling
Solar electric cooling technology uses a conventional electric vapour compressor air conditioning process as an electrical energy is provided by solar photo-voltaic (PV)
panels. In solar thermal cooling technologies, solar heat is required to drive the cooling process. This can be done by collecting solar radiation using thermal solar collectors to convert it into thermal energy, and use this energy to drive thermally driven cooling cycles such as desiccant, absorption and adsorption cycles
61
3.8
Heating
3.8.1
General Requirements
The heating system comprises multiple heating plants (e.g. boilers), pumps, water treatment plant. The supply water temperature of hot water heating
boilers must not exceed 930C and the return water temperature ,must not be more than -70C below the supply water temperature. The primary circuit is to circulate
water through the boilers and maintain a constant flow.
Secondary LTHW (Low Temperature Heating Water) heating circuits must be variable speed circuits using 2-port valves and inverter driven pumps providing an energy
efficient variable volume system to match the heating load. The secondary circuits serve:
•
•
•
•
•
Domestic Hot Water Calorifiers and plate heat exchangers
Air Handling Unit Heating Coils
Fan Coil Units (four-pipe)
Radiators
Swimming Pool Heat Exchangers
The MEP Consultant must investigate heating plant and fuel options based on the following:
Domestic heating
by LTHW System ?
or heater
battery.TBC
a) Types of fuels available on site and costs
b) Dependability of fuel supply
c) Available manufacturers of heating plant
d) Daily and seasonal variations of load
Heating plants must have a minimum of two heating units each sized to provide approximately two-thirds of the peak heating load.
Steam may be required on some projects for Laundry Equipment, Kitchen and dishwashing and humidification. The Kitchen and Laundry Consultant must provide details for steam and heating requirements for laundry and kitchen. Steam boilers form laundry must have 100% stand-by facility for the required steam load.
Steam humidifiers in air systems are not recommended because of the high electrical demand and high running costs.
Steam rooms for Spas, Fitness Centres must be provided with standalone steam generators.
By Specialist
62
Steam boiler proposed?
3.8.2
Heating Plant Options
Boilers - LTHW or
heater battery
There are a number of heating plant options to be considered by the MEP Consultant to achieve the heating and hot water requirements of the hotel/resort in a most
energy efficient way.
Boilers must be shop assembled, tested packages, provided with thermometer and pressure gauges and all safety features such as low water cut off and pressure relief
valves sized to suit installed capacity of the system in accordance with ASME and Pressure Vessel Codes including European codes 97/23/EC and 2009/105/EC
Lead/Lag sequence control of boilers must be via the BMS
a) Gas-fired Modular Condensing boilers with hot water calorifiers for domestic hot water supply (Or Dual-fired))
The condensing boilers must be selected on the basis of high efficiency and low pollution. High performance is reached by using a special aluminium body of low water
content and high heat exchange area to maximise energy efficiency and thermal output.
The heat exchanger allows flue gases to cool down below condensation point, condensing the flue gases and releasing extra heat resulting in efficiencies of over 100%
net calorific. The Boiler heat exchanger, controls and gas handling equipment must be designed with safety, performance and reliability in mind. The main attributes are:
• Class 5 NOx;
•
Energy efficiency (92/42/EEC directive);
•
High modulation range (from 18 to 100% of the power);
•
Efficiency: at 100% of the load with 80/60 °C temperature = more than 97,5%; at 30% of the load with 30 °C on the return = 108%;
•
Aluminium, silicon and magnesium alloy primary low water content exchanger (4 to 8 elements);
•
Total premix modulating burner;
•
Automatic anti-return diaphragm for separation from the combustion chamber;
•
High level of silence at maximum power;
•
Possibility of cascade combination with a cascade sensor;
•
Control panel with alphanumeric display and program pushbuttons;
•
On board diagnostic control with fully adjustable parameters without the need for a laptop
•
In-built Weather compensation (Sensor must be supplied);
•
Domestic hot water production in combination with a remote calorifier controlled by the electronic components direct from the boiler.
63
3.8.2
Heating Plant Options (Cont’d)
TBC which system
is used
b) Combined Heat and Power (CHP) plant to generate electricity and useful heat at the same time.
Hotels are suited to CHP because they are always open and have high year-round, 24/7 requirements for heating, hot water and electricity; CHP units with long-running
hours achieve the most efficient operation. CHP units use natural gas or LPG to generate electricity
Hotels with swimming pools are particularly suitable for CHP, as they offer another way to dissipate the heat successfully. An on-site restaurant and/or laundry will add
to the hot water load and increase the preheat cylinder size, allowing for larger CHP to be installed and run 24/7.
Considering CHP operation with Condensing boilers is an option that would need to be considered by the MEP Consultant because of seasonal variation of loads.
c) Direct fired Gas Fired Heaters for Hot Water Production (e.g. Strebel S WG 80-180 range)
Depending on the required capacity, the Condensing boiler is installed together with a insulated stainless steel hot water storage to suit the hot water demand
Condensing Boiler - Strebel Floor
Standing Floor Standing S-AF XL Range
Direct Fired Hot Water Heater
Strebel S WG 80-180 range
Combined Heat & Power (CHP) - Aegen
Thermo Power TP-75 modular Unit
64
3.9
Hotel/Resort HVAC Systems
3.9.1 General
There are three main areas within an JANU Hotel/Resort:
•
•
•
Note
Guest Bedrooms with their en-suite bathrooms
Public areas which include Restaurants, Wellness Centre and Spa
Back of House areas
Each of these areas are serviced in a different manner and operating schedules, which means diversities applied to central plant is high and likely peak thermal and elctrical loads must be carefully considered by the MEP Consultant.
3.9.2
TBC whether two
pipes or four pipes
Guestroom HVAC System
For new built JANU Hotels & resorts, the recommended approach is to use four-pipe fan coil units located above the entrance lobby . The unit must be sized to allow
rapid and individual response for each guestroom. For redevelopment/refurbishment projects, water source heat pumps or VRF (Variable Refrigerant flow) may be used,
subject to JANU Technical Services agreement, if there are major space planning issues regarding available ceiling void and riser space. These systems have the advantage
of using less space but require more and specialist maintenance and care must be taken with refrigerant pipework to make sure that the effects of refrigerant gas leaks
are dealt with safely.
All Guestrooms must be designed for individual temperature control. Guestroom fan coil units must be self-contained type, horizontal mounted. The supply grille must be
double deflection type with the outside bars elevated and adjusted to a 15° up angle above horizontal and vertical, adjustable rear bars with the finish to be selected by
the Interior Designer. Return air grill are to be located in the ceiling of the entry vestibule. The grille location and selection must make sure that there are no likelihood of
draught over the bed areas and in areas that may be used by guest when walking to and from the bathroom.
In climates with winter design temperatures of –15°C or lower, additional radiant heat source must be provided under the window with interlock to the FCU through
the room thermostat.
In locations where the daily changeover from heating to cooling occurs in excess of 10 days per year, the 4-pipe fan coil unit installation with dual coil type/dual
control valves is minimally required. In locations where the daily changeover occurs less than 10 days per year, a zoned, 2-pipe installation is acceptable. Zoning must allow
simultaneous heating or cooling of different areas within the building depending on the external loads.
65
3.9
Hotel/Resort HVAC Systems
3.9.2
Guestroom HVAC System (Cont’d)
The fan coil system units must be combined with an independent primary air system,to bring pre-treated fresh air into the guestroom at the minimum rates
specified in Tables 3.8 a and 3.8b. Fan coil units must have local on / off adjustment of fan speed, and temperature set-point, interlinked to the guest booking system and
card entry system via the BMS.
The outside air supply and extract and the fan coils will be demand controlled so that the fan coil and air supply and extract is reduced or minimised in the following
circumstances:
• Room is unoccupied
• Night time
• Bedroom window is opened
Towel rail warmers with TRVs will be provided served from a low temperature hot water circuit utilising waste heat from the waste heat recovery condenser water circuit.
Two-pipe fan coil unit system are most appropriate for hot climate areas that require low fresh air quantities like guestrooms where the adjacent areas may require cooling
at the same time. Two pipe vertical or horizontal fan coil units with individual means of isolation, filter, fan and condensate drain (preferably gravity fed) are an acceptable
means of providing cooling. Consideration should be given to providing common control valves serving a number of units in individual thermal zones. In guest bedrooms
indi-vidual control should be provided via a flush mounted control panel to JANU Technical Services Department approval, and will be BMS compatible.
Fan-Coil Units should operate on water-side control, with fan speed selected to meet the noise criteria in the requirement schedule. Fresh air supply to guestrooms should be
conditioned, to allow the FCU Chilled Water Coils to operate at 100% sensible cooling.
Environmental control must be simple to understand and operate.
Noise levels are given in the Section 3.4. Overnight levels require a noise level of NR25 at low speed. For daily operation the maximum noise level must not exceed NR30
Fan coil unit filters must meet ASHRAE Standard 52.2, MERV 9—12 with particle sizes 1.0—3.0 Micron and 90-98% average arrestance or alternatively BS EN 779 Filter Class
G3/G4
66
3.9.2 Guestroom HVAC System (Cont’d)
Ventilation must be provided by minimum outside air, supply and extract air handling systems which will incorporate thermal wheels to maximise heat recovery from the
extract air. The air handling units will filter, heat and cool the outside air. The air handling units where possible will be located close to the areas that they serve to minimise energy and riser space requirements. To ensure maximum energy efficiency, demand controlled. Fresh air rates are given in section 3.4. Bathrooms must hacve
extract rates not less than 15 air changes per hour.
To be reverified
Ventilation will be provided incorporating variable air volume air handling units and terminal devices. The systems will generally vary flow rates based on occupancy (via
CO2 detection, card readers or other sensing devices, including interface with lighting control systems and guest booking systems) to ensure minimum flow rates are
provided.
Carrier 4-Pipe Fan Coil Unit
McQuay Water source Heat Pump
Daikin Slim-line VRF (Variable Refrigerant Flow) Unit
Bungalows are individual guest suites that are located outside of the main Hotel resort footprint. The bungalows are provided with the same level of service as the rest of
the hotel guest rooms. All bungalows will be provided with individual metering of energy and water use. Meters will have pulsed outputs and will be suitable for connection to a Building Management System (BMS).
67
No information on
the report. RAHU
3.9.3
Public Areas
Public Areas include Main Lobby/Reception, Restaurant areas, Bar, Spa and Pool areas. These are characterised by high and variable occupancy, ventilation and lighting
levels. All-air variable air volume systems are recommended for these areas as they can respond and provide high quantities of fresh air. Refer to Section 3.4 for ventilation,
occupancy and lighting loads.
3.9.3.1 Function Rooms
Due to the high occupancy and requirement to achieve a noise criteria of NR30, a dedicated air handling system must be provided for function rooms including Ballrooms
to heat and cool the space as required. Some large function rooms are designed to be sub-divided into smaller spaces via movable partitions. Hence the air handling system
must be zoned with Variable Air Volume boxes controlling the air supply to each space.
RAHU with VAV
Supply and extract air flow rates must be controlled by temperature and occupancy detection via CO2 sensors.
boxes
Local override of space temperature set-point must be provided in each sub-divided area.
The air handling unit must provide variable volume outside supply air and extract. It will filter, heat and/ or cool the outside air as well as recovering heat from the return
air prior to discharge.
3.9.3.2 Gym & Ancillary Areas
The gym mus be provided with heating and cooling via 4-pipe fan coil units. Air will be delivered to the spaces via ceiling mounted linear grilles or diffusers; return air will be
routed back to the fan coil units via return air grilles and shadow gaps.
Outside air will be supplied to the back of the fan coil units from a dedicated air handling unit. Extracted air will be returned to the plant for heat recovery and discharge.
A dedicated air handling unit must be provided to serve the gym area. The air handling unit must be variable volume minimum outside supply air and extract. It will filter,
heat and/ or cool the outside air as well as recovering heat from the return air prior to discharge.
Outside air flow rates and fan coils will be controlled by occupancy detection via CO2 sensors and / or card readers.
Local override of space temperature set-point must be provided in each space.
FCU
68
3.9.3.3 Spa areas
The spa change, treatment, relaxation and reception areas must be provided with 4 pipe fan coil units. Air will be delivered to the spaces via ceiling mounted linear
grilles or diffusers; return air will be routed back to the fan coil units via return air grilles and shadow gaps.
Outside air will be supplied to the back of the fan coil units from a dedicated air handling unit. Extracted air will be returned to the plant for heat recovery and
discharge.
A dedicated air handling unit must be provided for the Spa areas to provide variable volume minimum outside supply air and extract. It will filter, heat and/ or cool
the outside air as well as recovering heat from the return air prior to discharge.
For spas, remedial and hot pools a pool temperature of 360C may be maintained.
Outside air flow rates and fan coils will be controlled by occupancy detection via CO2 sensors and / or card readers.
Specialist ventilation requirements in these areas will be provided by the Spa designers and their input is required early in the next stage to ensure that specialist
extract or discharge requirements are incorporated in the scheme and additional riser or plant space is provided.
3.9.3.4 Indoor Pools
A dedicated system with dehumidification must be provided fro swimming pool. Humidity control is required to maintain comfort conditions.
The Air Handling Unit must be designed to use 100% fresh air for cooling and dehumidification depending on outdoor conditions. A minimum of 12 l/s/person of
fresh are must be provided.
Close attention is to be given to chlorine and moisture levels.
The pool area must be kept under negative pressure with a control option to operate the system on 24-hour exhaust.
Provided?
Pool water temperatures range from 28-300C. Pool area air temperature control must be set to be at 1oC above pool water temperature with humidity control to be
Pool package to be
set at 60% RH.
checked
The supply and return ductwork for the pool area must be of aluminium construction.
TBC
69
3.9.3.5 Car Park (garage) Ventilation
Enclosed and partially enclosed below ground car parks must be mechanically ventilated to meet ASHRAE, NFPA 88 and CIBSE Guidelines. The design ventilation
rate required for an enclosed parking facility depends on five factors:
•
Acceptable level of contaminants in the parking facility
•
Number of cars in operation during peak conditions
•
Length of travel and the operating time for cars in the garage
•
Emission rate of a typical car under various conditions
•
Smoke Ventilation
As per local code
The ventilation system must maintain CO levels below 29 mg/m3 (25 ppm).
70
3.10
Building Management System
A building management system (BMS) must be provided to control and monitor the building’s mechanical air handling plant, heating and cooling plant and electrical
systems. Control Enclosures (CE) and associated dedicated distribution boards will be provided and located in plant rooms to provide the control and power supplies to
mechanical drives and packaged unit equipment.
A single manufacturer’s system will be used to control / monitor the plant installed to serve the building. All data points will be monitored from a central user interface,
the BMS Operator’s Station.
The BMS Operator’s Station will display graphical representations of the plant status, and alarm conditions etc., as well as providing the facility for energy metering,
trend logging of the equipment operation and building conditions, and the time scheduling of plant for individual areas. Users will operate and manage the system via a
password protected entry system capable of restricting access and privileges relevant to the individual logged onto the system at any particular time. The BMS will also
be accessible and controllable via a web based interface.
The BMS will ensure optimum plant performance, monitor energy usage, help to minimise energy consumption and control to achieve the stated environmental conditions.
3.11
Plant Areas & Risers
Primary service risers in the cores of multi-story hotel generally include smoke shaft risers, kitchen extract ductwork to roof level and boiler, CHP and generator flues,
linen chutes an primary chilled water and heating risers. See typical details in Fig3.10 Bedroom mechanical services are primarily provided by separate pipework and
ductwork dedicated risers which serve pairs of bedrooms at each level and which accommodate the following:
•
•
•
•
•
Air supply and extract – supply air also serves the bedroom corridors and the bedroom level back of house areas
Electrical rising bus-bar to serve 1 distribution boards per bedroom
Fire/Smoke dampers on supply and extract
Soil and greywater drainage and vent pipes
Domestic hot and cold water services including hot water return
Guestrooms are also served by services in the hotel corridor ceiling void; these services include:
•
Sprinkler pipework
•
Chilled water and heating pipework
•
Electrical comms.. / IT/AV services
•
Smoke damper and BMS control wiring
•
Fire alarm cabling
71
3.12
Noise & Vibration
Acoustic Standard across all JANU Hotels & Resorts must be adhered to by the MEP Consultant and the Architect.
a) Ambient Noise Levels
Table 3.11 provides details of the maximum internal noise levels for both external and Building Services Noise.
Table 3.11 Maximum Internal Noise Levels
Location
External Noise
Building Services Noise
Public Spaces
40 dB LAeq
NR 35
Guestrooms - Night time
27 dB LAeq 45db LAmax
NR 22
Guestrooms - Daytime
32 dB LAeq
NR 25
Meeting Facility Daytime
35 dB LAeq 50 dB LAmax
NR 30
Leisure /Fitness Daytime
40 dB LAeq
NR 40
b) Sound Insulation
The following criteria must be met:
•
•
Walls between guestrooms must have a minimum sound insulation of 50dB DnT1W + Ctr
Floors between guestrooms : must provide a minimum sound insulation of 55dB DnT1W + Ctr
• Floors between guestrooms: Maximum impact sound must not exceed 62 dB L’nT,W
Refer to BS EN ISO 140 and BS EN ISO 717
c) Vibration
Vibration from all building services plant must be imperceptible within public areas and guestroom floors. Vibration from mechanical services plant shall be deemed to be
imperceptible if it does not exceed Curve 1 of EURONOISE 2009 (BS 6472)
72
d) Abbreviations
Leq
LAeq :
when a noise varies over time, the LAeq is the equivalent continuous sound which would contain the same sound energy as the time varying sound
notional steady sound level which, over a stated period of time, would contain the same amount of acoustical energy as the A - weighted fluctuating sound
measured over that period
LAmax: is the maximum A - weighted sound pressure level recorded over the period stated.
L’nT,W
weighted Standardized Impact Sound Pressure Level
3.13
Accessibility and Maintainability
All new plant and equipment must be arranged so that components can be installed, accessed, cleaned, maintained, removed and replaced without reasonable difficulty
and without compromising the health and safety of personnel.
The design and installation must satisfy the following:
•
•
•
•
Plant and equipment manufacturers’ recommendations.
BS 8313 Accommodation of Building Services in Ducts.
BSRIA Application Guide AG 11/92: Design for maintainability.
BSRIA Technical Note TN 10/92: Space allowances for building services distribution systems – detail design stage.
Every effort has been made to ensure that maintenance of the building services are carried out outside of public areas. Particular equipment and areas include the maintenance of room-based equipment such as fan coil units, fire alarm detectors, sprinklers and luminaires throughout the building is generally by access to equipment
or ceiling voids from the public area.
73
3.14
Pipework & Ductwork Design & Specification
3.14.1 Pipework
Chilled water and heating piping must be sized based on a pressure drop of .34kPA/meter (3’-6’’ft/100ft) of piping with a maximum velocity of 2.1 m/s (7 fps)
The minimum pipe size for heating and cooling piping must be 20mm (3/4’’). The minimum size of down-feeding heating pipe must be 25mm (1’’)
Specification to be
verified.
Table 3.14 gives the pipework material specification for HVAC systems.
Table 3.14 Pipework Materials
Service
Chilled and Condenser Water
Material
Steel
Type
Black
Secondary Water
Hot Water
Fan coil unit drains (plastic)
Drains
Diesel exhaust
Steel
Steel
ABS
Steel
Steel
Soft
Galvanized
Type 1, Grade 2
Galvanized
Black
Weight
Schedule 40
.375 inches wall thickness
Schedule 40
Schedule 40
Schedule 50
Schedule 40
3.14.2 Ductwork
Sheet Metal Standards used for Fabricating galvanised ducts must meet the following standards: SMACNA, DW144, ASHRAE and NFPA. Galvanized ducts must be manufactured out of Hot dipped galvanized sheets in accordance with ASTM A653, Lock forming quality with G90 / z27 (275 grams / m2) zinc coating.
Fibreglass ducts for low pressure systems, must be constructed to SMANCA (Sheet Metal and Air conditioning National association) standards or equal with UL label
The ductwork assembly systems and types of reinforcements are defined in prEN 1507 and EN-12237:2003. Duct airtightness must be as defined in European Standard
EN 12237 [10] for circular ducts and EN 1507 [6] for rectangular ducts.
Fire dampers installed in ductwork must meet NFPA-90A Standard.
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3.14.3 Flexible Ductwork
Flexible ductwork must meet the requirements of EN 13180. Insulated flexible ductork must consist of:
a) an inner core of aluminium and polymer laminate supplied by and encapsulated high tensile steel wire helix
b) fiberglass or mineral wool insulation
c) outercore of aluminium and aluminium and polymer laminate
3.15
Thermal Insulation
3.15.1 Pipework Insulation
Insulation requiremenst must be in accoredance with ASHRAE/IES 90.1 (latest edition) or equal.
All pipe coverings of cold pipes in fans and machine rooms and wherever exposed to view must be canvassed with 227 g canvas pasted over resin sized paper using
Arabol adhesive or equal.
Refrigerant suction piping must be insulated with 50mm thick Phenolic resin fiberglasss with flameproof barrier. If section of the pipework is insrtalled ina ceiling void,
foam rubber insulation such as Armstrong may be used.
Chilled water pipework up to 100mm must be insulated with 25mm fibergalss insulation with vapour barrier. Pipework 125mm and above must be insulated with 50mm
thick fiberglass insulation.
The chilled water piping systems (.50C - 15.60C) must be insulated using a vapor sealed mineral fiber pipe insulation. When properly installed, a vapor sealed mineral fiber
pipe insulation system will effectively control condensation, help maximize cooling system efficiencyand save energy. The types of insulating material include:
a) Mineral Fiber Pipe Insulation
Mineral fiber pipe insulation consists of fiber glass or mineral wool (rock or slag fiber) with binders manufactured to fit standard pipe and tubing sizes. The mineral fiber
pipe insulation may be molded or precision v-grooved, with one or more of the insulation walls split longitudinally for easy application on pipes.
b) Fiber Glass Pipe Insulation
Fiber glass pipe insulation is manufactured from glass fibers bonded with a thermosetting resin and molded into onepiece sections that are 36” (0.92m) in length. These
pipe sections are opened, placed over the pipe, closed and secured with a factory applied or field installed vapor-retarder jacketing system.
75
3.15.1 Pipework Insulation (Cont’d)
c) Mineral Wool Pipe Insulation
Mineral wool pipe insulation is manufactured into pre-formed, one- or multiple-piece sections. Mineral wool pipe insulation sections are 36” (0.92m) in length. They are
applied by placing the one- or multiple-piece sections over the pipe and closing with either a factory applied or field installed vapor retarder jacketing system.
d) Vapor Retarder Jacketing Systems
All Service Jacketing (ASJ) is a flexible laminate composite of multiple layers typically consisting of foil, paper, film and reinforcements that meet the requirements listed
in
ASTM C547 for mineral fiber pipe insulation used on low temperature piping systems. ASJ protects the insulation, provides a vapor seal, and secures the insulation to
the
pipe. Pipe insulation generally comes with a factory applied ASJ jacket complete with a self-sealing lap system (SSL). The SSL is a self-sealing closure system that provides
mechanical securement and vapor sealing of the longitudinal seam of the jacket. ASJ butt strip tape completes the jacketing system to seal the joints between sections
of pipe insulation. The standard ASJ jacketing system has a maximum permeance of 0.02.
3.15.2 Ductwork Insulation
All air conditioning ducts must be thermally insulated with fiber glass or mineral wool insulation usually in roll form (known as ‘wraps’ or ‘wrapped insulation’),
wrapped around the outer duct wall. Wraps must incorporate an aluminium foil facing that acts as a vapour barrier.
Insulation can also be installed on the inner wall of the duct (‘duct liners‘), as glass wool duct wraps or duct slabs faced with a glass matting or mesh providing acoustic
insulation and strengthening the inner face of the duct.
Thermal insulating materials and accessories must conform to NFPA recommendations and have composite fire and smoke hazard ratings not exceeding: Flame spread
25 and smoke developed 50.
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4.
Electrical Engineering
4.1
General
This section is a guide for electrical engineers and designers for the planning and design of the electrical power distribution, lighting and related systems, to provide
a safe reliable power supply to maintain hotel operations. The electrical service installations should be designed to serve all areas of the Hotel, and provide for future
expansion / flexibility. This should comprise 25% spare capacity within containment capacities, breaker space on all switch gear and individual transformer capacity
(based on anticipated peak load Requirement).
Safety is the prime concern. Various levels of fault discrimination on the protection system must be applied to achieve this, as well as minimising power Interruption. In
addition to using energy efficient equipment and fittings, various switching capabilities and energy auditing system such as interface to the Building Automation System
need to be incorporated into the design to effectively conserve and manage energy consumption.
Where the electrical supply to the hotel is provided from the Electricity Supply Company at Medium Voltage (MV) the substation arrangement must be selected and installed in accordance with the supply company’s requirements. The number rating and arrangement of the incoming supplies must be based on the following criteria:
a) Availability and reliability of the local Electricity Supply Company and the MV/LV network.
b) Maximum demand.
The system must comply with applicable international codes and standards as stated in these guidelines and as required by local governing Authorities having Jurisdiction. Where codes and standards conflict or are in variance the project must allow for the more stringent requirement. The equipment must be specified to be of a
type suitable for the geographical and climatic conditions of the region. An allowance must be made for exterior use (assume 200 amperes).
4.2
Standards
The standards used for the design of electrical systems must comply to International Standards and Codes and the local governing authority standards and
regulations. In order to maintain consistency and quality of JANU properties worldwide, additional standards and codes must be used as a basis of these standards.
For general electrical design requirements, these include but are not limited to the following codes and standards:
•
•
•
•
•
•
Chartered Institution of Building Services Engineers (CIBSE) design guides
IEE Wiring Regulations Sixteenth Edition, The Institution of Electrical Engineers & Electronic Engineers(IEEE)
Code for Lighting, CIBSE
National Electrical Code (NEC)
International Standards Organisation (ISO)
NFPA 780 for “lightning Protection’
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4.3
Load Assessment
One of the key design consideration at the initial stage of any JANU project is the evaluation of the main electrical services requirements with an estimate of the
likely load requirements. This is based on a unit loading (w/m2) on a gross hotel building area. These vary depending on the location of the resort/hotel (Climate), the
size of the hotel and the extent of public facilities available for guests like restaurants, meeting spaces, Spa and pool areas. The electrical loads can be arranged into
the following main categories:
• Heating, Ventilation and Air Conditioning plant and equipment
• Lighting
• Small power and special guest systems
• Kitchen equipment
• Lifts and escalators
a) Maximum Demand: The Maximum Demand for a hotel/Resort is the actual operating load (in kW) of the hotel which takes into account of the fact that not all
installed equipment is used at full load or at all times. Demand Factor is always less than unity. Connected Load is the sum of all the loads to the electrical systems.
Demand Factor = Maximum Demand / Connected Load
b) Power Factor: Power factor is defined as the ratio of the apparent power in a circuit (kV.A) to the useful power (kW) if the voltage and current are sinusoidal
PF = kW/kV.A = Useful Power/Apparent Power
c) Useful power also known as active power is the time average of instantaneous power when the average is taken over a complete cycle of an ac waveform. This is
expressed in W.
For Single Phase Useful Power (P) = V I cosφ For three-phase the Apparent Power (P) =
√3 V(ph-ph)I cosφ
D )Apparent Power is the product of RMS (root mean square) voltage and current, expressed in volt-amperes and calculated as follows:
Single Phase AP = V I
Three Phase AP = V(ph-ph)I
√3
Where:
φ is known as the power factor;
V is Voltage and I is current in amperes
RMS stands for “Root-Mean-Squared” is the “amount of AC power that produces the same heating effect as an equivalent DC power”. The RMS value is the square
root of the mean (average) value of the squared function of the instantaneous values.
78
4.4
Incoming Supplies
All main incoming service is typically high voltage from the local electricity utility and branching off into low voltage power and essential power distribution systems.
The high voltage main electrical system equipment consist of high voltage switchgear and main transformers, to suit local electrical authority requirements.
The MEP Consultant must analyse whether utility owned or customer owned transformers are to be used, based on electricity cost rates, site planning restrictions, payback and utility replacement fees.
The distribution systems consist of three voltage levels as follows:
a)
Medium/High voltage – utility distribution levels below 35kV ( e.g. 34 kV, 13.8 kV, etc.)
b)
Low voltage – distribution in building below 1000V ( e.g. 600 V, 480 V, 400 V 208 V, etc.)
c)
Extra low voltage – distribution in building of 70V or less for systems such as sound systems, telecommunication systems, fire alarm systems, etc.
High voltage spaces to conform to all local code requirements, i.e., personnel access, lighting, receptacles, and ventilation, for equipment. All light sources within
high voltage spaces to be wall-mounted, and at a height not exceeding 2.0 m
The design of the electrical supply must include some redundancy to ensure maximum reliability to suit geographic location and level of reliability of the local utility
service. Where two power company feeders, each from an independent sub or main power station, are available, both must be provided to enhance reliability of the
power supply system. Each feeder must have its respective “state-of-the-art” high tension switch gear, transformers, low tension, or preferably low voltage DC operated
switches, breaker and isolation switches.
4.4.1
Metering Provisions
Main Incoming Services metering must be provided in accordance with local power company requirements. All meters must be linked to the Building Automation
System(BMS).
Ammeters and voltmeters are required for each section of the main distribution board. Each to be fitted with selector switches to provide phase-to-phase and phase-toneutral readings.
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4.4.2
Transformers
Main power transformers must be low flammability oil or silicone, or dry type (cast resin epoxy coated) types depending on the final design and local utility supplier’s
requirements. If the transformer is liquid cooled, cooling liquid must be non-flammable.
Minimum two transformers are required, each to be sized for 75% of peak load. In areas where transformers must be imported, 3 x 50% configuration is required. Primary service must be either outdoor pad mounted transformers or an indoor transformer vault.
The use of any PCB (polychlorinated bi-phenyl) is not acceptable under any circumstances.
4.5
Power Distribution Systems
4.5.1
General
The power distribution system would normally include network of step down transformers, switchgear, secondary switchboards, distribution panels and motor control
centres.
a) Equipment enclosures in climate controlled areas must be rated NEMA 1 or 2 or equivalent. Equipment enclosures located in non-climate controlled areas must be
weather-proof to minimum NEMA 3R rating with increased ratings to suit more hazardous conditions.
b) Ground fault protection must be provided to International Codes including National Electrical Code and NFPA. Local codes are used if these are more stringent than
the International codes. All wet areas including bathrooms, swimming pool, back of hose cleaning areas must have ground fault protection. The tripping of fault protection of a branch circuit must only affect that circuit or load.
4.5.2
Equipment
Main switchboards must be double-ended type with main breakers each side and mechanically interlocked with a tie breaker to allow 67% redundancy on the system.
Key interlocking system between main breaker and tie breaker must be provided.
Switchboards must be free standing, metal enclosed factory assembled to NEMA or equivalent standard construction. Barriers must be provided between adjacent
sections of switchboard. Full capacity neutral bus must be provided. Full length of switchboard ground bus must be provided and bond all sections of structure
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4.5.2
Equipment (Cont’d)
The main breakers must be electrically operated, drawout type, power air circuit breakers. The ratings must be to
International Standards, IEC 60898-1 and European Standard EN 60898-1
All low-voltage switchgear and control gear assemblies must meet IEC 61439 Standard.
Voltmeters and ammeters must be provided on each switchboard for checking voltage and current in each phase and phase to neutral whenever transformation
occurs
Branch circuit panel-boards must be equipped with bolt-on-type breakers and coper busing.
Motor Control Centres must be fully tested and ASTA certified and meet the IEC-61439-1&2 standard as a minimum.
Power factor correction capacitors must be provided to maintain the power factor consisitently above .95 of unity.
Power Factor Capacitors
Motor Control Centre (MCC)
81
Class F Insulation Epoxy-Coated Dry-Type Transformer
Switchboard with a minimal footprint using multiple bus-bar configurations, quad-stacked air circuit breaker (ACB) sections, integrated
distribution and motor control, and customisable cubicle shapes and
line-ups.
High current Circuit Breaker 630-1600amp
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4.6
Essential Power Distribution
The MEP consultant must carry out a study to determine the reliability of the electrical utility supplier to determine the extent of emergency power. In areas where
power is not reliable and outages occur regularly and longer than 3 hours, then a 100% back up generator system must be provided.
The Essential power distribution system includes a stand-by generator set, essential switchboard and distribution panel.
Thye MEP Consultant to carefully consider the location of the emergency generator in terms of noise, vibration, exhaust emissions, ventilation requirements and heat
removal.
The stand-by generator and associated switchgear must be located in a separate 2 hour enclosure from the main switchgear room. The suitability of co-generation
must be addressed by the MEP consultant.
The stand-by generator size must be adequate to provide for safe evacuation of the building in the event of an emergency. In addition, some of the hotel functions
must be sustained for extended periods during a regional or local power outages.
In order to keep generator capacity and size at a reasonable level, electrical loads can be classified as follows:
a) Essential: These relate to Life and Fire safety systems including emergency lighting, access corridors, smoke extract systems, Fire Detection & Alarm system
and emergency communication Systems.
b) Operational (Hotel): These relate to more comfort and well-being of guests during a power failure of long duration such as air-conditioning and ventilation
systems, lighting in non-critical areas
c) Desirable: These are loads associated with the Kitchen and Laundry and back-of-house areas.
During non-emergency situations, non-essential operational and desirable loads can be powered by the excess capacity provided for ‘Essential’ loads not being used.
Table 4.6 gives the schedule of essential, operational and desirable Services Generator Loads.
4.6.1
Stand-by Generator
The diesel engine-driven stand-by generator set must be provided with automatic start in the event of loss of normal power and connects to emergency loads through
automatic transfer switches. The stand-by generator sets are normally mounted on single chassis, factory aligned and tested with integrally mounted jacket water
cooled radiator. In some cases remote radiator is used due to building space restrictions.
The generator sets must be mounted on a concrete base with vibration mountings and provided with silencers with stainless steel flexible connections
83
4.6.1
Stand-by Generator (Cont’d)
The stand-by set includes a fuel day tank and pump to give 24 hour service, engine lubricating oil system, Generator control panel.
The diesel fuel must be stored in an above ground storage tank with a fuel pipe terminating in a location convenient to fuel truck access. When fuel tanks are located within the building then the enclosure must be four hour fire- rated and adequate ventilation must be provided in accordance with NFPA 110 and NFPA 70.
Fuel tank capacity is determined from the critical loads normally a minimum of 48 hours running at full load.
All loads must be managed by the BMS.
4.6.2
Uninterrupted Power Supply (UPS)
The UPS units must be sized to provide the following critical loads:
a) All Administration and POS computers. It includes work areas such as front desk, concierge desk. Telephone operators and registration
b) Communication Network switches (refer to Sections 7,9 and 10 of these guidelines)
c) Security Systems/Equipment including CCTV cameras, monitors, card access systems. Refer to Section 8 of these guidelines.
The UPS must be continuous on-line type with LCD display panels and pushbutton operators. Batteries must be sized for full load output for minimum 15 minutes.
Communication interface (RS 232) must be provided to interconnect to BMS. The UPS must be connected to the primary hotel server using a UPS interface to warn
users of the change to battery power.
4.7
Lightning Protection
A risk assessment must be undertaken to determine the detailed requirements of a full lightning protection system in accordance with NFPA 780 and BS EN 62305
parts 1-4 to protect the building and contents in the event of a lightning strike.
The lightning protection system consist of an air termination network connecting to down conductors and structural elements of the building will be used for earth
electrodes. All roof mounted plant and exposed metallic conductors will be bonded to the network, in addition the lightning protection network will be cross-bonded to the main earthing network of the building. Where feasible the structural elements of the building will used to form the component parts of the lightning
protection installation.
Surge protection must be installed to the main LV switchboard and within selected distribution boards to protect the electrical systems from external surges caused
by lightning strikes or similar interference.
84
Table 4.6 Schedule of Essential Loads
Load
Life Safety Systems
Essential Component
(%)
Load Classification
100
100
100
100
100
Only Fire Lift
50
100
100
100
20
20
100
100
100
10
50
50
50
50
100
E
E
E
E
E
E
E
E
E
E
E
E
E
O
E
D
O
O
D
D
O
Fire Pumps
Fire Alarm & Detection
Smoke Management system
Emergency Communication system
Fireman’s Lift
Stair & Exit Signs
Exit signs
Security Systems
Aircraft warning lights
Guestroom Corridors Lighting
Disabled Guest Rooms Lighting
Security Office Lighting
UPS System
Sump Pumps
Front of House Offices Lighting
Kitchen and Laundry equipment
Cold Rooms/Freezers
Air Conditioning & Heating
Health/Spa
Computer System via UPS
Note
E - Essential Loads; D - Desirable loads; O - Operational Loads
85
Stand-by Emergency Generator on Mounting
Generator Switchboard for Larger Hotels
Smart UPS
86
4.8
Lighting
A variety of key characteristics must be considered by the Lighting Consultant when developing lighting plans, including lamp life, system efficiency, lumen maintenance, color rendering and appearance, daylight integration and control, light distribution, points of interest, cost, system control and flexibility.
Considerations must be given also to:
• Size and shape of the space
• Traffic patterns through the space
• Ceiling height and shape: light will be reflected off of these surfaces and contribute to the ambient light level in the room
• Color of the walls: darker walls absorb more light and may require higher levels of illumination
• Art work or highlight areas: determining the pieces and places to be highlighted helps determine the number of accent lights needed
The following design criteria are to be considered as minimum requirements which may be exceeded by local practices. The MEP Consultant must liaise closely with the
Architect, Interior Designer & Specialist Lighting Consultant with regards to the selection and location of decorative luminaries and effects, both within and outside the
hotel, together with the location of all outlets required to supply portable decorative lamps. Where practicable, the use of LED Lights and dimmable high frequency
fluorescent control gear, with related dimming equipment is to be used. A comprehensive lighting control system should be provided to front and back of house areas
to control energy usage. Tables 4.8.1a and 4.8.1b provide guidance on illuminance levels, surfaces where levels should be measured and types of luminaries. The
abbreviations used are defined below as follows:
I - Energy saving long life
F - Fluorescent (Fluorescent should be colour temperature 30000K and a colour rendition to or greater than 85)
HID - High Intensity Discharge such as high pressure sodium and metal halide,
CC - Cold Cathode
LED - Light Emitting Diode
LV - Low Voltage (5,000 hour energy saver D
External lighting should be provided for all pedestrian and vehicular access routes to the building, service and car parking areas. Road lighting should be in
accordance with local codes of practice. Decorative lighting and/or flood lighting should be provided to the major elevations of the building, and to landscaped
areas and signage. All external lighting should be time switch and photo-cell controlled, with manual override switches being provided in the Security Office.
