CONTENTS
1.0 Introduction 3
2.0 Structure 4
3.0 External Building Fabric 4
4.0 Reception Area 5
5.0 Core Design 5
6.0 Ancillary Areas; social area, meeting rooms, offices 5
7.0 Loading Bay and Common Storage Areas 6
8.0 Incubator Facility; Offices and Labs 6
9.0 First and Second Floor plates 7
10.0 Electrical Services Installations 8
11.0 Mechanical Services Installations 11
12.0 Public Health Services and Lift Installation 13
13.0 Incoming Utility Services 13
14.0 IT and AV Services 14
15.0 Area Schedule 14
16.0 Fitting-Out Requirements 15
16.1 Internal structure and finishes 15
16.2 Waterproofing and Air permeability 15
16.3 Building Services 15
17.0 Architects Plans and Section 19
18.0 Potential tenant sub-division 25
19.0 Consultant Team and Contacts 28
20.0 Client Team and Contacts 29
1.00 Introduction
This document describes the design of building ‘Nine’ at Edinburgh Bioquarter and provides the technical information necessary for incoming tenants to the building.
The footprint comprises an ‘L-Shaped’ building on Plot 9 of the BioQuarter. It has a single storey reception area with adjacent central lift and stair core incorporating toilets, showers and fire fighting provision and two separate side cores for fire escape.
The following functions are accommodated within the building:
Ground Floor: Entrance and reception on the south facing elevation at main core. The reception will have a manned reception desk with a seating waiting area. The reception area leads directly on to a social/restaurant area. Adjacent to this social area are a number of bookable meeting rooms and a building management office. The remainder of the ground floor plan is given over to the BioIncubator. This area is made up of a series of laboratories and offices fitted out for immediate or early occupation of incoming tenants. At the south end of the BioIncubator is a loading area that includes waste segregation, gas bottle storage, a common Liquid Nitrogen Room and a number of other caged stores.
First and Second Floors: These floors have been designed to accommodate both laboratory and office facilities. The mechanical and electrical design has been based on a notional 60/40 split between labs and offices. At the completion of the shell and core works, with the exception of the core and stair areas these areas have been left as a basic shell with no walls, floors or ceilings. This provides maximum flexibility for incoming tenants. A series of vertical risers have been installed on these floors. These provide a vertical route to the roof for services for tenants in the floor(s) below. Access will be required to these ducts by these tenants.
Design Criteria
Key building dimensions are as follows:
Level / Structural Slab to Slab (mm) / Typical clear height (mm) / Floor Build Up (mm)Ground Floor / 5000 / 2700 (corridors), 3000 (rooms) / 300
First Floor / 5000 / 4100 to u/s of steel / 300
Second Floor / 5000 / 4100 to u/s of steel / 300
The typical clear height is measured from the surface of the notional finished floor level to finished ceiling surface or underside of lowest steel beam.
The building is designed on a nominal space planning module of 1650mm with both the curtain walling grid and suspended ceiling in the BioIncubator planned accordingly. This module is based on a 3300m laboratory layout with two 800mm wide benches and 1560mm space between. This allows a 140mm zone for walls.
Sustainability: The building has achieved a ‘very good’ BREEAM rating but to maintain this rating each tenant has to comply with a number of specification items. Also the building has been designed to achieve an air permeability rating of 2.0m3/hr/m2 at 50 pascals test pressure differential. In fact a tested air tightness rating of 1.42 m3/hr/m2 has been obtained. Any penetrations of the external fabric by either landlord or tenant should ensure that the latter air tightness figure is not increased.
Acoustic Criteria: The laboratory accommodation is designed to achieve a maximum noise criterion of NR34 from the base building service installations, NR35 for offices and NR45 for lavatories. A minimum sound insulation of 51dN has been specified for the core and BioIncubator.
WC Design Occupancy Standards: Toilet accommodation is designed on the basis of occupancy based on 40% offices and 60% laboratories. This assumed a potential 60%/60% split between female and male occupancy.
An enclosed (not roofed) plant enclosure has been formed to locate both the landlord’s and tenant’s plant. This area has been zoned accordingly to tie up with notional tenant zones in the three floors below.
