Fitting-Out Guide
1 & 2 Exchange Tower, Harbour Exchange Square
London, E14 9GE
Prepared by
Metrus Limited
8-10 Hallam Street
London W1W 6NS
October 2017
CONTENTS
Page
General Introduction 3
1 Base Building – General Information 4-8
2 Tenant Fit out Guidance 9-13
3 Fitting Out Works – Landlords Consent to Proposals 14-16
4 Requirements of Contractors during Alterations
and Fitting Out Works 17-20
5 Environmental Policy 21-23
Appendix A – Contacts schedule 24-26
Appendix B – Finishes Schedule 27-29
guide for tenant fitting-out works
General Introduction
Exchange Tower comprises of two office towers, No.1 and No.2 Harbour Exchange Square, owned respectively by GAW Capital. Each building is self-contained, sharing an Atrium at ground floor level. Several of the offices floors are now joined between in building to create a much larger overall office area. There are separate but inter-linked fire alarm systems.
The purpose of this guide is to provide incoming Occupiers with sufficient technical information on Exchange Tower to facilitate the design of fitting out work. It also provides details of the procedures to be followed to obtain Landlords consent for such works, gives details of our Building Management Regulations applying to all contractors and outlines the recommended planning options for internal layouts.
Whilst this guide is intended to be comprehensive, additional information may be required. You are advised to employ your own Consultants and the Building Manager will endeavour to provide assistance where possible. A list of contact names and numbers for each building are contained in Appendix A
Whilst every effort has been made to ensure the accuracy of the specification, the owners and Managing Agents reserve the right to change, alter or amend any parts of it.
1. BASE BUILDING - GENERAL INFORMATION
1.1 Structural
Insitu reinforced concrete post-tensioned suspended flat slabs supported on perimeter and internal columns and core walls. Columns on 7.50 x 9.00m grid generally.
1 .2 External Envelope
High performance, deep silver reflective glazed, thermally broken curtain walling with floor to ceiling full height toughened glazing to office areas. Glazed spandrel panels between floor zones. All mullions are 60mm wide.
Glazing provides a "U" value of 1.8 w/sqmºC with a shading coefficient of 25% and a solar energy transmittance of 20%.
Acoustic glazing is provided to elevations adjacent to the Docklands Light Railway.
1.3 Floor Loadings
Superimposed office loading 4 KN/m2
Allowance for partitioning 1 KN/m2
1.4 Modulation
The building has been designed on a 1.5m x 1.5m grid.
1.5 Raised Floors
A fully accessible "Hewitson" raised floor system is installed throughout all office areas. The system incorporates 65mm deep three compartment trunking at 6m centres which fits flush with the floor panels.
1.6 Suspended Ceilings
Fully accessible textured acoustic tiles set within a “Microline" grid suspension system and incorporating integrated light fittings air diffusers and sprinkler outlets. Exposed edges of all light fittings and VAV diffusers are white powder coated to match the Microline grid system.
1.7 Critical Dimensions
1.7.1 l Floor to Floor Height
Ground floor 4.025m generally.
Upper floor 3.600m generally.
1.7.2 l Raised Floor Zone
Standard floors are 150mm with 100mm clear void.
Special facilities floors are 225mm with 175mm clear void.
1.7.3 l Floor to Ceiling Height
Standard floors are 2650m including carpet.
Special facilities floors are 2.940m including carpet.
1.7.4 l Ceiling Zone
Standard 550 mm from underside of ceiling to underside of slab.
Special facilities 610 mm from underside of ceiling to underside of slab.
1.8 Mechanical Services
1.8.1 l Air Conditioning
On floors 2-17 and ground and 1st East, each floor is served by two VAV air to all office areas via an above ceiling distribution system. On Ground and 1st East, air conditioning is provided by an above system Fan coil system.
Primary fresh and exhaust air is provided by central plant. The equipment provides fresh air that is cooled and dehumidified in summer, tempered in winter.
There is flexibility for tenants on half a floor to be able to operate their own heating and air conditioning independently on temperature and time basis. Central cooling and boiler plant work independently and each occupier is to pay for a metered supply of heating and cooling water.
The conditioned air is distributed through a medium velocity ductwork system to service the variable air volume (VAV) terminal units in the office areas.
