Tenant Information Manual
Building Technical Specifications
Mechanical Services
This section covers air conditioning, mechanical ventilation, and aspects of the Building Mechanical System (BMS).
Connection interphase to base building BMS must be discussed with the Building Management Team prior to any HVAC mechanical services works commencing in the fit-out.
During your fit-out, please provide your Project Manager with detailed plans showing the location of all staff, equipment, and lighting so the heat load and the usage of all areas can be determined. The Project Manager will also need to provide these plans to the Building Management Team’s preferred air conditioning consultant.
Ductwork modifications must be minimised to maintain straight duct runs, the use of flexible ducts need to kept to a minimum with bends kept under radius of 1.5 diameters.
Areas which are highly partitioned or have floor to slab partitioning must have sufficient return air grilles to allow return air to traverse the above ceiling space when partitioned doors are shut.
Tenancies on multi-tenanted floors may require either acoustic security transfer ducts across the tenancy dividing partition or return air grilles in the tenancy wall to the core corridor and corridor ceiling grilles; to allow the return air from the tenancy to leave the tenancy and return to the false ceiling level to return to the return air riser.
Air and water balancing of fit-out works must be performed by approved balancing contractors. The final balancing detail must be reviewed by the base building services consultant.
Air conditioning, Mechanical Ventilation
and Building Automation System (BAS).
Type |
Information |
|---|---|
| Air Conditioning | |
|
A centralized air conditioning system serves the whole building. The system allows for an economy cooling cycle, utilising outside air, when outside air conditions permits. |
| Internal Conditions | |
| SUMMER | Dry Bulb Temperature (°C) | 22.5°C +/- 1.5°C |
| SUMMER | Relative Humidity (%) | 55% |
| WINTER | Dry Bulb Temperature (°C) | 22.5°C +/- 1.5°C |
| WINTER | Relative Humidity (%) |
55% |
| External Design Conditions | |
| SUMMER | Dry Bulb Temperature (°C) | 32.5°C |
| SUMMER | Wet Bulb Temperature (°C) | 22.5°C |
| WINTER | Dry Bulb Temperature (°C) | 4°C |
| Tenant Condenser Water System Capacity | |
| Cooling Capacity (NLA) (W/m²) | 20W/m2 |
| Heat Rejection (NLA) (Wm²) |
46.5W/m2 |
| Water Allocation (NLA) (L/s)/m2 | |
| Water Temperature | |
| Internal Loads | |
| Population Density (NLA) Office | 1 person / 11m2 |
| Lighting (W/m2) | 20 w/m2 |
| Outside Air | Minimum (L/s/person) | 5L/s/person |
| Maximum Noise Levels | |
| Office areas (NR) | 40 |
| After Hours Air Conditioning | |
| AHU | Whole Floor ($/hour) + GST | $60 |
| Normal Hours of Operation of Air Conditioning Plant | 8:00am – 6:00pm Weekdays |
| Zones Per Floor | |
| Number of Zones | 2-Zones incorporating Perimeter & Interior |
| VAV's | No of VAV’s per floor dependant on NLA |
| General Exhaust Riser | |
| Capacity | Average per Floor (L/s) | 50 l/s/m2 |
| Capacity | Maximum for One Floor (L/s) | 50 l/s/m2 |
| Capacity | Toilet Exhaust (L/s per floor) | 60 l/s/m2 |
| Supplementary Fresh Air Riser | |
| Average per Floor (L/s) | N/A |
| Maximum for One Floor | N/A |
| Return Air Through Ceiling Space to RA Riser | Yes |
| Building Monitoring and Control System | |
| Type | Reliable Control |
|
Availability for Tenancy Monitoring (subject to approval) |
Yes |
| Building Envelope Glazing | |
| SC Maximum | 0.4 |
| U Maximum (w/m2K) | 3 |
Electrical, Security, Communications Systems
The electrical and security systems provided by Investa are designed to be tenant friendly, enabling efficient general servicing and substantial and regular fit-out alterations, with minimal inconvenience.
|
Prior to any demolition works, your Project Manager must check existing cables (power, data and communications) in the tenancy and obtain approval from the Building Management Team for any isolation or cutting of these cables. This is to avoid accidental damage to existing base building cables, and impact to base building equipment operations. If the Building Management Team have not been advised and proper authorisation not provided to the main contractor, it will be the Lessee’s responsibility to restore damaged services. |
Tenant Lighting
Tenant Distribution Boards
Wiring
All wiring run in ceiling spaces, including the central service corridor, must be supported on trays or catenaries, or clipped to the slab and bundled by means of cable ties.