Separate controls should be provided for the following:
•
•
•
•
•
•
Road, car parking and delivery area lighting.
Pedestrian area lighting and building entrances.
Decorative and flood lighting.
Illuminated signs and displays.
Water features/ artwork / sculpture.
Roof and external plant areas
87
4.8.1
Lighting Levels
The following list of illumination levels in Table 3, must serve as a guide for lighting throughout JANU hotels & resorts.
hotel.
Table 4.8.1a - Lighting Levels
Area
Location
Guest Floors
Guestroom
Sleeping Area
Guest bathroom at Vanity mirror
Guest bath/shower area
Desk/Working area
Corridors
Stairwells
Lifts
Main Lobby
Assembly & Circulation
Administrative Office
Front Desk
Lift Foyer
Corridors
Restaurant, Lounges, Bars, Coffee Shops
Ballroom
Pre-function
Meeting Rooms
Function Rooms
Public Areas
Meeting Areas
Maintained Illuminance
(LUX)
150-200
300
2500- 3000
150-200
400
150-200
300
100
300
250
500
500
100-200
100-200
200
400
200-350
500
200-500
88
Notes
Bed-side units
Eye level
Table top
At desk
Table top
4.8.1 Lighting Levels (Cont’d)
Table 4.8.1b - Lighting Levels (cont’d)
Area
Location
Back of House Areas
Kitchen Areas
Housekeeping
Maintenance
Laundry
Valet
General areas
Motor Control Centres, and Distribution
Boards
Staff Locker rooms
Staff Dining Room
Back of House offices
Pathways and Parking
Internal Parking
Outdoor pools
MEP Areas
External Spaces
Maintained Illuminance
(LUX)
500
500
500-750
500
500-1000
200
500
300
300
500
50-200
100
100
Notes
Task dependent
Note 1
Note 1
Note 1 on pool deck
Note 1
• Flood or accent lighting shell be provided for façade, hotel signage and other features of the building.
• High Intensity Discharge (HID) lighting provided for parking lot or underground parking illumination.
• Swimming pool and wading pool lighting must be low voltage or be protected by ground fault circuit.
• Fixtures for lighting of trees and pathways, direction signs plus general garden accent lighting must be outdoor weatherproof construction, corrosion resistant
and may be of low voltage types.
• All lighting will be controlled by photocell, astronomical time clock or the BAS.
• Circuiting requirements for different time controls must be approved by JANU Hotels.
• Exterior spaces such as dining terraces, etc. will be controlled by dimming system presets.
89
4.8.2
Emergency Lighting
Emergency lighting must be provided to meet local codes. The emergency lighting system includes the provision of illuminated exit signs in general, signs for general
advertising, directional and room identification signs
Exit signs for front of house public areas must be indirect LED type, architectural style edge-lit and for back of house will be in standard extruded aluminium enclosures.
Wording of signs to conform to local code requirements and practices. Exit signs must be circuited to emergency/essential power.
In areas where loss of power for lighting may endanger the people within the area, provide inverters or battery lighting units to ensure continuous illumination from the
time of power failure to until generator power becomes available such as kitchen, maintenance areas, laundry and electrical rooms.
4.9
Electrical Provisions
This section describes only some of the electrical outlets and device provisions for guestrooms, public and back of house rooms and areas to satisfy hotel operating
requirements. Refer to Sections 7,8,9 and 10 of these Guidelines for Guestroom Entertainment Management, Security, Low Voltage Infrastructure and Communication
System design Guidelines.
The specific design requirements of each project as determined by the Architect, Interior Designer, Specialist System consultants (Structured Cabling, AV and Security)
and JANU Hotels, particularly with respect to millwork areas such as reception, concierge back of house work areas or other desks containing significant computer, AV
or security related requirements, must take precedence over these minimum standards.
4.9.1
Guestroom General power, Voice, Data, TV and AV Requirements
The coordination of power, lighting, voice, data, TV, HVAC and other MEP devices is critical to success of a functioning and useable guestroom. It is the responsibility of
the MEP consultant(s) to identify all devices but it is the responsibility of the Interior Designer to identify and coordinate location and elevation of all switches and
outlets.
•
•
•
•
•
•
•
•
•
Provide power outlet for housekeeping use and guest use of iron.
Provide full WiFi coverage in all guestrooms and suites. The WiFi antenna is typically located inside of the access panel in the room.
Provide full cellular coverage for all major regional carriers.
Provide doorbell button at guestroom entry with audible chime in bedroom closet.
Provide dedicated power outlet for cell phone charging located adjacent to night tables for easy access.
Provide power outlets at bed to be positioned behind edge of bedhead.
Provide telephone outlet at bed to be centrally positioned behind bedhead.
Provide power outlet behind the personal safe in the closet shelving unit.
Provide a door chime connected to the door bell located at the front door.
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4.9.1
Guestroom General power, Voice, Data, TV and AV Requirements (cont’d)
•
Provide one concealed duplex outlet for refrigerator, one Cat 6 cable terminated with one RJ45 plug for connection to data network where an automated
refrigerator is required by the Design Brief.
•
Provide duplex outlet above counter for kettle/coffee machine.
•
Provide four power outlets, one coaxial outlet and one category 6 (data) outlet at all bedroom television locations
•
Provide an AV connectivity panel that allows guests to plug in their electronic devices and show content on the television. Audio and video connectivity for
items such as iPod/iPad/iPhone/MP3; laptop computer; cameras; etc. must be provided.
•
The ‘Video On Demand’ system must have an intelligent interface with the AV panel so that the devices, when plugged in, will automatically show video
and play audio from the device on the television.
4.9.2
•
•
•
•
•
•
Guest Bathrooms
At the vanity, provide two power outlets, one coaxial cable outlet and one category 6 (data) cable outlet for in mirror television with built in clock.
Provide ceiling speaker connected to in-mirror television.
Provide dual voltage GFCI (ground force circuit interrupter) razor outlet/transformer
Provide GFCI outlet for hairdryer adjacent to razor outlet.
At a two-sink vanity, an additional GFI outlet must be provided at opposite end of the vanity, or two outlets must be centered along vanity above backslash.
Provide two-line wall telephone at the water closet
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5.0
Public Health (Plumbing)
Public health services must be designed and installed such that water management and water efficiency opportunities are maximised. The public health services design
include:
• Domestic water services
• Above ground foul drainage
• Rainwater drainage
• Below ground drainage
5.1
Design Standards
Water services must comply with the current editions of:
• BS6700, Specification for Design, Installation, Testing and Maintenance of Services
• Supplying Water for Domestic Use within Buildings and their Curtilages.
• Plumbing Engineering Services Design Guide 2002
• Water Regulations Guide 2000
• Local Authority Building Control Requirements
• WRAS
• EPA (Environmental Protection Agency, USA) National standards
The above ground drainage systems must be designed in accordance with the current editions of:
• Part H Building Regulations – Drainage and Waste Disposal
• BS EN 12056 - Gravity Drainage Systems inside Buildings (Part 1-4)
The below ground drainage systems must be designed in accordance with the current editions of:
• Part H Building Regulations – Drainage and Waste Disposal
• BS EN 12056 - Gravity Drainage Systems inside Buildings (Part 1-4)
• BS EN 752 - Drain and Sewer Systems Outside Buildings (Part 1-4)
The Public Health Authorities include:
•
•
•
•
•
AWWA American Water Works Association
SDWA Safe Drinking Water Act
US EPA US Environmental Agency
WHO World Health Organization
WRAS Water Regulations Advisory Scheme
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5.2
Water Source
The water supply to the property is to be sufficient to adequately accommodate both the daily total water requirement and the instantaneous peaks.
The water supply must be reliable with a proven history of continuous, adequate service.
The water systems will be designed and installed to reduce the risk of contamination to the potable supplies. In particular the requirements of the Water Supply Regulations and the classification of fluid category 5 backflow protection must be followed.
All water systems will be designed to meet the requirements of HSE Approved Code of Practice (ACoP) and Guidance, L8, “Legionnaires disease; the control of legionella
bacteria in water systems”.
In the event that the first two criteria cannot be met, provide a water storage facility, of sufficient size (usually a minimum of one day using 1350 litre
per room per day average requirement or as dictated by local code requirements, whichever is more stringent).
The storage tank must have a minimum of (4) four compartments, (2) two independent for domestic water use and (2) two independent for fire use. Fire fighting water
requirements are to be considered in sizing the water storage facility. Fig 5.2
Water quality from plumbing systems must be in compliance with World Health Organization (WHO) requirements. Where the local supply is not sufficient and requires
additional treatment to remove suspended solids, demineralize, soften, chlorinate, and/or correct pH where the correction is not provided by the local water supplier,
water treatment plant is required. The water supply distributed within the hotel must have the following characteristics:
a) Conform to World Health Organisation Standards for drinking water and have a maximum hardness of 50ppm CaCO3with a minimum pH of 6.9
b) Have a chlorine residual of 0.1 mg
c) Be chemically neutral (nor corrosive nor scaling) for both hot and cold water systems as computed by Langlier Stability Index.
Where non-potable waters such as well, river, or brackish water must be used, careful analysis by the Environmental Consultant and full treatment procedures are to be
provided as required.
Non-potable water systems must be completely and separately piped with no interconnections to the potable supply and all piping must minimally be colour coded to
differentiate between two systems.
All piping must be installed in such a way to avoid areas, which are susceptible to water damage including, but not limited to PABX, Computer and Electrical equipment
rooms.
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Fig 5.2 Water Storage Tank
An incoming metered mains cold water supply will enter the building
and deliver potable cold water to bulk cold water storage tank
The tank will supply water to packaged booster pump-set which in
turn will deliver a wholesome supply of water to all cold water fixtures
and hot water plant.
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5.3
Water Use & Storage
The bulk cold water storage tank must be sized in conjunction with JANU Brand Standard and IOP Plumbing Engineering Services Design Guide
Table 5.3a JANU Hotel Daily Consumption Estimates
Type
Hotel General
Guestrooms without Laundry
Guestrooms with Laundry
Restaurants
Daily Consumption
Per Guest/Day - Litres
900
410
560
35 litres/cover
Table 5.3b JANU Hotel Plumbing Fitting Flow rates
Unit
Flow Rate - l/s
Temperature - 0C
Pressure -Bar
Guestroom Showers
0.15-.22 l/s
550 C Max, Thermostatic Valve Controlled
2.5 - 5.5 Max
.5 l/s for high flow shower
Guestroom Basins
.15
410C maximum with anti-scalding fitting
Bidet
.08
WC
.1
Cleaning Sink
.30
Urinal
0.01
Kitchen & Laundry
2 hours minimum recovery
60-700C
Note: To calculate the likely overall hotel water demand, the flow rates must be multiplied by a diversity factor depending on
the type of hotel/resort. Diversity factors must be approved by JANU Technical services.
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5.4
Water Treatment
Water treatment plant and equipment must be provided to prevent the formation of limescale and the ingress of waterborne bacteria such as legionella and
cryptosporidium
Where the water hardness levels that serve the site are high water conditioning plant must be installed to help reduce the formation of lime scale within the new water
distribution system. The water conditioning plant must be provided with associated monitoring and control equipment.
5.4.1
Water Softening Systems (Fig 5.4a)
For laundry equipment, kitchen dishwasher and glass washers, boiler feed, ice-cube machines and where necessary, dedicated water softeners, sterilizers and separate
storage tanks must be provided. The softening system must be Zeolite type (Fig 5.4 a and b), completely automatic, consisting of softening tank(s), hard water b-pass proportional controller, flow control for backwash and re-use, water testing kit.
5.4.2
Chlorine Disinfection
The prevention of bacterial growth within the water systems will be achieved by an internal stringent management regime and via the installation of chlorine dioxide disinfection plant. See Fig 5.4c
The disinfection process must be via the introduction of chlorine dioxide in to the mains cold water pipework and tank serving the new potable water distribution system.
The unit must have dual digital dosing pumps to ensure a very high degree of accuracy and control. Chemical composition ensures very high conversion efficiency of >90%
for both minimal precursor use and also to ensure the highest possible levels of free chlorine dioxide available in the treated system. The unit will provide continuous chlorine dioxide monitoring and digital read out, with low level alarms, flow monitors to ensure dosing safety.
Chlorine dioxide will be utilised as the primary method of Legionella control within the water system as specified in the Health and Safety Executives document L8 – Approved Code of Practice- The control of legionella bacteria in water systems.
The safe operation of the domestic hot and cold water systems will require a robust maintenance regime. A number of control parameters linked to the Building Management System must be included to provide an early warning facility of problems within the system. These monitoring provisions include:
• Incoming main temperature
• Water tank storage temperatures
• Hot and cold water temperatures at the furthest outlet.
• Water treatment systems
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5.4c Water Disinfection Diagram
Fig 5.4a Zeolite Water Softening System
Fig 5.5 Water meter
Fig 5.4 b Zeolite Powder
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5.5
Water Metering
In order to monitor the water consumption of the building and separate fit out demise areas a comprehensive water metering system must be provided. All water meters
must be installed in accessible locations and must have a pulsed/M-Bus output to facilitate remote monitoring and billing if required. Fig 5.5
5.6
Service Valves
The water services design will incorporate service valves on all items of plant and sources of supply to allow for isolation to facilitate maintenance. As a minimum, branch
isolation valves must be provided on branches and risers at the connection to the main distribution system.
Isolation valves, non-return valves, flushing and injection points must be positioned in suitable locations to allow for the sterilization of the whole system or individual
zones during maintenance works.
Quarter turn isolation valves must be provided on the water supply to all sanitary fitting to aid repair and maintenance.
5.7
Water Distribution System
Water must be distributed throughout the building at adequate pressures. Where incoming water pressure is insufficient, booster pump set must be provided.
The domestic water distribution systems must provide potable water quality and will be capable of supplying the required volume flow rates. Each distribution system will
be installed using copper tube to BS 2871 Part 2 Table X (EN 1057-R250) with capillary lead free soldered joints to BS 864:Part 2 (EN 1254:Part 1) for potable use.
Cold water distribution will void adjacency to any hot service. Cold water distribution will be configured such that any outlets likely to be low usage (sentinel) will be fed
with a minimum dead leg from a live main, looped if necessary. Systems must be designed to make sure fluctuations do not occur at shower-heads under any circumstances. Fluctuation of temperature due to pressure at shower-heads will not be accepted.
Pressure reducing valves will be installed in the distribution systems to ensure safe discharge pressures are provided at terminal fittings.
Trace heating and insulation will be provided in areas where distribution pipework may be susceptible to freezing.
Surge control protection in the form of anti-vacuum valves must be installed at the top of all water services risers.
Air vents will be installed on all distribution system high points and drain valves will be installed on all system low points to ensure the system is fully drainable
Isolation, injection and flushing points will be provided in suitable locations to allow for sectional sterilisation of the system during maintenance.
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5.8
Hot Water Systems
Hot water must be generated by a minimum of two hot water heaters, so that in the event of any single heater failure (or maintenance), 75% of the hotel needs can
still be served.
A separate hot water system must be provided for the laundry and kitchen. The laundry must be equipped with a separate storage tank system to prevent fluctuations
during the washing cycles.
Hot water heaters maybe either instantaneous, direct gas-fired or a heat exchanger with a storage tank design. The temperatures at point of use are shown in Table
5.3b
The hot water system must be designed with a hot water return. The system must include all piping, valves and connections to all fixtures and equipment.
The capacity of the hot water heaters must be calculated in accordance with CIBSE or ASHRAE standards. All diversity factors must be approved by JANU Technical
Services.
Recovery rates must conform to ASHRAE or CIBSE Guidelines.
5.9
Water Conservation Measures
The domestic water services design will seek to achieve the specified BREEAM credits. The targeted BREEAM credits and their respective criteria will be assessed and
where practical will be incorporated into the domestic water services design. Hotel potable water consumption will be reduced via the implementation of a water
rec-lamation system which will be utilized to provide a recycled supply of water for the flushing of non-potable sanitary appliances such as WC’s and urinals. The
systems that could be implemented to provide this facility include:
•
•
•
•
Rainwater harvesting
Grey water recycling used for irrigation
Water Monitoring for laundry, kitchens and other high water consuming areas.
Aerated Showers. Thesewater saving shower heads work by restricting and aerating the flow of water to reduce usage while still producing a full bodied showering experience
Due to the predictable daily yield from hotel bedrooms, a grey water re-cycling system is generally more effective way of generating re-cycled water volumes than a
weather dependent recycling system such as rainwater harvesting. High water consuming areas must be monitored using pulsed output/M-Bus water meters.
Pulsed water meters must be also used to detect a major leak between the building and the utilities water meter.
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5.10
Pool Water Treatment
The pool water will be filtered and chemically treated to reduce bacteria and other contaminants to acceptable levels in accordance with the appropriate codes. The
system must be designed in accordance with the recommendations made by the Pool Water Treatment Advisory Group (PWTAG).
Disinfection must be achieved by means of a UV treatment system supplemented by chlorine based disinfection. Many pool operators elect to use chlorine based disinfectant in conjunction with ultraviolet (UV) equipment since this reduces the amount of chlorine required to adequately disinfect and it therefore reduces the odours
compared to full chlorine based systems.
The use of UV treatment does allow the levels of chlorine used for disinfection to be reduced, although some chlorine disinfection is still necessary to ensure adequate
water quality for bathers. The chlorine based system would be capable of providing pool disinfection should the UV system fail or during maintenance periods if these
were to coincide with pool opening times.
The pool water treatment system will be provided with a dedicated break tank to completely isolate the chemical treatment and domestic water supplies.
Hansgrohe Aerated Shower Heads
Grey water Recycling for Irrigation
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5.11
Drainage System Design
The above ground drainage systems must be designed in accordance with the current editions of:
• Part H Building Regulations – Drainage and Waste Disposal
• BS EN 12056 - Gravity Drainage Systems inside Buildings (Part 1-4)
•
A primary and or secondary ventilated gravity foul drainage system must be provided to all areas that require domestic sanitary drainage.
A separate gravity foul drainage system must be provided to receive grey water drainage flows from sanitary appliances located within a proportion of hotel bedrooms.
Soil and waste stacks must rise vertically through the building within services risers and ducts with horizontal distribution within ceiling voids. All soil and vent stacks must
terminate externally to enable each stack to vent to atmosphere in conjunction with the requirements identified within Part H Building Regulations.
Sanitation pipework sizes and gradients must be selected to achieve self- cleansing flow throughout the system.
The sanitation system must be designed and routed through the building with due consideration of the acoustic requirements of the space that it passes through. In
sensitive areas this may require some parts of the sanitation system to be acoustically insulated.
Suitable access points must be provided in the sanitation system for cleaning and maintenance operations.
5.11.1 Drainage Distribution
Soil and waste flows from hotel bedroom WC’s, wash basins, baths and showers must discharge into either grey water or soil and waste stacks located in hotel bedroom
service risers.
All sanitation pipework connections to bedroom sanitary appliances must be designed to facilitate access and maintenance. The use of pre-fabricated pipework systems
will be considered to reduce maintenance costs and to simplify maintenance operations.
The sanitation system design must configured to suit the sanitary appliance locations within each hotel bedroom.
5.11.2 Guestroom Drainage
Shower connections must be configured to enable trap cleaning from within the room the shower serves. This facility will be provided where shower tray or wet room
type shower areas are created and will reduce disturbance to the bedroom below during routine cleaning and maintenance.
All shower outlets must be constructed of stainless steel to Grade AISI 304 and must be specified to suit the floor finishes they are installed within.
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5.11.3 Kitchen Drainage
To prevent the build-up of fat oils and grease (FOG’s) in the sanitation system from food productions kitchens grease treatment plant and equipment must be installed.
Grease treatment plant and equipment must be sited in accessible locations which facilitate maintenance and cleaning. It is not envisaged grease treatment provisions will
be required in regeneration or satellite kitchens areas.
The grease treatment strategy adopted must be agreed with the JANU Hotels and Kitchen Specialist. These discussions will determine whether a central and or point of
use approach will be adopted for grease treatment plant locations.
5.11.4 Plantroom Drainage
Floor gulleys must be provided in strategic locations within all plantroom areas to facilitate the draining down of plant and equipment.
The floor finish within enclosed plantroom areas must be completely sealed via the use of a waterproof floor sealant. All floor gulleys installed within the plant areas must
incorporate a luting flange to prevent the migration of water at the junction between the edge of the gulley grating and floor surface.
5.11.5 Condensate Drainage
Condensate drainage from mechanical plant must connect to gravity drain lines. Each drain line will discharge over a plantroom gulley, cleaners sink, or via direct connection to the sanitation system via a trapped tundish.
5.12
Rainwater
The rainwater collection systems that serve the building must be designed in accordance with Part H of the Building Regulations and BS EN 12056 or approved equal.
A gravity rainwater system must be utilised for the removal of rainwater co-ordinated with the Architect providing an efficient and cost effective roof drainage design.
Rainwater outlets must be sized and positioned to ensure the efficient removal of rainwater from the roof reducing the risk of surface water ingress into the building.
The design rainfall intensity has been determined via a number of factors including the roof geometry, roof build up construction, building life and roof overflow provisions.
Consideration must be given for rainwater storage for uses such as flushing toilets, fire protection system supply, cooling tower make-up, or landscape irrigation.
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6
JANU FIRE & LIFE SAFETY STANDARDS & GUIDELINES
6.1
Introduction
6.2
Fire Safety and Compliance
6.2.1
6.2.2
6.2.3
Fire Safety Strategy
Design Standards
Fire safety Certification
6.3
Building types and definitions
6.3.1
6.3.2
Mixed Occupancy Hotel
Mixed Ownership Hotel Occupancy
6.4
Structural Fire Resistance &
Fire Resisting Separation
Table of Contents
6.4.1 General
6.4.2 Structural fire resistance
6.4.3 Compartmentation
6.4.3.1 General
6.4.3.2 Protection from Hazards
6.4.3.3 Openings and penetrations
6.4.3.4 Fire Resisting Doors
6.4.3.5 Linen Chutes
6.4.3.6 Atria
6.4.4 Interior Finishes
6.4.4.1 Walls and ceilings
6.4.4.2 Floors
6.4.4.3 Contents and Furnishings
6.4.5 Exterior Finishes and Facades
6.5
Means of Escape
6.5.1 General
6.5.1.1 Occupancy
6.5.1.2 Width of exits required
6.5.1.3 Number of exits required
6.5.1.4 Travel distances
6.5.2 Resort Hotels
6.6
Fire Detection & Alarm Systems
6.6.1 General
6.6.2 Code Requirements
6.6.3 Automatic Fire Alarm (AFA) System
6.6.3.1 Villas
6.6.3.2 Low Rise Hotels
6.6.3.3 High Rise Hotels
6.6.4 Detection & Manual Fire Alarm Call-Points
6.6.4.1 Smoke detection
6.6.4.2 Detector technology
6.6.5 Systems Sequence of Operation
6.6.6 Cabling & Connections
6.6.7 Control & Indicating
6.6.8 Power Supplies
6.6.9 Systems interfaces / outputs
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6.7
tems
Fire Protection & Suppression Sys-
6.7.1 Scope
6.7.2 Hydrant Standpipes
6.7.3 Hosereels
6.7.4 External Hydrant Provisions
6.7.5 Fire extinguishers
6.7.6 Sprinklers
6.7.6.1 Coverage
6.7.6.2 Sprinkler Head Types
6.7.6.3 Other
6.7.7 Fire water Tank
6.7.8 Fire Pumps
6.7.9 Kitchen Fire Suppression
6.7.10 Data Room Fire Suppression
6.8
Smoke Control
6.8.1 Stair Pressurisation
6.8.1.1 Specifications
6.8.2 Car Park Smoke Exhaust
6.9
External Fire Spread
6.10
Miscellaneous requirements
6.11
Commissioning
6.1
Introduction
This document contains the JANU Fire and Life Safety Standards-guidelines. It has been developed to provide the hotel Developer and their Engineering Team with the
minimum requirements to design the Fire Life Safety systems, in order to provide a globally best practice approach to fire life safety and to enhance JANU’s ability to
provide a safe and luxurious quality of service.
The document strives to outline guiding property principles to partners and consultants, in order to meet agreed technical, safety, security, hotel opening and operational expectations, during a new construction, renovation or conversion of an existing property to JANU. The handbook provides specifications and design guidance
that put guest safety, sound technical principals, reliability of services and sustainability, at the forefront of the build process.
JANU take a risk adverse approach to the design and operation of all MEPF systems and services and strive to create an environment where our guests feel completely
comfortable and secure for the time they are in our care. The handbook refers to recognised international codes of practice and statutory regulations and serves as a
companion throughout the construction or conversion, commissioning, pre-opening and opening phases of the project.
The specifications laid out within the handbook try to demonstrate sound practice, offering sound thinking, operating efficiencies and a simplistic view to the operation
and control of the life safety systems and services.
These guidelines must not be regarded as specifications or scope limiting documents. They are intended solely to assist the Owning/Development Company and their
appointed Consultants in the development of design documentation. Materials listed in these Guidelines must serve solely as a guide to quality, features and performance.
The Fire Engineering consultant has the sole responsibility for conforming to all applicable local codes and must inform JANU Technical Services Department in writing,
and in a timely manner, of any conflicts between such applicable codes and those recommended in these guidelines.
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6.2
Fire Safety and Compliance
The JANU Fire & Life Safety (FLS) Standards Guidelines are divided into three four major components, which include the following:
1.
2.
3.
4.
Structural Fire Resistance & Fire Resisting Separation
Means of Escape
Fire Detection & Alarm
Fire Suppression
All JANU properties must be designed to comply with recognized international codes of practice, as described in Section 2.1.
At the design stage, detailed plans, specifications and other relevant information must be provided submitted in writing to JANU Technical Services for acceptance by
a duly authorised person. This must include full details of structural fire protection and fire protection systems in the building including:
• Standards or codes to which each individual element of the building and its fire protection systems will comply.
• Fire resistance of the structure.
• Fire protection of escape routes including walls, doors and openings in walls and floors.
• Fire protection of shafts including service risers and elevator shafts.
• Fire alarm and detection system including a cause and effect matrix.
• Sprinkler system.
• Other fire suppression systems.
• Emergency power and lighting.
• Smoke control systems.
• Details of the interface between fire protections systems and other systems in the building, for example ventilation.
• Facilities for the fire brigade including rising mains, hose-reels, fire-fighting elevators and communications.
• Occupancy figures and escape route, escape stair capacities.
• Evacuation strategy for guest room floors, public and back of house areas.
6.2.1
Fire Safety Strategy
The Developer and its design team must produce for all hotel developments, and as part of the early stage design documents and deliverables, a Fire Safety Strategy
report that must be produced in accordance with NFPA 550 and must include all of the relevant fire life safety measures as specified in NFPA 101.
The Fire Safety Strategy report must be submitted to and approved by, a duly authorised person from JANU Technical Services, prior to the detailed design of the
hotel architectural layouts and fire protection design proceeding.
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6.2.1
Fire Safety Strategy (Cont’d)
6.2.2
Design Standards
The fire precautions for the building must meet the requirements of the Local Regulations and NFPA 101 Life Safety Code.
Where local codes are proposed, JANU FLS Standards Guidelines must be fully complied with, unless an alternative is detailed and approved by JANU Technical Services.
In case of conflict, the more stringent standards must be complied with, unless the local regulations specifically prohibit compliance with an JANU standard Guidelines,
in which case written evidence of the regulation must be provided to JANU Technical Services.
Early in the design stage, a list of any deviations from JANU FLS Standards Guidelines must be provided to JANU Technical Services. Where the proposed deviations are
accepted, alternative arrangements that achieve an equivalent level of safety may be required and these must be agreed and fully implemented prior to the construction
phase.
Under NFPA the designer is allowed to adopt alternative approaches that provide an equivalent or greater level of protection to building occupants over that stated in the
code, including the implementation of fire engineering. Variations from NFPA 101 will have to be agreed in negotiation with the Local Authorities.
The NFPA Standards applied to JANU Hotels & resorts include:
• Building Code – NFPA 5000 : 2015
• Fire Strategy (means of escape etc.) – NFPA 101 : 2015
• Sprinklers – NFPA 13 : 2016
• Hydrant standpipes – NFPA 14 : 2016
• Detection and Alarm – NFPA 72 : 2016
• Structural Fire Resistance - NFPA 101 : 2015
• Fire Compartmentation – NFPA 101 : 2015
TBC
• Stair pressurization – NFPA 92A : 2009
It is expected that these systems will be designed to the NFPA suite of codes, unless specifically required by the Local approving authority to design systems based on
local code requirements. In which case, clear guidance on design details will be provided by the local consultant.
The design generally must meet the intent of the recommendations in NFPA and Local codes, however in some areas the Consultant may propose an alternative approaches to achieve an equivalent level of fire safety appropriate to the circumstances.
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6.2.3
Fire Safety Certificates
The Developer and design team must provide all fire protection equipment and materials for the hotel with a test certificate which is approved and tested by UL or
FM, or an equivalent testing laboratory.
In addition the following Fire Safety Certificates must be issued to a duly authorized person of JANU Technical Services to certify that the design, construction and
commissioning of the Fire Life safety systems are in accordance with the JANU FLS Guidelines and all relevant standards:
•
•
6.3
Fire Safety Design Certificate (to be issued prior to construction commencing)
Fire Safety Occupation Certificate (to be issued prior to the hotel being occupied)
Building types and definitions
The fire and life safety performance requirements described in this document are relevant to JANU’s portfolio of hotels. The term hotel must include a hotel, an
inn, a club, a motel, a bed and breakfast, or any other structure meeting the definition of hotel.
The performance requirements stated are relevant to new hotels only i.e. in existing buildings, it is not always practical to strictly apply the provisions of this Code.
Physical limitations can cause the need for disproportionate effort or expense with little increase in life safety. In such cases, the authority having jurisdiction needs
to be satisfied that reasonable life safety is ensured.
Back of house areas include employee spaces, employee toilets, laundry rooms, work areas, kitchens, offices, storage areas, shops, plant rooms etc.
The contents of residential occupancies must be classified as ordinary hazard in accordance with NFPA 101.
The following table defines the various building types relevant to Aman’s portfolio of hotels, and summarizes the key fire safety requirements.
107
Table 6.3
Building
High Rise
Low Rise
Resort/Villa
Hotels
Definition of building Types within JANU’s portfolio of hotels
Definition
Key fire safety requirements
A building where the highest
occupied floor of an occupiable story is greater than 23m
above the lowest level of fire
department vehicle access.
Comprehensive, centralised fire protection systems, comprising AFA system, dedicated voice evacuation
system (for high-rise buildings).
High Rise Hotels are generally
located in an urban environment in large Metropolitan
Cities.
All buildings less than 23m in
height, except Resort Hotels
(see next row in table).
High-rise buildings must be protected throughout by a Class I standpipe system.
Non-combustible Type I structural construction with non-combustible exterior finishes and façade materials
High-rise buildings must be protected throughout by an approved, supervised automatic sprinkler system. A sprinkler control valve and a water-flow device must be provided for each floor.
As per high-rise hotels, however no standpipe system is required and tone alarm system only (voice evacuation not required).
Non-combustible Type I or Type II structural construction with non-combustible exterior finishes and
façade materials
Generally defined as separate
Main buildings in Resort Hotels are to be provided with the same fire protection systems, including exdistributed buildings, pavilions tent of coverage, as low rise hotels. Notable particular requirements as below:
and villas including:
• Main evacuation access roads (EVA) are to be provided with fire hydrants as required by the local fire
• Guest pavilions & villas
authority.
• Where villas are not easily accessible by fire authority engines or on-site fire truck, hose-reels and/
• Main Utility Centres
or external fire hydrants are to be strategically located around the resort to reach the vicinity of each
for Power Supply, Waste
group of stand-alone buildings or villas.
Management and Thermal • Sprinklers are generally required inside individual villas, unless a deviation is approved by Aman
Plant
Technical Services.
• All smoke detectors, including those in individual villas, are to be addressable type detectors and
• Main Resort Lobby and
connected to a monitored AFA system control panel (stand-alone, battery-operated smoke detectors
Reception
will not be accepted).
• Alarm call-points are to be located around the resort as appropriate. This may be an alarm or emergency telephone to the central security control room.
• Spa Building and Restau• Generally Type IV or V construction for Guest Villas with Class A limited combustible exterior
rants
finishes & façade materials
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6.3.1 Mixed Occupancy Hotels
Hotels typically include multiple occupancy classifications throughout the development including Residential (hotel suites), Restaurants, Offices (back of house) and
Commercial Kitchens. Each portion of the building must be classified as to its use in accordance with NFPA 101, and the fire safety requirements must be provided for
the most restrictive occupancy classification for the entire space, unless fire separated with fire walls and separating fire doors in accordance with NFPA 101.
6.3.2 Mixed Ownership Hotel Occupancies
Where a hotel development may have mixed ownership occupancies as part of the hotel building development, such as hotels built as part of a shopping center
complex or similar, the fire life safety and fire protection systems must include the following provisions to ensure the adequacy of the JANU Fire Life Safety systems:
•
•
•
•
•
Separation of ownership occupancies by a 3 hr fire rated High Challenge Fire Wall in accordance with NFPA 5000, section 8.3.2
Separate and dedicated means of escape capacity that does not rely on the adjacent occupancy for escape egress
Separate and dedicated fire control room
Separate and dedicated fire detection & alarm systems and control panel
Separate and dedicated automatic fire suppression systems
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6.4
Structural Fire Resistance & Fire Resisting Separation
6.4.1 General
The performance requirements described within this document describe the requirements for new hotels only – where additional occupancies exist within the building, these must be separated from the hotel portion of the building by fire resistance rated assemblies, as defined in Table 6.1.14.4.1 in NFPA 101 (typically at least
2-hours). Where the building is provided throughout by sprinklers, the minimum rating can be reduced by 1 hour, but in no case must it be reduced to less than 1 hour.
6.4.2 Structural Fire Resistance
The fire resistance of the structure of the building depends upon the building’s height and the area of each storey. The height of the building is measured from the
external fire brigade access level to the highest level with guest access. The fire resistance rating is defined in two steps:
1. The relevant construction type must first be defined using Table 7.4.1. from NFPA 101 (as reproduced below in Figure 6.4.2A), based upon the height of the
building and area of the largest storey.
2. The fire resistance rating for the various structural elements within the building, as appropriate for the required construction type, is defined in Table 7.2.1.1 of NFPA 5000, as reproduced below in Figure 6.4.2B.
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Table 6.4.2A Reproduced from Table 7.4.1 NFPA 5000 - Allowable Building Height and Area For Various Construction Types For residential
& Hotel Buildings
Construction Type
Type I
442
Maximum Height of Building (ft)
Occupancy (No of Stories))
Allowable area (ft2)
TYPE II
332
222
111
TYPE III
000
211
TYPE IV
200
TYPE V
2HH
111
000
S
N
S
N
S
N
S
N
S
N
S
N
S
N
S
N
S
N
S
N
UL
UL
420
400
180
160
85
65
75
55
85
65
75
55
85
65
70
50
60
40
UL UL
UL
12
11
4
5
4
5
4
5
4
5
4
4
3
3
UL
UL
UL
5
24,000
16,000
24,000
16,000
20,500
12,000
7,000
NOTES
• “S” refers to the allowable building height in feet and allowable number of stories in buildings protected with an automatic sprinkler system as specified in 7.4.1.
• “N” refers to the allowable building height in feet and allowable number of stories in buildings not protected with an automatic sprinkler system as specified in 7.4.1.
• “UL” means “Unlimited”.
• “NP” means “Not permitted”.
• Within each occupancy category and protection level, the top row refers to the allowable number of stories, and the bottom row refers to the allowable area per story.
•
•
•
•
•
•
Type I means non-combustible or limited combustible construction
Type II means non-combustible or limited combustible construction
Type III means non-combustible or limited combustible construction
Type IV means all approved combustible materials
Type V means constructions that are partially or entirely of wood
Within each occupancy category and protection level, the top row refers to the allowable number of stories, and the bottom row refers to the allowable
area per story.
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Table 6.4.2B Reproduced From NFPA Table 7.4.1 - Fire Resistance Ratings for various Construction Elements & Construction Types
Type I
Type II
Type III
Type IV
Type V
Construction Element
442
332
222
111
000
211
200
2HH
1111
000
4
4
4
3
3
3
2
2
1
1
1
1
0b
0b
0b
2
2
2
2
2
2
2
2
2
1
1
1
0b
0b
0b
4
3
3
3
2
2
2
2
1
1
1
1
0
0
0
1
1
1
0
0
0
2
1
1
1
1
1
0
0
0
4
3
3
3
2
2
2
2
1
1
1
1
0
0
0
1
1
1
0
0
0
H
H
H
1
1
1
0
0
0
Supporting more than one floor, columns, or other bearing walls
Supporting one floor only
Supporting roofs only
4
2
2
3
2
2
2
2
1
1
1
1
0
0
0
1
1
1
0
0
0
H
H
H
1
1
1
0
0
0
Floor/Ceiling Assemblies
2
2
2
1
0
1
0
H
1
0
Roof/Ceiling Assemblies
2
1.5
1
1
0
1
0
H
1
0
Interior Non-bearing Walls
0
0
0
0
0
0
0
0
0
0
Exterior Non-bearing Wallsc
0b
0b
0b
0b
0b
0b
0b
0b
0b
0b
Exterior Bearing Wallsa
Supporting more than one floor, columns, or other bearing walls
Supporting one floor only
Supporting a roof only
Interior Bearing Walls
Supporting more than one floor, columns, or other bearing walls
Supporting one floor only
Supporting roofs only
Columns
Supporting more than one floor, columns, or other bearing walls
Supporting one floor only
Supporting roofs only
Beams, Girders,Trusses, and Arches
NOTES:
a See 7.3.2.1.
b See Section 7.3.
c See 7.2.3.2.12, 7.2.4.2.3, and 7.2.5.6.8.