Each master VAV diffuser unit incorporates a temperature controller with up to three slaves. The units are set out on a modular basis thus enabling each partitioned office to have individual temperature control to cater for variations of heat gain from lighting, personnel and office equipment. The above statement is true only if the partitioned office encompasses a master and three slave units. Additional temperature controllers can be incorporated into a VAV terminal at a later stage.
Air from the terminal units is discharged into the space through a diffuser and returned to the ceiling void via matching return air diffusers.
Low level intermittent perimeter radiators are fitted to counter down draught and heat loss from windows.
1.8.2 l Design Criteria
1. Outside Design Conditions
Summer 29ºC Dry Bulb
19ºC Wet Bulb
Winter -3ºC Dry Bulb
-3ºC Wet Bulb
2. Internal Design Conditions
All levels 22ºC Dry Bulb
+/-2ºC Tolerance.
50% Maximum R.H.
3. Frost Protection
Frost protection is provided whereby the heating system will operate whenever the outside temperature drops below a pre-set level of 5ºC, controlled by outdoor thermostats located at ground and 16th floors.
4. Office Power/Lighting
Office power heat gains relative to air conditioning performance are:
Lighting 12W/m2 throughout
Power 20W/m2 throughout
Occupation 1 person per 120 sq. ft
5. Fresh Air
8-0 litres per person
6. Air Infiltration
0.5 air changes per hour
7. Internal Environment
Internal environment noise criteria for internally generated noise is NR 35-40.
1.8.3 l Fire Protection
The buildings are protected by an automatic sprinkler system designed in accordance with the 29th Edition of the Rules of the Fire Officers Committee, and the provisions of the Building (Inner London) Regulations 1985, to Ordinary Hazard Group One.
Means of escape has been designed on the basis of one person per 7m2 of net lettable area.
A fully integrated phased evacuation fire alarm system is provided with manual call points and automatic detection for all areas, with the main panel in the lower ground security room and repeater panels in the fire-fighting staircase entrance. An automatic air pressurisation system ensures that fire escape stairs and lifts are maintained smoke free.
The building is divided into separate fire zones. Activation of an alarm contact within a zone will cause the fire alarm sounders on that floor and the floor above to operate and other areas to go into alert mode. The alarm zone is displayed on the main panel, which is permanently manned to enable co-ordinated evacuation by communication with the floor fire marshals via the dedicated fire escape telephone system.
1.8.4 l Water Supply Drinking Water
A valved connection is provided within the east and central service cores at each floor level.
1.9 Electrical Services
1.9.1 l Lighting
Linear light fittings in office areas contain T8 Triphosphate fluorescent lamps with low loss control gear. Fittings 1200mm long with integral blanking plates to accommodate partitioning on a 1500 module. Lighting level 500 lux.
Office area switching is controlled by micro-processor driven programmable lighting control system and serial decoder units which enable individual tenants to programme their preferred switching times. Momentary action switches provide programme override facilities.
1.9.2 l Mains Distribution
Electrical supplies for each floor are derived from the main low voltage switch room by dedicated cables services or vertical bus bars within service risers in the building.
1.9.3 l Power and Communications
Small power and communications services are to be installed by tenants utilising the floor trunking provided with remote outlet boxes connected via flexible conduits.
Small power allocation is based upon 20Wm2 of floor area with a 25% growth factor.
1.9.4 l Standby Generator
The building has standby generator facilities, which satisfy statutory emergency requirements.
1.9.5 l Telecommunication Service
Telecommunications
BT, Cable & Wireless, Colt and World Com access provide high capacity fibre optic conducted telecommunications. Each supplier has a telephone exchange room in the building basement. Most of the major providers of fibre optic and data cabling operate in the area.
Telephone Provision
Provision is made for the incoming British Telecom and Cable & Wireless Telephone Services and private telecommunications and their distribution throughout the building.
The telecommunications incomer exchange rooms for BT, Cable & Wireless, Colt and World Com are located in the car park.
Data Service
Provision is made for data service distribution within the void beneath the raised modular floor. Space is available within electrical risers for interconnecting further data cables between floors.
Satellite Communications
Provision has been made in the design of the structure for the installation of satellite communications dishes at main roof level, subject to landlords and planning approval. You are required to provide the landlord with all relevant plans; method statements and you will be obliged to pay the related landlords legal and administrative costs.