No wiring whatsoever will be allowed to lie on the ceiling grid or tiles, be clipped to the sprinkler pipe work or run in the data cable trays.
To assist you with the cabling of power and communications cabling from the core area services, cupboards to the tenancy area facilities have been provided and are mentioned below.
Design & performance parameters |
Tower |
|---|---|
| Power supply | |
| Substation Arrangement | 2 Substations |
| Capacity (kVA) |
4 x 2000 3 x 1500 |
| Configuration | Parallel |
| Feeder Arrangement |
4 Feeders/Sub – B2 3 Feeders/Sub – 52 |
| Tenant Power Supply | |
| Determined by relevant (NLA)(VA/m2) | 65VA/m2 |
| Standby power | |
| Type of Drive | Diesel |
| Number of Sets | 5 |
| Rating | 1250kVa |
| Operation | Arranged for automatic operation upon loss of normal supply, but with decision making by generator PLC system |
| Control | PLC control enabling flexible operation upon total loss of supply and during power restrictions |
| Fuel Storage | 70 hours at full load |
| Base Building Standby |
100% air conditioning fans 100% Tenant Condenser Water Loop Refrigeration 50% lifts 50% light and power |
|
Tenant Standby Power Capacity - Determined by relevant NLA (m²) |
32vA/m2 |
| Tenancy floor cabling facilities | |
| In ceiling cable tray throughout core corridors | Yes |
| Core and perimeter conduit droppers from ceiling to skirting duct. | N/A |
| Ducted Skirting | Modularline on selected floors |
| Other Systems |
Raised flooring both tenancy and lift lobby level 6 to 21 Inner and out riser housing communications in the inner raise and electrical in the outer riser |
| Telephone Cabling | |
| Incoming Cable Location | B2 |
| MDF Location | B2 |
| Pairs per Floor 1 pair 10m² | Minimum 50 |
| Building Lighting | |
| Lighting Type |
T5 luminaire with dimmable ballast within refurbished tower office space updated floors finished with LED fittings ( bathrooms, lift lobby and tenancy) |
| Tenancy Lighting | |
| Average maintained level of luminance (Open Plan) (lux) | 320 |
| Fittings | Pierlite 1 x 28w T5 fitting |
| Emergency and Exit Lighting | |
| Compliance (Standard) | AS2293.1 |
| Tenant Fittings | LeGrand Wireless |
| Type | |
| Security and Access Control System | |
| System Features | |
| Manufacturer | Gallagher |
| Card Type | Proximity |
| 24 hour/7 day monitoring from Security Desk | Yes |
| Time lapse VCR/DVR Recording | Yes |
| Tape Image Retention Period | 30 days |
| Extent of System (Areas Covered) | |
| Car Park After Hours | Yes |
| Building After Hours | Yes |
| Lift Control After Hours | Yes |
| Fire Stair Door Locking and Monitoring | Yes |
| Plantrooms | Yes |
| Loading Dock | Yes |
| Closed Circuit Television (CCTV) | |
| Building Entry and Exit Points | Yes |
| Common and Public Areas | Yes |
| Car Parks | Yes |
| Loading Docks | Yes |
| Goods Lift | Yes |
| Car Park Lifts | No |
| MATV System | |
| TV Channels |
Digital and Free to air |
| Radio | AM/FM |
| Antennae and Satellite Dish | |
| Provisions available (subject to review and consideration of existing installations) | No |
| Communications | |
|
Main Distribution Frame (pairs per floor) |
Located in B2 |
|
Intermediate Distribution Frame (on floor, pairs per floor) |
Located on each floor (minimum 50 pair available per floor) |
Hydraulic Services
-
Sewer drainage
-
Grease waste drainage
-
Hot water service
-
Cold water service
-
Fire hydrant & hose reel service
-
Sump pumps
-
Gas service
-
Downpipe and roof drainage
-
Dedicated cooling tower supply
-
Sanitary plumbing
-
The operation of plant and equipment is monitored by the BMS.