2.00 Structure
2.01 Dead Loads
In addition to the self weight of the structure, allowances will be made for building finishes and fit out loads. For details on the current dead load assumptions see table below.
Dead Load Allowances
Building / Area / Element / Loading AllowanceOffice Floors, Laboratories / Floor Finishes
Ceilings & Services / 1.80kN/m2
1.00kN/m2
Roof / Roof finishes / 0.50kN/m2
2.02 Imposed Loads
The following live loads have been assumed in the design.
Imposed Load Allowances
Building / Area / Loading AllowanceUDL (kN/m2) / Point load (kN)
Office Floors
Laboratories
Partitions
Corridors, Stairs Landings
Plant rooms at Roof Level
Construction Loadings / 4.00
4.00
1.00
4.00
5.00
1.50 / 2.70
4.5
-
4.50
9.0
2.5
2.03 Wind Loads
Design wind loads in accordance with BS6399 Part 2 1997, basic wind speed 24m/sec.
3.00 External Building Fabric
There are four cladding types on the building:
1. Structural silicon glazing on the north elevation and on the reception entrance screen. This includes the formation of two ‘pop-outs’ on the elevation. Each of these pop-outs has glazed lids.
2. Curtain Walling. The glazed elevations on the remainder of the building will be formed from a powder coated curtain walling system. Within this overall elevational treatment there is a mixture of glazed and solid elements. The glazed sections will have high performance glass with look-a-like panels at floor levels and dot matrix sand blasted onto the glass from floor level to the first transom to screen desks and lab fitments. The solid elements of the curtain walling will be achieved using insulated panels and concealed fixed-metal cassette panels.
3. Rainscreen Cladding. This occurs on the solid gable ends on the east and west elevations of the northern part of the building. This consists of a powder coated metal cassette panel fixed to a blockwork cavity with insulation and damp-proof barriers fixed to the outside of the blockwork.
4. Reglit Screening. At roof level the plant is to be screened by a four meter high barrier. Generally this screen is formed using a translucent ‘Reglit’ glazing system. The translucency will help to reduce heaviness of this screening while gaps at the bottom of the Reglit will allow improved cross ventilation of the rooftop plant.
Window Cleaning and Maintenance Strategy
All elevations can be cleaned with telescopic poles. However cleaning and maintaining the top of ‘pop-out’ boxes on North West Elevation will require access by cherry pickers. A hardstanding around all perimeters of the building is provided that will cater for cherry picker access to all points if required.
4.00 Reception Area
The reception area is a single storey space, ten metres deep and twelve metres wide. Immediately through the glazed revolving doors is a tiled circulation area which links through to the social spaces beyond. Adjacent to this tiled area there is a tiled area with reception desk and a seated waiting area.
The walls are general painted plasterboard with feature painted timber panelling. The ceilings are plasterboard with a suspended lacquer painted bulkhead over the reception and waiting area and a series of timbers slats with a slot over the entrance and through to the cafeteria.
The reception is desk is formed from stained hardwood and glass front and is fitted with an induction loop and other necessary integrated operating equipment.
A signboard to the side of the reception area will identify all tenants in the building and a computer screen will provide ‘real time’ travel information.
5.00 Core Design
The central core incorporates two 13 person ‘motor room-less’ passenger lifts that will provide a ‘very good’ level of service.
The cores also include the lavatories, cyclists’ shower and changing rooms and cleaner’s cupboards.
The male lavatories have been designed without urinals. Lavatory floors have large format ceramic tiles. Walls are painted plasterboard. Cubicles are formed using white laminate doors and panelling. WCs are wall-hung and WHBs are circular ceramic bowls on granite worktops. Splashbacks are formed using back painted glass panels with cantilevered s/s taps.
There are showers and changing rooms are on first and second floor levels. They will include lockers for the storage and drying of cyclist’s wet garments. These rooms are fully tiled.
The floor finishes in the core circulation areas will be ceramic tiling to match the reception area.
Ceilings are a mixture of painted plasterboard and metal lay-in ceiling tiles.
All doors in the cores are hardwood veneered with painted timber skirtings and architraves.