2. TENANT FIT OUT GUIDANCE NOTES
This section is intended to provide guidance in terms of the opportunities / constraints that the buildings offer.
2.1 Space Planning
Internal office floor areas are designed on a grid matrix of 1.5m to provide for optimum partitioning arrangements and minimise conflict with the service installation.
Partitions should follow the 1.5m grid in both directions which provide considerable flexibility. It is therefore envisaged that enclosed offices will be based on 2 by 2 modules, (3 metres by 3 metre) 2 by 2 modules (4.5 metres by 3 metres) and 3 by 3 modules, (4.5 metres by 4.S metres). These arrangements provide offices of 96 sq. ft, 145 sq. ft and 218 sq. ft respectively.
Lighting, heating and air conditioning have been designed to permit the installation of any of these combinations with minimum alteration above the ceiling line.
The typical office floors have an overall width of 1.4 metres to provide flexibility of internal planning for the installation of partitioned offices or open plan layouts. Columns are arranged on a 7.5 x 9 metre grid. Refer to Appendix Dl.
When designing floor layouts the tenant is advised to take note of the following points: -
2.1.1 l Kitchen/Tea Making Facilities
Provision for connection to foul drainage and drinking water supplies are made in the east and west VAV plant rooms, in the central core, and the location of these facilities is preferred adjacent to these plant rooms. In addition a drinking water supply only is provided within the east core for use with vending machines which must be installed in accordance with E.C. Directive 80/778/EEC relating to the quality of water intended for human consumption. Code of Practice issued by The Automatic Vending Association of Britain, Bassett House High Street Banstead Surrey SM7 2LZ (0737 357721). Refer to Appendix D2.
All vending machines must be maintained in accordance with the requirements of the Code of Practice issued by the Automatic Vending Association as above.
2.1.2 l Staff Cooking Facilities
If tenants would like to provide their staff with cooking facilities within their offices then modifications are required to be undertaken to kitchen/staff rest room areas as follows: -
1. Installation of an extractor fan to ensure that the cooking fumes are directed out of the building. This will avoid the risk of causing a Health & Safety hazard to other occupiers and avoid circulating cooking smells via the air conditioning system.
2. Replacement of smoke detectors with heat detectors directly above or near cooking equipment to avoid triggering the fire alarm and causing disruption to other occupiers.
Unless the above modifications are agreed and in place the use of toasters, microwaves and cookers are not allowed.
2.1.3 l Fire Escape Routes
There is a nominal fire escape route through each floor linking the east core via the central core to the west core. Refer to Appendix D3. This route can be amended to suit office layouts but may require the repositioning of the emergency light fittings in order to adequately illuminate the revised route.
2.1.4 l Smoke Vents
Smoke vents are provided within the curtain wall at intervals around the perimeter. These vents are solely for the use of the London Fire Brigade in the event of a fire. Tenants must not enclose these within cellular offices as this may prevent the efficient clearance of smoke. (LFCDA approval must be obtained). For typical layout refer to Appendix D2.
Perimeter radiators do not occur at smoke vent positions - adjacent radiators are enlarged to compensate. Siting of partitions immediately adjacent to smoke vents could give rise to heating inconsistency.
2.1.5 l Sprinklers
The sprinkler system has been designed and installed on the basis of open floor plates, to ensure that tenants have maximum flexibility of floor usage, careful design of partitioning layouts will minimise the amount of sprinkler head relocation required.
2.1.6 l Landlords Plant Room and Service Risers
Office layouts must be designed to ensure that access to the two VAV plant rooms and the fire service riser ducts is not impaired. The Building Management will require unimpeded 24-hour access to these areas. Refer to Appendix D5.
2.2 Partitioning
Partition systems generally should be of the demountable type with fixings into the floor and the ceiling grid. Systems, which utilise a jacking system between floor and ceiling, are not acceptable. Jamb fixings may be permitted to core walls and columns but mechanical fixings to curtain wall mullions are not permitted.
Where additional sound insulation is required, acoustic blankets may be used, or for exceptional conditions partitions may be taken through the suspended ceiling to the underside of the floor slab. This may also be required to create fire escape routes depending upon the extent and the layout of the partitioning.
The ceiling void is the return air plenum and thus no combustible materials are permitted within it (Class 1 fire rating is required). Material, which can generate fibres unless it is wrapped and sealed, is also prohibited.