-
Stormwater and sub-soil drainage
Design and Performance Parameters |
|
|---|---|
| Provisional Services on Office Floors | |
|
Trade Waste Service (Grease Stack available on all levels) |
No |
|
Soil and Waste Services Sanitary stacks available on all levels |
Yes |
|
Cold Water Service Water risers adjacent to stacks with isolation valves |
Yes |
| Floor Coverage for provisional services | Entire Floor - Excluding areas above lift motor rooms |
Fire Services
The Life Safety Systems associated with the building are designed to a high commercial standard and maintained and tested to ensure compliance with the prevailing Australian standards.
The Premises has a Fire Engineering Consultant that certifies the building annually and on an ongoing basis. All tenant areas that are altered or refurbished will be required to engage the Premises Consultant to review and carry out final sign off for the fire safety measures at the tenant’s expense.
The classification and hazard rating for the building is as follows:
- Tenanted areas are Ordinary Hazard I;
- Car Park Ordinary Hazard II; and
- Retail areas Ordinary Hazard III.
Smoke System
Addressable Smoke detectors interfaced to the base building main fire monitoring system are mounted above each fire exit door and return air riser. These detectors are sensitive to dust and smoke which may be generated as a result of fit-out works. The Project Manager shall notify the Building Management Team in writing when dusty or smoky works may take place so that the detector(s) may be isolated. A Fire Impairment Form must be completed and lodged prior to any isolation taking place.
Any charges incurred from Fire Brigade attendance for false alarms associated with fit-out works will be charged to the Project Manager. Under no circumstances are smoke detectors to remain isolated overnight after works have been completed.
Hose Reels
The hose reel cupboard adjacent to the fire stair door must remain accessible from the fire stair. All parts of a tenancy must be reachable by a hose reel. The Project Manager will arrange for additional hose reels to be installed to achieve this if required.
Coordination and notification to the Building Management Team is required in the event of Hose reel shut down being required.
Note that access to the aforementioned fire stairs from each level of the tower is not available at any times (unless there is an emergency).
Emergency and Exit Lighting
Emergency and exit lighting is installed on an open plan basis to comply with safety requirements. As a result of the tenancy fit-out, further emergency and exit lighting may be required, and any such additional lighting is at your expense and must comply with safety requirements.
Whilst Management will undertake 6-monthly emergency exit light testing, it is your responsibility to install service and repair exit lighting. Investa can arrange this on your behalf and this sundry charge will appear on your monthly rental invoice.
A certificate of compliance for the tenancy area Emergency and Exit Lighting must be supplied as part of the tenancy Fire and Essential Services documentation.
The following table contains the design parameters of the fire and emergency systems.
Emergency Warning and Intercommunications System
The Emergency Warning and Intercommunications System (EWIS) incorporate speakers, which are distributed throughout the building and tenancy areas. Tenancy fit outs generally attenuate the volume of the EWIS speakers, and the Project Manager shall ensure that additional speakers are installed, or speakers are relocated as necessary to achieve authority compliance (AS2220).
While general EWIS speaker wiring can be performed by the tenant’s contractors as part of the fit-out works, any disconnection from or connection to the ‘live’ EWIS must only be performed by the building preferred contractor. The Project Manager will be held responsible for any damage to the EWIS which results from unauthorised disconnection or connection.
Sprinkler System Isolations
-
Drain downs must be kept to an absolute minimum. Any drain downs must receive approval from the Building Management Team with no less than 24 hours' notice
-
Drain downs left overnight or for an extended period are conditional on approval by the building insurers and adherence to any requirements imposed by the insurers. Any costs associated with this approval and subsequent conditions will be the responsibility of your Project Manager.