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6.4.3 Compartmentation
6.4.3.1 General
Every floor that separates stories in a building must be constructed as a smoke barrier, with a minimum fire resistance period as determined in Section 6.4.2.
Openings through floors must be enclosed with fire barrier walls, must be continuous from floor to floor, or floor to roof, and must be protected as appropriate for
the fire resistance rating of the barrier.
In buildings, other than high-rise buildings, that are protected throughout by an approved, supervised automatic sprinkler system, the walls enclosing exit enclosures
(e.g. stairs) vertical openings must have a minimum 1-hour fire resistance rating, and doors must have a minimum 1-hour fire protection rating.
All enclosures connecting four or more stories in new construction must have a minimum fire resistance rating of 2-hour.
A minimum of 60 min fire resisting construction must be provided between:
•
•
•
•
•
Public areas and guest rooms and guest room corridors.
Back of house areas and guest rooms and guest room corridors.
Guest rooms and adjacent guest rooms.
Guest rooms and guest room corridors.
Mechanical, electrical and technical rooms and all other areas.
Where the building is protected throughout by an approved sprinkler system, the fire rating requirement for the above may be reduced to 30 minutes.
Storerooms must not open directly into fire escape stairs.
Fire resisting construction must extend from the floor to the underside of the fire-resisting floor above.
Unprotected openings are prohibited to exit access corridor walls and doors, unless all of the following criteria are met:
•
•
•
The space is not used for guest rooms or guest suites or hazardous areas.
The building is protected throughout by an approved, supervised automatic sprinkler system.
The space does not obstruct access to required exits.
Unenclosed vertical openings not concealed within the building construction must be permitted in accordance with NFPA 101 Section 8.6.9.1.
6.4.3.2 Protection from Hazards
Any room containing high-pressure boilers, refrigerating machinery, transformers, or other service equipment subject to possible explosion must meet the following
requirements:
• Such rooms must not be located directly under, or directly adjacent to, exits.
• All such rooms must be effectively cut off from other parts of the building as specified in Section 8.7 of NFPA 101.
Any hazardous area must be protected in accordance with Section 8.7 of NFPA 101, in particular as described in Figure 6.4.3.2 below.
Table 6.4.3.2 Hazardous Area Protection (reproduced from NFPA 101)
Hazardous Area Description
Separation/Protection
Boiler & Fuel-fired heater rooms serving more than a single guestroom or guest suite
1 hour and sprinklers
Employee Locker Rooms
1 hour or sprinklers
Gift or Retail Shops
1 hour or sprinklers
Bulk Laundries
1 hour and sprinklers
Guest Laundries >100 ft2 (>9.3 m2) outside of guestrooms and guest suites
1 hour or sprinklers1
Maintenance Shops
1 hour and sprinklers
Storage Rooms2
1 hour or sprinklers
Trash Rooms
1 hour and sprinklers
Where sprinklers are provided, the separation specified in 8.15.2 and 24.3.2.4 is not required
Where storage areas not exceeding 24 ft2 (2.2.m2) are directly accessible from the guestroom or guest suite
Note:Table 6.4.3.2 reproduced from NFPA 101, describing the separation and protection required to hazardous areas located within the hotel.
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Figure 6.4.3.3 B: Typical guest room fire damper arrangements
Figure 6.4.3.3 A Typical protection details for penetrations
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6.4.3.3 Openings and Penetrations
Openings in fire resisting walls and floors, for example for the passage of pipes, cables and other services, must be sealed with solid fire resisting material with the same
fire resistance as the surrounding structure.
In order to prevent the spread of fire, where air conditioning or ventilation ducts, including bathroom exhaust ducts, pass through a fire resisting structure, walls and
floors, one of the following fire protection measures must be put in place:
•
Provide fire dampers at the wall or floor. These must be accessible for maintenance and resetting after activation
•
All ducts must be enclosed throughout their length by fire resisting material.
•
All kitchen extract ducts must not have fire dampers installed, but the ducts must be enclosed throughout their length, from the kitchen to the outside of the
building in fire resisting material. Maintenance access should be provided.
•
Service riser shafts must be fire stopped at every floor level or must be provided with smoke detection, interlinked to the main fire alarm system, at the top of
the riser and on every third floor.
•
Mechanical dampers must be installed in bathroom exhaust systems and in the fresh air supply to guest room air-conditioning systems. All other ventilation
ducts must be provided with electrical dampers that close upon operation of the central fire alarm
Transoms, louvers, or transfer grilles must be prohibited in walls or doors of exit access corridors.
6.4.3.4
Fire Resisting Doors
Where required doors are within a fire rated wall assembly, they must be approved, listed, and labeled fire door assemblies including their accompanying hardware, all
frames, closing devices, anchorage, and sills in accordance with the requirements of NFPA 80, Standard for Fire Doors and Other Opening Protectives. The fire rating
must be in accordance with Table 8.3.4.2 in NFPA 101.
Doors that open onto exit access corridors must be self-closing and self-latching. Elevator doors must be protected at all levels by either:
• Fire resisting landing doors.
• A fire protected lobby with self-closing, fire resisting doors.
• Fire resisting doors must be provided with automatic self-closing devices with the exception of connecting guest room doors and access doors to bedroom service risers.
• To prevent the spread of heat, smoke and hot gases, fire resistant doors must be provided with smoke seals and in-tumescent strips.
• Self-closing devices must be of the overhead hydraulic type and must be capable of overcoming the latch to secure the door
• To prevent damage to self-closing, fire resisting doors that are in heavy use, they must be held open by electromagnetic door holders that release upon operation of the fire alarm.
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•
Steel hinges must have a melting point of no less than 1400oC.
6.4.3.5 Linen Chutes
Linen chutes must be provided with self-closing and latching fire resisting doors at each floor level and the terminus. The terminus door must be held open on a fusible
link that releases the door in the event of fire. The doors of chutes must open only to a room that is designed and used exclusively for accessing the chute opening.
Chute service opening rooms must be separated from other spaces in accordance with Section 8.7 of NFPA 101.
• Linen chutes must be enclosed in a shaft or be constructed of materials for the appropriate fire resistance for the height of the building.
• Doors to linen chutes must be have a fire resistance as required by Table 8.3.4.2 in NFPA 101.
• Linen chutes must be located in service rooms with no access by guests and they must not be located in guest room corridors or stairs
• In sprinkler protected buildings, a sprinkler head must be provided at the top of the linen chute and at every third second floor within the chute
The top of the chute must be vented to release smoke and hot gases to atmosphere.
6.4.3.6 Atria
An atrium is a large volume space that has a minimum horizontal dimension of 6.1m and a minimum area of 95m2, is enclosed at the top and connects three or more
floors.
To prevent fire, heat and smoke affecting escape routes and the spread of fire, atria must be provided with beam type smoke detection and a smoke control system.
Fire protection measures for atria must be designed by a suitably qualified fire engineer and full details of the fire protection measures must be provided by the
designing engineers to JANU Technical Services for acceptance, and must include additional fire safety measures such as smoke control systems, smoke & fire curtains,
and sprinkler protection of non fire rated glazing connecting vertical fire compartments.
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6.4.4 Interior Finishes
6.4.4.1 Walls and ceilings
Interior wall and ceiling finish materials must be permitted as follows (based on test results from ASTM E 84, Standard Test Method of Surface Burning Characteristics of
Building Materials, or ANSI/UL 723, Standard for Test of Surface Burning Characteristics of Building Materials:
• Exit enclosures & protected means of escape— Class A
• Lobbies, and corridors & escape routes — Class A or Class B
• Other spaces — Class A, Class B, or Class C
Where an approved automatic sprinkler system is installed, Class C interior wall and ceiling finish materials must be permitted in any location where Class B is required,
and Class B interior wall and ceiling finish materials must be permitted in any location where Class A is required (with the exception of exit enclosures and protected
means of escape corridors).
6.4.4.2 Floors
Carpet and carpet-like interior floor finishes must comply with ASTM D 2859, Standard Test Method for Ignition Characteristics of Finished Textile Floor Covering Materials,
and must have a minimum critical radiant flux of 0.1 W/cm2.
All other interior floor finishes must be classified as Class I (critical radiant flux of not less than 0.45 W/cm2) or Class II (a critical radiant flux of not less than 0.22 W/cm2 ,
but less than 0.45 W/cm2), based on test results from:
• NFPA 253, Standard Method of Test for Critical Radiant Flux of Floor Covering Systems Using a Radiant Heat Energy Source, or
• ASTM E 648, Standard Test Method for Critical Radiant Flux of Floor Covering Systems Using a Radiant Heat Energy Source.
Interior floor finish in exit enclosures and in exit access corridors, and in spaces not separated from them fire rated assemblies, must be not less than Class II.
Where an approved automatic sprinkler system is installed throughout the fire compartment or smoke compartment containing the interior floor finish, Class II interior
floor finish must be permitted in any location where Class I interior floor finish is required; and where Class II is required, a minimum critical radiant flux of 0.1 W/cm2 is
permitted.
6.4.4.3 Contents and Furnishings
Newly introduced upholstered furniture must meet the criteria specified in NFPA 101 Sections 10.3.2.1 and 10.3.3. Newly introduced mattresses must meet the criteria
specified in NFPA 101 10.3.2.2 and 10.3.4.
Furnishings or decorations of an explosive or highly flammable character must not be used. Fire-retardant coatings must be maintained to retain the effectiveness of the
treatment under service conditions encountered in actual use.
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6.4.5 Exterior Finishes & Facades
The exterior finishes & façade of the building must comply with the requirements of NFPA 5000, Chapter 37 for Exterior Wall Construction.
In addition to the minimum requirements of NFPA 5000 all JANU hotels must comply with the following minimum requirements for material type and
combustibility for exterior finishes and facades as shown in Table 6.4.5
Table 6.4.5
Building
High Rise
Minimum combustibility requirements for exterior finishes & facades
Definition
Minimum requirement for exterior finishes & facades
A building where the highest
occupied floor is greater than
23m above the lowest level of fire
department vehicle access.
All materials must be non-combustible
Limited-combustible or combustible materials of Classes A, B & C must not be permitted on the
ex-terior finishes of JANU high rise hotels under any circumstances (regardless of local
requirements)
Low Rise
Buildings greater than 12m and
>12m & <23m less than 23m in height
All materials must be non-combustible
Limited-combustible or combustible materials of Classes A, B & C must not be permitted on
the exterior finishes of JANU low rise hotels greater than 12m in height
Low Rise
<12m
Buildings less than 12m in height
All materials must be as a minimum limited-combustible Class A
Combustible materials of Classes B & C must not be permitted on the exterior finishes of JANU
low rise hotels
Resort Villas
& Pavilions
Distributed Guest pavilions &
villas
Materials are permitted to be Class A limited-combustible
Combustible materials of Class B & C must not be permitted on the exterior finishes of JANU
resort villas & pavilions
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6.5
Means of Escape
6.5.1 General
In all new hotels other than those protected throughout by an approved, supervised automatic sprinkler system, every story more than 2000 ft2 (185 m2) in area be provided with two primary means of escape remotely located from each other.
Any required path of travel in a means of escape from any room to the outside must not pass through another room or apartment not under the immediate control of the
occupant of the first room or through a bathroom or other space subject to locking.
No door in any means of escape must be locked against egress when the building is occupied. All locking devices that impede or prohibit egress or that cannot be easily
disengaged must be prohibited.
Emergency lighting in accordance with Section 7.9 of NFPA 101 must be provided.
For High Rise Hotels, emergency action plans in accordance with NFPA 101 Section 4.8 must be provided and must include all of the following:
•
•
•
Egress procedures
Methods
Preferred evacuation routes for each event, including appropriate use of elevators
6.5.1.1 Occupancy
When evaluating the requirements for means of escape in the building, NFPA 101 must be used as a whole, rather than mixing individual methods of calculation. Effectively
determining the number of people that can occupy a building is a critical design consideration. The proposed occupant load directly impacts the safety of building occupants, and affects other building features such as the means of egress, permitted construction types, required fire protection systems etc.
The occupant load must be determined on the basis of the occupant load factors of Table 7.3.1.2 in NFPA 101 that are characteristic of the use of the space or must be
determined as the maximum probable population of the space under consideration, whichever is greater. For hotels, the factor is 200ft2/person (18.6m2/person).
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6.5.1.2 Width of Exits required
Doors in the path of travel of a means of escape, other than bathroom doors and doors serving a room not exceeding 70 ft2 (6.5 m2), must be not less than 28 in. (710
mm) wide.
The clear width of stairs, landings, ramps, balconies, and porches must be not less than 36 in. (915 mm).
The width of hallways must be not less than 36 in. (915 mm). Corridors, other than those within individual guest rooms or individual guest suites, must be of sufficient
width to accommodate the required occupant load and must be not less than 44 in. (1120 mm).
The widths of exit doors must be calculated assuming 5 mm/person, and exit stairs assuming 7.6 mm/person. Where more than one means of egress is required, the
means of egress must be of such width and capacity that the loss of any one means of egress leaves available not less than 50 percent of the required capacity.
Doors serving more than 50 people must swing in the direction of escape.
6.5.1.3 Number of exits required
Any guest room or any guest suite of rooms in excess of 2000 ft2 (185 m2) must be provided with not less than two exit access doors remotely located from each
other.
•
•
•
•
Where room occupant load exceeds 50 persons, a minimum of two exits must be provided from within the room.
Where the occupant load exceeds 500 persons on a floor or within a room, a minimum of three exits must be provided.
When the occupant load exceeds 1000 persons on a floor or within a room, a minimum of four exits must be provided.
The exit stairs must be spaced to allow for compliant Class I hydrant coverage where applicable, and otherwise not greater than 120m apart.
Not less than two separate exits must be provided on every story. Not less than two separate exits must be accessible from every part of every story. A single exit
must be permitted in buildings where the total number of stories does not exceed four, provided that all of the following conditions are met:
•
•
•
•
There are four or fewer guest rooms or guest suites per story.
The building is protected throughout by an approved, supervised automatic sprinkler system.
The exit stairway does not serve more than one-half of a story below the level of exit discharge.
The travel distance from the entrance door of any guest room or guest suite to an exit does not exceed 35ft (10.7 m).
All openings between the exit stairway enclosure and the building are protected with self-closing door assemblies having a minimum 1-hour fire protection rating.
All corridors serving as access to exits have a minimum 1-hour fire resistance rating.
Horizontal and vertical separation having a minimum 1⁄2-hour fire resistance rating is provided between guest rooms or guest suites.
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Figure 6.5.1.4 Typical Common Path of Travel
Figure 6.5.1.4 Typical Dead-End Corridor
6.5.1.4 Travel Distances
Access to all required exits for a hotel occupancy class must be in accordance with Section 28.2.5 of NFPA 101, with the following key requirements:
Common paths of travel must not exceed 35 ft (10.7 m) in buildings without sprinklers (travel within a guest room or guest suite must not be included when calculating common path of travel), or 50 ft (15 m) when the building is provided with sprinkler protection.
Dead-end corridors must not exceed 35 ft (10.7 m) in buildings without sprinklers, or 50 ft (15 m) when the building is provided with sprinkler protection.
Travel distance within a guest room or guest suite to a corridor door must not exceed 75 ft (23 m) in buildings without sprinklers, or 125 ft (38 m) in buildings protected by an approved, supervised automatic sprinkler system.
Refer to NFPA 101, Fig. A.7.5.1.5 for definition of common paths of travel and dead-end corridors, summarized in Fig 6.5.1.4 A
Where the travel distance within a guest suite, guest villa or a residence apartment exceeds 125 ft (38m) a secondary escape exit must be provided.
Travel distance from the corridor door of any guest room or guest suite to the nearest exit, must generally not exceed 100 ft (30 m), or however may be extended to
200 ft (61 m) where:
•
The exit access and any portion of the building that is tributary to the exit access are protected throughout by an approved, supervised automatic sprinkler
system; or
•
•
The building is not protected throughout by an approved, supervised automatic sprinkler system, the 200 ft (61 m) travel distance must be permitted within any
portion of the building that is protected by an approved, supervised automatic sprinkler system, provided that the sprinklered portion of the building is separated from any non-sprinklered portion by fire barriers having a fire resistance rating as follows:
•
Minimum1-hour fire resistance rating for buildings three or fewer stories in height
•
Minimum 2-hour fire resistance rating for buildings four or more stories in height
Any exit stair that is located so that it is necessary to pass through the lobby or other open space to reach the outside of the building must be continuously enclosed
down to a level of exit discharge or to a mezzanine within a lobby at a level of exit discharge. The distance of travel from the termination of the exit enclosure to an
exterior door leading to a public way must not exceed 100 ft (30 m).
The travel distance limits for other occupancy classes in a mixed occupancy hotel must be in accordance with the relevant section of NFPA 101.
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6.5.2 JANU Resort Hotels & Residence Apartments
In JANU Resort Hotels of two rooms or more, every sleeping room and every living area must have not less than one primary means of escape and one secondary
means of escape. A secondary means of escape must not be required where one of the following conditions is met:
1. The bedroom or living area has a door leading directly to the outside of the building at or to the finished ground level.
2. The dwelling unit is protected throughout by an approved automatic sprinkler system for travel distances up to 125 ft (38m), otherwise the secondary exit must
be provided.
The primary means of escape must be a door, stairway, or ramp providing a means of unobstructed travel to the outside of the dwelling unit at street or the finished
ground level. The secondary means of escape, other than an existing approved means of escape, must be one of the following means:
•
A door, stairway, passage, or hall providing a way of unobstructed travel to the outside of the dwelling at street or the finished ground level that is independent
of and remote from the primary means of escape
•
A passage through an adjacent non-lockable space, independent of and remote from the primary means of escape to any approved means of escape
•
An outside window or door operable from the inside without the use of tools, keys, or special effort.
124
6.6
Fire Detection & Alarm
6.6.1 General
This section describes the requirements of the fire alarm systems. Fire detection and alarm systems are to be provided in all areas throughout the hotel in accordance
with NFPA and local Code requirements.
6.6.2 Code Requirements
All system components and work in conjunction with the system installation must be in accordance with (as a minimum) the latest applicable local code requirements
and NFPA.
Always consult applicable municipal requirements for building permit approval and local governing fire authorities prior to commencing the design. Where more than
one given standard can be applied then the standards of NFPA must take precedence.
Typically the system must comply with:
•
•
•
•
NFPA 72 National Fire Alarm Code
NFPA 70 National Electrical Code
NFPA 101 Life Safety Code
EMC Directive 89/336/EEC Electromagnetic Compatibility Requirements
6.6.3 Automatic Fire Alarm (AFA) System
A fully automatic, open protocol, addressable fire alarm system must be provided throughout the resort, outbuildings, spas and other front and back of house facilities
not directly attached to the main building.
The AFA system is to be of the analogue addressable type, with supervised communication wiring loops monitored by a centralised AFA system control panel. Only
internationally recognised and reputable suppliers will be accepted, such as GE, Honeywell, Siemens, Simplex or equivalent.
The hotel main AFA panel is to be located in the hotel fire control room or, if a dedicated room is not required by the fire authorities, the hotel security control room
as approved by the fire authorities.
Where the hotel is a part of a larger development/complex, the hotel main AFA panel is to be a full-function panel interfaced to the development/complex main AFA
panel.
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6.6.3 Automatic Fire Alarm (AFA) System (Cont’d)
A dedicated laser-type event log printer is to be provided adjacent to the main AFA panel.
Where the hotel main AFA panel is located in a dedicated hotel fire control room as may be required by the fire authorities, a full-function repeater panel (or remote
annunciator panel) is to be located in the hotel security room.
In all cases, a repeater panel is also to be provided in the PABX/telephone operators’ room. Repeater panels are to show all alarm functions displayed at the main
panel.
Speaker distribution and amplifier capacity is to provide the required audibility and minimum sound levels in accordance with NFPA and local Codes and, in any case,
not less than 65 dB in public areas and 75 dB where there are sleeping occupants (at the bed-head in guestrooms) with a maximum sound level of 110 dB.
Fire alarm devices must be provided in each guest bedroom space and in each living/work area of all residencies.
A vibrating pillow alarm & flashing beacon must be provided for use by guests who are challenged by impaired hearing.
Visual alarms are to be provided as a minimum within designated disabled persons guestrooms, public and staff disabled toilets, staff changing areas, staff sleeping/
rest areas, staff restaurant/canteen and high-noise plantrooms.
The sonic-voice alarm may be provided by a speaker system or a system of voice enhanced sounders such as the Gent-Esser I Quad 8 system. Where a speaker system
is provided, separate sounders that are linked to the smoke detector in each guest room must be provided. These devices must work in tandem and the voice enhanced sounder mentioned above, is the preferred route.
Bedroom area smoke detectors in guestrooms, villas, apartments and residences are to include integral sounder bases located to provide a minimum of 75 dB and 10
dB above ambient sound level at the bed-head (ceiling-mounted, centre of bedroom preferred), with a maximum sound level of 110 dB. Note: Smoke detector LED
indicator lights should be directed away from the bed-head.
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6.6.3.1 JANU Resort Villas & Residence Apartments
JANU Resort villas and residence apartments are typically low fire risk, remote from other buildings with fast and simple evacuation routes for the occupants. As
such, they require fewer fire safety systems than low rise or high rise hotels.
They are to generally include local detectors with sounder bases in rooms, centrally monitored and interconnected (e.g. by Wifi) to a main complex fire alarm system
panel or transponder via local system zone modules. Activation of detectors will activate a local alarm and a trouble signal is indicated at main fire alarm panel or
transponder, identifying the villa in alarm.
A tone alert evacuation system, integrated with the AFA system detection loops and control panel, is to be provided as defined by NFPA.
6.6.3.2 Low Rise Hotels
Occupant notification must be provided to alert occupants of a fire or other emergency either by a tone alert evacuation system or through an emergency voice
evacuation (EVAC) (see High Rise Hotels below for more details on this system).
In smaller properties including those classified as low rise, the Central Alarm and Control Facility (CACF) would not be a dedicated room but may be a designated
response point such as the security office or at the main lobby.
JANU Properties that have both high rise and low-rise type building must be provided with features that apply to the respective building types to the approval of
local fire authorities. Generally the CACF must monitor and control the networked transponders of the property, thus providing a centralized command location.
6.6.3.3 High Rise Hotels
The fire alarm system must provide a pre-recorded sonic alarm and evacuation message in the local language(s) and English. An emergency voice evacuation (EVAC)
panel with dedicated evacuation speakers is to be provided in high-rise buildings as defined by NFPA. A digital evacuation system and speaker wiring architecture is
preferred. The EVAC panel is to be provided with a high-level interface to the main AFA panel.
Separate speaker zones are to be provided for emergency staircases, each guestroom floor (guestrooms and corridor may be one zone), BOH areas and public areas.
Note: Speaker zones within BOH areas and public areas to be determined on an individual hotel basis to suit floor layout and evacuation plans. Speaker circuits are to
have short-circuit protection.
Each speaker zone is to be provided with a dedicated amplifier, with minimum 3 no. Channels (for Alert/Evac/Page) each with 25% spare capacity.
127
6.6.3.3 High Rise Hotels (Cont’d)
The system is to be provided with redundant amplifiers such that failure of an amplifier will not result in loss of acceptable audibility in any area of the hotel.
Voice paging is to be possible in all or any zone via push-to-talk microphone.
If in alarm mode, a pre-annunciation tone will sound, with the same tone sounded after the message has been delivered.
Alert/Evac/Page in all zones in the hotel is to be possible (e.g. in the event of a terrorist threat) via an all-call switch.
The EVAC system is to be automatically initiated from the fire alarm system upon activation of an alarm.
The EVAC alarm will consist of a ‘slow whoop’ tone for a maximum of 15 seconds followed by an automatic pre-selected voice evacuation message, with the ‘slow whoop’
tone and voice message continually alternating until the main AFA panel has been reset.
The system is to be capable of programming up to 6 no. Pre-recorded messages in 4 no. Languages.
Where an immediate investigation message is required by local Code it is to automatically change to an evacuation message if the AFA panel has not been reset upon
expiry of the investigation period.
JANU standard messages are to be used, subject to local authority approval.
All cabling for the EVAC system, including speakers and interface to the AFA panel, is to be fire-rated, low smoke zero halogen.
Two-way telephone communication service must be provided for fire department use. This system must be in accordance with NFPA 72, National Fire Alarm and Signaling
Code. The communications system must operate between the emergency command center and every elevator car, every elevator lobby, and each floor level of exit stairs.
This requirement must not apply where the fire department radio system is approved as an equivalent system.
128
6.6.4 Detection & Manual Fire Alarm Call-Points
Fire detection must be provided throughout the whole hotel including:
•
•
•
•
•
•
In all mechanical & technical rooms
In all storerooms greater than 14m2.
At every third floor and the top of service risers that are not fire separated at every floor
Car parks below hotels
In external loading bays
Kitchens, car parks and loading bays must be provided with Heat Detectors
The spacing of smoke detectors in large areas must be at least one for every 85m2. Spacing of smoke detectors in corridors must be one every 15m.
Manual break glass alarms are to be provided throughout the hotel in accordance with NFPA and local requirements, and as a minimum adjacent to each hose reel and
final exits, at the entrance to all escape stairs and in any positions where one cannot be reached within 25m of any point.
Dedicated disabled guest alarms must be provided in all less than able guest facilities, with an interface to the location of the main fire alarm panel. This alarm can be
integral with the main fire alarm panel or on a separate disabled guest alarm system.
Manual break glass alarms are to be provided throughout the hotel in accordance with NFPA and local requirements, and as a minimum adjacent to each hose reel and
final exits, at the entrance to all escape stairs and in any positions where one cannot be reached within 25m of any point.
Dedicated disabled guest alarms must be provided in all less than able guest facilities, with an interface to the location of the main fire alarm panel. This alarm can be
integral with the main fire alarm panel or on a separate disabled guest alarm system.
129
Figure 6.6.3.3 Typical pre-recorded voice and sonic alarm sequence
130
Fig 6.4A Typical Fire Alarm & Detection Layout for Front of House and Back of House Areas
Fig 6.4 B Typical Hotel Fire Detection Layout with Separate Speaker Voice
Alarm
Fig 6.4C Typical Hotel Fire Detection Layout with Combined Voice Alarm
for Guest Room Floors
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6.6.4.1 Smoke Detection
Upper layer smoke detectors (e.g. in ceiling voids) are to be provided as required by Code.
100% smoke detector coverage must be provided, in addition to the requirements by code, to the following areas:
•
•
•
•
•
•
•
•
•
•
•
•
Each guestroom
Each lift lobby
AV Control Room
Public Areas
Function Rooms
Ballrooms
Offices
Main Computer/BMS/PABX Rooms
All Storage Rooms
Locker Rooms
Mechanical or Elevator Motor Rooms
Back of House areas including Housekeeping Service Areas, Garbage Storage/Handling Areas
Closets with areas less than 4.6m2 (50ft2) do not require smoke detectors.
Smoke detectors must be:
•
•
•
•
•
•
•
Located on the ceiling or underside of the roof.
At least 500mm from any wall or beam.
Remote from any air conditioning.
Air handling units must be provided with smoke detection to shut down the unit and sound an alarm at the fire control panel.
Beam detection must be provided in areas with high roof spaces, such as atriums.
All back of house areas, stores, offices, electrical intakes, with the exception of rooms where there are fuel burning apparatus, such as gas or oil fired boilers,
where heat detectors are more suitable.
CO2 detection is also required where there is carbon fuel burning equipment.
Smoke detectors must be located on ceilings or walls as required by NFPA codes and the manufacturer’s instructions to achieve proper coverage. For larger rooms/
suites multiple individually addressed smoke detectors must be provided as required by code.
For the Computer room, Telephone Switch (PABX) room and TV head end room, provide smoke/heat detectors that will trigger at a lower temperature than the sprinkler heads in these rooms to enable staff to handle minor alarms without the expensive equipment being damaged by water.
133
6.6.4.1 Smoke Detection (Cont’d)
CO detectors must be provided in rooms where gas red appliances (i.e. natural gas it replaces) are installed.
To achieve a uniform and a coordinated installation the Interior Designer/~Architect must coordinate the location of each device with other devices such as ceiling light
fittings, sprinklers, access panels, speakers.
The addressable smoke alarm sensor in guestrooms and suites must be of the photoelectric type and must be complete with integral sounder base with local alarm
and be powered by the fire alarm system. The sensitivity range must be programmable. The sensors must be of a low profile design for both ceiling and wall mount
applications. Sensor must be equipped with a 30 mesh insect screen where necessary.
Figure 6.6.6
Typical fire protection of a Voice Alarm Speaker
134
6.6.4.2 Detector Technology
Smoke detectors are generally to be of the optical/photo-electric type with programmable sensitivity range and low false alarm rate, even under extreme humid conditions. Where two types of smoke detector are required for cross-zoning, as for a gas suppression system in a data centre, both optical and ionisation smoke detectors are
to be used.
Aspirating smoke detection systems with adjustable sensitivity range are recommended for very early smoke detection alarm/alert (VESDA) in data centres, and may be
considered for use in public spaces where smoke detectors may be visibly unacceptable.
Proprietary duct-type smoke detectors are to be located in fresh air intake ducts, with local interface to the respective air-conditioning/ventilation system motor control
centre.
Bedroom area smoke detectors in guestrooms, villas, apartments and residences are to include integral sounder bases located to provide a minimum of 75 dB and 10 dB
above ambient sound level at the bed-head (ceiling-mounted, centre of bedroom preferred), with a maximum sound level of 110 dB. Note: Smoke detector LED indicator
lights should be directed away from the bed-head.
Heat detectors are to be provided in spaces where smoke detectors are not suitable, such as kitchens, kitchen extract ducts, laundry, emergency diesel generator rooms,
particular spa areas, changing rooms and car parks (where required).
Appropriate temperature ratings/rate-of-change heat detectors to be selected as appropriate.
6.6.4.3 Gas Suppression Systems
Where gaseous suppression systems are required for specialist system protection, such as main data/computer centres, the gas is to be inert with a ‘double-knock’ detection method used to confirm an incident prior to automatic gas discharge.
This may be achieved by utilising two smoke detector zones, each with a different detector type, whereby a detector in each zone needs to be activated. This may be
combined with a VESDA alert system using aspirated smoke detection.
Design requirements are to follow local codes or where appropriate local codes are not available, NFPA 72.
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6.6.5 Systems Sequence of Operation
There must be an automatic immediate full alarm throughout the whole building upon operation of:
•
•
•
•
•
A fire detector other than in a guest room
Manual fire alarm call-point
A sprinkler flow switch
The kitchen fire suppression system
Any other fire suppression system
Where there is a delay for investigation upon operation of a guest room smoke detector:
•
•
•
•
•
There must be an automatic immediate alarm in the guest room where the fire is detected and at the alarm panel
Upon the elapse of the investigation period there must be an automatic immediate alarm throughout the whole hotel
Unless the alarm has been silenced by hotel management
When a second detector or manual fire alarm call-point operates, there must be an automatic immediate alarm throughout the whole hotel
Upon operation of the fire alarm all elevators must automatically go to a floor on which fire has not been detected.
The fire alarm and detection system must be programmed and sequenced as detailed in the Cause and Effect Flow charts below for single stage systems (those without a
delay for investigation) and two stage systems (those with a delay for investigation).
Fig 6.6.5 A Typical Single-Stage Fire Alarm Operating Matrix
137
Fig 6.6.5 B
Typical Two-Stage Fire Alarm Operating Matrix
138
6.6.6 Cabling & Connections
Wire and cable must have a minimum of 60 minutes fire resistance, colour-coded insulation and solid copper conductors as per IEC 6033 or EN 50200, IEE Regulations
and NFPA requirements. All wiring and cable must be sized and installed in accordance with the system manufacturer’s instructions and code requirements. Fire rated
feeders in conduit or fire rated mineral insulated copper sheathed copper conductors to be provided for the following:
•
•
For power wiring to and between each transponder.
For multiplexed signal wiring from the main console to transponders and to remote annunciators.
The detection system includes the following circuits and supplies:
• Alarm circuits.
• Detection circuits.
• Power supplies.
• Connections, other than at system devices, must be kept to a minimum and must have a fire resistance of at least 60 minutes.
• Connections with other systems in the building including smoke control, sprinkler and other fire suppression systems.
Voice alarm speakers must be fire protected (see Figure 12 below) and must comply with NFPA and be provided with the following:
• A metal fire dome to protect cable connections.
• Fire resistant connections (ceramic)
• A thermal fuse
• Fire resistant glands where the cable enters the fire dome Figure 1214: Typical fire protection of a Voice Alarm Speaker
6.6.7
Control & Indicating
The fire alarm control panel must be sited in a continuously staffed position, generally the main reception, where fire and fault alarms can be easily heard 24/7.
The fire control panel must be fully addressable and show the exact location of any fire detector or manual fire alarm call-point operated. The location of any fault must
be indicated on the control panel and by an alarm.
Note: Where the main fire alarm control panel is located in a security office or other location, there must be repeater panel with full functionality at main reception. A
cause & effects matrix must be provided by the developer during the design phase of the programme.
In accordance with NFPA 72 section 6.8.4, AFA systems are permitted to be combined with non-fire related systems.
As such, and if also allowed by local Code, it is preferable for the emergency call alarm system for spa areas and designated disabled-persons guestrooms and facilities
to be connected/interfaced to the AFA system.
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6.6.8
Power Supplies
The system must be designed in accordance with NFPA 72, and must be provided with sufficient standby capacity to operate the entire system upon loss of all power
in a normal supervisory mode for a period of twenty-four (24) hours with additional time (generally one hour) as required by local codes to sound alarm devices to the
end of this period.
The system must automatically transfer to the standby batteries upon power failure. All battery charging and recharging operations must be automatically.
All control panels, transponders and annunciators must receive power via a dedicated fused disconnect circuit. The incoming power to the system must be supervised
so that any power failure must be audibly and visually indicated at the transponder and the remote annunciator.
Standby power for the system must be produced by maintenance free dual sealed, lead acid /gelled cell batteries. The system batteries must be supervised so that a
low battery condition or disconnection of the batteries must be audibly and visually annunciated at the control panel.
The System must be provided with a Transient Voltage Surge Suppression (TVSS) device to protect system electronics from surges and spikes on the power lines.
140
6.6.9 Systems interfaces / outputs
System interfaces and output functions include the following as appropriate:
•
Smoke detectors
•
Sprinkler flow switches
•
Sprinkler valve tamper switches
•
Break-glass units/manual pull stations
•
Staircase pressurisation systems
•
Smoke extract/control systems
•
Air-conditioning & ventilation systems shut-down
•
Motorised fire/smoke dampers, curtains & shutters
•
Specialist gas suppression systems (e.g. data centre)
•
Elevator homing
•
Gas supply valve shut-off
•
Background music shut-off
•
Release electronic door interlocks
•
Pagers/DECT phones/digital trunk radio display
•
EVAC system
•
Fire brigade call
•
Annunciation at repeater panels
•
Event log printer
A fire investigation time of up to 60 seconds is permitted in accordance with NFPA 72 after which the building evacuation must commence.
Local/supervisory interfaces are to be provided for duct smoke detectors and kitchen hood foam suppression systems.
Vibrating pillow alarms and flashing beacons must be wired into the fire alarm and detection system.
An interface to the background music system is to be provided to automatically cut the music in each respective public area zone upon a fire alarm
signal.
An interface between the main AFA panel and PABX is to be provided to show the exact description and location of the initiating device on the hotel
pagers/DECT phones.
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6.7
Fire Protection & Suppression
6.7.1 Scope
In the application of these guidelines, the intent is for each hotel development to be analyzed on the basis of its specific characteristics of the structure,
building height, occupancy classifications, floor area, and on this basis and in accordance with the local codes and the minimum requirements of these
JANU FLS Guidelines, the fire suppression requirements be determined for the development and be submitted to an JANU Technical Services representative
for approval. The Fire Protection Systems should include:
•
Automatic sprinkler systems
•
Hydrant standpipe and hose reel systems
•
External Hydrant systems
•
Fire Extinguishers
•
Special Protection Systems including kitchen & data center suppression systems
6.7.2 Internal Hydrant Standpipes
All high-rise and low rise hotels greater than three stories or 12m in height, must be protected throughout by a Class I wet hydrant standpipe system in
accordance with NFPA 14, Standard for the Installation of Standpipe and Hose Systems. A standpipe system is not required in low-rise hotels less than three
stories or 12m in height or Resort style hotels.
Where standpipe and hose systems are installed in combination with automatic sprinkler systems, installation must be in accordance with the appropriate
provisions established by NFPA 13, Standard for the Installation of Sprinkler Systems, and NFPA 14, Standard for the Installation of Standpipe and Hose Systems.
Standpipe fire brigade inlets are to be located at the perimeter of the hotel façade where fire engine access is available or otherwise at the fire brigade hardstand, to the approval of the local fire authority.
A dedicated fire water supply and storage tank is to be provided to meet NFPA and local Codes.
Dedicated wet fire system distribution pipelines are to be provided. For example, fire hydrants around a resort must not share the potable water distribution
network.
As a minimum, subject to more stringent local Code requirements, dual fire booster pumps (one duty electric and one standby diesel) are to be provided for
high-rise buildings as defined by NFPA.
Multiple pressure stage systems are to be designed in accordance with NFPA 13 & 14, or local Code requirements, whichever is the more stringent. In any
case, the maximum pressure stage height is not permitted to be greater than 45m.
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6.7.3 Hosereels
Fixed hose reels are to be provided throughout all low-rise and high-rise buildings.
All installations are to be in accordance with local fire authority and means of escape requirements.
For resorts, where villas are not easily accessible by fire authority engines or on-site fire truck, hose reels are to be strategically located around the resort,
generally located adjacent to the external hydrant positions, and spaced based on the hose reel hose length, in order to provide first-attack fire-fighting
provisions to the villas.
For low-rise hotels, a NFPA Class II hose reel system must be provided, with a 40mm or 25mm hose reel (minimum 30m length hose) located in a cupboard outside of the fire stair at each floor level is to be provided, as a minimum, subject to local Code requirements.