Three stairs provide vertical circulation between the three floors in the building, one main staircase in the central core and two additional escape stairs at either end of the building. The escape stairs are a steel construction with steel stringers and feature painted flat bar metal balustrades with timber handrails. The flights in the escape stairs are supported by bolted feature connections to the primary structural steel. The main stair is also a painted steel construction with steel stringers. A structural glass balustrade is to be used in the main stair and the underside of the flights and landings are to be finished in a ‘Barrisol type’ translucent cladding with feature lighting behind.
6.00 Ancillary Areas
Social Area (Cafeteria): In the first instance this space has been designed to accommodate vending machines but the design has left space for a kitchen/servery facility to be installed when demand permits.
Floors: Large format dark grey ceramic tiling and Junckers hardwood flooring.
Walls: Painted plasterboard and lacquer painted timber panelling. Servery is formed using curved, painted MDF bulkheads with infills of lacquer painted panels.
Ceilings: Painted plasterboard surrounds with infills of painted lay-in grid ceiling panels formed in painted chequer plate. Integrated channels in ceiling will provide housing for specialist lighting
Furniture and Fittings: There is mixture of dining tables and chairs and a soft seating area with coffee tables. Flat screen TV on west wall.
Meeting Rooms: Four rooms two of which are divided by a sliding/folding partition.
Floors: Proprietary raised access floor comprising proprietary standard grade raised access floor system to suit clear floor zone depth of 300mm. Floors within office areas shall be fitted with heavy duty commercial contract loop pile carpet tiles.
Partitions: Painted plasterboard. The sliding, folding partition is electrical operated and will fold into a purpose made cupboard.
Glazed partitions: Frontages to offices shall be proprietary aluminium framed single glazed partitions and doors with acid etched manifestation to provide privacy from corridors. All glass within 800mm of finished floor shall be toughened safety glass to BS 6262 and 6206. Acoustic panels shall be provided within the ceiling void to provide a sound reduction of 42dB.
Ceilings: Ceilings to offices to comprise proprietary perforated metal, 600 x 600mm module, partly concealed lay-in grid suspended ceiling system with plasterboard margins and style trim edge detailing.
Window Blinds; Windows to be fitted two sets of proprietary heavy duty, guided, textile roller blinds; one with semi-transparent fabric and the other with opaque fabric.
Furniture Meeting tables, seating, credenzas, will be provided. These tables and chairs ate foldable and stackable to provide for flexible meeting room layouts. An adjacent furniture store has been created to assist in this flexibility.
Facilities Management Office: A single office finished in the same way as the meeting rooms.
7.00 Loading Bay and Common Storage Areas
The external yard is enclosed on one side by a metal clad wall that houses the waste storage area and on the other by a semi-enclosed storage area for gases, solvents and bottles. An automatic sliding gate provides security on the southern edge while pass gates secure the yard on the east and west sides.
The external waste compound is designed to house two 1100 litre ‘wheelie’ bins for each of the following waste streams:
· Glass
· Paper
· General Waste
· Clinical Waste
· Chemicals
· Plastic/Cans
No compactors or skips are proposed.
Liquid Nitrogen will be stored in a naturally ventilated covered store that can accommodate 8-10No 200 litre dewars.
Within the same covered enclosure there is two stores that could be used for the storage of gas bottles (used or unused) or solvents. It has been assumed that there is a need for an area to store empty and unused bottles for each tenant.
In general the folding gates into the service yard will be activated by a control panel in the internal service yard. A remote control could be provided at reception or in the administration suite although this should only be used in the last resort. There is also a raised barrier at the entrance into the site. Adjacent to this barrier is an intercom linked to the reception area. This intercom would be the first notification the building management that a delivery vehicle has arrived and will set in motion the necessary protocols to control access to the service yard.
Internal Yard
The internal service yard allows secure set down space for deliveries as well as housing an additional bottle store, a solvent storage area, the standby generator and a variety of plant rooms. A large goods lift links the yard to the first and second floor plus the rooftop plant area.
8.00 Incubator Facility
This consists of a number of fitted-out laboratories and offices for leasing by life science related companies. A number of common facilities have been provided; a cold room housing ultra cold freezers, a glass wash/autoclave facility, a small kitchen and a comms room. The laboratory portion of the Incubator is separated from the office area by NIACSS operated security to provide Good Laboratory Practice.
Laboratories – Fully Fitted