-
Drain down and refill operations will only be performed by the building preferred contractor, without exceptions.
-
The existing sprinkler system will be retained in service whilst new pipe work is being installed, and all new pipes must be cut over during one drain down. Sprinkler systems must be refilled and operational overnight and on weekends.
Design & performance parameters |
Tower |
|---|---|
| Sprinkler installation | |
| Standard | AS1851 2012 |
| Average Spacing per head | Determined by fire consultant |
| Sprinkler Head Type | Underside of ceilings fitted with white two part adjustable semi-recessed escutcheon or fully concealed |
| Office Hazard Rating | Ordinary Hazard 1 |
| Car Park and Retail Hazard Rating | Ordinary Hazard 2 |
| Goods Lift Lobbies | Yes |
| Floor Fire Stair Doors | Yes |
| For operation of mechanical plant under AS1851 2005 | Yes |
| Fire monitoring system | |
| Type | Automatic FIP and EWIS System |
| Other | Sprinkler system, hydrant/hose reels and extinguishers installed on each floor |
| Smoke Detectors | AS1670.1 |
| Emergency warning and intercommunication system | |
| Type | Simplex |
| Code Compliance | AS2220.1 & 2 |
| Maximum Area per Speaker on office floor standard! | AS2220.1 & 2 |
| Hydrant and Hose Reels | |
| Number per Floor (In accordance with BCA and NSWFB Spec 10) | 2 |
| Performance |
AS2419.1 AS2441 |
Lift services
Design & performance parameters |
Tower |
|---|---|
| General Lift Parameters | |
| Lifts provided by back-up power | Yes |
| Security | Proximity card readers in lift cars |
| Power System | Solid state controls with variable voltage A/C machine |
| Group Control System | Microprocessor-based power and control |
| Number of Lifts Per Rise | |
| Low Rise | 4 |
| Mid Rise | 4 |
| High Rise | 6 |
| Sky Rise | 5 |
| Goods Lift | 1 |
| Car Park Lifts | 1 |
| Retail Lifts |
1 Professional Chambers 2 Podium building 1 Foyer ( RS to Sky deck- Level5) |
| Speed | |
| Low Rise (m/s) | 3.5 |
| Mid Rise (m/s) | 5 |
| High Rise (m/s) | 6 |
| Sky Rise (m/s) | 5 |
| Goods Lift | N/A |
| Car Park (m/s) | 7 |
| Duty (kg) | |
| Low Rise | 1300 |
| Mid Rise | 1300 |
| High Rise | 1300 |
| Sky Rise | 1300 |
| Goods Lift | 2500 |
| Car Park Lifts | 1360 |
| Average Waiting Interval (sec) | |
| Low Rise | 29.2 seconds |
| Mid Rise | 29.8 seconds |
| High Rise | 28.8 seconds |
| Sky Rise | 29 seconds |
| Population Density (person/m² NLA) | |
| Low Rise | 12.5 |
| Mid Rise | 14 |
| High Rise | 15 |
| Sky Rise | 15.5 |
| Passenger Lift Dimensions (mm) | |
| Door Opening Size - Width | 1400 |
| Door Opening Size - Height | 2350 |
| Internal Car Dimensions - Width |
1810 |
| Internal Car Dimension - Depth |
2650 |
| Internal Car Dimension - Height | 3200 |
| Goods Lift Dimensions (mm) | |
| Outer Dimensions | 1550w x 1900d x 2800h |
| Access Door Dimensions | 1500w x 2300h |
Building Mechanical System (BMS)
The BMS provides control and monitoring of all major air conditioning and ventilation plant, in addition to monitoring of selected, important aspects of other services.