For high-rise hotels, a NFPA Class III standpipe system must be provided, combining a 65mm hydrant landing valve located inside the fire stair with a
40mm or 25mm hose reel (minimum 30m length hose) located in a cupboard outside of the fire stair at each floor level is to be provided, as a minimum,
subject to local Code requirements.
Where 40mm hose reels are provided the minimum flow rate must be 200 L/min
Where 25mm hose reels are provided the minimum flow rate must be 100 L/min
Hose reels and hydrants are to be provided with manual isolation valves in easily accessible positions.
6.7.4 External Hydrant Provisions
In all metropolitan city hotels the main fire brigade access roads are to be provided with 65mm fire hydrants in accordance with NFPA 24 for Private Fire
Mains (and external fire hydrants) where the public street hydrant coverage is not sufficient, or as required by the local fire authority.
For resorts, where villas are not easily accessible by fire authority engines or on-site fire truck, external 40mm hose-reels must be provided in lieu of
65mm external hydrant valves, and are to be strategically located around the resort to reach the vicinity of each group of remote villas.
External hydrants must be distributed based on providing coverage to the hotel façade and to all hotel villas, pavilions and residencies, and must be based
on the relevant hose length of the hydrant or hose reel provided. In any case the spacing of the 65mm external hydrants must be no greater than 80m
apart and located no closer than 10m from the building façade. The spacing of the 40mm external hose reels must be no greater than 40m apart.
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6.7.5 Fire extinguishers
Fire extinguishers are to be provided in accordance with NFPA 10 or the applicable equivalent local code.
Fire extinguishers are generally to be installed in cabinets together with a fire department hose connection.
The type of extinguishers (A, B, C and K) are to be provided in areas to suit specific applications of the areas. Extinguishers are to be mounted in labelled
recessed cabinets with doors selected by Interior Designer
Generally:
•
Provide adjacent to each hose reel, electrical switchboard and in accordance with NFPA and local requirements.
•
Provide dry chemical powder extinguishers and CO2 extinguishers at electrical hazards as appropriate.
6.7.6 Sprinklers
All low-rise and high-rise properties must be provided with sprinkler protection throughout in accordance with NFPA 13 Standard for the Installation of Sprinkler Systems.
Villa hotels are generally not required to be provided with sprinklers, unless otherwise required by the local codes and standards or where the travel distance
inside the villa or residence exceeds 38m.
Sprinklers in low and high-rise hotels should be provided throughout the building, with the exception of:
•
Enclosed escape stairs, guest bathrooms, public rest rooms that are less than 14m2 and which do not contain an abnormal fire load
•
High voltage transformer and switch rooms
•
Areas protected by other fire suppression systems
It is noted that NFPA 13 requires that:
•
High temperature sprinkler heads must be provided in sauna cabins
•
Sprinkler protection must be provided within covered loading areas and if at risk of freezing this must be a dry pipe system.
•
Sprinkler protection must be provided in the top and bottom of lift shafts and in lift motor rooms
•
All plant rooms must be sprinkler protected including mechanical plant rooms where motor control panels exist
A wet pipe sprinkler system is to be generally provided. Water mist systems may be considered as appropriate subject to local fire authority approval and the
system having the required approval listings (UL or FM) for the proposed use and hazard class. Pre-action sprinkler systems are to be installed as may be required by the local authority. Where sprinkler protection is required and the hotel is part of a building with mixed use or mixed ownership occupancies with
separately managed occupants, the whole of the building must be sprinkler protected.
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6.7.6.1 Coverage
Ceiling level sprinklers are to be provided in all areas throughout the hotel.
Unless required by local Code, sprinkler heads in guestroom shower areas are to be avoided.
Ceiling void (concealed space) sprinklers are to be provided as required by the NFPA and local Codes, and where the designer proposes to omit ceiling
void sprinklers the design must be justified to an JANU Technical Services Representative that this complies with the NFPA or local code.
Sprinklers are to be installed in kitchen exhaust ducts greater than 3.0 m in length, in accordance with NFPA 13.
All other technical and mechanical rooms must be sprinkler protected. Kitchens must be provided with sprinkler protection; however, sprinkler heads
must be located so that spray from them does not cover the cooking range, which must be protected by a wet chemical fire suppression system such as
Ansul.
Sprinkler coverage areas, sprinkler hazard classes, and sprinkler system operational areas, application rates must be in accordance with NFPA 13, Fig.
11.2.3.1.1 generally summarized in Table 6.7.6.1 below
Table 6.7.6.1 Sprinkler Coverage areas (NFPA 13 Fig 11.2.3.1.1)
Area
Hazard Class
Coverage Area (m2)
Hotel & BoH Office
Public Assembly,
Restaurants,
Plant Rooms
Storage
(with higher levels of combustibles)
Light Hazard
(LH)
Ordinary Hazard 1
(OH1)
21.0
Operational Area
(m2)
139
12.0
139
6.1
Ordinary Hazard 2
(OH2)
12.0
139
8.1
145
Application Rate
(L/min/m2)
4.1
6.7.6.2 Sprinkler Head Types
Sprinkler heads in guestrooms and public areas are to be fast-response type.
Concealed pendant-type are to be provided in all guestrooms (unless side-wall sprinklers are used), FOH/public areas and the general manager’s
office. Site painting of cover plates is not acceptable.
Pendent-type are to be provided in BOH areas, with protective cages fitted in locations with low ceilings or where there is a risk of knocking the
sprinkler head.
Extended-throw, side-wall sprinklers generally provide the most effective coverage in bedroom and living room areas.
Provision is subject to interior design requirements, local authority approval and compliant installation such as mounting height, spacing, throw and water pressures strictly to manufacturer’s instructions.
Appropriate temperature ratings and K factors for sprinkler heads are to be selected to suit the space.
Sprinkler heads of higher ratings than the typically standard red bulbs (rating of 68oC or 155oF) are to be provided in hot areas such as kitchens, kitchen
extract ducts, laundry, guestroom/residence dryer cupboards, emergency generator rooms and spa steam/sauna rooms to provide protection whilst
avoiding false discharge due to heat build-up during normal use.
The NFPA guidelines of ambient temperature vs sprinkler temperature rating must be followed.
Proprietary UL listed dry-dropper/glycol-filled final connection sprinkler pipe may be used for coverage in cold rooms.
Proprietary UL listed flexible sprinkler pipes for final connection to sprinkler heads may be used subject to local authority approval.
146
6.7.6.3 Other
A flow switch is to be provided for each building level, building compartment and/or evacuation zone.
A sprinkler flow isolation valve is to be provided for each building level, building compartment and/or evacuation zone. Valves are to be located in easily
accessible positions and at low level wherever possible.
Electronic tamper switches are to be provided on all main isolation valves at the firewater tank, in the fire pump room and at the main isolation valve on
each level, and must be monitored at the main AFA panel.
Flow switch test pipeline, manual test valve and sight glass are to be provided for each sprinkler zone, with discharge to a galvanized steel drain pipe (common pipeline may be used for multi-storey buildings) for positive discharge to drain.
A retard chamber and water alarm gong is to be provided at each sprinkler control valve alarm line.
All sprinkler control valve pressure switches and sprinkler flow switches are to be interfaced with the AFA system.
6.7.7 Firewater Tank
A firewater tank must be provided that is capable of providing 100 percent of the maximum firewater demand for the worst case fire scenario, hydraulically
calculated in accordance with NFPA 13 and 14, for a fire duration of one (1) hour for Light and Ordinary Hazard sprinkler / hydrant installations.
Where there are any Extra-Hazard sprinkler groups the duration of the firewater supply must be increased to two (2) hours.
The firewater tank must be filled with freshwater initially and must be provided with facilities for biocide injection, periodic testing of water quality and biocide dousing.
The firewater tank must be a closed roof ventilated tank constructed of carbon steel with epoxy coating. All above ground piping around the firewater tanks
and pumps must be galvanised medium weight carbon steel.
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6.7.8 Fire Pumps
The fire pumps must be centrifugal type and must be installed in a location, which is considered to be safe from the effects of fire, and must provide safe and
direct access to the fire brigade either by a fire brigade access road and/or a protected access passageway.
For resort hotels and low-rise hotels a single diesel pump is permitted and must provide the minimum duty demand flow rate and pressure demand in accordance with NFPA 13 and 14.
For high-rise hotels a minimum of two fire pumps both capable of providing 100 percent of the minimum duty demand flow rate and pressure must be provided. One pump must be a diesel fire pump and the second pump is permitted to be an electric pump where an essential life safety power supply is provided to the pump in fire rated cable.
The fire pumps must generally be designed to have a minimum pressure of 10.0 barg at duty flow demand, unless proven by hydraulic calculation that a
less-er duty pressure is compliant with the NFPA codes and approved by a duly qualified JANU Technical Services representative.
An automatic pressure maintenance jockey pump driven by an electric motor must be provided to keep the fire distribution system pressurized at 12 barg.
This ensures that firewater will be available at the required pressure when it is needed. The jockey pump must have a minimum capacity of 200L/min, making it capable of supplying water to make up the pressure without starting the main fire pumps if for some reason a single hose reel is opened.
The jockey pump operation must be automatic with start/stop pressure switches and thus intermittent as needed. A drop in network pressure below 11.0
barg must start the jockey pump and it must automatically stop at 12.0 barg.
A further drop in firewater network pressure to 10 barg must automatically start the first electric duty motor fire pump. If pressure cannot be maintained by
the first main fire pump, the second diesel pump will start when pressure drops further to 9.3 barg.
The fire pumps only be stopped manually at the local panel in the pump enclosure.
The design, installation, and acceptance test of Fire Water pumps must conform to NFPA 20.
148
6.7.9 Kitchen Fire Suppression
All kitchen ranges, including show kitchen ranges, must be protected by an approved fire suppression system. The fire suppression must be wet chemical
and not foam, powder, carbon dioxide or other extinguishing agent, such as ANSUL R-102 or equivalent.
For any solid-fuel or gas combination grille/pizza oven, a water spray filter must be installed in the extract duct as close to the oven as possible. For gasfired only grille/pizza ovens where the extract duct connects directly to the oven, it is required to install a water spray filter in the extract duct.
The operation of the system must automatically:
•
Cut-off the fuel and power supplies to the kitchen range
•
Initiate a fire alarm in accordance with the fire alarm sequence
•
Interface to the respective gas supply valve, if required by local Code.
A kitchen range includes but is not limited to Open top burners, Solid top or boiling tables, Salamander grills. Deep-fat fryers, Griddles & Char grills. Extract ducts from grille/pizza ovens should be protected.
Kitchen ranges do not include Ovens, Microwave ovens, Toasters & Coffee machines
Discharge nozzles of the system must directly cover the cooking appliances and a nozzle must be provided inside the kitchen extract canopy at the connection to the extract duct (see Fig 6.7.9).
The system must be capable of being activated automatically via fusible links located under the extract hood and manually via a release mechanism located within the kitchen.
Control panels are to be wall-mounted in easily accessible locations for maintenance. Remote manual discharge pull-stations are to be located in easily
accessible positions, with clear identification of the respective hood pull handle.
149
Fig 6.7.9 Kitchen Hood Fire Suppression System
150
6. 7.10 IT Data Server Room Fire Suppression
In buildings where sprinklers are not installed, data rooms are required to have a dedicated suppression system such as clean agent gaseous fire suppression
systems comprising either halocarbon (e.g. FM200) or inert (e.g. Inergen, IG541). Inert gas types are preferred. Gases such as CO2 that may cause asphyxiation at design or discharge concentration levels will not be accepted.
The design of the fire protection systems to the IT data server room must generally follow the requirements of NFPA 76 Protection of Communication Facilities (or BS 6266 Fire Protection of Electronic Equipment) and the Clean Agent Suppression System must be designed and installed in accordance with NFPA
2001.
All necessary safety features such as warning notices, warning lights, manual over-ride switch and discharge hold-off buttons (inside and outside of room)
are to be provided.
Gaseous suppression systems are to be designed such that gas concentration levels in the room are within the LOAEL (lowest observed adverse effect level)
and Code requirements.
Gas volumes are to be sized on the gross room volume from floor to concrete soffit. Where a false/suspended ceiling is installed (not preferable) this is to be
of open egg-crate construction or similar to permit the easy flow of gas to the ceiling void and must be included in the room volume calculation.
As part of the commissioning procedures, an enclosure integrity test is to be carried out to confirm the air-tightness of the room. Gaseous suppression systems are to be provided in electrical main switch rooms if required by the local electrical or fire authorities.
The fire detection system for the actuation of the gaseous suppression system is to be a stand-alone detection system with its own independent control
panel, wiring loops and detectors in accordance with NFPA requirements.
A co-incident ‘double-knock’ smoke detection system is to be provided, with each system being completely independent from the other including detection
loops, control wiring and interfaces. A VESDA air sampling smoke detection system must form the first alarm of the co-incident detection system. The second alarm from the co-incident detection system must be from a reduced spacing point detection system, with smoke detector spacing following the guidelines of NFPA 76 or BS 6266, providing detectors on a reduced spacing grid and adjacent to relief air grilles.
The co-incident smoke detection system including VESDA panel and the gaseous suppression system control panel are to provide fire alarm outputs to the
main AFA panel to indicate system status, with alarms upon staged smoke detection and gas discharge.
151
6.8
Smoke Control
6.8.1 Stair Pressurization
Escape stairs in high-rise buildings must be protected by one of the following:
•
Fire resisting lobbies.
•
External vestibule approach.
•
Stair pressurization.
Where stair pressurisation is to be provided and there is no satisfactory local standard acceptable to JANU Technical Services, the system must comply with
relevant parts of NFPA 92A.
6.8.1.1 Specifications
System performance criteria, including pressure differentials across doors, for smoke control systems must comply with local codes. In the absence of any
criteria, NFPA 92A requirements are to be followed with the minimum benchmark criteria as follows:
•
Door Pressure Differential of 25 Pa
The stair pressurization fans must be variable speed drive (VSD) fans and outlet grills must be provided on every third floor landing with control dampers to
enable the system to be satisfactorily balanced.
Staircase pressurisation systems are to be interfaced to the AFA main panel for automatic control and status.
The staircase pressurisation fans and control panel must be supported by essential power supplies (emergency generator-backed power supplies) from the
life safety switchboards. See Fig 6.8.1.1
The system must be designed and installed by suitably qualified engineers with experience of stair pressurisation systems.
152
Figure 6.8.1.1 Typical staircase pressurization system diagram
153
6.8.2 Car Park Smoke Exhaust
Parking garages located below hotels, that are not provided with sprinkler protection must be provided with natural or mechanical smoke ventilation to
keep the garage free of smoke.
(Note: sprinkler protected garages below hotels will generally also require smoke ventilation as part of the fire protection strategy).
Where there is no satisfactory local standard acceptable to JANU Technical Services, car park mechanical ventilation systems must comply with
relevant NFPA standards and have CO2 detection, linked to the fire alarm system and smoke exhaust.
In any case and as a minimum the car park smoke exhaust system must comply with the following minimum requirements:
• For a natural smoke ventilation system, the combined net cross-sectional area of the smoke outlets must not be less than 2.5 percent of the floor
area of the story they serve.
• For a mechanical smoke extract system the air extraction system in fire mode must provide at least 10 air changes per hour and must be capable
with all components and ductwork certified to be capable of handling gas temperatures of 300 deg C.
6.9
External Fire Spread
The separation distance of buildings determines the external fire spread requirements – generally the exterior walls do not need to be fire rated where
the minimum separation distance, as described in Figure below, is met.
When this separation distance cannot be achieved, the external wall assemblies must be fire rated as described. Openings in fire rated exterior wall assemblies are permitted in accordance with NFPA 5000 Section 7.3.5.
Table 6.9 Fire resistance ratings (hours) for exterior walls based on separation distance to adjacent buildings
Occupancy Classification
Hotel,
Residential,
Assembly,
Business, Industrial,
Storage (With Low Hazard Content)
Horizontal Separation
154
0m to < 6.0m
> 6.0m
1 hour
0 hour
6.10 Miscellaneous Requirements
In high-rise buildings, one elevator must be provided with a protected power supply and must be available for use by the fire department in case of emergency. An emergency command centre must be provided in a location approved by the fire department.
Employees of hotels must be instructed and drilled in the duties they are to perform in the event of fire, panic, or other emergency.
Drills of the emergency organization must be held at quarterly intervals and must cover such points as the operation and maintenance of the available
first aid fire appliances, the testing of devices to alert guests, and a study of instructions for emergency duties.
Upon discovery of a fire, employees must carry out all of the following duties:
•
Activation of the facility fire protection signaling system, if provided
•
Notification of the public fire department
•
Other action as previously instructed
A floor diagram reflecting the actual floor arrangement, exit locations, and room identification must be posted in a location and manner acceptable to the
authority having jurisdiction on, or immediately adjacent to, every guest room door in hotels and in every resident room in dormitories.
Fire safety information must be provided to allow guests to make the decision to evacuate to the outside, to evacuate to an area of refuge, to remain in
place, or to employ any combination of the three options.
All fire protection equipment must not be painted or obscured in any manner which jeopardizes its performance.
Fire safety Occupation Certificate
The Developer and its fire protection Contractors must provide complete and detailed Operation and Maintenance Manuals for all fire protection systems, including full narrative descriptions of each system specific to the development, description of the testing and maintenance requirements and
providing all required test and maintenance sheets for the first 12 months of operation.
The Fire Protection Services maintenance & testing contractor or on-site team must maintain and test the fire protection systems in accordance with the
test and maintenance regimes and their timelines in accordance with NFPA 25 for Water-Based Fire Protection Systems and NFPA 72 for the Fire Detection & Alarm Systems.
155
6.11 Commissioning, Testing and Maintenance
The commissioning of the complete fire protection systems must be undertaken by the Developer and its Contractors in accordance with NFPA 3 and 4, and
must include as a minimum the following:
•
Issue of signed-off commissioning sheets by the Contractors of all fire protection equipment to confirm its operability for the approval of JANU Technical Services
•
Full function interface testing of the operability of the combined fire protection systems as part of the commissioning and issue of equipment sign-off
sheets
•
An JANU Technical Services representative will witness a random portion of these full function interface tests to confirm that the fire protection systems are fully functioning as designed and as required by the relevant codes, and provide sign-off.
•
Rectification of all fire safety defects identified by the JANU Technical Services representative prior to the occupation of the hotel and issue of the Fire
safety Occupation Certificate
The Developer and its fire protection Contractors must provide complete and detailed Operation and Maintenance Manuals for all fire protection systems,
including full narrative descriptions of each system specific to the development, description of the testing and maintenance requirements and providing all
required test and maintenance sheets for the first 12 months of operation.
The Fire Protection Services maintenance & testing contractor or on-site team must maintain and test the fire protection systems in accordance with the
test and maintenance regimes and their timelines in accordance with NFPA 25 for Water-Based Fire Protection Systems and NFPA 72 for the Fire Detection &
Alarm Systems.
156
JANU Design Guidelines
7
GUESTROOM ENTERTAINMENT & MANAGEMENT SYSTEM
7
Guestroom Entertainment & Management Systems
Contents
7.1
Scope
7.2
In-Room Entertainment System
7.3
Televisions
7.4
Sound Systems
7.5
Guestroom management System
7.6
Infrastructure Requirements
7.7
Networking Requirements
158
7.0
Guestroom Entertainment & Management System
7.1
Scope
In-room entertainment services help provide an inviting setting as part of creating the ‘home away from home’ comfort guests often seek. The system must be able to provide
guests easy to use universally accepted mobile connections to charge and play (USB, Bluetooth, and HDMI), in-room sound system and INTERNET, as well as fast and convenient ways to charge guests’ electronic devices. The main components of in-room entertainment system include:
•
•
•
7.2
IP based television system (IPTV) with Video ON Demand module
Sound Systems
Cabling & equipment to receive and distribute incoming television services
In-room Entertainment System
In-room entertainment system must provide an IP digital communication and entertainment TV system integrating TV, mobile devices, hotel specific content and INTERNET
connections. A fully functional media hub must be located at the work/desk area and mini-hubs located each side of the bedhead, the lounge and any outdoor spaces. The
outdoor space charging hub should be located in a waterproof enclosure.
The Media-hub must give guests the ability to use the in-room TV for any of the content they typically access on their mobile devices. Guests can apply their personal inroom entertainment options by easily and intuitively connecting their mobile devices and mobile App. to the big screen. With Bluetooth pairing for guests can listen to their
music over the TV speakers without docking the phone, providing the freedom to roam and multi-task. The following features must be normally included:
•
•
•
•
•
•
•
•
Mini Stereo Jack
HDMI Audio/Video
Bluetooth wireless audio streaming
High-Current 2.1 Amp, 5 Volt USB Charging Socket
Standard 0.5 Amp, 5 Volt USB Charging Socket
Automatic Input switching (HDMI-CEC)
Brushed Metal & Black Trim options in box
3m HDMI cable & power supply
Hub finishes must be selected by the Interior designer in agreement with JANU Technical Services. The hubs must be permanently live and must be integrated with Guestroom Management System.
Typical Suppliers approved by JANU technical services include: Teleadapt (www.teleadapt.com), Schneider Electric (Schneider-electric.co.uk)
159
7.0
Guestroom Entertainment & Management System (Cont’d)
7.3
Televisions
All televisions to be Ultra High Definition (UHD) Smart televisions as standard. The size of the TV must be based on the optimum distance from the TV given in Figure 7.3
All power and connecting cables should be concealed. As TV’s are enhanced and improved annually, it is imperative that JANU Technical Services are consulted on the latest
requirements and manufacturers.
Typically the recommended TV suppliers include Loewe (www.loewe.com), Bang-Olufsen (www.bang-olufsen.com) and Samsung Serif/Frame range
7.4
Sound Systems
Sound systems must be based on products provided by Bose (www.bose.com) with a combination of standalone desk top, surround sound system, speakers and sub-woofers
built into ceiling voids and outdoor spaces.
TV sound must be able to be switched to the in-room sound system for the living, sleeping, outdoor and wet areas of the guestroom.
7.5
In Hotel Channels
The TV System must be designed and constructed to support the required In Hotel Channels plus the incoming channels from the local and/or satellite provider.
The channel selection must typically include a combination of local language news channels, international and finance news channels, business news, children;’s
programming, local and international sports with Channel one dedicated to JANU residential playback video (marketing material).
7.1.6
Guestroom Management System
Guest room management systems must provide a holistic view of each guest room for monitoring and controlling energy consumption, identifying and pro-actively addressing
maintenance needs, facilitating maid service requests, and troubleshooting problems remotely.
Guest Room Management System (GRMS) must be integrated with Building Management System (BMS) and Property Management Systems (PMS), provides control and visibility of room conditions: occupancy, energy use, temperature, humidity, maintenance needs, and status of HVAC, curtain, DND/MUR, door, and windows.
The recommended suppliers of integrated GRMS include Schneider 2300 system or equal. (Schneider-Electric. com) Electric
160
Fig 7.3 Television Size Check
161
Hotel Guestroom Controller
Room control device manages multiple lighting circuits,
curtains, DND/MUR, bedside panel, and tablet applications in hotel guest rooms
It aggregates data from all subsystems and devices
in the room, and sends it to the GRMS and PMS. This
gives hotel operators visibility and control of all rooms
to drive energy efficiency, and to troubleshoot maintenance issues.
Bose Sound System
52 Inch LED Smart HDMI TV For Guestrooms
162
Guestroom
Lighting Control
SAMPLE GUESTROOM MASTER
CONTROL PLATE AT BEDHEAD
7.6
Infrastructure Requirements
The IPTV system must utilise structured cabling as per Section 9 -Low Voltage Infrastructure Requirements of the JANU Engineering Design Guidelines. The
folowing must be provided as part of the low voltage structured cabling scope of work:
a) Dedicated fiber riser from the main computer room to each Distribution Frame (IDF) wiring closets
b) Dedicated Cat 6 cabling from IDF’s to each point where television is required
The Technology Consultant must design the layout of the system head end and IDF wiring closets including anticipated racking, mounting, cabling and power
requirements for each room.
7.7
Networking Requirements
Specific network equipment requirements of the IPTV and VOD (Video on Demand) system are not explained here. Refer to JANU Corporate Information & Systems
Technology Department for each project.
163
8.0 Security Systems
CONTENTS
8.1
Scope
8.2
Security Areas
8.3
CCTV Systems
8.3.1
8.3.2
8.3.3
8.3.4
8.3.5
8.3.6
Camera Specification
Camera Locations
Perimeter Protection
Perimeter Access
Security Office - Main Gate
Main Security Monitoring Room
8.4
Electronic Locking Systems
8.4.1 Guestroom Electronic Locking System
8.4.2 Back of House Electronic Locking System
164
8.0
Security Systems
Security is an essential requirement for JANU properties to make sure that guests, staff and property are protected at all times. This is achieved by physical
presence of security guards and electronic security systems as described in this section.
Security considerations also depend on the location of the hotel/resort and the level of risk associated with each project. The risk level will be determined at the
be-ginning of each project by the JANU Project Team and the appointed Security Consultant.
8.1
Scope
The JANU Security Systems comprise the following elements:
•
•
•
•
•
•
•
Closed Circuit Television Security Systems
Guestroom Electronic Door Locking System
Back of House Door Locking System
Door Monitoring System
Security Office/Monitoring Room
VIP Additional Protection
Interface with UPS System
Security Systems must be integrated and compatible with the hotel operational and management systems.
8.2
Security Areas
Security areas include but not limited to the following areas:
• Perimeter of the property
• All vehicular access to the property
• All Public areas, lift lobbies and circulation areas
• Guestroom floors and rooms
• All Back of House Areas
• All front of House areas
• Meeting, banqueting facilities
• Swimming pool and leisure facilities
• Spa facilities
• Residential areas associated with the resort
• Car Parking
165
8.0
Security Systems (Cont’d)
8.3
CCTV Systems
The CCTV System consists of the following components:
• Remote control cameras with pan/tilt/zoom capability
• Colour monitor
• Passive Infrared Sensors
• Recording and back-up devices
• All interfaces with door alarm system
•
CCTV monitors and cameras and associated equipment must be powered from a UPS. Digital video transmission system must be used for the surveillance system
to JANU approval.
8.3.1
Camera Specification
Outdoor cameras must be housed in vandal proof, weatherproof (IP rating IP 66) and corrosion resistant housing with variable focal iris lenses. Dummy cameras are
not allowed. Full bodied camera with var-focal lens and eclipse feature to be used at the main entrance/exit of the resort. The location of ceiling mounted security
cameras must be coordinated with the Interior designer and the reflected ceiling plans. Cameras located at Reception and concierge must be installed at a height that
will capture the face of the guest. Dome cameras with audio input and var-focal lens to be used at Reception Area. All public area cameras must be discreet and concealed from guests view.
Vandal Proof Dome
Camera
Discrete ball Camera for Public
Spaces
166
High Resolution Perimeter Protection
Cameras
8.0
Security Systems (Cont’d)
8.3.1
Camera Specification
For existing properties that have an analogue CCTV system in place, the specification below is for a high resolution analogue camera with wide dynamic properties where the
signal can run over existing RG 59 coax cables.
The specification gives a much higher resolution than the old analogue camera and will be much less expensive than to change to an I.P. Camera. The range for these types
of cameras can typically run between 300 and 500 meters without picture degradation.
It is imperative that the correct type of camera with the below specification be selected.
Image Sensor: | 3MP CMOS Image Sensor
Signal System: | PAL/NTSC
Effective Pixels: | 2052(H)*1536(V)
Min. Illumination: | 0.01 Lux @ (F1.2,AGC ON),0 Lux with IR
Shutter Time: | 1/25(1/30) s to 1/50,000 s
Lens: | Motorized VF lens; 2.8 - 12 mm @F1.2
Angel of view: 26.8°-83°
Lens Mount: | φ14
Adjustment Range: | Pan: 0 - 340°, Tilt: 0 - 75°, Rotation: 0 - 355°
Day& Night: | IR cut filter with auto switch
Wide Dynamic Range: | 120dB
Video Frame Rate: | 1920 ×1536@18fps
HD Video Output: | 1 Analog HD output
Synchronization: | Internal Synchronization
S/N Ratio: | More than 62 dB
Up the Coax: | Support
Menu
Auto White Balance: | Auto/MWB
FIG 8.3.1
BLC: | Support
AGC: | Support
Language: | English/Chinese
Function: | Wide Dynamic Range; Digital Noise reduction; Mirror; SMART IR
General
Operating Conditions: | -40 °C - 60 °C (-40 °F - 140 °F)
Humidity 90% or less (non-condensing)
Power Supply: | 12 VDC±15%
-A: 12 VDC±15%, 24 VAC±15%
Power Consumption: | Max. 4.5W
-A: Max. 6.5W
Impact Protection: | IK10.
Weather Proof: | IP66
IR Range: | Up to 40m
Communication : | Up the coax
Protocol: HIKVISION-C(Coaxitron)
Dimension: | φ145.2mm×124.1mm (φ5.72”×4.89”)
Weight: | 1600g ( 3.53lb)
SPECIFICATION FOR A OUTSIDE VAR-FOCAL DOME CAMERA
167
8.3.2
Camera Locations
CCTV cameras are to be provided in each of the following areas:
Main Gate
Identification of all vehicles & drivers. (Arriving and departing).
Considerations
Built in eclipse feature. Full bodied camera with a var-focal lens.
Port Cochere
View – Both front & rear of all vehicles including, vehicle identification with emphasis placed on the loading & unloading of all luggage & persons. Considerations Full bodied camera with a var-focal lens with an eclipse feature.
Hotel Entrances
View – Full view of all persons entering the hotel.
Considerations – Full bodied very good back light compensation & wide dynamic.
Lobby
View – General overview of lobby including all retail outlets.
Considerations – Mini-Dome camera with var-focal lens.
Reception: (Including Executive level)
View – Full face identification of all persons checking in to the hotel as well as the activities of reception staff. Considerations Mini-Dome cameras with audio input
fitted with a var-focal lens.
Left Luggage
View – All luggage stored or in the care of hotel concierge/bell staff. Considerations
Dome camera with var-focal lens. Infra-red if installed inside left luggage room.
Bar Areas
View – Cash registers & activities of staff. General overview of bar area. Considerations – Dome camera with var-focal lens.
168
8.3.2
Camera Locations Cont’d)
Executive Office
View – All persons entering or exiting the executive office entrance. Considerations – Dome camera with a var-focal lens
Car Park
View – All entrances and exits to identify the vehicles and the occupants. If cashier present view all transactions.
Considerations - Built in eclipse feature. Full bodied camera with a var-focal lens.
Fire Escapes
View – To identify any person exiting the fire escape to a public area. Consideration
Dome camera IP66 rated with a 3.8 mm lens.
Delivery Gate
View – Identification of all vehicles & drivers. (Arriving and departing) Considerations
Built in eclipse feature. Full bodied camera with a var-focal lens.
Delivery/Receiving Dock
View – All areas of the loading/receiving dock including the activities to & from the dock.
Considerations – IP66 rated, infra red dome camera.
Back of House
Stores
View – Entry to all main store areas including dry stores, alcohol and perishables.
Considerations – Dome cameras with a var-focal lens.
Staff Change Rooms
View – The entrance to all staff change rooms.
Considerations – Dome cameras with a var-focal lens.
Staff Entry
View – To view all staff entering by this entrance.
Considerations – Dome camera with a var-focal lens.
8.3.2
Camera Locations Cont’d
Cash out room
View – General view of the cash out room and float safes.
Considerations – I.R.Dome camera with a 2.9 mm lens.
General Cashier
View – General cashier’s work station and entrance door.
Considerations – DI.R. dome camera with a 2.9 mm lens.
Swimming Pools (Interior & Exterior:
Due to recent legal decisions, cameras are not permitted to view the swimming pool or changing areas.
Fitness Centres
View – To view all persons entering the fitness centre but not to view persons inside the fitness centre or the equipment.
Considerations – Dome camera with a var-focal lens. – Dome camera with a var-focal lens.
Data Center
The server room must be fitted with a 1/3rd inch high resolution colour/black and white infra red camera with a 2.9mm lens set at the rear of the room to
view all persons entering.
This camera should be an IP66 rated camera so as to prevent persons tampering with it or breaking it.
170
8.3.3
Perimeter Protection
Perimeter Protection is one of the key requirements of JANU Resorts. The following are the possible solutions subject to a detailed analysis by the appointed Security
Consultant depending on the site parameters and potential risk levels. Before selecting what measures are required, it is vital to perform a risk assessment to establish
the treats and the consequences of any breaches in security.
a- Using high resolution cameras to cover the whole perimeter of the resort. The cameras would need to be infra red cameras and I.R range of 50 meters. Once the
camera detects any movement it will sound an audible alarm in the security office. The security officer can view the screen and if necessary sends a security personnel
to investigate. There will be a separate digital video recorder.
Infrared security camera systems include one or more IR CCTV cameras which let users see areas being monitored in complete darkness. The surveillance systems include different types of indoor and outdoor infrared cameras such as bullet and dome style. These can be also cameras with 0.002 Lux
b- Microwave quad beam system set around the whole perimeter to detect any intrusion followed by sounding an alarm and turning on external flood lights. This type of
security system is manufactured by Takex America or Microguard Perimeter Security System (UK)
This technology uses microwave beams whereby a transmitter generates a microwave beam in order to create a protection zone. If a difference within that zone is detected by the receiver, the system kicks in with an immediate analysis and an alarm is triggered if the per-determined criteria for an intrusion are met.
The range of features includes multi-level sensitivity adjustment, automatic range adjustment and high RFI and EMI immunity. Moreover, the microwave sensitivity is
unaffected by adverse weather conditions such as heavy fog, rain and snow.
c- Radar system which works on a line of sight technology (e.g. Honeywell RVS system) is an automatic identification system (AIS), Global Positioning System (GPS), Video, and Thermal Sensor data to provide the highest value wide area surveillance system available. The radar sensors automatically detect intruders in user defined Alarm
Zones. Alarms are generated to alert security personnel, and PTZ cameras are directed to the intruder. Video is recorded and distributed over a Local Area Network, to
provide both recorded history and real time situational awareness to facility personnel.
171
8.0
Security Systems (Cont’d)
8.3.4
Perimeter Access
It is vital to maintain control of the access points for authorized vehicles and personnel. The level of control depends on the technology employed, the level of control can
vary enormously.
Mechanical keys and swipe cards may be appropriate in some circumstances, and photo ID cards can be used when security staff are employed or the state of the art iris
recognition system.
When considering the type of access control to use, the following criteria should be considered:
•
•
•
•
•
•
•
•
Level of security required
Number of areas and points to control - especially if more than one site is involved
Site layout
Employee numbers
Visitor numbers
Likely future growth
Disable access
How the system will be managed internally
8.3.5
Security Office- Main Gate
The main security gate at the entrance of the resort should be designed to accommodate the security guards with a minimum area of 12 m2 including washroom/WC facility. The office must be equipped with a telephone jack as well as INTERNET connection and power points. The design of the office must be such that the security guards
can have a full frontal and side view from their window.
A split boom gates/barriers to be provided at the entrance and exit of the property. For the vehicles exiting the property electromagnetic system to be used for automatically opening the gate for easy exit. On entry, the boom gates could be both automatically and manually operated. The boom arms should be of substantial material and
construction for security reasons. The main entrance to the resort should be equipped with sliding metal gates to shut down the property after hours.
8.3.6
Main Security Monitoring Room
The Main Monitoring Room is preferably located next to Staff Entrance and includes all head-end Security Systems Equipment for monitoring all activity entering and leaving the resort and the supervision of all safety and security and CCTV systems located throughout the property including the time-keeping systems at the staff entrance.
The Office must be equipped with an RFID lock with a CCTV camera located inside to view the operator and any person entering the room.
172
8.0
Security Systems (Cont’d)
8.3.6
Main Security Monitoring Room (Cont’d)
The monitors in the Main Security Monitoring Room to be arranged in a semi-circle to give the Security Offices a complete view of all monitors. A 40inch LCD Screen must be
located centrally with 32 inch screens on the sides. Applicable keyboards, joystick or control boards should be provided as specified by the security consultant.
The digital video recorders (DVR) must be provided with sufficient storage capacity to record the on site cameras for 30 days at an average of 15 frames per second at 2 CIF,
based on the CCTV system being operated 24 hours a day, 365 days a year. Equipment must include for immediate view of footage, as well as produce outputs of the footage
on standard media formats (e.g. DVD, AVI).
SPECIFICATION FOR A IP VIDEO RECORDER
When using an I.P. based CCTV system, it is important to be able to use a recorder that has the capacity to record for 30 days this can be achieved in two ways either having
a very large hard drive capacity or to reduce the recoding size of the image to be stored.
OPERATING SYSTEM Embedded Linux
USER INTERFACE
Keypad, Mouse, PTZ Control
MEMORY
VIDEO INPUT
VIDEO OUTPUT
(1920x1080)
2GD DDR3 Memory
16x IP Channels
1xComposite Main, 1x Composite Spot, 1xVGA
ARCHIVE FILE FORMAT
NTP SERVER
AUTO DST
RECORDING MODES
PLAYBACK SPEED
PTZ CONTROL
TEXT INSERTION (POS)
CMS
MOBILE VIEWER
OPERATING TEMP/HUMID
POWER
UPS System
EXE (Video Clip), AVI (Video clip), JPEG (still image)
Yes
Yes
Continuous/Alarm/Motion/Emergency
x1,x2,x4,x8,x16,x32,x64, Extreme.