A system of centralised Building Automation System. The system is fully automatic at each level of operation.
| Workstation | A work station complete with high resolution monitor, keyboard and mouse is located in the Building Management Office. |
| Power Supply | The BAS is powered by house power. |
| External Monitoring | The BAS system may be accessed remotely as required. |
| Sensors | Space temperature sensors have an accuracy of +/-0.3°C. |
| Alarms | Alarm points are capable of assignment of at least three priorities to allow grading of alarms from critical to non-critical. Email is sent to Building Management. |
| Scheduling |
All systems are provided with time scheduling on a seven-day basis with holidays capable of being programmed at least one year in advance. |
| Control Point Adjustments |
All control points are fully adjustable from the central workstation. |
| Logging | Some system points are provided with both trend and event logging facilities. |
| Reports | Generated as required |
| Graphics | Graphics are provided to designate systems using real time values, dynamically updated at least every 90 seconds. |
| Services |
The BAS monitors or controls the various building services as follows:
|
Other Specifications
Design and Performance Parameters |
|
|---|---|
| Ceiling | |
| System |
Blue Tongue Aluminium One Way Hook Metal pan suspended ceiling |
| Grid | |
| Floor to Ceiling Height | 2.7 |
| Slab to Slab | 3.8m |
| Parking | |
| Capacity | 277 car spaces |
| Access | Via Little Collins Street |
| Maximum height clearance |
2.1 metres |
| Bicycle parking |
193 bicycle parking spaces - via Russel Street Level Carpark |
| Amenities | |
| Accessible Toilets |
Available on select refurbished floors |
| Shower Facilities | End of trip facilities incorporating showers and change rooms located on B1 |
Building Service Contractors
Should you wish to carry out day-to-day repairs or maintenance within your tenancy, we encourage you to engage the preferred vendors, consultants and technicians of Investa to perform the works. Our contractors are familiar with the building’s systems and safety requirements and are already site inducted, which is advantageous when planning or performing works.
The preferred vendors of Investa can be engaged via either of the following methods:
By submitting an Investa Connect Help Desk request – Building Management will then liaise with the vendor on your behalf to arrange for the works to be carried out. Building Management will seek your approval regarding associated costs, which would then be re-charged to you as a sundry charge on the monthly rental invoice, or
By contacting the vendor, technician or consultant directly and arranging the required tenancy works. The contractor, technician or consultant can then invoice you directly.
Below is a list of the preferred consultants, contractors and service technicians at the building. As this online list will be updated periodically, we encourage you to retain the link so it is readily accessible to your relevant staff.
Services |
Contractor Company |
Contact Information |
|---|---|---|
| Access Control | Convergint | 03 9646 5700 |
| Auto Doors | Kone | 03 9934 8616 |
| BAS | Environmental Automation | 03 8645 3905 |
| BMCS | Airmaster | 1300 247 627 |
| BMU | Alimak | 03 9673 4444 |
| CCTV | Convergint |
03 9646 5700 |
| Cleaning Services | Assetlink | 03 9682 6066 |
| Communications | Surenet | 03 9078 1529 |
| Data Commissioning | Willow Technology |
Selwyn Rees: |
| DAS | Wireless Coverage Solutions | 1800 318 039 |
| Doors | JR’s Property Services | 0422 416 890 |
| Electrical |
Surenet |
03 9078 1529 |
| Emergency and Exit Lighting | Surenet | 03 9078 1529 |
| Fire Services and EWIS | Grosvenor Engineering Group | 02 9758 9555 |
| Flooring | Uniflooring | 03 9798 5888 |
| Glass Works | Express Glass | 1300 666 234 |
| Handyman | JR’s Property Services | 0422 416 890 |
| Hydraulic Services | Regional Plumbing | 03 947 08111 |
| Hygiene Services | Flick Anticimex | 131 440 |
| Indoor/Outdoor Plants | JR’s Property Services | 0422 416 890 |
| Lifts and Escalators | Otis | 03 9644 3100 |
| Master Key System | Omega Locksmith | 03 9689 3488 |
| MATV System | Surenet |
03 9078 1529 |
| Mechanical Services | Airmaster | 1300 247 627 |
| Security Services | E Group | 02 9057 8668 |
| Thermograph | Surenet Solutions | 03 9078 1529 |
| Waste Removal | Bingo | 1300 424 646 |
| Waste Treatment | Integra | 03 9205 8888 |
| Window Cleaning | Phoenix Window Cleaning | 1800 875 371 |
| Warden / Emergency Training | Hendry | 1800 875 371 |
Engineering Contractors
Services |
Contractor Company |
Contact Information |
|---|---|---|
| Mechanical Services | AG Coombs Advisory | 03 9248 2700 |
| Electrical Services | Norman Disney Young | 03 9928 6800 |
| Structural Engineering | Aurecon | 03 9975 3777 |
| Hydraulic Services | Norman Disney Young | 03 9928 6800 |
| Fire Services | Norman Disney Young | 03 9928 6800 |
| BMCS | Environmental Automation | 03 8645 3905 |
| DAS | Wireless Coverage Solutions | 1800 318 039 |
Distributed Antenna System (DAS)
Providing a quality mobile phone coverage experience within a building is achieved using a dedicated in-building system known as a Distributed Antenna System (DAS), sometimes referred to as In-Building Coverage (IBC) system. The system is installed throughout the building including cables in risers and ceilings, and antennas below the ceiling within the tenancy, lift lobbies and public areas. The service is delivered via white (unless painted) dome antennas and will be visible when installed below the ceiling. In some instances, the antennas may have been placed above the ceiling, however this is to the detriment of the performance of the system.
Due the topology of these systems any damage to an antenna or cabling within the ceiling may have an impact on a larger portion of the system beyond the immediate impacted area. Damage to the system results in not only a deterioration of mobile performance below the antenna, but over the entire ‘sector’ - often 10+ floors with significant deterioration of performance in lifts. Consequently, the preservation and adjustment of the system to accommodate a specific tenant fit-out is critical. A DAS is highly specialised equipment and should not be handled by a standard electrician or builder.
The most recent version of the Mobile Carrier Forum (MCF) Guidelines published in November 2018 represents the latest set of operator guidelines outlining details of performance requirements, testing requirements, installation standards and PIM expectations as a point of reference for DAS works.
Tenant Activity Impact
-
Modification of floor fit-out
Changes to the fit-out may limit the quality of coverage throughout the floor, particularly if new walls are being erected for offices and meeting rooms. For example, antennas being isolated in enclosed area may significantly impact the performance of the DAS throughout the floor.
-
Relocation/Damage to Infrastructure
Undertaking any tenant fit-out or refurbishment resulting in antennas being placed above the ceiling, removed, or damaged will lead to coverage gaps and deterioration of the ‘sector’ of the DAS within the building. Similarly, it is not uncommon for coaxial cable to be cut or bent beyond the prescribed bend radius which can result in cables having to be replaced in their entirety to achieve the required DAS performance levels.
-
Passive Intermodulation (PIM) Interference
A more subtle activity may result in the creation of interference on the system whereby the materials of nearby items including fit out materials and furniture (particularly metal) can negatively impact the performance of the system. Typical issues come in the form of emergency lights, sprinklers, metal lockers, etc. This is generally not malicious damage, but it will result in a deterioration of performance. Typically, any DAS works on a given floor should be at the back of a fit-out process to allow for PIM optimisation once all the new structures are in place.
Process to Limit Impact
As with all utilities the preservation of the DAS is paramount. All costs associated with retaining the DAS in its’ operational state during and immediately after the fitout will be borne by the fitout contractor and their respective client.
DAS system with a lead operator. Tenant Fitout
Refer to the specific license between the landlord and the operator for specific process and notification periods. However typically the process will progress as follows.
1. Provide notice to the operator of the upcoming changes to the floor including relevant information - typically RCPs and partition plans will provide the operator with the information required to move forward.
2. The lead operator may choose to pursue works themselves and will likely provide a quotation, or they may be willing to refer the work to a qualified party depending on the scope and the operator’s policies
3. As the system is live it’s likely that works will need to be completed within an ‘outage’ period, usually at night or out of hours, where the operator will power down the system for WH&S reasons.
4. The operator may put in place documentation or testing regimes in line with their requirements.
Please contact the site facilities manager or other landlord representative should you require further information.
Further DAS related technical support is available from Wireless Coverage Solutions Pty Ltd.
P: 1800 318 039
E: info@wirelesscoverage.com.au
W: www.wirelesscoverage.com.au