RS-485/422 Terminal Block
4
CMS Pro (Windows)/iCMS (Mac)/Web Client Pro
iPad/iPhone/Android
5-40 Degrees C/ 0%-90%
12VDC 6A (72W)
THROUGHPUT
AUDIO INPUT/OUTPUT
ALARM INPUT
ALARM OUTPUT
STORAGE INTERNAL
STORAGE EXTERNAL
CLIP COPY STORAGE
USB PORTS
ETHERNET
1x HDMI (1920x1080)
160 Mbps
4/1
4+Master Alarm
4TTL, 2 Relays
4Xsata HDD
1x eSATA port
USB Memory Stick
4xUSB 2.0 Ports (2 front, 2 Rear)
10/100/1000 Mbps Ethernet (RJ-45), 2 Ports
173
8.3.6
Main Security Monitoring Room (Cont’d)
SPECIFICATION FOR A Hybrid DVR
Audio Input: | 4-ch
Video Compression: | H.264,H.264+
Analog and HD-TVI video input: | 16-ch,BNC interface (1.0Vp-p, 75 Ω)connection
Supported camera types: | Support HDTVI input: 1080p/25Hz, 1080p/30Hz,
720p/25Hz, 720p/30Hz, 720P/50Hz, 720p/60Hz
Support AHD input: 720p/25Hz, 720p/30Hz
support CVBS input
Video Input Interface: | BNC (1.0 Vp-p, 75Ω)
Audio Compression: | G.711u
Audio Input Interface: | 4-ch, RCA (2.0 Vp-p, 1 KΩ)
Two-way Audio: | 1-ch, RCA (2.0 Vp-p, 1 KΩ) (using audio input)
Video/Audio Output
HDMI 1/ VGA and HDMI2: | HDMI1 & VGA: 1920 × 1080/60 Hz, 1280 × 1024/60 Hz,
1280 × 720/60Hz, 1024 × 768/60 Hz
HDMI2: 4K (3840 × 2160)/30Hz, 2K (2560 × 1440)/60Hz, 1920 × 1080/60 Hz, 1280 ×
1024/60 Hz,
1280 × 720/60Hz, 1024 × 768/60 Hz
CVBS Output: | 1-ch,BNC(1.0Vp-p,75Ω),resolution:PAL:704x576,NTSC:704x480
Recording resolution: | Mainstream:3Mp@15fps/1080p/720p/WD1/4CIF
Sub-stream:WD1/4CIF@12fps(non-real-time);CIF/QVGA/QCIF(real-time)
Frame Rate: |
Main stream:3 MP@15fps;1080p/720p/WD1/4CIF/VGA/CIF@25fps (P)/30fps (N)
Sub-stream:WD1/4CIF@12fps;CIF/QVGA/QCIF@25fps (P)/30fps (N)
Video Bit Rate: | 32 Kbps-10 Mbps
Stream Type: | Video/Video&Audio
Two-way Audio: | 1-ch, RCA (2.0 Vp-p, 1 kΩ) (using the audio input)
Audio Output: | 2-ch, RCA (2.0 Vp-p, 1 kΩ)
Playback Resolution: | 3MP/1080P/720P / VGA / WD1 / 4CIF / CIF / QVGA / QCIF
Synchronous Playback: | 16-ch
Network management
Remote connections: | 128
Network protocols: | TCP/IP, PPPoE, DHCP, Hik-connect Cloud P2P,DNS, DDNS, NTP,
SADP, NFS, iSCSI, UPnP™, HTTPS,ONVIF
Hard Disk Driver
Interface Type: | 4 SATA Interfaces
Capacity: | Up to 6 TB capacity for each disk
External Interface
Network Interface: | 2; 10M / 100M / 1000M self-adaptive Ethernet interfaces
USB Interface: | 2 USB 2.0 Interface on the front panel& 1 USB 3.0 Interface on the
rear panel
Serial Interface: | 1 RJ45 RS-232 interface；1 RS-485 interface; 2 RS-485 keyboard
interface
Alarm Input: | 16-ch
Alarm Output: | 4-ch
General
Power Supply: | 100 to 240 VAC
Consumption: | ≤ 65W(without hard disks)
Working Temperature: | -10 ºC ~+55 ºC (14 ºF ~ 131 ºF)
Working Humidity: | 10% ~ 90%
Dimensions: | 445 × 390 × 70 mm (17.5 × 15.4 × 2.8 inch)
Weight: | ≤ 5 kg (11.0lb)
8.4
Electronic Locking Systems
8.4.1
Guestroom Electronic Locking System
Safety and security of guests and assets is at forefront of JANU Resorts. To this end the company has strategically chosen SALTO Systems ( https://
www.saltosystems.com) or Saflok by Dorma - Kaba (http://www.dormakaba.com). The selected system must operate with RFID and preferably hard wired.
The system must be ‘Window’ based software with components capable of being interfaced with the resort Property Management System (PMS) and Point of Sales
Unit (POS)
Card encoders: must be reusable magnetic key cards with the ability to encode on at least two tracks of the key card (one track for the door unit and the other for
Point of Sale). The system must be capable of nightly backup of all data with power-down capability.
8.4.2
Back of House Electronic Locking System
For back of house and high security area doors, a dedicated on line door locking system must be provided as part of the security system package. Server and software
for the locking system must be located in Security System Rack. The door monitoring system must be fully integrated and coordinated with the CCTV System.
The Security System must include ‘Photo ID System’ that is compatible and integrated with the security system. In addition, there must be a computerized Security
Patrol Management System to enable monitoring of the patrolling security guards.
175
Typical Large Security Monitoring Room
Vingard/Assa Abloy’s Electric Lock
IP Video Recorder
Microwave Quad Beam System - Perimeter Protection
176
Section 9 WIRELESS COMMUNICATION SYSTEM
CONTENT
9.1
General
9.1.1
Design Overview
9.2
9.2.1
9.2.2
9.2.3
9.2.4
9.2.5
JANU Standards
General Requirements
General functionality
Overall Security requirements
Ground Default Authentication
Cellular Coverage
9.3
Cost versus technology considerations
9.4
9.4.1
9.4.2
Naming conventions
Physical device labeling and naming convention
Wifi service set identifiers (ssid)
9.5
9.5.1
9.5.2
9.5.3
Wifi deployment standards
Associate deployment
Guest deployment
Wifi usage requirements
9.6
Wifi LAN deployment requirements
9.6.1
9.6.2
9.6.3
9.6.4
9.6.5
9.6.6
Signal strength
Auto channel select
Roaming support
Wireless bridge
Wifi mesh
Network connectivity and spatial streams
9.7
9.7.1
9.7.2
9.7.3
Installation requirements
WI-fi Network
Wireless coverage requirements
Wifi Site Survey Tools
9.8
General installation guidelines
9.9
9.9.1
Operational requirements
Containment requirement
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9
Wireless Communication System
9.1
General
The need for wireless technology has progressed from “nice to have” to a mandatory “utility”. With the explosion of Wi-Fi enabled devices and rising guest expectations,
provisioning strong, fast, reliable Wi-Fi should be given serious attention. Wi-Fi deployment requires a considerable level of planning to ensure that there are no dead
zones, disconnects, jitter issues and slow response/ refresh.
The Wi-Fi network footprint is expected to cover the entire hotel complex.
The footprint within a guest room or suite is expected to cover the entire area to a signal strength of -65db.
Wi-Fi standards should at least meet the most recent 802.11 ratified standard. At the time of print this is 802.11ac. Backward compatibility for 802.11n devices and earlier must also be addressed.
9.1.1
Design Overview – Wifi And Fixed Wire
The provisioning of High Speed Internet Services in JANU Hotels & Resorts requires the installation of fiber optic cabling, UTP Cat 6 cabling from the Data Centre to Intermediate Data Cabinets and onwards to locations throughout the hotel. This applies to hard wired termination points and to the mounting, installation and servicing of
Wireless Access Points (WAPs). All reference to conduits, cable placement and termination requirements for Cat 6 cabling in this document must be adhered to.
Wireless Access Points should be concealed from public view, or mounted in a subdued and aesthetic manner as well as secured from tampering an accessible area.
WAPs will be permanently accessible after installation, to facilitate repair or replacement. WAPs will not require access to electrical power near their installation, but
may utilize it if available. Terminated cables for the Wi-Fi network must be placed throughout the Areas of Coverage in sufficient density and proximity to each other.
Wi-Fi Network security must be provided by the HSIA provider. The wireless installation must conform to the latest IEEE 802.11ac standards addressing multiuser MIMO
communications and potentially 160 MHz wide channels.
178
9.1.1
Design Overview – Wifi And Fixed Wire Cont’d)
HSIA (High Speed Internet Access) controller equipment will be located in the secure Mechanical Electrical Room/Data Centre from where all wireless access
points will be centrally managed. Features will include;
a) The controllers will have redundant components to ensure continuous service. For example power supply units, network interface cards
b) Properties of the controller will include but are not be limited to;
•
Adaptive wireless meshing
•
Sophisticated user access controls
•
Automatic traffic redirection
•
Integrated Wi-Fi client performance tools
•
Simple but comprehensive guest networking functions
•
Rogue AP detection and advanced Wi-Fi security features
•
Flexible WLAN groups
•
Extensive authentication support
•
Robust network management
c) The controllers will have adequate capacity to manage the required number of access points identified as necessary to provide the superior level of service
required.
d) The controller will support captive portal features
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9.2
JANU Standards
All Wi-Fi networks at JANU hotels should be designed to support access for both guests and hotel associates, following appropriate security guidelines as outlined here
and in the 2016 GPNS Security Specification.
In addition to WiFi, the need for cellular coverage must also be provided in order to support several of the currently planned business related applications. Many of
these applications require not only cellular coverage in public space, but also require coverage in specific Heart of the House locations. Note: cellular coverage requirements are out-of-scope for LSPs and are provided here for JANU internal use only.
It should be noted that the requirements that are defined in this document were obtained through an analysis of wireless requirements for current and future business
related applications. Therefore the intent of this document is the following:
· Identify the functional standards for WiFi networks at JANU Hotels.
· Identify the coverage standards for cellular networks at JANU Hotels in order to allow new JANU branded applications to successfully be deployed at these hotels.
Note: cellular coverage requirements are out-of-scope for LSPs and are provided here for JANU internal use only.
· Define the 802.11 wireless requirements that need to be satisfied by the certified wireless devices (access points and bridges).
· Provide naming conventions.
· Document security requirements.
· Provide Franchise hotel owners with a stand-alone document that can be used to deploy the wireless infrastructure in the franchise managed hotels.
9.2.1
General Requirements
Contained in this section are the high-level functional equipment and feature requirements for both WiFi and Cellular devices. Specific coverage and implementation
requirements are presented later in the document. It should be noted that requirements listed in Blue pertain only to properties in JANU’s Europe and Asia Pacific
regions.
9.2.2 General Functionality
In order to satisfy JANU's overall 802.11 wireless requirements, the vendor providing wireless devices deployed within JANU’s internal network must satisfy the general
functionality defined in Table 1. (For clarity, the functionality is divided into a number of sub categories.) .
Table 9.2 presents the 802.11 functional requirements
180
Table 9.1: General 802.11 Requirements
Sub- Category
Required Functionality
Mandatory (M)
or Optional (O)
802.11
Radio(s)
Radios must be Wi-Fi certified and FCC approved.
M
Ability to support 802.11g/n in same physical device.
M
Ability to support dual band radios in a single physical device
M
Ability to install and support 802.11ac devices
O
Power Inputs
Power provided by external power supply and POE (802.3af compliant)
M
External
Status
Indicators
LAN and WLAN activity and Power.
M
Ability to flash indicators via software control.
O
Ability to turn off and on activity indicators.
O
Antenna
Connections2
Ability to utilize built-in or external antennas.2
M
If access point provides both built-in and external antennas; (a) if using external antenna, provide the
ability to both turn off built-in antenna. (b) If using internal antenna, ability to remove external antennas
or provide mechanism to hide external antennas.
Ability to support a wide range of external antennas (including diversity and non-diversity antennas).
M
In the case of where the radio has two antenna connections (for diversity), provide the ability to turn off
the un-used antenna connection if a non-diversity antenna is connected.
M
Ability to easily mount the device to wall, ceiling and suspended ceiling railways.
M
Ability to securely mount the wireless device to a wall or ceiling such that the device cannot be easily
removed reset or disconnected from the Ethernet connection.
M
Access point (or enclosure containing Access Point) should be aesthetically pleasing to the eye since it
may be placed in an open area within the hotel. In addition, once installed, no cabling or securing devices should be visible.
M
Firmware Upgrades
Provide the ability to upgrade the Access Point firmware remotely via either the Access Point controller
or through HTTP access.
M
Logging
Provide the ability to perform both local and remote logging of syslogs. The syslog must contain (a) system activity, (b) authentication information (passed and failed) and (c) error information.
M
Enclosure and Physical Mounting
1. The deployment of dual band radios will depend upon the deployment requirements that are presented later in this document.
2. This requirement is applicable when the access point being deployed requires the use of an external antenna. This requirement does not apply to all certified access points.
181
Table 9.2: Functional 802.11 Requirements
Sub-Category
Required Functionality
Device
Management
Wireless devices should have the ability to be managed individually via either a WEB-enabled tool and/or a command line interface.
Devices that are manageable by a centralized management appliance are preferred, but not required.
M
Ability to control management access to the Access Points or Access Point controller via username and password. In addition, the source
of the authentication can either be a local database or Cisco’s Access Control Server
M
Ability to control management access to the Access Points or Access Point controller via username and password. In addition, the source
of the authentication can either be a local database or a third party Radius server.
O
Support for a standard set of MIBs with read-only and read/write access.
M
In the case of WEB access, provide support for both HTTP and HTTPS (as a configurable option)
M
Provide support for WiFi Multimedia (WMM) and 802.11e.
M
Service (QOS
O
Quality of Service
(QOS)
Mandatory (M) or
Optional (O)
Points. Authentication to be performed on each access point prior to association
RF Management
Must implement seamless roaming between Access Points. No authentification is required after the first authentication
M
Ability to automatically select channels on power-up and continuously optimized channel selection based on background interference scanning.
M
Ability to automatically select channels on power-up that is based on background interference scanning and lock the channels and power levels.
O
Configurable background rogue scanning and detection
O
Automatic adjustment of transmit power to minimize interference.
O
Complete manual control of both channel and transmit/receive power.
M
Bridging/Relay
Ability for the AP to be configured as a (a) relaying device (mesh networking), (b) root/non-root bridge, (c) workgroup bridge
M
IP Configuration
Ability for the wireless devices (Access Points or Access Point controllers) to have IP configurations assigned statically or via a DHCP server.
M
DHCP Server
Ability for the wireless devices (Access Points or Access Point controllers) to be enabled as a DHCP server.
O
VLAN Support
Ability for the wireless device to provide support for a minimum of 16 VLANS.
M
Ability to associate a given VLAN with an SSID. Each SSID should have the ability to control the method of access control and authentication.
M
SSIDs
Ability for the wireless device to provide support for a minimum of 16 SSIDs.
M
SNMP
Ability to provide SNMP read only access to both the access point and controller.
M
Wireless LAN Controller Provide Read-only access to the Wireless LAN Controller in order to allow the property associate to access information on the controller.
M
SNMP
The network must be managed by a wireless controller (virtual, cloud based or physical on-property appliance.
M
Access
Provide Read-only access to the Wireless LAN Controller in order to allow the property associate to access information on the controller.
M
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9.2.3
Overall Security Requirements
In order to satisfy both JANU's security policies and PCI requirements, the security requirements presented in Table 9.3 below must be satisfied.
9.2.4 Required Default Authentication
Any access point that is being used for JANU associate access must be configured such that the connection is encrypted and firewalled. In the case of an associate laptop,
the use must also be authenticated via an appropriate authoritative source Note3. In the case of tablets or handheld devices, the devices must be configured such that the
data is encrypted and traverses a firewall before accessing any back-office servers Note4.
Note 3
Note 4
In the case of JANU managed hotels, the only approved authoritative source is JANU’s corporate LDAP or Active Directory. In the case of a franchise hotel, the choice of the
source is determined by the franchise owners.
An LSP that is managing a JANU managed hotel should discuss the requirements as part of the ARB process.
Table 9.3: Security Requirements
Sub -Category
Required Functionality
Supported
Authentication
TTLS and PEAP
M
MAC address authentication using local or RADIUS (local and remote RADIUS servers)
M
RADIUS AAA using EAP-MD5, PAP, CHAP, MSCHAP v2
M
802.1x authentication using LEAP
O
Authentication using Cisco’s Access Control Server (ACS)
M
Authentication using external Radius or LDAP server.
O
Encryption
802.11i; WiFi Protected Access (WPA2) with AES (256 bit encryption) using static or dynamic keys; WiFi Protected
Access (WPA) with TKIP (128 bit encryption) using static or dynamic keys; Wired Equivalent Privacy (WEP) using static or
dynamic keys of 128 bits.
M
Access Control
Ability to prevent or allow specific devices (by MAC or IP address) and / or protocol from accessing the wireless network.
M
Layer 2 wireless client isolation; ability to protect individual users from being visible to other users, for both associate
and guest connections.
M
Ability to prevent wireless clients from scanning or connecting to other wireless clients connected to the same access
point.
M
Client Isolation
Mandatory (M) or
Optional (O)
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9.2.5Cellular (cellular coverage requirements are out-of-scope for LSPs)
Cellular service must be provided in various Back-of-House locations in order to support the specific JANU enabled applications. In those cases where the normal carrier
coverage in not sufficient to penetrate the hotel in the required internal locations, alternative technologies must be provided. The technologies that may be considered
include installing a Distributed Antenna System or use of Femto or Micro cells or have the Cellular provider(s) ensure full property coverage at build.
9.3 Cost versus Technology Considerations
Since many of the proposed applications are designed to operate on either WiFi or Cellular, the choice of which technology should be deployed will depend
upon the following:
· Initial one-time costs to deploy WiFi versus deploying a cellular technology.
· Monthly recurring costs to support WiFi versus cellular.
· Determination as to who will support either the WiFi and/ or Cellular infrastructure.
· Other required business drivers that require either WiFi and/or Cellular infrastructure.
· Ability for the business applications to utilize WiFi and/or cellular wireless.
9.4 Naming Conventions
A naming convention for network devices had been presented in the document titled “Global Property Network Standards Hotel Network Technical Specification - 2015.” This naming convention must be used for both device labeling as well as device naming for all wireless networking equipment. For
complete-ness, contained in this section is a repeat of the required naming conventions that must be utilized when deploying wireless devices within JANU
properties. The naming conventions included in this section consist of (a) physical device labeling; (b) device internal naming and (c) WiFi SSID naming.
9.4.1Physical Device Labeling and Naming Convention
This naming convention that applies to all managed wireless networking equipment consists of the following format:
“JANU site_Code”+”Device_Code”+”Device_Sequence_Number”+”“+”Floor_Number”+”Room_Number”
Where:
• Device_Code is defined in Table 4;
• Device_Sequence_Number represents the number of the same device on a given floor;
• Floor_Number is the two digit/alphanumeric floor number.
• Room_Number is the actual room number or outside the room number where the device is installed.
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9.4.1 Physical Device Labeling and Naming Convention (cont’d)
Table 9.4: Wireless Device Physical Labeling Standard
Function of Wireless Device
Access Point
Access Point Controller
Wireless Security Appliance
Cellular Femto / Micro Cell
Device Code
AP
WC
SC
CC
For example, if the property Site/Property Code is CLTRZ, Table 5 presents the approved names for a variety of devices. As noted above, these naming conventions must
also be used to name the physical device (via a label) as well as the internal name of the device (via the management interface).
Table 9.5: Sample Naming for CLTRZ
Device
Sequence
No For This Device
Cisco 1300 Access Point
Ruckus Wireless Controller
Cisco Wireless Controller and
Firewall
1
3
1
Location
Label/Internal Device Name
2nd Floor, Near room 110
LL1, In room LL2
2nd Floor, Near room 450
CLTRZAP01-02-110
CLTRZWC03-LL1-LL2
CLTRZWC01-02-450
For consistency, the physical device label should be identical to the actual device name. The label should be placed in a location on the device that is visible.
185
9.4.2
WiFi Service Set Identifiers (SSID)
JANU requires that the WiFi SSID naming convention presented in Table 6 be deployed at all properties adhering to Global Property Network Standards. Additional SSIDs
can be defined by the hotel staff as required, but should follow the naming convention presented in Table 9.6. It should be noted that the SSID naming convention
defined in Table 6 applies to both guest and associate use. In particular, the guest SSIDs would consist of the following format:
<BrandCode>Note 5 _GUEST; Whereas
associate SSIDs would consist of the following format:
<SITE/PROPERTYCode>_FUNCTION.
Note: The sequence number should only be used if the hotel requires a duplicate SSID for a different function.
Table 9.6 SSID Naming Convention
SSID
<BC>_GUEST
<BC>_LOBBY
Use
SSID for common guest use
(broadcast SSID) and for Select Service properties that need to broadcast the SSID throughout the hotel.
SSID for free guest WiFi in the hotel lobby
SSID for free guest WiFi in the hotel lobby. Restaurant, bar and pool areas
<BC>_PUBLIC Note Note6
<BC>_CONFERENCE
SSID for conference (broadcast SSID)
<BC>_RESIDENCE
SSID for JANU Residence properties
<Customer Name>_CONFERENCE
Vanity SSID for conference customer
<BC>_EXECUTIVE LOUNGE
SSID for Concierge or other lounge
<BC>_MCLUB
SSID for JANU branded lounge
<Site/Property Code>_VOIP
SSID for Voice services (nonbroadcast SSID)
<Site/Property Code>_POS
SSID for back office services (nonbroadcast SSID)
<Site/Property Code>_PC
SSID for associate PC equipment (non-broadcast SSID)
<Site/Property Code>_ASSOCIATES
SSID for JANU Associate use
<Site/Property Code>_DEVICES
SSID for handheld devices (e.g. Tablets, etc.)
<Site/Property Code>_W0
SSID for Associate devices that must satisfy PCI requirements
<Site/Property Code>_W1
SSID for Associate devices that must satisfy PII requirements
Note 5 BrandCode refers to the codes defined in Table 9.7
Note 6 Applies to Asia PAC properties only.
For applications not covered in Table 9.6, new SSID formats may be created but must follow a format similar to that presented in Table 9.6. Vanity SSIDs for conference
customers are also allowed but should also follow the format in Table 9.6.)
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Table 9.7 Brand Codes
JANU
JANU
For example, using Table 9.6 for a full-service JANU with the Site/Property code of LAXAP would result in the following SSID definitions:
JANU_GUEST
JANU_CONFERENCE
JANU_CONFERENCE
9.5
WiFi Deployment Standards
Contained in this section is a general description of how the WiFi wireless infrastructure needs to be deployed for both JANU associate and
guest use Note 6.
9.5.1 Associate Deployment
Due the recent changes in PCI requirements, all wireless access to Back-of-the-House networks must be (a) encrypted, and (b) isolated until such time that
the traffic can pass through a stateful inspection firewallNote 7. Although the PCI requirement does not specifically state how this requirement must be satisfied, recent discussions with PCI auditors have resulted in several approved methods of satisfying the requirement. The approved methods of satisfying the
PCI requirements are depicted in Figures 1 and 2. In addition, in order to comply with JANU’s internal security policy, the encryption should be enabled using
the Protected Extensible Authentication Protocol (PEAP). Since this protocol requires the use of an authentication source, JANU managed hotels are required to utilize JANU's centrally managed ACS server. Franchise managed hotels can choose a different source of authentication but it is highly recommended that the source of that authentication be either the franchise Active Directory or LDAP. In the case of JANU managed hotels, a description of approved
firewall configurations for the various supported application devices is presented in the document titled “GPNS Firewall Specification, 2015”.
Note 6
Requirements are subject to change based on PCI requirements, but are generally based on best practices and JANU guidelines.
Note 7:
Refer to the document “Global Property Network Standards Firewall Configuration Guide” for exact firewall configurations.
187
Figure 1: Isolated VLAN Configuration
188
Figure 2: Direct Firewall Connection
189
9.5.2
Guest Deployment
Wireless guest access should be routed to a dedicated guest VLAN that can only allow the guest to access the Internet. Guests should be protected from intrusion with
the application of wireless client isolation as noted in Table 3. This configuration is depicted in Figure 3. It should also be noted that in those cases where guest SSIDs
and associate SSIDs are configured on the same access point that the configurations defined in Figures 1-3 must be followed. That is, complete network isolation must
be enabled between the guest wireless network and the associate wireless network.
Figure 3: Guest Wireless Connectivity
190
9.5.3 WiFi Usage Requirements
WiFi deployments within a property may be used to provide data connectivity for the following devices:
· Guest devices including computers, tablets, smartphones, etc.;
· Associate device including computers, tablets, smartphones, VOIP phones, bar code scanners, etc.;
· Access and location tracking devices including door locks, thermostats, RFID tags, NFC devices, etc.;
· Other low data transmitting data devices including drink pouring monitors, scanning devices, wireless projection systems (in conference spaces), etc.
· Digital signage that does not require High Definition video or real time streaming videos.
WiFi deployments within a property must not be used to provide data connectivity for the following devices:
· IPTV content to televisions (guest room or public spaces);
· Video surveillance cameras or devices;
9.6 WiFi LAN Deployment Requirements
Contained in this section is a list of the Wi-Fi deployment requirements that need to be satisfied in order to satisfy JANU’s current security and coverage requirements.
Although all installations will not be utilizing Wi-Fi VOIP telephone, the requirements presented in this section are designed to satisfy a Wi-Fi VOIP installation. Therefore, in
order to prevent the need for future upgrades to support future Wi-Fi VOIP installations or guest use, the requirements presented in this section should be adhered to for
all Wi-Fi installations.
9.6.1 Signal Strength
To ensure acceptable WiFi coverage (as well as realizing acceptable voice quality for VOIP devices), the coverage areas noted in Table 8 should have a signal level of
-65 dBm (or higher) when using 2.4 or 5 GHz WiFi access points. Exceptions are noted in Table 8, where a signal level of -75 dBm (or higher) for specific areas within the
hotel Note 9 . This will ensure a Packet Error Rate is not higher than 1%.
A minimum Signal to Noise Ratio (SNR) of 25 dBm (-90 dBm) with the -65 dBm signal should be maintained. In the case of VOIP, the WLAN must be designed to provide a
minimum of 24 Mbps of throughput in order to achieve maximum capacity. Higher data rates can optionally be enabled. In the case of data only services, an average minimum of 10 Mbps of throughput must be provided. Where dual band radios are required (see Table 8); the LSP should measure the required signal strength (-65dBm) using
the 5 GHz radio. In the case where a single band radio is deployed (refer to Table 8), the LSP must perform the measurement using the type of radio installed. However, the
LSP must still maintain a power level of -65 dBm through the area where the single band radios are installed.
In order to provide adequate roaming between access points11, at least two adjacent access points must be configured on non-overlapping channels with at least -65 dBm
with the 25 dBm SNR must be provided (see example in figure 4).
Note 8
Exceptions to this requirement can be request through the normal ARB process.
Note 9
The exceptions are the minimum required signal levels for the areas indicated in Table 8. 11 Applies to both 2.4 and 5 GHz devices.
191
9.6.2 Auto Channel Select
The WiFi LAN deployment must not enable the channel auto select feature of the controller. The
provider must use the results of the site survey to determine the appropriate channels to be used
throughout the hotel.
9.6.3 Roaming Support
The WiFi LAN deployment must provide the ability to roam between locations where WiFi is installed. The ability to roam between all of these locations within the hotel will be determined by
the property brand and whether the property has conference space. In addition, in some cases the
ability must exist that a guest can roam between a wired or wireless guest room to public space
(including conference where applicable). This is further defined in the document titled “GPNS Hotel
Network Technical Specification, Version 2015”.
Figure 4: AP Strength and Coverage
9.6.4 Wireless Bridge
In the event that a given property requires the use of wireless bridges, then the installation of the bridge must adhere to the requirements outlined in this section. The
requirements are as follows:
· Please refer to Appendix A in the document titled “Hotel Network Technical Specification, Version 2015” for the current list of certified wireless bridges.
· The bridge must be configured as follows:
o
Allow to connect to a dedicated SSID that is not broadcast and follows the naming convention: <Site/Property Code>_WBRIDGE.
o
Configure the bridge to use WPA2 with a pre-shared key (PSK) of at least 20 alphanumeric characters. A representative key for minimum security would consist
o
o
o
o
of nNS497NaGmJCqJigI,1/.” Note 10
The PSK must be given to a hotel associate for future installation of additional bridges.
In the case of the Ruckus devices, disable the “Home WLAN” feature which prevents the device from being used as a wireless repeater.
In the case of the HP M111, the device does not support the repeater feature so disabling of this feature is not required.
The admin username and password must be reset to a more secure username and password. o The SSID must be enabled on every Access Point within the
property.
Note 10
The LSP should reference a key generation site (e.g. http://www.yellowpipe.com/yis/tools/WPA_key/generator.php or http://www.ncg.net/WPA-PSK_KeyGen.
htm) to generate an appropriate key.
192
9.6.5 WiFi Mesh
Although not typically recommended, WiFi meshing is approved under the following conditions:
•
•
If Ethernet cabling cannot be provided in the location where the design requires a WiFi access point;
The meshing design adheres to the following requirements:
a) Utilize two or more root APs (to prevent single point of failure);
b) Design for a three-hop maximum; o Place a root AP near the middle of the coverage area; o Distribute root APs evenly throughout the
coverage area.
It is also a required that the LSP must obtain approval of the proposed mesh design via the normal ARB approval process.
9.6.6 Network Connectivity and Spatial Streams Normally, the required network connectivity to the property switch infrastructure is the responsibility of the LSP. In addition, the requirement for the
number of special streams provided by a given AP into a specific area is not normally in the GPNS requirements. However, in the case of the Asia region,
the LSP must satisfy the following Asia specific requirements:
•
In the case of Guest Rooms, the installation of the APs must satisfy the following requirements:
a) APs must be connected to a switch infrastructure that supports 100 mbps; o The APs must support 1x1 or 1x2 spatial streams.
•
In the case of public space, the installation of the APs must satisfy the following requirements:
b) APs must be connected to a switch infrastructure that supports 1 Gbps; o The APs must support 3x3 spatial streams.
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9.7
Installation Requirements
9.7.1 WiFi Network
The following installation requirements must be followed for all installations of the WiFi network:
1)
JANU requires that a physical Site Survey or predictive survey be completed prior to delivering any installation proposal. The site survey must
provide the property with the following information:
• Map of Signal, Noise and User performance o Coverage Map by SSID o Coverage by Access Point o Power level by Access Point o Channel by Access Point
• Passive survey of signal and noise statistics o Active survey of frame data rates, packet retries and error rates.
2)
JANU requires that an actual site survey be performed at the completion of the installation. The site survey must be documented and presented to
the property in order for the LSP to receive acceptance of the installation. The site survey must provide the property with the following information:
•
Map of Signal, Noise and User performance o Coverage by SSID o Coverage by Access Point o Power level by Access Point o Channel by Access
•
Passive survey of signal and noise statistics o Active survey of frame data rates, packet retries and error rates.
3)
Point
In the case of dual band radios, the actual site survey must consist of measurements of both 2.4 and 5 GHz.
4)
JANU requires for public facing wireless installations, that the LSP store the pre and post site surveys on the LSP’s property portal in order for the property to
access the surveys. In the case of franchise Back-of-the-House installations, the storing of the surveys should be determined by property management.
5)
tions.
With the exception of any temporary conference services, Power over Ethernet (POE) must be used to provide power to the access points in public space loca-
6)
Millwork and enclosure solutions must be reviewed with hotel for design impact.
7)
The access point must be installed in the manufacturer recommended orientation in order to provide optimal coverage as well as satisfy the need for current or
future location services. That is, it is generally recommended that the access point be installed high on a wall or ceiling to obtain the greatest coverage.
• The access point orientation should be such that the AP placement (ceiling or wall) should be facing the clients.
• The access point location and orientation should be such that no obstructions that are RF blocking obstructions (like metal) should be between the AP and the
client.
8)
The access points must be secured in such a way that they cannot easily be removed.
194
9.7
Installation Requirements (Cont’d)
9.7.1 WiFi Network (Cont’d)
9)
With the continued increase in the guest and associate use of WiFi within JANU Hotels, the deployment of 802.11n must follow the requirements outlined in
.Note 12
Table 8
10)
Whenever 802.11n or 802.11ac radios are deployed at new installations, the deployment of dual band radios must follow the requirements presented in Table 8.
In the case of an existing hotel deployment of 802.11n utilizing a single band radio, the access point will not have to be replaced until the Access Point has reached
end of support or end of life.Note 13/14
11)
In the case where an existing property is being upgraded from 802.11 a/b/g radios, it is highly recommended that the provider install 802.11ac radios (rather than
802.11n radios).
12)
In the case where an existing property currently has deployed 802.11n radios in public space, the deployment of 802.11ac is not required at this time. However,
in the event that the hotel is upgrading guest rooms that currently have 802.11 a/b/g, it is highly recommended that the property upgrade the public space to
802.11ac.
13)
Since the wireless infrastructure will be utilized by both guests and associates, the infrastructure must comply with the wireless requirements outlined in the GPNS
Security Specification.Note 16
14)
•
•
•
The signal strength and SNR requirements must be satisfied in the guest room for the following areas:
Desk o Bed o Bathroom o Balcony
Bedrooms (in the case of suite)
Kitchen area (in the case of a suite)
Note 11
Specifically applies to Select Service hotels.
Note 12
These standards apply to all JANU brands.
Note 13
Life expectancy of WiFi access points is typically 3 years.
Note 14
GPNS Security Specification – Version 2015.
195
9.7
Installation Requirements (Cont’d)
9.7.1 WiFi (Cont’d)
15)
16)
17)
18)
The signal strength, SNR requirements and capacity must be satisfied in the conference space using a 100% of the maximum room capacity.
In the case where 802.11b/g radios are currently installed, the LSP should disable all speeds except 11 megabits in order to prevent degradation of performance
on the access point.
In the case of new builds, it is highly desirable that wall plate devices be installed in every guest room. If installed, the wall plate must provide support for dual
band active radios.
In the case of property network upgrades, it is also recommended that if possible, wall plate devices be installed in every guest room. If installed, the wall plate
must provide support for dual band active radios.
9.7.2 WiFi Site Survey Tools
JANU does not specifiy any specific site survey tools to be used to provide the required information defined in section 9.4.1. To date, the majority of the LSP’s are using
AirMagnet to conduct these surveys. In some cases however, the providers have chosen to use a product from Ekahau. At the time of this writing, the Ekahau tool does
not provide the ability to generate a single report containing the coverage map by SSID. In the event that a provider does utilize this tool to conduct the site survey, then
the LSP must generate this report (either manually or through scripting) and deliver it to the property as part of the required site survey information.
In addition, if the provider chooses to use the AirMagnet product to conduct the site survey, then JANU requires that the provider utilize the recommended Proxim
wireless adapter to conduct the survey. This will provide the property with consistent survey results across different LSP proposals.
9.7.3
Wireless Coverage Requirements
With the increased need for wireless coverage for both guests and hotel associates, the wireless coverage that is required within the hotel is shown in Table 8. It should
be noted that in the case of Back-of-the-House coverage, the coverage is based on the previously mentioned analysis of the wireless requirements for current and future
property based applications. In addition, the Table also indicates the required dBm signal strength that must be achieved at the 2.4 GHz and/or the 5 GHz frequencies.
It should be noted that the Table 8 requires dual band radios (2.4 and 5 GHz) in guest and public space as well as Back-of-the-House. The differences and features between dual band and single band radios are as follows:
The 2.4 GHz radio will cover a greater area than a 5 GHz radio; therefore with dual band radios, the property may need to install up to 33% more access points in order
to satisfy the -65 dBm requirement at the 5 GHz frequency.
The 5 GHz radio will generally provide higher throughput since the 2.4 GHz frequency has more devices that can interfere with the transmission (e.g.
microwave ovens).
Due to the higher frequency, the 5 GHz radios will not penetrate solid objects as well as a 2.4 GHz radio; thus reducing the coverage.
196
Table 9.8: Minimum WiFi Coverage Requirements
General Location
Public Spaces
Specific Location
Business Center
Meeting rooms
Ballrooms
Front of House
WiFi Coverage (802.11n – 2.4 GHz)
WiFi Coverage (802.11n – 5 GHz)
WiFi Coverage (802.11ac)
Required /
Optional
Signal Strength
Required /
Optional
Signal Strength
Required /
Required
Required
-65dBm
Required
-65dBm
Optional
-65dBm
-65dBm
Required
-65dBm
Required
-65dBm
Required
-65dBm
Required
-65dBm
Required
-65dBm
Optional
Signal Strength
Note 15
Pre-Function space
Required
-65dBm
Required
-65dBm
Required
-65dBm
Lobby
Required
-65dBm
Required
-65dBm
Required
-65dBm
Gift Shop
Required
-75dBm
Required
-75dBm
Optional
-75dBm
Elevators
Required
-75dBm
Required
-75dBm
Optional
-75dBm
Guest Rooms
Required
-65dBm
Required
-65dBm
Optional
-65dBm
Guest Room Bathroom
Required
-70dBm
Required
-70dBm
Optional
-70dBm
Guest Room Balcony
Required
-70dBm
Required
-70dBm
Optional
-70dBm
Guest Room Hallways
Required
-70dBm
Required
-70dBm
Optional
-70dBm
Concierge Lounge
Required
-65dBm
Required
-65dBm
Required
-65dBm
Fitness Center, Indoor polls, Spas
Required
-65dBm
Required
-65dBm
Optional
-65dBm
Outdoor Pools
Required
-75dBm
Required
-75dBm
Optional
-75dBm
Outdoor F&B
Optional
-75dBm
Optional
-75dBm
Optional
-75dBm
Indoor F&B
Optional
-75dBm
Optional
-75dBm
Optional
-75dBm
Golf Courses
No
N/A
No
N/A
No
N/A
Garage
Optional
-70dBm
Optional
-70dBm
Optional
-70dBm
Front Office
Required
-65dBm
Required
-65dBm
Optional
-65dBm
Executive Offices
Required
-65dBm
Required
-65dBm
Optional
-65dBm
197
9.8
General Installation Guidelines
The following general guidelines are recommended in order to deploy an effective wireless infrastructure.
1)
Wireless WiFi access point installations that require local power should be avoided in hotel guest rooms.
2)
BICSI cabling standards should be applied for all supporting low voltage cables.
3)
External directional antennas are acceptable solutions, but must be approved by the property to meet the hotel’s interior design and architecture requirements.
4)
The desire to utilize MI business applications (e.g. VOIP, POS handheld devices, guest check-in kiosks, etc.) should be identified during the planning stages and
may require the installation of additional (higher density) access points to provide adequate coverage.
5)
In the case of WiFi VOIP deployments, it is recommended that whenever possible, a 5 GHz wireless radio be deployed (since the 5 GHz frequency has more
available non-overlapping channels) and client utilization is typically less than with 2.4 GHz.
9.9 Operational Requirements
In addition to the required monitoring of the wireless network, the LSP must also satisfy the following containment requirement.
9.9.1 Containment Requirement
In the event that any request is made to the LSP by any JANU or property associate to contain or disable a guest or customer access point through de-authentication,
the provider is required NOT to satisfy the request and notify JANU corporate via the “irtelecom.GPNS@JANU.com” mailbox.
Note 15
As noted in section 4.4.1, 802.11ac is only required if the property is required to upgrade the existing 802.11 a/b/g radios.
Note 16
This will depend upon the type of WiFi VOIP client device that is being deployed at the property.
198
JANU Design Guidelines
10 Low Voltage Infrastructure Design
10 LOW VOLTAGE INFRASTRUCTURE - DESIGN GUIDELINES
CONTENT LIST
10.1
10.2
10.3
10.4
10.4.1
10.4.2
10.4.3
10.5
10.6
10.6.1
10.6.2
10.6.3
10.6.4
10.6.5
10.6.6
10.6.7
10.6.8
10.6.9
10.6.10
10.6.11
10.6.12
10.6.13
10.6.14
10.6.15
10.6.16
10.7
10.7.1
10.7.2
10.7.3
Scope
Abbreviations
JANU requirements
Infrastructure cabling Standards
Installation
Testing
Systems Room
Cable Management
Vertical wire Management Patch
Panels
Horizontal Cable
Riser cable
Telephone & Data Wiring
Television wiring
Fibre Optic Cable
Data Backbone Fibre Optic cable
Voice Backbone Vertical Riser
Outlet face plates
Cable & Fibre Labeling Lightning
Protection
Electrical Grounding
IDF/TTB Requirements
Data Racks
Data Backboards Administration
Network System description
Hardware
Configuration Labour
10.8
10.9
10.9.1
10.9.2
10.9.3
10.9.4
10.10
10.11.1
10.10.2
10.10.3
10.11
10.11.1
10.11.2
10.11.3
10.11.4
10.11.5
10.11.6
10.11.7
10.11.8
10.11.9
10.12
10.12.1
10.12.2
10.12.3
10.12.4
10.12.5
High Speed Network
Voice (VOIP)
Cabling
System Description
Hardware
Head-in Equipment
Audio Visual (AV)
Cabling
System
Public Area Music
TV
Cabling
Account Invoicing
Infrastructure Requirements
Vendor to Supply & Install
Backboards
Satellite Dish
In-Room Technology
Receiver location
Software
RFID
Cabling
Infrastructure Requirements
Lock technology
Lock Model & Location
Software
200
10.13
10.13.1
10.13.2
10.13.3
10.13.4
10.13.5
10.14
10.14.1
10.14.2
10.15
10.16
10.17
10.18
10.18.1
10.18.2
10.18.3
10.18.3.1
10.18.3.2
10.18.3.3
10.18.3.4
10.19
10.19.1
10.19.2
10.19.3
10.19.4
10.20
10.20.1
10.20.2
Pavilion Energy Management
Cabling
Infrastructure Requirements
In-Room technology
Thermostat Locations
Software
Building Energy Management System
Cabling
Description
Security
Fire Alarm
Elevators/Lifts
PMS/POS
Cabling
Property Management System (PMS)
Point of Sale (POS)
System summary
Transaction Ordering Process
System Components
System Requirements
Time Clocks
Cabling
Overview
System Requirements
Timekeeper Terminal Specifications
Spa System
System summary
System Requirements
10.1
Scope
This section describes the JANU Design Standards for low voltage technology systems. These have been developed to provide the ‘Consultant Team’ with the minimum
requirements to design technology infrastructure and systems that are to support JANU’s ability to provide luxury quality service.
The scope of work that these standards apply must be carried out by a “Technology Consultant (s)’ approved by JANU. The term Consultant Team’ means other members
of the Project Team including the Architect, Local Architect/Consulting Teams, The MEP Engineers, Communication Infrastructure and Audio Visual Consultants
(If separately appointed) and Security Consultant.
These Standards have been developed to allow JANU to maintain the consistency and superlative quality of their properties worldwide.
10.2
ABBREVIATIONS
ID
Intermediate Distribution
IDF
Intermediate Distribution Frame
MDF
NEMA
Main Distribution Facility (Main Data Centre and Core of the
Network)
National electrical Manufacturers’ Association
PDU
Power Distribution Unit
10.3
TTB
UTP
VoIP
Telephone Terminal Board
Unshielded twisted pair cable
Voice Over Internet Protocol
JANU Requirements
JANU has a very specific and finite set of parameters for Low Voltage Systems which generally include:
a.
Suppliers
b.
Material and Equipment.
c.
Design.
d.
Approval.
Electronic security is of extreme importance, which must meet Guest expectation and trust.
a.
b.
c.
Materials and Suppliers must have approval from JANU Technical Services Team
Alternates are rarely accepted and certainly not when given short notice.
Alternates must have written approval from JANU.
201
10.4
Infrastructure Cabling
10.4.1 Standards
The following documents give the guidelines for installation practices and performance criteria for materials. The chosen system and suppliers must adhere to all the
applicable codes and practices including:
a. American National Standards Institute (ANSI)
b. Telecommunications Industry Association / Electronics Industry Alliance (TIA / EIA)
•
ANSI / TIA / EIA-568-B.1, B.2, B.3, Commercial Building Telecommunications Cabling Standard
•
ANSI / TIA / EIA-568-B.3-1, Optical Fibre Cabling Components Standard: Addendum 1 – Additional Transmission Performance Specifications for 50 /
125 micron Optical Fibre Cables
•
TIA-492AAAC, Detail Specification for 850- nm Laser Optimized, 50-micron Cladding Diameter Class Ia Graded-Index Multi-mode Optical Fibres
•
ANSI / TIA / EIA-569-B, Commercial Building Standard for Telecommunications Pathways and Spaces
•
ANSI / TIA / EIA-606 The Administration Standards for the Telecommunications Infrastructure of Commercial Building
•
ANSI / TIA / EIA-607 Commercial Building Grounding and Bonding Requirements for Telecommunications.
c. American Society for Testing and Materials (ASTM)
d. Building Industry Consulting Services International (BICSI)
e. Federal Communications Commission (FCC) FCC Part 15 (addresses electromagnetic radiation).
• FCC Part 68 (connection of premise equipment and wiring to the network)
f. Insulated Cable Engineers Association (ICEA)
g. Institute of Electrical and Electronic Engineers (IEEE)
• 802.3ae, Media Access Control (MAC) Parameters, Physical Layer and Management Parameters for 10Gb / s Operation
h. National Electric Code (NEC)
i. National Electrical Manufacturers Association (NEMA)
j. National Fire Protection Association (NFPA 70)
k. Underwriters Lab (UL)
l. Governing Building Codes
202
10.4.2 JANU Infrastructure Installation and Testing Standards
10.4.2 Installation
Installation must be carried out in a skillful, craftsman like manner in accordance with the manufacturers’ current specifications and procedures.
a.
Only new materials are acceptable.
b.
Best of their respective kind.
c.
Manufactured free from defect
JANU will only accept.
a.
Terminated, tested and certified cabling.
b.
Equipment operating in accordance with manufacturers’ specifications.
Cable bundles must be installed with proper wire management techniques in a neat and craftsman like fashion.
The installation must follow the requirements in TIA/EIA 568B & BICSI guidelines regarding wire ties, cinching tightness, bend radius, neatness, wire
management, labeling, etc.
Provide associated hardware, materials or components to correctly install a complete and functional system.
Furnish racks and associated hardware necessary to construct cabling and fibre system infrastructure.
a. Anchor Telecom rack legs to floor.
b. Fasten ladder rack and mount to backboard with appropriate hardware.
The installation must be in accordance with currently published versions of NEC, TIA/EIA 568B, NFPA and any project location governing agencies in
effect at the time installation.
203
10.4.3
Testing
The following testing procedures must be followed:
1. Test horizontal cabling runs per current revision of TIA/EIA TSB 67 guidelines.
2. Test for compliance to gigabyte Ethernet standards per current version of TIA/EIA SP-4195-B.
3. JANU to review and approve test results before cabling system is accepted.
4. Utilize a level III rated tester operating with the currently available version of software and
hardware.
a. Provide JANU with “tester” make and model prior to any testing.
b. Submit test results in electronic .PDF format and in print prior to JANU system acceptance.
5. JANU reserves the rights to have a third party perform verification testing for quality control.
This does not relieve the requirement of providing JANU with testing and certification of installed copper and fiber installation.
204
10.5
Systems Rooms (ID, TTB, MDF)
1.
Floor Plans: JANU will provide floor plan with rack and equipment layout prior to installation.
2.
Room Size: Refer to Table 10.5.1 for floor area required
3.
MDF System Room (Fig 10.5.1B)
a)
b)
c)
d)
e)
f)
g)
Provide six (6) 7’-0” data racks subject to change and final server room rack design for the Hotel
Provide six (6) data backboards per subject to change and final server room rack design for the Hotel.
Install one (1) 4 gain, quad, 120V 20A electrical outlet above or at the base of each rack. This outlet must be on a dedicated circuit in the PDP. MCB
Each rack will have a rack mounted power strip. The power strip must be a “Single-Phase Basic PDU, 2.4kW 20A 120V, 1U Horizontal Rack mount, 13
NEMA 5-15/20R outlets, NEMA 5-20P input plug – Tripp-Lite Model Number: PDU1220, or an industry equivalent. Any replacement must be approved
by JANU in advance of order or purchase. Fig 10.5.1A
Install #6 GND bonded to building MGN on multi-tap bus bar.
Security
• Provide access doors to the Computer / Telecom Rooms with a lock system with audit trail (i.e. magnet stripe type lock, able to provide access (key
card entry)
• Example: Cable Tray records.
• Avoid unnecessary ceiling and floor penetrations into the Computer and Telecom Room.
• Security Camera must be positioned facing entry into the room
Physical Environment
•
•
•
•
•
Room monitoring system required to detect within specified parameters heat, humidity, water, and smoke. (Room Alert for example)
Anti-static flooring
Raised flooring
Cable tray above Server and Communication rack
Dedicated AC unit and compressor without dedicated controls for Systems room only
205
Table 10.5.1 Estimated MDF System Room Size per Key
Keys/
800+
601-800 401-600 201-400 101-200
M2 and
ft2
m2
20
21
19
19
14
2
ft
250
225
200
200
150
<100
Private
14
150
X
Open
Table 10.5.1B - Estimated Equipment Heat Loads Btu/w-h
Equipment
BTU/w-h Output
IP-PABX System
Based on Key count
Computer/File Server (LAN)
5000/1465
PMS
2000/586
Point-of-Sale (POS)
1000/293
Cable TV System
10,000/2930
Battery Backup System (UPS) 2000/586
Call Accounting
Fig 10.5.1A Power Strip - Tripp-Lite Model PDU1220
1000/293
Fig 10.4.1B Typical MDF (Main Distribution Panel)
206
10.5.1 General (Cont’d)
4. IDF System Room *subject to requirements <D1>
a. Provide six (6) data racks per <13.2.S>
b. Provide one (1) 8’ x 4’ fire-treated data backboard per <13.2.T>
5. Storage of any kind is not permitted.
6. Pipes containing liquid of any kind are not permitted in Systems Rooms.
7. Provide dedicated heating and air conditioning to maintain stable, 24/7, room temperature between 68 +/- 2 F and 50% humidity level.
8. See Table 10.5.1A for heat loads.
9. Physical Space
a. Area per table 10.5.1
b. Ceiling height. 2.4m (8’-0”) min. Ceiling may be exposed structure.
c. Entry Door : 3’-6” x 6’-8” (0.9 x 2.1m) min. with electronic lock per <16>.
d. Finishes:
•
Floor: Sealed concrete and/or static resistant tiles.
•
Base: Resilient base.
•
Walls: Paint.
•
Ceiling: Painted exposed structure or lay-in ceiling.
e. Location
•
•
•
•
•
•
Avoid locating the Computer Telecom Room against outside wall and exterior windows to avoid unauthorized access.
Account for Flooding by locating the Computer Telecom Room above the flood plain or storm surge level, preferably above the first floor of the building.
Wet Areas: Avoid locations under housekeeping, kitchens and areas that are prone to water flooding.
Piping: Avoid locating utility plumbing, heating sources and systems that present a risk to the normal operations of a Computer Telecom Room
adjacent to this room.
Water Pipes: Avoid locations within 10 m (33 feet) of water pipes, except for fire sprinklers.
Interference: Locate away from sources of electromagnetic interference (EMI) and radio frequency interference (RFI) such as electrical transformers,
copiers, radio transmitters, sources of microwave transmissions, electrical motors and electronic ballasts.
207
10.6
Cable Management
10.6.1 Vertical Wire Management:
Install between each rack and on ends of each rack configuration.
10.6.2 Patch Panels
1. Provide with Category 6, eight (8) position modular jacks with rack mount style panels terminated to T568B wiring scheme.
2. Patch panels must not exceed 48 positions each.
3. Multiple panels are expected and acceptable.
4. Label according to JANU direction, cut sheets, and Scope of Work.
5. Install 2RU (minimum) horizontal wire management between each panel, each data switch, and on the top and bottom of each panel row.
6. JANU will document the number of required data switches. Install appropriate horizontal wire management to accommodate data switch requirements.
7. Provide patch cables as follows:
a. Blue - Generic servers.
b. Red - Critical systems. Sometimes used for building fire systems.
c. Yellow - Less critical system most common - workstations.
d. Orange - Cables that go off to other racks (Connection points)
e. Green - Where the money flows for e-commerce systems. (MICROS- POS-Card Swipes, etc.)
f. Black - VoIP systems since the phones came with black patch leads.
g. White - Video camera network.
h. Pink - Used for rs-232 serial cables.
i. Purple - Used of ISDN type links.
j. Tan - Telephone Analog lines (not VoIP).
10.6.3
1.
2.
3.
4.
5.
Horizontal Cable
Provide 4-pair, unshielded twisted pair, Category 6.
Install per data/VoIP technical specification.
In ceilings provide plenum ceiling rated CMP cable, unless installed in EMT, intermediate or rigid conduit.
Install cable in open ceilings in conduit or supported by Category 6 compliant J-hooks using an independent support system.
Provide plenum rated support hardware in plenum locations.
10.6.4 Riser Cable
1.
Provide CMR rating (minimum) unless installed in EMT, intermediate or rigid conduit.
208
Fig Excel-cat6-utp-cable
Cat6 unshielded twisted pair cable designed for use
in next generation data communications
networks
Fig 10.4.2.2A
Fig 10.4.2.2B Category 6, Patch Panel
T568 Termination Detail
Fig 10.4.2.5 RJ45 jack and RJ11 Adapter
209
10.6.5 Telephone and Data Wiring
1. Terminate telephone wiring on a RJ45 jack at the phone. Fig 10.4.2.5
a. Install RJ-11 adapter insert for analog room phone.
2. Pass the telephone cable from each jack location through the Communications Box and continue directly (home run) to nearest IDF/TTB and terminate on a Category 6 patch panel. Provide a minimum service loop of 18” in the Communications Box.
a. The Communications Box must be a metal box, flush mounted/recessed in wall, 14-15”Wx18”- 24”Tx4”D (mountable in 16” centered stud walls), with lockable
cover, have a minimum of 1 (one) -1.5” and 9 (nine) -1” knockouts on top and/ or bottom, and have one 110V 20 amp duplex electrical receptacle inside the box
with receptacles facing toward the inside of the box (not toward the front or back of the box). Provide a minimum of one coaxial splitter (one input and three
output) in each Communications Box. Metal boxes must be grounded/bonded to building ground with a minimum of a #10 ground wire and lug.
b. Locate as centrally as possible within Pavilion, preferably behind a case good or art piece.
c. Communications Box selection must be reviewed and accepted by JANU prior to installation.
3. Install Category 6 data drops from a Category 6 patch panel in each respective IDF to the communications box within each pavilion as per Table 10.6 . Provide an
18” (minimum) service loop.
a. 3-Bed Pavilion(Lock-off or non-lock-off) -- Provide nine (9) Category 6 drops in 1.5’’ conduit from IDF to communications box for the required four (4) telephones,
four (4) for TV locations, and one (1) data application for guests’ Wi-Fi.
b. 2-Bed Pavilion (Lock-off or non-lock-off) -- Provide seven (7) Category 6 drops in 1.5” conduit from IDF to communications box for the required three (3) telephones, three (3) TV locations, one (1) data application for guests’ Wi-Fi.
210
10.6.6 Television Wiring
1. Install one (1) coaxial feeder per three (3) televisions and one (1) Category 6 data cable per television location as per Table 10.5 C
2. Provide Quad Shielded RG6 coax with solid copper center conductor, aluminum braid (60% minimum) and foil(100%) coverage and foil coverage, and 3 GHz Sweep
rating.
3. 3-Bed Pavilion (Lock-off or non-lock-off)
a. Provide two (2) Quad Shielded RG6 drops in 1.5’’ conduit from IDF to communications box for the required three (3) televisions in the Master unit and one (1)
television in the 3rd bedroom. Eight (8) Category 6 cables (one per TV location) installed as per Section I above.
4. 2-Bed Pavilion (Lock-off or non-lock-off)
a. Provide one (1) Quad Shielded RG6 drop in 1.5” conduit from IDF to communications box for the required three (3) televisions in the Master unit. Six (6)
Category 6 cables (one per TV location) installed as per Section I above.
10.6.7 Fibre Optic Cable
1. Install in 1-1/4” corrugated inner-duct or Max Cell.
2. Install inner-duct in either cable tray or EMT/ Intermediate/Rigid Conduit.
a. Orange, industry standard, inner-duct is required.
b. Rack mount enclosures in any MDF/IDF that has accessible racks.
10.6.8 Data Backbone Fibre Optic Cable
1. Install 24 strands of Multi-mode and 24 strands of Single-mode fibre from MDF and home run to each IDF when located in the same physical structure/building.
2. Terminate each end in rack mounted independent enclosures based on fibre mode.
3. Provide terminated, tested, and certified strands.
4. Consolidating multiple fibre runs in a larger fibre patch panel/enclosure in MDF is not acceptable.
a. Provide SC fibre connections, unless directed otherwise by JANU.
211
Table 10.5C Conduit Requirements
Quantity
Conduit
Size
Inches
4
4
4
Sleeved
Core
Inches
4
From
To
Property Line
Right-of-way
Utility Easement
MDF
MDF
Each IDF
Fibre
Optic
Cable
Cat 3
Riser
24 strands
Each 5M and
MM
25 Pair
Minimum
Cat 6
Cable
Coaxial
Cable
Terminate
Notes
Quantity of Cat 3 riser pairs is dependent on the
number of pavilion/keys and other analog lines
being served from said IDF
1
1.5
Nearest IDF
Each 1-bed pavilion Communication Box
5
1
Pavilion Jack and
IDF Patch Panel for
Voice. CATV Jack and
end in IDF for Coax.
Voice wire from jack passing through communication box 9with service loop) to respective IDF/TTB.
Coax can be split in connections box.
1
1.5
Nearest IDF
Each 2-bed pavilion Communication Box
7
1
Pavilion Jack and
IDF Patch Panel for
Voice. CATV Jack and
end in IDF for Coax.
Voice wire from jack passing through
Communication box 9with service loop) to respective IDF/TTB. Coax can be split in connections box.
1
1.5
Nearest IDF
Each 3-bed pavilion
Communication
Box
9
2
Pavilion Jack and
IDF Patch Panel for
Voice. CATV Jack and
end in IDF for Coax.
Voice wire from jack passing through
Communication box 9with service loop) to respective IDF/TTB. Coax can be split in connections box.
1
1
Each pavilion
Communication
Box
Pre-designed
Central location
within pavilion
1
Male RJ45 Plug on
each end
This drop is for HSIA, POE, WAP
1
1
Each pavilion
Communication
Box
Pavilion Telephone
location
1
RJ45 Jack at phone
location and patch
panel in IDF/MDF
This drop is for Telephone. Provide 18’’ service
loop in the Communication Box
1
1
Each pavilion
Communication
Box
Each pavilion Telephone location
Coaxial connector on
both ends
This drop is for Telephone. Provide 18’’ service
loop in the Communication Box
1
1
Nearest IDF
Each Elevator
Vestibule
2
Both Ends
Locate 18’’ AFF
2
1
Nearest IDF
EMS Vendor Defined Location
1
Both Ends
1
1
Nearest IDF
Elevator Machine
Room
2
Both Ends
1
1
Nearest IDF
FACP
2
Both Ends
1
1
Nearest IDF
Each VSS Security
Camera
1
Both Ends
1
212
Table 10.5C Conduit Requirements (Cont’d)
Quantity
Conduit
Size
Inches
1
Sleeved
Core
Inches
From
To
Fibre
Optic
Cable
Cat 3
Riser
1
Nearest IDF
Each Wi-fi
Antenna
2
Both ends
1
1
Nearest IDF
Each ATM
2
Both ends
1
1
Nearest IDF
Each Credit Card
Machine
2
Both ends
1
1
Nearest IDF
Each Public Pay/
Credit card Telephone
4-6
Both ends
1
1
Nearest IDF
Each Front desk
Pod
4-6
Both ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Each mobile pod
location
2-6
Both ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Each BoH workstation
2-6
Both ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Each E-Service
Machine
2-6
Both ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Each Brochure
Rack
4-6
Both Ends
Dependent on Resort Operations Program
Requirements
2
1
Nearest IDF
Each Internet
Alcove
2-6
Both Ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
DVD Rental
2-4
Both Ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Each Self-Service
Kiosk
4-6
Both Ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Marketplace
6 per
term
Both Ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Each Duress/Panic
Alarm Location
2-4
1
1
Nearest IDF
Time Clock
2-4
213
Cat 6
Cable
Coaxial
Cable
Terminate
Notes
Table 10.5C Conduit Requirements (Cont’d)
Quantity
Conduit
Size
Inches
1
Sleeved
Core
Inches
From
To
1
Nearest IDF
Sound System
1
1
Nearest IDF
1
1
1
Fibre
Optic
Cable
Cat 3
Riser
Cat 6
Cable
Coaxial
Cable
Terminate
Notes
4-6
Both ends
Dependent on Resort Operations Program
Requirements
FoH Space Televisions
2-4
Both ends
Dependent on Resort Operations Program
Requirements
Nearest IDF
BoH Televisions
2-4
Both ends
Dependent on Resort Operations Program
Requirements
1
Nearest IDF
Each Executive
machine
2-4
Both ends
Dependent on Resort Operations Program
Requirements
1
1
Nearest IDF
Each piece of
Centralised mechanical Equipment
2
Both ends
1
1
Nearest IDF
Building Automation
System (BMS)
4
Both ends
Security Gatehouse
1
1
Nearest IDF
Operable Vehicle
Barrier
2
Both ends
1
1
Nearest IDF
Metal Detector
2
Both ends
1
1
Nearest IDF
X-Ray Machine
2
Both Ends
2
1
Nearest IDF
Explosive Detector
2
Both Ends
10.6.9 Voice Backbone Vertical Riser
1. TDM/analog applications must consist of 100-Ohm, 24 AWG, Category 3 cable per run.
2. Install in EMT/rigid conduit, or cable tray.
3. Install backbone from MDF and home run to each IDF/ TTB when located in same physical structure/building.
a. Provide twenty-five (25) pairs (minimum) to each IDF/TTB.
b. Terminate MDF end of 100-Ohm UTP cable on 66M1-50 blocks.
c. Terminate IDF/TTB end of 100-Ohm UTP cable on 66M1-25 blocks.
4. Specific projects may require a modified patch cable.
a. Coordinate with JANU for an updated cable cut sheet for infrastructure prior to and throughout installation.
10.6.10
Outlet Faceplate
1. Provide Category 6, 110 type, single gang, with up to a maximum of six (6) positions per single gang
plate.
a. Provide modular furniture faceplates when applicable.
2. Provide blanks covers in any open positions on the faceplate.
3. Provide an RJ45 to RJ11 insert adapter with each jack.
4. Provide faceplates from same manufacturer as the jacks and patch panels.
5. Coordinate with JANU for faceplate colour selection.
• 18” from wall outlet.
• 6-12” from the patch panel.
10.6.11
Cable and Fibre Labeling
1. Coordinate with JANU and follow TIA/EIA 568B guidelines.
2. Provide machine printed labels in JANU approved format.
a. Hand written labels are not acceptable.
3. Provide patch panel labels in the same format and number scheme as the workstation
outlet;
a. Record labeling on JANU provided cable cut sheet.
4. Label horizontal cables with machine printed, wrap around labels.
5. Provide three (3) labels (minimum) per cable;
• 6” from wall outlet
• 18” from wall outlet.
• 6-12” from the patch panel.
10.6.12 Lightning Protection
1. Provide on voice/copper cabling that physically leaves one building/structure that is then terminated in a detached building/structure.
2. Meet or exceed Bell-core, IEEE, or ANSI standards and install at both ends.
3. JANU is not responsible for replacement of damaged voice cable and/or equipment resulting from improper installation of lightning protection.
10.6.13 Electrical Grounding
1. Install #6 ground direct from multi ground neutral (MGN) to each MDF/IDF/TTB.
2. Terminate #6 ground to multiple access insulated BUS bars in each MDF/IDF/TTB.
3. Provide each BUS bar with six (6) access points and termination lugs in place.
4. Bond each vertical rack and each piece of ladder racking to #6 ground insulated BUS bar.
a. It is acceptable to “chain” connect each piece of racking from a single access point on ground insulated BUS bar.
216
10.6.14
IDF/TTB Requirements
1. Each IDF/TTB must provide for a maximum of 72 Pavilion telephone terminations.
a. A 3-Bed Pavilion requires four (4) telephone terminations.
b. A 2-Bed Pavilion requires Three (3) telephone terminations.
(Therefore, the number of IDF/TTB locations required is dependent on the Pavilion mix and quantity per floor.)
c. Examples:
• A floor with eight (8) 3-Bed Pavilions requires Thirty-two (32) total telephone terminations. This would allow for a single IDF/TTB to serve two (2) floors (maximum).
• A floor with ten (10) 2-Bed Pavilions requires thirty (30) total telephone terminations. This would allow for a single IDF/TTB to serve two (2) floors (maximum).
• A floor with six (6) 2-Bed Pavilions requires eighteen (18) total telephone terminations. This would allow for a single IDF/TTB to serve three (3) floors (maximum).
2. Provide each IDF/TTB with #6 insulated ground bar bonded to building MGN.
3. See Table 10.6 for room requirements.
10.6.15
Data Racks
1. Provide 483 mm w x 1016 mm-1219 mm d x 2134 mm h (19” w x 84” h) data racks with 400lb (min.) load
capacity.
a. Obtain JANU approval of racks prior to installation.
2. Bolt base to floor on all four corners.
a. Bolt to wall when adjacency exists.
3. Provide six (6) double sided shelves per rack.
a. CPI part #40108-519.
4. Provide 36” clearance on each side of rack including the equipment and wiring housed within rack. (Can be as much as 24” from centre line of rack on both sides.)
5. Bond rack to #6 insulated ground bus bar.
217
10.6.16
Data Backboards
1. Vertically mount ¾” thick x 4’-0” side x 8’-0” high plywood to walls.
a. Finish with fire retardant paint.
2. Install ground bus bar per 10.6 at 18” from bottom edge of plywood.
218
Table 10.6 Typical Systems Criteria Outline PABX Features/Capabilities
Alphanumeric Display Administrative Telephones and Console for Guest Name Display
Required
Variable auto wake-up with audit trail printer
Required
Existing interface for Property Based Systems (PMS)
Required
Music on Hold
Required
Automatic Route selection
Required
Integrated Message Waiting via PABX Software
Required
Call Detail Recording output to all accounting system
Required
Redundant CPU above 600 lines
Required
Six Hour Battery back-up
Required
Call Waiting
Required
DTMF Dialing (touch-tone)
Required
Flexible Dialing Plan room number extensions number correlation
Required
Compatible with digital trunking T1, E1, ISDN Basic and Primary Rate and SIP
Required
DID or DDI for selective administrative telephones
Required
Integrated Emergency 911 Software with on site notification by location
Required
Acceptable Systems - Alcatel, NEC, Mitel, Siemens IP PBX. Full IP Hotel or Hybrid solution (analog/digital for rooms,
IP for Operations). Other PBX makes and models will need to be approved by JANU IT.
Required
Call Accounting System - Features & Capabilities
Multiple Pricing Levels (Guest/Administrative) 3 levels
Required
Existing Interface to PMS
Required
Administrative Reports
Required
30-minute battery back-up
Required
Pulse metered Pricing
Required
Duration and distance pricing
Required
Internet accessible for reports
Required
219
Table 10.6 Cont’d Typical Systems Criteria Outline
Voice Mail System - Features & Capabilities
Provides automated voice instructions ’your Pavilion is equipped with...’
Required
Existing Interface to PMS
Required
Multiple Language Capability
Required
Lodging Software simplified guest interface
Required
Full Featured Administrative mailboxes
Required
Remove access password protected
Required
Text message notification
Required
Guest Programmable auto wake-up
Required
Auto Attendant w/voice Menus and Customizable Dist. List
Required
Acceptable Systems - Innovation INNLine
Recommended
Telecom wiring
Per 13.2
Pavilion Telephone
Telephones with integrated message waiting lamp, speed dial buttons for Services to Pavilion
Required
Guest handsets by Jacob Jensen or Bang-Olufsen-room to Admin digital/IP handsets. Guest handsets should be an
option of wired and wireless depending on the design and size of the room.
Required
Pavilion Dialing instructions on Telephone faceplate or display
Required
Telephone and jack - in kitchens/living Room end table, and each bedroom, jack only at dining table, lock-off with
jack and telephone at night stand between bed and sleep sofa
Required
One Line in each Pavilion and Guest Suite Pavilion Lock-off
Required
220
10.7
Admin. Network
10.7.1 System Description
This section addresses the “Administration / Back of House” data network and its connection to the JANU Wide Area Network. This network is a JANU private network and does not connect to the HOA Internet circuit or the VOIP network.
10.7.2 Hardware
1.
Wide Area Network
a)
b)
AT&T AVPN T-1 & AT&T MIS T-1 or local country equivalent
Router Equipment provided by local ISP
•
•
•
50-1Gb connection, dedicated circuit to support operations
50mb INTERNET circuit to support Guest INTERNET
E1 lines for the PBX, phone lines
2.
Switches
A typical site has
•
Firewall – Cisco Meraki MX100
•
Switch – Cisco Meraki 24/48p POE
MS350/24x
•
BOH JANU Wi-Fi Access Points – MR53
With supporting maintenance and license updates for min. of 3 years. Devices to support administration, Supporting BOH, FOH, Spa,
Retail and Food and Beveridge locations.
10.7.3 Configuration Labour
Location, quantity, installation, and configuration of all networking devices maybe performed by JANU Corp IT or local third party.
221
10.8
Guest High Speed Network
A. Provide Cabling/Conduit per Table 10.6
B. Equipment Locations: Provide 2.4 GHz to 5.0 GHz WI-FI at -65db signal strength to the following:
1. Each Guest Pavilion Com Box.
2. Each Elevator Vestibule.
3. Lobby and adjacent FOH areas.
4. Food & Beverage Locations.
5. Pool.
6. Fitness Rooms.
7. Conference/Meeting rooms.
8. Any FOH Guest areas not already noted.
9. Any BOH area with employee occupancy.
It is important to understand specific set of standards relating to guest INTERNET please refer to the document, “JANU IT – GPNS WI-FI Standards.doc”
C. Head-in Equipment
Locate in same MDF/IDF as the PMS and Site Server to simplify interfacing.
222
10.9
Voice (VOIP)
10.9.1 Cabling/Conduit per Table 10.6
System must be VOIP & SIP trunking capable, as well as have the ability to provide for the analog extensions. The system selection must be approved by JANU and
purchased from an JANU approved vendor.
10.9.2 System Description
On-premise telecommunications solution: System requirements focus on three functional areas, 1) Telephone System (IP-PBX), 2) Voice Mail System and 3) Call Accounting System. Typically provide the following for each system:
a. “State of the art” processor based system, configured and designed for the hospitality industry.
b. Voicemail system must be designed for hospitality features. Voicemail will be Innovations INNLine or an industry equivalent. Must be approved by JANU.
c. Call accounting system must be XETA Call Accounting or an industry equivalent. Must be approved by JANU.
d. All systems must interface with one another & PMS for the property.
e. Systems compatible with each other.
f. Approved by the FCC or country of installation for the Property Management System (PMS) and the Public Switched Network.
10.9.3 Hardware
1.
2.
3.
PBX – We recognise Alcatel, Mitel, NEC Hospitality PBX model options. Any other PBX brands will need to be reviewed with JANU Corp IT.
It is important that the PBX can interface with the Hotel PMS (Oracle OPERA)
In-room handsets are typically cordless handsets in the main bedroom/ Lounge area due to the size of the Pavilion
10.9.4 Head-in Equipment
Locate in same MDF/IDF as the PMS and Site Server to simplify interfacing.
223
10.10 Audio Visual(AV)
10.10.1 Cabling/Conduit per Table 10.6
10.10.2 System
A Overview: Provide A/V systems and related equipment.
a. HDTV Cabling - Provide cabling for HDTV; use RG 11 from signal source to head-end, and RG 6 from head-end to TV set.
B Direct TV: Provides signals from a satellite program using a 32-inch satellite dish and two “Yagi” type antennas which feed the signals to a head-end room.
10.10.3 Public Area Music
A System Overview: Provide music for public areas. These areas typically include the following:
a. Pools and spas.
b. Porte cochere.
c. Main CFB lobby.
d. Owners lounge.
e. Exercise room.
f. Children’s activities areas.
g. Adult Multi-purpose.
h. Market Places and all food & beverage outlet seating.
i. Meeting rooms (if applicable).
j. Sales Gallery (Request music source provided for Sales be easily replaced with DirecTV upon installation).
B Distribution: Signal is provided by approved provider and brought to the public area(PA) music head-end.
a. PA Music head-end is comprised of an amplifier for each “zone” of music requested.
b. Music Zones are determined by choice of music type (jazz, easy listening, children, etc.) not necessarily the location.
c. The amplifiers are mounted in a rack, usually wall mounted, and in air-conditioned space.
d. PA music head-end is usually located close to the front desk, or in an area easily accessed by Operations staff, in order to change music type to fit occasion.
e. Signal is then distributed to areas via low voltage wiring to in-ceiling or outside speakers.
224
10.11 TV
This section for TV signal is specified for the DirecTV Residential Experience (DRE) system. If DRE is not available in the area contact JANU RE&D for alternate options.
10.11.1 Cabling/Conduit per Table 10.6
10.11.2 Account Invoicing
Account capability for collective Pavilion televisions and collective Public Space televisions.
10.11.3 Infrastructure Requirements:
a) One (1) four-plex electrical outlet behind each television.
a. Television, Blue-Ray, DRE, and open.
b) Make HDMI-1 the television turn-on channel.
10.11.4 Vendor to supply and install:
a)
b)
c)
d)
Appropriate splitters and barrels.
HDMI cable.
Rack mounted server. Provide INTERNET connection at server location for support and updates.
Battery backup for server.
10.11.5 Backboards:
For each fourteen to twenty-one (14 – 21) Pavilions provide DRE with 4’-0” x 8’-0” backboard and four (4) dedicated 20 AMP electrical outlets.
10.11.6 Satellite Dish:
a)
b)
c)
Locate dishes to provide clear line of site from dish to sky angled for appropriate satellite coverage based on geographical location.
Provide two (2) dishes which require a roof area of +/- 4’-0” x 8’-0.”
Provide a Zürich HPR rated hurricane installation.
225
10.11 TV (Cont’d)
10.11.7 In-room Technology:
a)Provide television signal with twenty-four (24) HD channels (minimum) and three (3) on-site channels.
b)OLED display TV’s as standard
c)DRE receiver mounted back of television or credenza.
d)Casting/ mirror options
e)JANU manufacturer model standards and sizes to be selected from Loewe, Samsung, LG. Alternative manufacturers must be reviewed and agreed by JANU
Technical Services/IT.
f)DTV remote controls DTV Receiver, television volume, power and input options.
g)Television Sizes: The TV size is dependent on number of factors including the viewing distance and angle, the TV Resolution and Manufacturer.
Fig 10.11 gives the optimal viewing distances for selecting the correct TV Size. The preferred JANU size is the 50 ‘‘ range subject to viewing distance and TV
resolution.
10.11.8 Receiver Locations:
a)
b)
At each Pavilion television.
At each FOH or BOH television.
10.11.9 Software:
a)
b)
Provide most current version of DRE Site Management System.
See Table 13.17a – Approved Vendors.
226
Fig 10.11 TV Sizes vs Optimal Viewing Distance
1. Radio Frequency Identification (RFID).
2. Lock model to include wireless antenna to connect to energy management system.
10.12.4. Lock Model and Location:
1. Saflok Quantum II RFID or equally approved
a. Pavilion entry.
b. Building perimeter Guest entry locations.
c. Elevator floor access control.
2. Saflok RT RFID or equally approved
a. FOH.
b. BOH.
3. Provide exterior locks with anti-weather intrusion device.
10.12.5 Software:
1. Most current version of System 6000.
2. See Table 13.17A - Approved Vendors.
228
10.13 Pavilion Energy Management
10.13.1 Cabling/Conduit per Table 10.6
10.13.2 Infrastructure Requirements
1. INNcom (See Note)Server is a virtual server. Locate in the same IDF as PMS and SafLok servers.
2. Interface INNCom Server with PMS and connect to Administrative network.
10.13.3 In-Room Technology
1. Install a thermostat with:
a. Integral motion/infrared sensor.
b. Humidistat control.
2. Install additional motion sensors in each bedroom and/ or as directed by Vendor.
3. Provide an HVAC shut down switch on the balcony doors.
10.13.4 Thermostat Locations
1. Install one (1) in each Pavilion and Lock-off.
a. Face to the largest portion of area served.
2. Install one (1) at each FOH & BOH HVAC unit.
3. Install one (1) in each IDF, TTB and MDF.
10.13.5 Software
1. Most current version of INNcontrol (See Note)
2. See Table 13.17A - Approved Vendors
NOTE: INNcontrol™ 3 is used for real-time control of energy usage in rooms and to gather and manage information from intelligent INNCOM devices and sensors. The
data is automatically processed to generate historical trends, reports, and information for use by housekeeping, engineering, security, and other hotel staff. INNcontrol 3
also provides the gateway and backbone for Central Electronic Lock Control. It uses a seamless interface between the guestroom lock and the central server, giving the
hotel real-time, bi-directional access to the lock.
229
10.14 Building Energy Management System (BMS)
10.14.1
Cabling/Conduit per Table 2A
10.14.2
Description
The BMS (Building Management System) is a total Project computer system that enables the monitoring and control of building infrastructure equipment.
a) The BMS must fully integrate with the INNcom backbone system.
b) Provide hard wire control and monitor in Building Engineers office.
c) Provide INTERNET connected access to control and monitors.
10.15 Security
a) Provide Cabling/Conduit per Table 10.6
b) See Section 8 for Security Guidelines
10.16 Fire Alarm (FACP)
a) Provide Cabling/Conduit per Table 10.6
b) Refer to Section 6 for Fire & Life safety Systems Guidelines
10.17 Elevators
Cabling/Conduit per Table 10.6
230
10.18 PMS / POS (Opera and Symphony)
10.18.1 Provide Cabling/Conduit per Table 2A
10.18.2 Property Management System (PMS):
The PMS (Property Management System) is a total Project / Hotel computer system combining industry standard hardware with JANU’s proprietary software to
manage all aspects of operations. It is used to manage check-in, check-out, Owner folios, Owner history and accounts receivable.
Acceptable System: Oracle PMS Ver 5.5 (as of 18/7/17). Oracle PMS is an JANU application standard
The following are typically the main components:
a. Two-way interface with ORS (JANU central reservations system).
b. Interface with other property-based systems such as POS, PABX Switch, Call Accounting and Pavilion lock system and HSIA (Guest High Speed Internet
Access)
c. Access to ORS
Typically, PMS equipment are provided in the following locations:
a. Front desk.
b. Front office.
c. Back-of-house administrative offices.
d. PABX / telephone operators.
e. Rooms control.
f. Rentals / reservations.
g. Housekeeping.
h. Lobby / guest services.
i. Engineering.
j. Accounting.
k. Gatehouse.
l. Sales & Marketing offices
231
10.18 PMS / POS (Opera and Symphony) (Cont’d)
10.18.3
Point of Sale (POS):
10.18.3.1
System Summary
a. Use: POS is used to manage sales and revenue for retail outlets such as Food & Beverage, Gift Shop(s), Golf Shop operations, Market place, and activities/
recreation. Provide POS device at each financial transaction location.
b. Acceptable System: Oracle POS. 3700 and Simphony are JANU application standard
c. System Features:
• Hosted above-property or On-Property based POS.
• Workstation units in restaurants and lounges for F&B ordering.
• Printers or kitchen display screens in kitchens and service bars for order preparation and F&B
control.
• Printers at workstation unit for Owner check and report printing.
• Interface to PMS for room charge posting.
• Credit Card Processing: Specified interface with tokenization.
• Wireless Network (JANU Admin): Provide coverage in service areas; FOH & BOH.
10.18.3.2
Transaction Ordering Process
a. Order Input: By servers at workstation units - or mobile devices.
b. Orders and Preparation Instructions: Print output to kitchen and service bar printers or kitchen display screens.
c. Owner / Guest Check: Printed at printer located by workstation or mobile printer.
d. Cash, Credit Card and Owner / Guest Charges: Processed at workstation or mobile device.
e. Server and Cashier Balance Reports: Generated at printer by workstation.
f. End-of-Day Sales and Balance Reports: Obtained from specified system.
Options to be validated in-country for Cloud platform Oracle option for POS, Simphony. Locations with reliable INTERNET services should select Cloud POS option
232
10.13 PMS / POS (Opera and Symphony (Cont’d
10.18.3.3 System Components
a. Servers:
Specification(s) to be provided by JANU.
b. Location: Systems/Telephone Equipment room; requires dedicated electric power with isolated ground at each device.
c. Workstation:
• Cable each workstation unit directly back to interface server. Provide dedicated electric power with isolated ground.
• Integrated magnetic card reader - and tokenization device.
• Guest check printer ports; checks are printed on roll paper.
• Cash drawers ports; up to two drawers per Workstation.
• Bar-code scanner - include dedicated electric power with isolated ground.
d. Security: Server / manager authorization cards can be used.
e. Credit Card Authorization: Specified interface with tokenization. Credit card voucher prints on guest check printer.
f. Guest Check Printer:
• “Soft” check printer generates guest check from paper roll.
• Include dedicated electric power with isolated ground.
g. Food and Beverage Order Printer:
• Large, two-color print.
• Include dedicated electric power with isolated ground.
• Order printers require direct cable back to interface server.
h. Hand-Held Workstation:
• Wireless, mobile devices for transactions/ ordering.
• Include base station with cable back to interface server.
233
10.18 PMS / POS (Opera and Symphony) (Cont’d)
10.18.3.4
Systems Requirements
Equipment Locations: The locations and quantity of devices will vary by location. A typical location will consist of a user workstation, a receipt printer, two
cash drawers and a tokenization device. Locations typically include the following:
• Guest services desk.
• Spa.
• Activities center.
• Bar.
• Bar wait station.
• Restaurant wait station.
• Kitchen food line (print only).
• Golf pro shop.
• Gift shop.
• Front desk (if combined with convenience store only).
• Market place or Store
• Ancillary business (resort specific, i.e. bike rentals, boat rentals, etc.)
234
10.19 Time Clocks
10.19.1 Cabling/Conduit per Table 10.6
10.19.2
Overview
Provide an electronic timekeeper system. Features include scheduling, archiving past data and customized reporting.
10.19.3 System Requirements
a) Equipment:
• PC work station and printer.
• Kronos 460 bar-code terminals.
• Current Specification: Kronos 400 Time Keeper Central
b) Equipment Locations:
• Kronos PC: Place in a secure location (usually in Human Resources office).
• Time Clocks: Place adjacent to Employee Breakroom in Operations Building.
• Larger Properties: In resort properties with more than 400 Pavilions and satellite Associate Facilities, provide one clock for each location.
c) Electrical: Each terminal / clock location requires a dedicated 15 ampere, 120-volt grounded circuit.
d) Cabling: Provide terminal / clock within 61 m (200 ft.) of the Kronos PC to be direct wired, using Kronos approved cable. Remote clocks require analog
phone / modem line.
e) Environment:
• Operating temperature: 0 to 50o C (32 to 122o F).
• Humidity: 10 to 95% non-condensing.
• Electrostatic Discharge: 20 KV.
• Gasket Kit: Provide optional gasket kit for additional protection from airborne dust and moisture.
235
10.19 Time Clocks (Cont’d)
10.19.4 Timekeeper Terminal Specifications - Kronos 400
a) Dimensions: 8.5 (h) x 9.8 (w) x 4.0 inches (d) (24.1 x 24.9 x 10.2 cm).
b)Memory Size:
•
•
•
128K, 256K , or 512K RAM
64K EPROM
128K FLASH EPROM
c)Host Communication: RS-232, RS-485, Modem, Twinax or Ethernet
d) Keypad: Silicon elastomer keypad plus 12 function keys
e) Screen Display: 2 x 20 LCD, back-lit.
f) CPU Type: 68EC000.
g) Power Requirements
•
•
•
Input Voltage: 34 VDC or 120 VAC, 60 Hz with wall transformer.
Battery Backup: 12 hours operational.
Memory Retention: 90 days with no power supplied.
236
10.20 Spasoft Enterprise with Business Intelligence- Spa System
10.20.1 System Summary
a. Use: Spasoft Enterprise used for guest profiles and guest history, guest checking, central reservations, holds appointment books, resource management, staff check-in,
inventory management, and Yield management. Spasoft Enterprise can be Hosted or On Premise.
b. Acceptable System: Spasoft by Springer Miller
c. System Features:
• Dashboard
• Reporting
• Loyalty program
• Liability module
• Administration
• Recommended retail products
• Membership
• Secure payments
10.20.2 Systems Requirements
Equipment Locations: The locations and quantity of devices will vary by location. A typical location will consist of a user workstation, a receipt printer, two cash drawers
and a tokenization device. Located at the Spa.
•
•
•
•
•
•
System summary required for the following: HotSOS - Guest Experience Application (HotSOS)
Datavision – Business Intelligence app (Datavision Technology)
Passport Scanner (Samsotech)
E-signature folio
In-room check in (tablet)
PMS/ORS interface
237
TABLE 10.7
Location
Administrative Telephone Guidelines
Equipment or Telephone Type
Typical Scope
(Quantity)
Category 6 Wiring
2 Jacks for Phone &
2 for data
(Unless otherwise stated in 13.2)
PABX
Extension
Private Outside/
Central Office line
Voice Mail
Lobby House Telephones
VOIP Desk Telephone
2
1 pair per device
yes
Ring down the operator
Lobby Vestibules
VOIP Desk Telephone
1
1 pair per device
yes
Ring down the Operator
Front Desk/Reception
Desk
VOIP Telephone with Display
1 per station
yes
yes
Concierge/Vacation
service Desk
VOIP Telephone with Display
1
yes (DID)
yes
Concierge/Vacation
service Desk
Analogue Line for Credit card Verification Machine
1
yes
yes
Front Office
VOIP Telephone with Display
1
yes (DID)
yes
Rooms Control
VOIP Telephone with Display
1
yes (DID)
yes
Rooms Control
Analogue Line for Credit card Verification
1
yes (DID)
yes
Cashier’s Office
VOIP Telephone with Display
1
yes
yes
Counting Room
VOIP
1
yes
yes
Front Office Fax
Analogue line for fax Machine
1
yes(DID)
yes
PABX Operator (AYS)
VOIP Telephone with Display with add on module
1 per 200 rooms
Shift Manager
VOIP Telephone with Display
1 per shift manager
Yes (DID)
Yes
Security
VOIP Telephone with Display
1
yes(DID)
Yes
Housekeeping/Uniform
Issue
VOIP Telephone with Display
3
yes (DID)
Yes
Engineering
VOIP Telephone with Display in Carpenter’s Shop
1
yes (DID)
yes
Engineering
VOIP Telephone with Display
2
yes (DID)
yes
Human Resources
VOIP Telephone with Display
1 per staff member
yes (DID)
yes
Human Resources
Analogue lines for fax
1
yes (DID)
yes
Employee Back-Room
VOIP Single-Line Telephone
1
yes
No
Training Room
VOIP Telephone with Display
1
yes
No
Parking office
VOIP Single-Line Telephone (DID)
1
yes )DID)
Fire Control room
Two POT’s Outside private lines for digital dialer
2
yes
Front Office Areas
Back of House Areas
238
yes
yes(2)
TABLE 10.7 Cont’d
Location
Administrative Telephone Guidelines
Equipment or Telephone Type
Typical Scope
(Quantity)
Category 6 Wiring
PABX
2 Jacks for Phone &
Extension
2 for data
(unless otherwise stated in 13.2)
Private Outside/
Central Office line
Voice
Mail
Specialty restaurant (s)
VOIP telephone with display at Maitre‘D’ per
Restaurant
1 per stand
1 pair per device
yes(DID)
Ring down the
Operator
yes
Specialty Restaurant (s)
Analogue lines at each Point of sale Terminal for
Credit card verification
1 per terminal
1 pair per device
yes
Ring down the
Operator
Kitchen Offices
VOIP Telephone with Display
1 per office
yes(DID)
Room Service (if required)
VOIP Telephone with Display
1
yes (DID)
Kitchen Point of sale Terminal
Analogue Line at each Point of Sale for Credit card
Verification Machine
1 per terminal
yes
Dry Food storage
VOIP Telephone (DIS)
1
yes
yes
Bar(s)
VOIP Telephone with Display
1
yes (DID)
yes
Service bars
VOIP Telephone (DIS)
1 per location
yes
Public Telephones
Wall telephone (v)
1 per restaurant
NA
Accounting
Analogue line for fax Machine
1 per staff member
yes(DID)
Accounting
VOIP Telephone with Display with add on module
2
yes (DID)
Controller/Act Controller
VOIP Telephone with Display
1 per office
Yes (DID)
Yes
General manager
VOIP Telephone with Display
1
yes(DID)
Yes
Front Office manager
VOIP Telephone with Display
1
yes (DID)
Yes
F&B Manager
VOIP Telephone with Display in Carpenter’s Shop
1
yes (DID)
yes
Receptionist
VOIP Telephone with Display
2
yes (DID)
yes
Secretaries/Assistants
VOIP Telephone with Display
1 per staff member
yes (DID)
yes
Public space
Analogue lines for fax
yes (DID)
yes
Owner/Guest Elevator Foyer
VOIP Single-Line Telephone
Pavillion
VOIP Telephone with Display
Pavilion Low rise)
Analogue single-line wall on ground
F&B Areas
yes
yes
yes
Yes - Pay Tel Line(s)
Administrative Offices
1 per floor
239
4 pair per device
yes
yes
yes
Ring down the
Operator
Table 10.7 Cont’d
Location
Administrative Telephone Guidelines
Equipment or Telephone Type
Typical Scope
(Quantity)
Category 6 Wiring
PABX
2 Jacks for Phone &
Extension
2 for data
(unless otherwise stated in 13.2)
Private Outside/
Central Office line
Public Telephones
Wall pay Telephone(s)
Variable
4 pair per drive
N/A
Yes - Pay Tel Line(s)
yes
Lobby/Lounge Internet Access Consult with Resort Ops to Define
1 to 3
Retail Space(s) ,Concessions
Requirements vary per contract
Variable
Conduit Only
N/A
Lobby/Lounge
VOIP Telephone with Display
1
4 pair per device
yes(DID)
PMS Interface
RS232C Interface Between Telephone and PBS
1
4 pair per device
N/A
Call Accounting Interface
RS232C CDR/SMDR Output to Call Accounting System
1
4 pair per device
N/A
Voice mail Interface
Voice Mail System
1
4 pair per device
NA
PMS System
Analogue lines for Modems
3
4 pair per device
yes (DID)
yes
Call Accounting System
Analogue lines for Modems
2
4 pair per device
yes(DID)
yes
Voice Mail RMATS
Analogue Loop Start Line
1
4 pair per device
NA
yes
PABX RMATS
Analogue Loop Start Line
1
4 pair per device
N/A
yes
Home Telephone
VOIP Telephone with Display
1 per staff
member
4 pair per device
yes
Activities Building
VOIP Telephone with Display Receptionist & Offices
1 per office
Telephone Equipment Room
PABX RMATS Line
1
4 pair per device
yes
yes
Elevators
Elevator telephone
1
4 pair per device
yes
Ring down the
Operator
Exercise Room
Analogue Single line Wall Telephone
1
4 pair per device
yes
Ring down the
Operator
Game Room
None
Treatment room
None
Voice
Mail
yes
yes
Computer Room
Miscellaneous Areas
Yes (DID)
Yes
Yes
Adult Multi Purpose
Market Place
VOIP Telephone with Display at Point of sale Terminal
4 pair per device
yes (DID)
yes
Pool (Indoor)
Analogue Single line Desk Telephone for Pool attendant
(if in project)
4 pair per device
yes (DID)
yes
Pool (indoor/Outdoor)
Analogue Single Line Waterproof Wall Telephones
4 pair per device
yes
1 per floor
240
Ring down the
Operator
11
Hotel Openings
Content
11.1
11.2
11.3
Scope
Commissioning & Testing Approval Process
Operations & Maintenance Manuals
242
11
Hotel Openings
11.1
Scope
Each hotel opening is a unique process depending on location, local regulations and the type of contract arrangement between JANU Resorts and the investment
company. The intent of these guidelines is to introduce a framework for developing a project specific pre-opening plan.
Pre-opening technical support are those resources temporarily assigned from JANU Technical Services – Engineering & Openings to assist with the handover phase of
the project.
After confirmation and appointment the hotel’s General Manager is ultimately JANU’s leading site based executive, however, technical services are still ultimately responsible for the successful completion and handover of the hotels technical functions to operations. Essentially the organizational structure scenarios for the opening
of new hotels depends whether the agreed Technical Services Agreement includes for permanent JANU Technical Services Representative.
JANU Hotel Openings Technical Services can be defined as follows:
A
a.
b.
c.
d.
e.
Migration. Staff move into BOH facilities (Six month before opening)
JANU staff moves into the premises when construction works are completed, decoration and remedial works on progress.
FLS and H&S tested and certified by local/national authority.
GM have a granted Occupation Permit from owners.
No massive rough construction works and no a large number of contractors. Only dedicated contractor’s team to touch-up tasks
Training on progress
B
a.
b.
c.
d.
Simulation. (Last for four weeks)
Migration into BOH and FOH is completed.
Staff in full uniformed.
Only dedicated contractor’s team to touch-up tasks.
Training by contractors to technical team on progress
C
a.
b.
c.
Soft-opening (To adjust after GM criteria, can be combined w Simulation))
Migration is completed
Training for operational areas on progress.
No contractors on sight. Just minor touch-up and adjusting task (ex. HVAC, lighting, IT&T, MATV,
etc)
Contractors to adhere JANU standard on behaviour and presence.
Non-paying guest in house.
d.
e.
243
Method Statement &
Sheets
Contractor
Review & Approval of
Method Statement &
Test Sheets
System Pre-Check
Contractor
JANU Technical
Services
Project Manager
Integrated
Testing
Equipment Testing
& Commissioning
Report
Prepared & Approved
Contractor
Contractor
Contractor
Project Manager
Project Manager/
MEP Consultant
Project Manager
Hotel GM
Hotel GM
JANU Technical
Services
JANU Technical
Services
Commissioning
Contractor
Contractor
MEP Consultant
JANU Commissioning & Testing Process
Fig 10.1
Approved Equipment
T &C report
Contractor’s
Self-Test
Equipment Operations & Maintenance
Manuals
Warranty Documentation
Project Manager
Contractor
Contractor
JANU Technical
Services
Project Manager
Project Manager
Licensing Documentation (If
Required)
Training
Records
Project Manager
Project Manager
Fig 10.2 Final Handover Process
244
Final Handover
Document
Owner
JANU Technical Services
Acceptance
11.2
Commissioning & Testing Approval Process
The Contractor and the Project manager is to consult with JANU Hotels prior to accepting any work in guestrooms or public areas as
complete. Figures 9.1 and 9.2 show the Commissioning and Testing Process and Final Handover Process respectively.
a)
b)
c)
d)
e)
f)
System pre-checks includes ensuring that the equipment has been properly connected, is accessible for maintenance and is without visual defects
Commissioning includes testing of the equipment working independently without apparent defects such as vibrations, leaks etc. and functional tests in
accordance with design
Testing of the equipment working as an integrated system, including all applicable interfaces, operation under automatic control, BMS alarms etc.
Hotel participation is to witness T&C only (extent as deemed required; sign as witness only on T&C sheets)
JANU may participate in T&C process of selective equipment
Commissioning of system with large quantity of equipment or devices, such as fan coils and smoke detectors, may be done on a representative basis
11.3
Operations & Maintenance Manuals
The operating and maintenance manuals should incorporate the following minimum information:
a)
b)
c)
d)
e)
f)
g)
h)
i)
j)
k)
A section containing an introduction, abbreviations, health and safety and working notices, etc.
A section containing full description of each system, together with main plant components, locations, mode of operation of automatic control systems, etc.
A section containing plant technical data for all items of equipment.
A section describing in detail, operating procedures necessary for start-up, running and shut down of equipment and any system.
A section describing maintenance operations on a daily, weekly and monthly basis for each item of equipment and any system.
A section describing the emergency procedures to be adopted by personnel engaged on the operation and maintenance of the systems with respect
to fire, first aid, failure, etc.
A section describing recommended action on plant malfunction.
A section listing recommended spares and lubricants.
A section containing all the record drawings.
A section containing all test certificates and commissioning reports.
A section comprising a list of manufacturers, including addresses, telephone numbers and equipment supplied.
245
Appendix 1 Health & Safety/Slip Resistance
246
A1
Health & Safety/Slip Resistance Slips and trips are the most common cause of injury on tiled surfaces. On average, they cause over a third of all major injuries and over 40% of all reported injuries to
guests. Statistics suggest that most of these accidents are slips, most of which happen when floor surfaces are wet or contaminated with grease. (See: www.hse.gov.uk
for further information)
Things to consider when specifying ceramic tiles, marble or granite in areas where the surface is likely to get wet.
•
Slip potential
•
Floor material
•
Use of footwear
•
Contamination
•
Cleaning
•
The environment/location where the material is being laid.
Guest bathroom floors, bath tubs, shower enclosures, hard surfaces like ceramic & marble floor tiles and pool surrounds, must have slip resistant finishes. Slip resistance of surfaces must comply with DIN 51130 and DIN 51.
Floor surfaces where guests and visitors can be expected to be bare-foot, such as bathrooms, showers, pool surrounds, must have a slip resistance of R10B. Bath tubs
and shower trays must have full length slip resistant surfaces that are guaranteed by the manufacturer.
247
Appendix B
Carpets in Guestrooms & Public spaces
Contents
B1
B2
B3
B4
Guestroom Carpet Material & Fabrication
Guestroom Carpet Padding & Installation
Carpets in Public Spaces
Public Areas Carpet Installation
B
Carpet in GUESTROOMS & Public spaces
B1
Guestroom Carpet Material and Fabrication.
• Type: Cut, cut and loop or loop
• Content: wool 80 / 20 Axminster
• Finished Face Weight: 1079 gr minimum
• Size: To be determined by width of each guestroom.
• Pile Height: 8mm maximum
• Seams: Locate one seam maximum at headboard side of guestroom. Provide hot melt tape, 6,35cm wide, if required.
• Soil Treatment: Inherent; obtain JANU acceptance for other treatment.
• Carpet must be qualified for LEED v4 and LEED 2009 specifications on VOC emissions.
• Carpet must be complied with the requirements on DIBt (October 2010) in combination with the NIK values from AgBB for use in the indoor environment.
• Selvage: Leave on carpet.
• Surplus: 10% maximum allowable
• Carpet Colors: As appropriate for the property location and approved by JANU Resorts. Three colors minimum.
• Wear Warranty: 5 years minimum
• Carpet Alternates: Requires JANU Resorts review and acceptance.
• Fire rating: Classification Bfl-s1 as per UNE-EN 13501-1.
• Flammability: Pass ASTM E-648-91, Class 1 flammability rating, DOCFF 1-70 Pill Test or equivalent, or governing codes that meet or exceed these
requirements.
B2
Guestroom Carpet Padding and Installation:
• Padding 900gr / m2. minimum; 100% synthetic fibers, Bfl- S1 certificate included.
• Install wall-to-wall, using appropriate power stretching methods as outlined by CRI (Carpet and Rug Institute). Guidelines and power stretch per manufacturer instructions.
• Provide tackles stripping; no exposed screws or nails.
• Provide wall-to wall padding at 1.37m widths.
• Loose lay padding up to carpet tack strips and tape padding at seam edges.
• Provide transition strips between carpet and solid surface areas.
• Bend nails sufficiently attack strips abutting transition areas to another surface to ensure points of nails cannot be felt through carpet.
• Direct glue down installation is not permitted.
• Area Rugs: Accepted weaving techniques include Axminster, Wilton, hand-tufted, hand-knotted, and hand woven that are intended for high traffic locations.
• Construction: Area rugs can be loop or cut pile virgin wool, 80/20 wool nylon, natural fibers and wool / silk (silk limited to 15% maximum of fiber, not border or
edge).
• In Resorts: Solution dyed nylon and other synthetic fiber area rugs are acceptable for resort locations, where humidity is a factor and must meet the minimum standards for high traffic durability as identified for Levels I - IV of the Carpet Chart 1 included in this document.
• Installation: Area rugs require a finished edge and are installed with area rug padding material sized to fit the entire rug to within 2,54cm of the area rug dimensions.
249
B3
Carpets in Public areas
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Weave Type: Woven Axminster. See chart for weights.
Pile Yarn: 80% wool 20% nylon
Yarn Count: R674/2, 2/46s
Backing Material: Polyester, polypropylene, conductive latex with superior film strength properties or suitable material
Pitch: 28 per dm (7 rows per inch)
Rows: See Carpet Chart 1.
Tuft Density: Carpet Chart 1.
Pile Height Above Back: Cut-pile 7-8 mm.
Total Carpet Thickness: 9-10 mm.
Pile Weight: Carpet Chart 1.
Total Weight: Carpet Chart 1.
Direct glue down installation is not permitted
Carpet must be qualified for LEED v4 and LEED 2009 specifications on VOC emissions.
Carpet must be complied with the requirements on DIBt (October 2010) in combination with the NIK values from AgBB for use in the indoor environment.
Soil Inhibitors: Apply during fiber production; not topically applied after carpet fabrication.
Carpet Colors: Custom dyed to match design samples. State dye methods in writing to the Interior Designer and JANU.
Dye Lot: Minimal. Do not separate dye lots and do not inter-mix in one area unless approved by JANU.
Padding: Rubber padding - Black Pearl 5 mm, Bfl- S1 certificate included or equal.
Flammability: Pass ASTM E-648-91, Class 1 flammability rating, DOCFF 1-70 Pill Test or equivalent, or governing codes that meet or exceed these
requirements.
• Fire rating: Classification Bfl-s1 as per UNE-EN 13501-1
B4
Carpet in Public Areas/Installation
•
•
•
•
•
•
•
•
•
•
•
Materials and methods for installation are accepted by carpet manufacturer and performed in compliance with carpet manufacturer’s recommendations and written
instructions.
General Contractor receives materials, inspects for damage, documents damages, stores and pre-cuts installation materials off-site.
Carpet installers are required to achieve timely installation completion and allow same for other installers following carpet installation.
Carpet areas receive wall to wall padding unless specified otherwise.
Provide double padding at stair nosings.
Provide hot glue seaming and stretched tack strip installation in Guestrooms and Suites. Exposed screws, glue down and double glue installation are not acceptable.
Public Areas and corridors: Under carpet padding, double-stick installation method.
Seams: Install with commercial hot melt tape.
Carpet Edges: Apply seam sealer to edges where carpet meets other floor materials.
Adhesive: Mapecryl Eco or equal.
Direct glue down installation is not permitted
Level I
Guestrooms:
Axminster.
1028 gr., 7 row,
7mm pile height
Pile Weight: 1110 gr.
Total Weight: 1810 gr.
Face to face:
1200gr/m2, 10rows
7mm pile height
Pile Weight: 1200 gr
Total Weight: 1900 gr
Chart B - Carpet Materials Summary Specification
Level II
Level III
Guestroom Corridors, Concierge
Lobby, Lobby Lounge, Ballrooms, PreLounge, Meeting Room, Public Spaces, function Circulation, Gift Shops Public
Restroom, Entries:
Dining Rooms:
9 row
7 mm pile height
Pile Weight: 1171gr
Total Weight: 2060 gr
10 row
7 mm pile height
Pile Weight: 1285 gr
Total Weight: 2145 gr
251
Level IV
Grand Stair
Wilton Quality, Level III; Axminster or
Hand-woven; 1701 g.
Appendix C Vichy Shower Room
Content
C1
C2
C3
C4
C5
C6
Program
Space Planning
Heating, Ventilation & Colling
Plumbing
Electrical
Lighting
252
Appendix C
Vichy Shower Room
C1
Program: Wet rooms with Vichy overhead rainbar and wet table require special attention. The rainbars usually feature 8 fixed shower heads that rotate to for
maximum coverage. 914mm (3 ft.) of space must be allowed around the table to allow the therapists the necessary space. The following are the JANU
guidelines for Vichy Showers.
C2
Space Planning
C2.1
•
•
Dimensions
Minimum Dimensions: 4.3m (14 ft.) x 3.66m (12 ft.)
Allow at least 914mm (3 ft.) of space on head end and sides of the wet treatment table
C2.2
Acoustics: Soundproofing must be provided between treatment rooms, water pipes, drains and doors
C2.3
Doors: Doors must be solid core with silent closing devices
C2.4
•
•
Windows
Windows to be located opposite the entry door where possible
Windows must be soundproof with appropriate blackout treatment as specified by the Interior designer
C2.5
•
•
•
Walls
Walls must be standard dry wall construction
All finishes must be ‘green’ rated and made from environmentally friendly materials
Walls are recommended to be tiled/mosaic to at least 1200mm (4 ft.) above finished floor with semi-gloss or satin finish at upper walls
C2.6 Structure: When Vichy shower is mounted on a wall, the wall must be reinforced and strong enough to withstand the torque-generated by the rainbar. Local
building codes must be adhered to.
C2.7
•
•
•
Flooring
It is preferred that the floors are tiled. If the Interior designer is considering another finish then it must be waterproof.
The floors must be pitched towards a floor drain. A minimum slope of ¼’’ per foot (2%) to be used from all walls to central floor drain location under the
treatment table.
A minimum of 3’’ (75mm) drain is recommended because a Vichy Shower may use about 76 liters/minute (20 gpm) when in full use.
253
Appendix C
Vichy Shower Room (Cont’d)
C2.8
•
•
•
Ceiling
The minimum clear ceiling height must be 8ft 2 inches (2.5m) from finished floor level.
Drop ceilings not recommended
Ceiling to be water resistant
C3
•
•
•
•
•
Heating, Ventilation & Cooling
Vichy room must be independently controlled to the desired room temperature
Air movement must be directed away from the treatment tables to minimize any draft effect and discomfort to the guest
A separate exhaust system to be provided to remove moist air from the room with a separate treated fresh air supply to the room
All HVAC ductwork serving the Vichy room must be stainless steel
The rooms must be kept under negative pressure
C4.
•
•
•
•
•
•
•
Plumbing
Vichy shower have ¾’’ (20mm) diameter supply lines originating from main water lines, which must be ¾”(20mm) or larger.
Water pressure requirements must be checked with the manufacturer
The ¾’’ (20mm) hot and cold water points are recommended to be located 46’’ (1200mm) above finished floor level
The Vichy shower may consume as much as 20gpm (76 liters/min.) when in operation with all its shower heads in use.
The water heaters used must be high recovery and produce 80 gallons of hot water (300 liters per hour)
Thermostatic mixing valves control the shower water temperatures
The Vichy shower includes a high impact acrylic control panel, temperature and pressure gauges.
C5
•
•
•
•
Electrical
All electrical outlets in the Vichy room must be GFI (ground floor circuit interrupt) protected
Two 110v/220v 15 amps GFCI outlets to be provided at the counter
Two wall locations of 110v/220v, 15 amps 12’’ AFF on wall away from door
One110v/220v 15 amps, GFCI, outlet recessed in floor under the centre of the treatment table to be provided
•
The location and number of electrical outlets to be agreed with the Interior designer and MEP Consultant
C6
•
•
•
Lighting
All lights to be dimmable and indirect
Wall sconces and ceiling mounted light fittings to be used as specified by the lighting consultant
All controls must be simple to operate and located adjacent to the entry door
254
Appendix D Spas, Health Club & Swimming Pools
Contents
D.1
D.2
D.3
D.4
D.5
D.6
D.7
D.8
D.9
D.10
D.11
D.12
D.13
D.14
D.15
D.16
D.17
D.18
D.19
D.20
Spa
Recreational Facilities
Fitness Centre
Reception For Fitness Centre
Circulation, Corridors and Service Areas
Exercise areas
Locker / Dressing, Grooming, Shower & Toilet Areas
SAUNA
Steam Room - Hamam
Steam generator Room
Spa services
Treatment
Dispensary
storage
Swimming Pool & Whirlpool
Tennis Courts
Beach (Resort)
GOLF
Other Outdoor Recreation Facilities
Coordination
255
App.
Spas, Health Club and Swimming Pools
D.1
Spa
D.1.1
Concept
To provide facilities and guest amenities to offer JANU guests a variety of fitness, wellness and relaxing spaces in a controlled environment.
D.1.2
Criteria
Typically, these facilities and amenities are dictated by the JANU hotel and resorts standards of quality. However, the following factors will influence
the recreation program development and amenity offerings:
a.
b.
c.
d.
e.
f.
g.
D.1.3
Hotel size and facilities.
Memberships – special facilities.
Availability of competitive facilities.
Relationship to swimming pool and outdoor
activities
Availability of building area.
Relationship to full service JANU Spa facility.
Relationship to JANU hotel or residence
Size/Area:
At a minimum, size facilities to comply with the project Concept Design. The exact size and type of facilities and services are based on the following:
a.
JANU approved Concept Design
b.
Market analysis
c.
Membership opportunities
d.
Climate
e.
Property location
D.1.4
Accessibility for Guests with Disabilities
Locate recreation facilities and guest amenities along accessible routes and design facilities for access for guests with disabilities (ADA).
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D.1
Spa (Cont’d)
D.1.5
Spa Requirements
If the Fitness Center is related to a hotel spa or is being designed to include a full range of Spa activities, design the facilities in compliance with the JANU Concept Design”.
D.1.6. Location:
In order of priority, use the following criteria to generally position the Spas, Health Club and Swimming Pools
a.
b.
c.
d.
e.
f.
g.
A principal consideration of site planning is the location of exterior recreation facilities.
Convenient and directly accessible by guest elevator from guestroom areas.
In close proximity to or contiguous with other recreation facilities such as swimming pool and other indoor and
Outdoor recreational areas.
Do not allow access to recreation facilities from or through formal public areas, such as Lobbies, Pre-function or Function assembly spaces and Food & Beverage
areas.
Avoid placing exercise areas adjacent to guestrooms, function areas or other areas that would be disrupted by exercise activity.
As an independent / destination facility.
D.2
Recreation Facilities
D.2..1 Concept: To Provide recreation facilities and guest amenities to offer JANU hotel and resorts guests a variety of fitness, wellness and relaxing spaces in a controlled
environment.
D.2.2
Criteria: Typically, Recreation Facilities and amenities are dictated by the Spa Concept Design. However, the following factors will influence the recreation program
development and amenity offerings:
a.
b.
c.
d.
e.
f.
g.
Hotel size and facilities.
Memberships – special facilities.
Availability of competitive facilities.
Relationship to swimming pool and outdoor activities
Availability of building area.
Relationship to full service JANU Spa facility.
Relationship to a JANU hotel and resorts Casitas or Villas
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Spas, Health Club and Swimming Pools (Cont’d)
D.2
Recreation facilities (Cont’d)
D.2.3
Size/Area:
At a minimum, size facilities to comply with the project Facilities Program. The exact size and type of facilities and services are based on the following:
a.
b.
c.
d.
e.
JANU hotel and resorts approved Spa Concept Design.
Market analysis
Membership opportunities
Climate
Property location
D.2.4
Accessibility for Guests with Disabilities:
Locate recreation facilities and guest amenities along accessible routes and design facilities for access for guests
D.2.5
Spa Requirements:
If the Fitness Centre is related to a hotel spa or is being designed to include a full range of spa activities, design the facilities in compliance with the Spa Concept Design.
D.2.6
Location:
In order of priority, use the following criteria the generally position the Recreation Facilities:
a.
b.
c.
d.
e.
f.
A principal consideration of site planning is the location of exterior recreation facilities.
Convenient and directly accessible by guest elevator from guestroom areas.
In close proximity to or contiguous with other recreation facilities such as swimming pool and other indoor and outdoor recreational areas.
Do not allow access to recreation facilities from or through formal public areas, such as Lobbies, Prefunction or Function assembly spaces and F & B areas.
Avoid placing exercise areas adjacent to guestrooms, function areas or other areas that would be disrupted by exercise activity.
As an independent / destination facility.
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Spas, Health Club and Swimming Pools (Cont’d)
D.2
Recreation Facilities (Cont’d).
D.2.1
Programmed Spaces:
To provide the following Recreation Facilities and guest amenities:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
k.
l.
m.
Fitness Centre
Exercise Areas
Locker / Dressing, Grooming, Shower & Toilet Areas
Dry Sauna
Hamam
Treatment Rooms
Vichy room
Swimming and Whirl Pools
Tennis (Resort)
Beach
Golf
Other Recreation Facilities and Guest Amenities
Facilities for Kids.
D.3
Fitness Centre
D.3.1
Program:
To Provide a Fitness Centre for JANU hotel and resorts as defined by the Concept Design.
a.
b.
c.
d.
The Fitness Centre provides services to guests and, if programmed, limited executive
memberships.
Representative layouts are provided by JANU Concept Design.
Layouts and finishes are prepared by the Interior Designer.
The facility is designed with finishes consistent with upscale health clubs.
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Spas, Health Club and Swimming Pools (Cont’d)
D.3
Fitness Centre (Cont’d)
D.3.2
Planning:
a.
b.
c.
Locate the Fitness Centre so guests do not have to cross Public Areas to arrive from guestrooms or go to exterior recreation.
Acoustics: Acoustically separate relaxation areas quiet) from exercise and public circulation areas (high activity).
Circulation: To the extent possible, the Fitness Centre plan should provide for staff visual observation of Fitness Centre circulation, a clear division of
male and female facilities and clear paths of travel to emergency exits.
Fitness Centre Exercise Area: Do not locate exercise equipment next to or in the indoor pool environment because moisture, condensation, chemicals
and wet bathing suits corrode equipment.
Wet / Dry Areas: Consolidate wet functions (sauna, steam and shower) into zones to minimize the migration of water to dry areas.
Natural Light: Incorporate natural daylight and views into the plan wherever possible through the use of windows, skylights and outdoor areas (while
safeguarding the privacy of lockers, showers and bathing areas).
Privacy: Sensitively design locker, toilet, and shower areas to minimize views. Generally, provide separate sauna and locker areas for male and females.
Accommodate regional laws, customs, and cultural norms regarding privacy.
Sanitation: Plan facilities, detail materials and select finishes with a high priority for durability, ease of maintenance and sanitation.
d.
e.
f.
g.
h.
i.
Plan and design for the following:
D.3.3
Lighting:
General illumination of locker, exercise, and service areas utilize recessed, warm tone lights for good skin tones.
a.
b.
In Relaxation and Reception areas, use wall and ceiling lights on dimmers.
Use Led spotlights to highlight focal points and to increase light levels at grooming and vanity areas.
D.3.4
a.
b.
c.
d.
e.
f.
g.
h.
i.
Programmed Spaces: Provide the following Fitness Centre spaces as required by the Spa Concept Design:
Reception
Circulation / Corridors / Service Areas
Exercise (cardiovascular, weight, aerobics)
Locker, Shower, Grooming & Toilet Areas
Sauna
Steam Room
Steam Generation Room
Food & Beverage
Spa Services
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Spas, Health Club and Swimming Pools (Cont’d)
D.4
Reception for Fitness Centre
D.4.1
Program:
Provide an area that is an inviting introduction to the Fitness Centre to arrange appointments and to serve as a control point for Fitness Centre activities.
D.4.2
Entrance / Foyer:
Announce the Fitness Centre location with an entrance portal.
a.
b.
c.
d.
Identify the entrance with a combination of signage, millwork, lighting and a pair of glass doors with a direct view to the Reception.
Plan circulation to avoid service traffic through the Reception area.
Include a sense of privacy but with fitness activities viewable from entering beyond the Reception area.
Control entry at entrance door with electronic remote access reader compatible with guestroom lock to permit controlled guest / membership access.
D.4.3
Reception Space - Area:
Waiting and greeting area with informal seating for approximately 2 to 3 guests. Upholstered wood frame seating with leather or high quality vinyl
D.4.4
Retail
a.
Location: When market conditions prevail, the Fitness Centre Reception area may serve as an entry or circulation path to related health and beauty retail such
as hair styling, facial, barber or nail care.
Ventilation: Facilities that use chemicals with strong or offensive odours; provide a self-contained ventilation system to prevent chemical odours from migrating
through the Fitness Centre, food and beverage and other hotel areas.
Design Fitness areas of Fitness Centre to comply with the approval process by JANU Concept Design and Interior Design
b.
c.
D.4.5 Reception Desk: Focal point of the Reception area.
b.
Position generous reception desk to accommodate two attendants comfortably, and to accommodate arriving guests and passive surveillance of the exercise
areas.
Reception Desk finishes by Concept Design and Interior Design criteria typically accommodating standing guests and working surfaces for seated and standing
attendants.
D.
a.
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Spas, Health Club and Swimming Pools (Cont’d)
D.4.5 Reception Desk (Cont’d)
c.
d.
e.
Reception Desk or adjacent cabinet includes an opportunity to merchandise logo and sports related items.
Accommodate equipment such as P.M.S. computer, P.O.S. and telephone for sales transactions, out of guests’ view.
Provide controls for the Fitness Centre TV, speaker and CCTV systems.
D.4.6
Office: Immediately common to the Reception Desk.
a.
b.
Include a management office for back-of-house activities, storage of equipment, supplies and retail products.
Where possible, provide service entry direct to storage and laundry storage to avoid traffic through public areas.
D.5
Circulation, Corridors and Service Areas
D.5.1
Program: Provide inviting, clear circulation paths (corridors) between reception, locker areas, lounge and treatment.
D.5.2
Space Planning:
a.
b.
c.
Avoid institutional looking, monotonous corridor configurations.
Design corridors with alcoves, archways, enlarged intersections and knuckles to provide visual relieve and interest.
Ceilings: Provide visual interest by integrating coffered or domed ceilings with skylights, special paint finishes, murals and special lighting details.
D.5.3
a.
b.
Size
Corridor Width: 2 m minimum.
Ceiling Height: 3 m. minimum; higher preferred.
D.5.4
Features: Consistent with the design theme, incorporate elements of visual and acoustical interest such as water features, artwork and artifacts, interesting finish
es, lighting features and natural light.
Design: Utilize architectural millwork (crown mouldings, chair rail, base and details), decorative lights, focal casework, mirrors, etc.
Floors: A combination of wood, tile, carpet or stone.
Ceilings: Coffers with millwork trim, recessed lighting and skylights (where possible).
a.
b.
c.
D.5.5
Service Closet: Provide a janitor closet containing floor sink and shelves for cleaning products and equipment to maintain the common areas and adjoining
corridors. Locate adjacent to the common circulation path.
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D.6
Exercise areas
D.6.1
Program: Assigned areas will generally accommodate the following core functions:
a.
b.
c.
Cardiovascular Area
Stretching and Aerobics Area
General Exercise Area
D.6.2
Cardiovascular Area: First area accessible from Reception and Locker facilities.
a.
b.
c.
Position and orient area to benefit from exterior views; visible to/from Reception and Waiting Area.
Equipment use is not hampered by external distractions.
Provide passive entertainment features, such as built-in televisions, video at each piece of equipment, large screen audio / video presentations and views to the
swimming or other recreational terraces. See Concept Design and MATV specs.
D.6.3
Stretching and Aerobics Area:
Reasonably isolate the area with passive acoustical separation from other spaces.
a.
b.
Activities generally are group supervised and typically do not benefit from distractions but benefit from sense of privacy.
Maximize introduction of controlled exterior views and introduction of natural light.
D.6.4
General Exercise Area:
Exercise area supports many exercise opportunities, such as exercise machines, lifting benches and stationary and free weights.
a.
b.
c.
d.
Activities within this area are generally individual and typically require a high level of concentration and self-monitoring.
Provide high lighting levels with an abundance of wall mirrors. Include only background music without video.
Exterior views are not required; however, natural lighting is desirable.
At free weight area, provide rubber floor.
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Spas, Health Club and Swimming Pools (Cont’d)
D.7
Locker / Dressing, Grooming, Shower & Toilet Areas
D.7.1
Locker / Dressing Areas:
Include separate and complete men’s and women’s locker and dressing facilities.
a.
b.
c.
i.
j.
Location: Adjacent to Grooming, Shower, Toilet areas, Sauna and Steam Rooms.
Locker Type: Custom pre-finished with finished wood end walls and trim as selected by Interior Designer.
Include locker numbers, electronic locks with and polished chrome or brass hardware and number plaques. Laminate interior surfaces and provide with
clothes hooks.
Locker Sizes: 38 cm wide / double tiered 500 mm deep.
Quantity: determined by JANU.
Seating: Upholstered hardwood benches or ottomans.
Mirrors: Provide a minimum of one, framed, full length mirror mounted on wall.
Towels: Locate towel dispensing and return hamper near entry in an alcove custom designed to integrate with interiors. Do not use free standing bin (rattan,
plastic, etc.) for soiled towels and trash.
Dressing Booth: Where feasible, minimum of one private dressing booth.
Audio: Provide central sound system. See MATV specs.
D.7.2
Grooming: Include separate and complete men’s and women’s grooming areas.
d.
e.
f.
g.
h.
Location:
Position as a transition area between shower and locker area.
Features
a.
b.
Vanity Area: Arrange as individual alcoves or as a continuous stone counter on millwork base cabinets with well-defined grooming stations. At each station
include a framed mirror, wall light sconce, recessed ceiling light, lavatory bowl, electric outlet (GFI) and hand held hair dryer.
Towels: Provide open shelves, alcove or cabinet for dispensing and displaying clean towels.
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Spas, Health Club and Swimming Pools (Cont’d)
D.7.3
Shower Areas:
Include separate and complete men’s and women’s shower facilities.
a.
Showers: Individual, two-chamber enclosures approximately 1,5 x 2,5 m.
b.
Quantity: Provide a minimum of one shower for each 25 keys for men and equal quantity for women.
Features: Include privacy door at entry. At drying chamber, provide bench seat and robe hook.
D.7.4
Toilets
Include separate and complete men’s and women’s toilet and facilities.
a.
Location: Strictly separate from, but contiguous to dressing and wet areas.
b.
Directly accessible from Foyer to Locker Rooms to allow guest access without traversing the dressing and wet areas.
Features:
a.
Include vestibules to toilet and urinal area, vanity and lavatory functions.
b.
Control views (garden courts or architectural glass walls and screens).
c.
Toilet Compartments: Enclosed, as per Interior Design.
d.
Urinal Screens: Stone; floor and wall supported.
e.
Vanity: Stone top with under-counter supported bowls.
f.
Mirror: Framed mirror at each vanity station with lights above.
g.
First quality ironmongery by Interior Design
D.7.5 Service Closet:
Provide a janitor closet containing floor sink and shelves for cleaning products and equipment to maintain Locker Rooms, Grooming, Shower, Toilet areas, Sauna and Steam
Rooms.
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D.8
SAUNA
D.8.1 Program: Provide separate Saunas in men’s and woman’s wet lounge area for guest relaxation prior to treatments or as a relaxation amenity to be enjoyed in
combination with adjacent Steam Room and cool plunge pool facilities.
D.8.2
a.
b.
c.
Space Planning
Wet Lounge: Locate Sauna in a common “wet area” adjacent to steam room, whirl pool, cool plunge pools and aromatherapy steam room, if programmed.
Shower: Position Sauna near locker room showers within a common wet zone to avoid traversing dry areas.
ADA: Accessible.
D.8.3
a.
b.
Size/Area:
9 m2 minimum to 17 m2 .
Ceiling: 2.2 m to 2.4 m maximum
D.8.4
a.
b.
c.
d.
e.
f.
g.
Features:
Construction: as per Concept Design and Interior Design criteria
Floor: Waterproof, when above occupied area.
Door and Frame: Prefabricated wood with insulated, tempered glass vision panel for passive surveillance of interior.
Controls: Time and temperature; programmable.
Heater: Commercial grade, wall mounted, electric, stainless construction with rocks; sized per sauna volume. Typically, size to maintain 65O to 82O C.
Signage: Concept Design and L&S for applicable safety signage.
Provide equipment operation signage and safety signage adjacent to timer and temperature control at exterior of sauna.
D.8.5
Alarm: Security alarm; locate at interior of room near entrance door. See L&S.
D.8.6
a.
b.
c.
Utilities:
Floor Drain for cleaning floor.
Lights: Waterproof. Minimum IP 65
Ventilation: Passive fresh air intake below heater and exhaust near ceiling.
D.8.7
a.
Finishes - Sauna:
Floor: Ceramic tile floor with removable wood duct board walking surface in front of bench area.
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D.9
Spas, Health Club and Swimming Pools (Cont’d)
Steam Room - Hamam
D.9.1 Program: Provide separate Steam Rooms in the men’s and woman’s wet lounge area for guest relaxation prior to treatments or as a wet relaxation amenity to be
enjoyed in combination with adjacent sauna and dip pool facilities.
D.9.2
Space Planning:
a.
b.
c.
Wet Area: Locate Steam Room in a common “wet area” adjacent to sauna, whirl pool, cool plunge pools and aromatherapy steam room, if programmed.
Shower: Position Steam Room near locker room showers within a common wet zone to avoid traversing dry areas.
ADA: Accessible.
D.9.3
Size/Area:
9 m2 minimum to 17 m2 .
D.9.4
a.
b.
c.
d.
e.
f.
g.
Construction:
Construction: as per Concept Design and Interior Design criteria
Floor: Waterproof, when above occupied area.
Door and Frame: Prefabricated wood with insulated, tempered glass vision panel for passive surveillance of interior.
Controls: Time and temperature; programmable.
Heater: Commercial grade, wall mounted, electric, stainless construction with rocks; sized per sauna volume. Typically, size to maintain 65O to 82O C.
Signage: Concept Design and L&S for applicable safety signage.
Provide equipment operation signage and safety signage adjacent to timer and temperature control at exterior of sauna.
D.9.5
Features:
Nozzles: Position steam outlet nozzles to avoid contact with occupants.
Signage: See L&S for applicable safety signage.
Controls: Remote at steam generator to maintain room at 43O to 49O C.
Emergency Shut-Off: Provide at each room
Shower: Optional at larger steam rooms.
a.
b.
c.
d.
e.
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Spas, Health Club and Swimming Pools (Cont’d)
D.9
Steam Room - Hamam (cont’d)
D.9.6.
a.
b.
c.
Door and Frame:
Frame: As per Concept Design and Interior Design criteria.
Seal: Vapor-proof, to avoid steam in adjacent areas.
Threshold: Ceramic tile or marble; to contain water.
D.9.7
Alarm: Security Alarm; locate at interior of room near entrance door. See Fire safety Standard
D.9.8
a.
c.
d.
Utilities:
Ventilation: Provide exhaust from above ceiling area (not from steam room). See HVAC Section
Drains: Place at low points of sloped floor and at exterior side of entrance door to collect condensate.
Lighting: Waterproof type; under bench and wall sconces. Min IP 65 low voltage.
D.9.9 Finishes:
a.
Floor: Ceramic tile. Slip-resistant (wet / 0.6).
b.
Walls: Ceramic wall tile, glazed. Considering incorporating a graphic design with the tiles, consistent with the project design theme, to provide visual interest.
c.
Ceiling: Doomed, Ceramic wall tile, glazed.
D.10 Steam Generator Room
D.10.1 Program: Provide a utility room to remotely locate the steam generator equipment that produces steam for the Steam Rooms.
D.10.2 Space Planning:
a.
Locate Steam Generator Rooms as close as possible to Steam Rooms being served and within MEP manufacturer’s recommendations.
b.
Provide access from a common corridor or from locker / attendant area for maintenance and to adjust controls.
D.10.3 Size/Area: As required to locate equipment and provide maintenance clearance.
D.10.4 Features:
a.
Steam Generators: Commercial grade for continuous use.
b.
Controls: Independent thermostat to control each room, automatic flush, high temperature limit, sight glass, low water cut-off, pressure gauge.
c.
Provide adequate ventilation.
d.
If make up water do not meet required quality consider a Reverse Osmosis Installation.
D.10.5 Utilities: Provide water and electric service, and access to drain as required.
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Spas, Health Club and Swimming Pools (Cont’d)
D.11
Spa Services
D.11.1 Program:
Provide facilities required by the Spa Concept Design. At a minimum, provide 4 treatment rooms and spaces described below.
a.
b.
c.
Shower facilities (either the locker shower or a dedicated shower) are required adjacent to sauna, steam and plunge pool areas.
Provide Treatment facilities, if programmed, with a shared common vestibule or gallery. Design route with a direct link to Locker Rooms.
Provide a minimum one suite for full service and treatment with facility for two people
D.11.2 Programmed Spaces:
Provide the following Spa Services spaces as required by the Facilities Program:
a.
Treatment Room(s)
b.
Dispensary
c.
Storage – Attendant
D.12
Treatment Rooms
D.12.1 Program:
Provide a quiet, soothing, functional room(s) for performing massage and facial treatments. The environmental comfort of the patron is essential and requires adjustable control of temperature, lighting and audio.
Treatment rooms are scheduled by appointment and may be used by either sex.
D.12.2 Space Planning
a.
b.
c.
d.
Provide access to Treatment Rooms from the locker rooms and a screened corridor.
Type: Group Treatment Rooms together for efficient operation by attendants.
Acoustics: Treatment Rooms require an absolutely quiet environment. Avoid locations near noise sources.
Provide walls with sound proof material.
D.12.3 Size/Area:
15 m2 minimum.
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Spas, Health Club and Swimming Pools (Cont’d)
D.12
Treatment Rooms (Cont’d)
D.12.4 Features:
a.
b.
c.
d.
e.
Floor: As per Spa Concept Design and Interior Design criteria.
Table: Adjustable, massage and facial table.
Counter Tops: 0.91 m high; 0.65 m. deep; length, 1.8 to 2.4 m on base cabinets; Corian or granite.
Sink: Porcelain with hot and cold water with mixing valve and goose-neck spout.
Mirror: One wall of room may include a mirror.
D.12.5 Window(s): Natural light from exterior window is beneficial.
a.
b.
c.
Provide operable or fixed operation based on location and climate.
Provide an appropriate block-out treatment such as interior shades, shutters, blinds, etc.; selection by
Interior Design.
D.12.6 Door:
As per Spa Concept Design and Interior Design criteria with the following:
a.
Acoustical seal.
b.
Latch set only (no lock) with quiet operation.
c.
Solid door frame of wood (preferred) or filled hollow metal to minimize noise.
D.12.7 Cabinets:
Wall and base cabinets with the following:
a.
High quality laminate or stained or painted wood.
b.
Adjustable shelves with locks at drawers and doors.
c.
Door and drawer silencers (felt or rubber).
d.
One section of the wall cabinet with glass doors and light for product display.
e.
Section for laundry hamper; covered.
f.
Section for trash; covered.
D
Spas, Health Club and Swimming Pools (Cont’d)
D.12
Treatment Rooms (Cont’d)
D.12.8 Ceiling: Patrons view the ceiling for most of their treatment, so every design aspect of the ceiling requires review. Integrate the design features to reinforce the
patron’s relaxation.
a.
Lights: Avoid harsh, direct lights above treatment area.
b.
Speakers, sprinklers: Control placement.
c.
Diffusers and Grilles: Avoid direct drafts on patrons.
d.
Integrate or conceal diffusers and grilles with ceiling design.
e.
Design: Include interesting features (coffers, vaults).
D.12.9 Audio: Equip each room with a sound system with channel and volume controls in each room. See MATV specs.
D.12.10 Thermostat: Provide each room with individual controls. See HVAC specs.
D.12.11 Electrical: See MEP specs.
a.
Floor outlet for massage table.
b.
Counter outlets; 4 for related appliances.
c.
Wall outlet; 2 near head for steamer and product trolley (so that room can also accommodate facials).
d.
Controls: Organize audio, temperature and lighting controls in one location with a unified appearance. See MATV specs.
D.12.12 Lighting:
a.
Decorative and indirect lighting on dimmer controls.
b.
Under cabinet lights for counter work area.
D.13
Dispensary
D.13.1 Program: Provide a “kitchen” style facility for the storage, mixing and conditioning of spa treatment preparations by employees (aestheticians, therapists). The
area is also used to store, prepare and clean treatment equipment and utensils and manage clean and soiled linen and terry.
D.13.2 Location: Centrally located near treatment room area to provide employees with convenient access to Dispensary before and after each spa treatment.
D.13.3 Size:
2 m2 of area per treatment room with a minimum size of 8 m2.
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D.13
Dispensary (Cont’d)
D.13.4 Features / Equipment
a.
b.
c.
d.
e.
f.
g.
h.
Work Counter.
Telephone.
Computer Workstation: Provide with printer for employees to monitor treatment schedules and appointments.
Base and Wall Cabinets: Adjustable shelves; drawers with locks; cabinet doors with locks.
Refrigerator: Residential style with freezer.
Microwave / Large Capacity Hot Towel / Hydrocullator.
Dishwasher: commercial grade may be required. Provide sound attenuation.
Sink: Two compartment, stainless steel with hot and cold faucet set with swivel, goose-neck spout.
D.13.5 Finishes:
As per Concept Design and Interior Design criteria.
a.
Floor and Base: Vinyl composition tile or continuous floor cover.
b.
Walls: Painted.
c.
Ceiling: Acoustical, lay-in tile.
D.13.6 Lighting:
Ceiling and under cabinet fluorescent. Verify that the under cabinet lighting does not produce heat that can ruin spa products in the cabinet on the
bottom shelf.
D.13.7 Electrical Outlets:
Provide a minimum of one duplex outlet for every 0,50 m. of counter.
D
Spas, Health Club and Swimming Pools
D.14
Storage – Attendant
D.14.1 Program: Provide a storage area to accommodate bulk storage of supplies (towels, robes, slippers, etc.) required by the attendant and general equipment, supplies and accessories for grooming and locker area.
D.14.2 Space Planning: Adjacent to Locker Area to conveniently resupply lockers and to passively supervise access to the room.
D.14.3 Size: As per Concept Design and Interior Designer criteria.
D.14.4 Features:
a.
Shelving for towels, robes, slippers and equipment.
b.
Door: Lockable.
c.
Security: Provide solid ceiling or walls to underside of structure above to deter theft.
D.14.5 Finishes:
As per Concept Design and Interior Designer criteria.
a.
Floor and Base: Vinyl tile.
b.
Walls: Painted.
c.
Ceiling: Painted or acoustical tile.
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D. Spas, Health Club and Swimming Pools (Cont’d)
D.15
Swimming pools and Whirl Pools
D.15.1 Program: Provide swimming and whirl pools as the Facilities Program dictates.
a.
Contiguous indoor / outdoor swimming pools may be considered in seasonal locations.
b.
Larger facilities may require separate pools, especially where the outdoor pool is the center of a resort environment.
c.
At urban sites with limited recreation area, provide “motion” pool to accommodate 4 or more swimmers.
D.15.2 Location: The main swimming pool location is of prime importance. Place in prominent focal location.
a.
At ocean properties, place between the hotel public spaces and the beach.
b.
In resort projects, two pools may be required, a recreation pool and a secondary pool adjacent to function facilities that may be used for recreation and functions.
RCH provides input and direction regarding this matter.
c.
Where feasible, position recreation decks and swimming pools near the Fitness Centre, which are jointly accessed from guestroom elevator core and Fitness
Centre.
d.
Provide indoor pools with exterior views, if possible.
e.
Outdoor pools require a location with exposure to direct sun light.
D.15.3 Pool Area Controlled Access:
Develop a program to secure the perimeter of swimming pool and whirl pool areas during after-hours.
D.15.4 Pool Designs:
Mechanical and structural engineers or a qualified swimming pool design / build contractor, approved by the Owner and JANU Technical Services, will develop the swimming pool mechanical operation and structural design.
a.
b.
c.
d.
e.
f.
g.
h.
Standards: Comply with governing mechanical, structural and sanitation codes with complete consideration for governing requirements such as climate and soils.
Accessibility: Design pools for use by guests with disabilities. Provide a transfer lift at each pool.
Safety: Safety is of prime importance in design of pools and associated areas.
Signage: Provide regulatory / safety and “No Diving ”signage.
Minimum Pool Depth: 1.0 m (3’-4”)
Maximum Pool Depth: 1.5 m (5 ft.)
Maximum Slope of Pool Bottom: 1 to 10
Diving is prohibited
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Spas, Health Club and Swimming Pools (Cont’d)
D.15
Swimming Pools and Whirl Pools (Cont’d)
D.15.4 Pool design (Cont’d)
i.
j.
k.
l.
m.
n.
o.
p.
q.
r.
s.
Minimum Pool Depth Area: Approximately 15 to 20 percent of the total pool area.
Mustow Area: Set visually apart from remaining pool by means of removable floating lifeline or contrasting tiles from pool edges and extend across bottom.
Pool Perimeters: Fully accessible for general maintenance and lifesaving / rescue purposes.
Access: Include stair access with handrails at mustow end of pool with additional stairs or ladders every 23m around pool perimeter. Include railings on both
sides of stairs.
Steps: Provide 0.05 m (2 inch) slip resistant edge, contrasting in colour on vertical and horizontal nose of each pool step and bench.
Skimmer: Skim gutter and skimmer details are provided by the pool designer and reviewed by the ATS.
Skimmer Cover: Use skimmers for surface return water as opposed to a continuous scum gutter at the pool and spa perimeter, except as required by code.
Conceal skimmer lids with a pool deck paving cover designed to blend with the pool deck design.
Coping: Provide a coping band at the pool edge consistent with the project paving and hardscape materials (see “Pool Decks and Terraces” below). Use pool
coping compatible with the finish texture and material used for the slip resistant, pool deck paving.
Floor: Select floor tile with minimum coefficient of friction factor of 0.6 wet/dry.
Accessories: Slides, swimming tunnels and bridges are prohibited unless reviewed and approved by ATS.
Lighting: Provide underwater lights at 3 m (10 ft.) intervals. Provide lights with residual current, circuit protected and on emergency circuiting.
D.15.5 Outdoor Pool - Resort:
a.
b.
c.
d.
e.
Design Criteria for exterior resort Swimming Pool:
Place exterior pools at the focal location at resorts. Place in the most prominent position such as between the public areas and beach at ocean side properties.
The primary pool is the guests’ recreation pool. Locate to provide access from guestroom wings.
A second pool, when required, is positioned so that it may be used by guests or by functions adjacent to meeting spaces.
Outdoor heated swimming pool must be heated.
D.15.6 Indoor Pool: Heated: Maintain 290 C.
a.
b.
c.
Indoor lap pools as per Spa Concept Design.
At urban sites with limited recreation area, provide “motion” pool to accommodate 2 or more swimmers.
A whirl pool may adjoin this pool. When a whirl pool does not adjoin the pool, consider a design that places the whirl pool above the pool deck to permit
seating around the edge or more closely at eye level of surrounding seating.
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Spas, Health Club and Swimming Pools (Cont’d)
D.15.7 Whirl Pool:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
k.
Heated whirl pool as per Spa Concept Design.
Location: Typically, locate in close proximity to deep end of Swimming Pool.
Equipment: Locate whirl pool mechanical equipment in a designated, programmed room approved by the Owner and JANU Technical Services
Pool Heating: Include heating equipment to maintain 40 degrees C. water temperature with an in-line thermometer graded in 2-degree intervals installed in
the Filter Room between the liner and heater.
Slip Resistance Factor: 0.6 dry/wet for decks, copings, benches, and pool floors.
Pumps: Provide multiple pumps, or pumps with two speed motors, with a low range, for normal recirculation to maintain pool temperature and
filtration, and a high range for increased water jet action during whirl pool use.
Drains: Include 2-drain inlets to drain (suction) line with securable grate to avoid suction trapping. Provide chrome plated, non-corrosive metal or bronze
plumbing fittings and nozzles if exposed to guest view.
Air Injector: Installed for jet action during whirl pool use.
Switch: Provide an air switch for guest activation of a fifteen-minute timer from in the pool for the high speed pumps and air injector for the whirlpool.
Locate controls within the reach limits of the governing accessibility codes.
Timer: Include 15-minute timer to control whirl pool and emergency stop control to de-energize water jets; locate control outside of reach of anyone
in pool.
Provide emergency stop button for whirl pool jet circulation.
Signs: Include regulatory and safety signage.
D.15.8 Depth Markings: Indicate water depth in meters and feet at swimming and whirl pools.
a.
Letters / Characters: Minimum 0.15 m high; in contrasting colour to tile. Incorporate NO DIVING international logo tile signs adjacent to each depth marker.
b.
Incorporate pool depth and no diving signage into the coping.
c.
Paint-on characters are not acceptable.
D.15.9 Marking Placement:
a.
Vertical Pool Walls: Place in upper most position; easily readable from water side.
b.
Horizontal Surface or Deck Facing Water: Place within 0.46 m of water’s edge and positioned to be read while standing on deck facing the water.
c.
Depths / Shapes: Place pool markings at maximum and minimum depths, all points of slope change, and at every 30 cm of depth increment; also place at
major deviations in shape.
d.
Spacing: Space markers no more than 7.6 m. intervals and arranged to be uniformly located at irregularly shaped pools.
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Spas, Health Club and Swimming Pools (Cont’d)
D.15.10 Pool Mechanical Operation - General:
a.
b.
c.
d.
e.
f.
g.
h.
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l.
Safety Features: Design and construct pool details, drains and equipment to prohibit hazards from tripping, slipping, or trapping clothes, hair or people.
Pumps: Provide pumping capacity for full operation in case of failure of one pump. Provide isolation valves on pumps and filters. Suction and circulation devices
must prohibit trapping and injury to people. Provide recirculation pumps and whirl pool pumps with a minimum of two floor intakes placed at least 1.2 m apart.
Include recirculation, filtration, sanitation, UV sanitizer, ozone generator and pumping system to maintain water in a clear, sanitary condition with a minimum
amount of maintenance Provide electric timers to control the operating hours of pumps and equipment.
Filtration: Provide a separate system for each pool or whirl pool.
Filter: Provide sand filters with automatic backwash. Provide a minimum system filter flow rate of one water turnover in 6 hours for pools and in 30 minutes for
whirl pools.
Treatment: Provide bromine or ionization treatment. Avoid use of chlorine gas. Electrolysis is acceptable (Salt)
Chemical Treatment: Automatic, adjustable injection system with test kit.
Heater: Heating required for swimming pool(s) unless outdoor climate maintains water above design temperature.
Design Temperatures: Provide the following constant temperatures:
+ Pools: 280 C.
+ Whirl pool: 400 C.
+ Temperature Rise: 0.250 C per hour.
Signage: See Concept Design and Interior Designer criteria.
D.15.11 Swimming / Whirl Pool Equipment Room:
a.
b.
c.
d.
e.
f.
Locate Pool Equipment room Concept Design and ATS.
Provide adequate ventilation.
Locate Pool Equipment rooms away from guestrooms, meeting rooms and other public spaces.
Locate close as feasible to pool and whirl pool.
Provide a sump, or other positive drainage.
Storage / Maintenance: Provide storage space for maintenance supplies and equipment. Avoid moving pool equipment and water treatment materials through
public spaces.
D
Spas, Health Club and Swimming Pools (Cont’d)
D.15.12 Swimming / Whirl Pool Equipment
Deck Equipment: Include the following:
a.
Grab Rails
b.
Stair Hand Rails
c.
Life Guard chair (only if required by Code)
d.
Rope and Float Depth Divider
e.
Deck Mounted Stair Rails
f.
Portable accessibility lift (each pool)
Maintenance Equipment: Include the following:
a.
b.
c.
d.
e.
f.
g.
Pool Cleaning System
Curved Wall Brush
Deck Swab
Utility Pole
Algae Brush
Brush Stabilizer
Pole Adapter
Safety Equipment: Include the following:
a.
b.
c.
d.
e.
f.
g.
h.
i.
Life Buoy
Life Hook
Life Hook Pole Adapter
Life Hook Pole
Back Board
Throw Line
Breathing Apparatus
First Aid Kit
Resuscitator
D
Spas, Health Club and Swimming Pools (Cont’d)
D.15.13 Pool Decks and Terraces:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
k.
l.
m.
n.
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p.
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s.
t.
u.
Design: Compatible with Design Concept and quality level of project.
Landscape: Provide sophisticated landscaping at outdoor pool and sunbathing deck areas that is appropriate to the climate, space available, and project Design
Concept. Use landscaping to provide quiet and public areas and shady and sunny zones. At indoor pools limit landscaping to natural light available to support
live plants.
Walkway Access: Paths to pool; 2.5 m wide to allow two persons to pass or walk side-by-side.
Deck Width: Not less than 3 m at any point.
Deck Slope: Slope away from pool to deck drains. Minimum slope 1:100; maximum slope 2:100.
Pool Deck / Coping: Swimming pool and whirl pool decks with coping receive, as a minimum treatment, a natural stone paving, using materials conducive to pool
operation and sealed with a penetrating sealer to minimize staining and maximize cleaning ability. Slip resistant of 0.6 wet/dry. Select stone, approved by ATS,
for its resistance to staining and heat absorption.
Deck Joints: Seal deck joints with colour matching polyurethane sealant. Do not use wood divider strips.
Smooth trowelled concrete finishes are not permitted at guest patios, walkways, pool decks or areas where people are circulating with wet feet.
Attendant Kiosk: Provide pool attendant’s, towel and sundry issuance kiosk at primary point of access to pool compound; this position should permit general
surveillance of the swimming pool, children’s pool, and whirl pool.
Shower / Footbath: Include outdoor shower / footbath, only if required by government regulations.
Toilets: If not immediately accessible to the Fitness Centre, include separate men’s and women’s toilet facilities.
F&B Facilities: Consider opportunities for pool terrace food and beverage outlets and function / catering facilities.
Provide chrome plated, non-corrosive metal or bronze plumbing fittings and nozzles if exposed to guest view.
Lighting: Locate lighting at pool perimeter to avoid maintenance replacement activities above water surface.
Deck / Terrace / Beach Furniture: Include stackable deck use furniture as follows:
Chaise Lounge Quantity: 2 per key. JANU designates specific count. Warm climates and resorts may require higher quantity based on demand. Typically, provide
distribution as follows:
50% Pool deck
20% Lawn
30% Beach (when applicable, otherwise 80% on deck.)
Beach Cabana Lounge Chair Unit: 1 per 5 keys; provide umbrella with 2 lounge racks.
Additional chairs, tables, and umbrellas; quantity based on facility size, market demand, food and beverage type, and location.
D
Spas, Health Club and Swimming Pools
D.16
Tennis Courts
D.16.1 Program:
Provide Tennis Court complex, including tennis pro shop, number of tennis courts and type of construction and surface finish as determined by Concept Design.
a.
Design Criteria for resort Tennis Courts is:
b.
+ 2 courts minimum
c.
+ 1 court per 50 keys
d.
Unless structurally impractical, courts must be accessible to guests with disabilities.
D.16.2 Planning:
a.
Avoid East / West orientation to reduce chance of sunlight in players’ eyes during mornings and evenings.
b.
Avoid conflicts (view, lights and noise) with guestroom wing.
c.
Size: 36.6 x 18.3 m for one court, unless otherwise specified by the Owner and ATS. Multiple courts; provide a minimum of 3.6 m to adjacent court playing
surface.
d.
Shade Structure: Provide in hot, humid climates.
D.16.3 Court Finish:
a.
b.
c.
The Landscape Architect reviews types of courts used at tennis facilities for the project locale and recommends court surfaces for review and approval by the
Owner and ATS.
Acceptable surfaces include clay, simulated clay, and concrete with emulsion coat or asphalt with special layered flexible coating.
Alternate surfaces must be considered on an individual basis.
D.16.4 Fence: Provide fence as follows:
a.
b.
c.
d.
e.
f.
g.
Ends and sides: 3 m high.
Centre section of the nets: 1.2 m (4 ft.) high.
Provide 3 m (10 ft.) fences at sides that require protection from prevailing winds.
Provide mesh for additional protection from winds or distractions.
Fabric: Black; PVC coated wire fabric.
Posts and Rails: Black colour.
Gates: Minimum opening width of 0,90 m.
D
Spas, Health Club and Swimming Pools (Cont’d)
D.16
Tennis Courts (cont’d)
D.16.5 Features: Provide the following:
a.
Courtside shade structures between pairs of courts.
b.
Power and water for drinking fountains.
c.
Water to courtside for maintenance.
d.
Power for ball machines and video equipment at side viewing pads.
e.
Empty conduit for future power and communications requirements.
f.
Removable, black finish net posts.
D.16.6 Lighting:
a.
ATS designates quantity of lighted courts.
b.
Tennis court light fixture type and lighting levels, whether Club or Championship level, are approved by JANU Technical Services
c.
Provide 8 light fixtures per lighted court as follows:
d.
Type: Metal halide
e.
Shielded: 100% below the horizontal plane of the fixture housing.
f.
Poles: 6 m high.
g.
Finish: dark green.
h.
Install light poles in line with the fence posts; not on court or surrounding surface.
i.
Surface mount pole lights at base to anchor bolts set in a concrete footing.
j.
Provide lighting for access to courts.
k.
Provide timer switch controls to permit automatic light shutoff and to permit limits on night time play.
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Spas, Health Club and Swimming Pools (Cont’d)
D.17
Beach (Resort
D.17.1 Site Improvement:
At resort locations, improve the beach by cleaning, shaping and grading to refine the beach area to a condition conducive for JANU guest utilization. In areas where a
natural beach does not exist it is necessary (if allowed by governing law) to design and construct a man-made beach in the form of an excavated lagoon.
To design this element, the Landscape Architect must engage the services of a hydrography specialist with expertise in ocean and tide water current behaviour.
a.
Provide beach sand of aggregate size and texture satisfactory for beach use. Obtain material approval from ATS.
b.
In the event the ocean shoreline is rough and rugged, grade or smooth a portion of shoreline to provide guest access to the water.
c.
Where a boardwalk or similar beach access is provided, no less than one, and preferably all routes must be accessible for guests with disabilities.
D.17.2 Beach Facilities: Provide Beach and Pool facilities as follows:
a.
b.
c.
d.
e.
f.
Provide beach shower to remove sand prior to entering JANU facilities.
At beach locations, place the swimming pool between the hotel and the beach.
For properties where JANU controls the beach, the ratio of 2 chase lounges per guestroom + cabana lounge chair unit (umbrella with two lounge racks),
1 per 5 keys must be discussed and resolved during programming. See schedule at Pool Deck and Terraces above.
Provide adequate and accessible support facilities for equipment, toilet rooms, beach attendant station, towel issue, storage of beach chaise lounges, retail
sales of essential items, umbrellas, boats and other recreation equipment. Include electric service and outlets.
Beach Bar: Provide Beach Bar facility to service guest at beach.
Provide a secure storage area for miscellaneous exterior recreation equipment, such as rental bicycles for guests. Typically, locate the storage with the tennis
facility to accommodate rental maintenance and cleaning.
D.17.3 Shade Structures:
Provide cost effective structures and areas such as trellises, awnings and cabanas that provide true shade for guests to avoid full sun. Use selected and approved logo
colours for fabrics.
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Spas, Health Club and Swimming Pools (Cont’d)
D.17
Beach (Resort Cont’d
D.17.4. Security: If permitted, define the beach security perimeter to protect the privacy of guests. Director of Safe and Security Report
D.18
Golf (Resort)
D.18.1 Program: Provide as required by the Facilities Program. Design facilities in compliance with JANU.
D.18.2 Support Facilities: Refer to Concept Design. When a golf course is part of the project, provide support facilities or a guest to play golf; store, clean, maintain
clubs; deliver clubs / equipment by golf cart to course to be played, either separate or with the guest.
D.18.3 Valet Service: Typically, required if golf course is remote from the hotel. Service includes the following:
a.
Valet service to receive and hold “active” golf equipment from time of guests’ arrival to time of use.
b.
Unload, clean and store golf equipment until needed next time by Guest.
D.19
Other Outdoor Recreation Facilities
D.19.1 Program: Provide if required in the Facilities Program.
D.19.2 Facilities: The following may be included:
a.
Volley and Basketball Court(s)
b.
Outdoor Hand and Squash Ball Court(s)
c.
Golf Putting Greens and Practice Driving Cage
d.
Running / Jogging Path(where feasible
e.
Polo and equestrian sports
f.
General Lawn Area
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D
Spas, Health Club and Swimming Pools (Cont’d)
D.20
Coordination
The SPA Specialist must make sure that the SPA design is fully coordinated and interfaced with all other major disciplines including:
a.
b.
c.
d.
e.
f.
g.
h.
i.
j.
k.
l.
m.
n.
Property Computer Systems
P.O.S.
Telecommunications
Audio / Visual (MATV)
Security
Fire & Life Safety Systems
Mechanical - Plumbing – Electrical
HVAC
Materials and Products
Signage and Graphics
Furniture, Fixtures & Equipment (FF&E)
Typical Finish Schedule
Interior design
Architectural Requirements
284