Base building air conditioning consists of floor-by-floor air handling system to provide conditioned outside air, and centralised hydronic system serving active chilled beams. On floor plant rooms are located at the north-west and south-west cores adjacent to the bathrooms

Cooling Plant

The condenser water system comprises three cooling towers located on Level 29, above the Level 28 plant room.

Four chillers in total located on Level 28 are served by the cooling towers, consisting of one absorption chiller, two centrifugal chillers, and one screw chiller.

The chillers operate in parallel and together serve all AHUs within the building. Chilled beams are served via a pair of plate heat exchangers in a duty/standby arrangement.

A pair of plate heat exchangers in a duty/standby configuration is served by the cooling towers, and supplies condenser water to for supplementary tenant connections

Heating Plant

Two boiler units are in the Level 28 plantroom.

All AHUs within the building are supplied with hot water from the boilers

Ventilation

Supply air is distributed throughout the building via 8 ducts from the six units on each of the Level 28 plantroom and the Level 3 plantroom, within 5 risers. Supply air is distributed throughout the floor via rigid ductwork and swirl diffusers.

Return air is achieved via the ceiling plenum into a single return air/smoke exhaust riser shaft. Additional ventilation is provided to the amenities spaces via dedicated exhaust systems.

Outside Air

Outside air is supplied to each AHU within both the Level 3 and Level 28 plantrooms. These units are controlled by the BMS to ensure that the supply air maintains conditions above the dew point of the chilled beams within the served zones.

Tenant Condenser Water System\A tenant condenser water system is available with 100% stand-by power generation. The tenant condenser water system consists of a pair of primary pumps, supplying a pair of plate type heat exchangers. A pair of secondary pumps supplies the tenant condenser water loop.

All pumps are installed with VSDs and operate in a duty/load configuration. The heat exchangers operate in a duty/load configuration via motorised isolation valves.

The condenser water system is designed to the following conditions:

• 30.5°C entering temperature, 36°C leaving temperature
• 200kPa static pressure allowance at take-offs
• 33W/m² cooling
• Floor connection valve sized to 84W/m²
• Podium 1 and Podium 3: 285l/s per floor
• L4 – L11: 460l/s per floor
• L12 – L15, L17: 495l/s per floor
• L16: 390l/s
• L18: 480l/s
• L19 – L27: 530l/s per floor
• Outside air is tempered to levels 4-27
• L4 – L15, L17: 300l/s per floor
• L16: 235 l/s
• L18: 295 l/s
• L19 – L27: 32l/s per floor
• Podium 1 and Podium 3: 300l/s per floor
• The systems are fitted with a VSD to converse energy when the maximum air quality is not required
• L4 – L27: 300l/s per floor
• Podium 1 and Podium 3: 380l/s per floor
• L16 – L27: 2600l/s total
• L4 – L15: 2600l/s total
• Ground Floor Restaurant Tenancy: 3000l/s
• Podium 1 and Podium 3 Tenancy: 4000l/s total
• Supplementary air conditioning unit control must be able to supplement the control of space conditions maintained by the Building Management and Control System (BMCS).At no time will the supplementary unit operate in opposition to the base building system, and as such no Tenant supplementary units will be permitted in open office areas without prior approval from Building Management.
• Relocation of base building thermostats are to be clearly documented and submitted for approval. In the event of the supplementary system and base building serving the same area, base building thermostats must be excluded from set point calculations. Works should ensure that there is no impact on the base building operations.
• The base building temperature sensors/controller signals in areas served by the Tenant’s packaged a/c units should be deselected from the overall base building supply air temperature control. The areas will operate under local control of the terminal unit controller but will not have the capability to override the central plant operation.
• Air Conditioning System
• Chilled water system
• Ventilation and exhaust systems
• Miscellaneous air conditioning units
• Tenant condenser water system
• Car park ventilation system
• Electrical services – selected control and monitoring
• Fire services – monitoring alarms
• Lift services – lift motor room monitoring (note temper
• Hydraulic services – selected control and monitoring
• the provision of details of the proposed installation for review and approval
• the provision of details of the equipment including the model and manufacturer, the output in kilowatts and the water flow requirements, and
• confirmation that units will be set-up to run to suit tenant needs for only if is necessary.
• isolating valves on the flow and return pipelines
• Head pressure modulating control valve
• an electrically operated solenoid or motorised valve in the flow to the unit activated only when the compressor starts
• a fine mesh strainer in the flow pipeline to the unit
• a "STAD" water balancing valve in the flow to each unit
• a “STAD” water balancing valve at the take-offs on each rise to allow flow checks to be carried out
• a mechanical interlock, which disables the refrigeration component on loss of condenser water flow and resets automatically on return of flow
• where the Tenant is not a whole floor tenant there must be a set of capped off isolation valves left for future connection by other suite tenants, and
• straight pipe runs that minimise system pressure losses.
• all valving as noted above in the approximate area of it intended or actual location, and
• all pipe work shown in its intended or actual location and dimensions.
• investigation and recording of existing air and water quantities
• system pressures and fan operating currents and pressures, and
• smoke control and stair pressurisation systems.
• The Tenant is responsible for ensuring that the air distribution is suitable for Premises loads.
• testing and commissioning of all modified mechanical systems as well as smoke control and stair pressurisation systems, and
• Re-commissioning and re instatement of all existing systems must be undertaken to ensure that the balance and performance of base building systems is not detrimentally affected.
• re-testing of stairwell pressurisation systems to ensure compliance and provision of certification of the systems performance equivalent to the annual Fire Certification for the floors affected
• re-testing of all fire mode operation of central plant including dampers in fire affected and non-fire affected modes and provision of certification of the systems performance equivalent to the annual Fire Certification for the floors affected
• re-establishing of the floor supply air static pressure and air quality for each zone at full cooling
• Recommissioning of all VAV and mixing box terminals including maximum and minimum air quantities and rebalance of heating water flows. Note this includes updating the BMCS parameters within the controllers
• balancing supplementary condenser water system where supplementary air-conditioning systems are installed
• demonstration that air flows, water flows and system operation to the satisfaction of Building Management
• provision of technical data for all supplementary systems, testing and commissioning data and as installed drawings in hard copy and AutoCAD 2000 format for inclusion in the buildings Operating & Maintenance Manuals, and
• testing of base building systems and other tenanted areas is to be undertaken outside of Building Service Hours or at times agreed with Building Management to cause minimum disruption to other tenants.
• Air balancing and system testing must be undertaken by a qualified contractor.

Tenants must provide all details regarding the condenser water usage rates for each package unit to Building Management before works commence.

All water supply pipework must reticulate within the Premises. Tenant condenser water flow and return lines to the riser must be suspended independent of all other services and be run so that they do not prevent the removal of ceiling tiles, light fittings, smoke detectors, or any other services.

Flexible hoses for final connections to Tenant’s supplementary air conditioning units are not permitted. As such units can only be suspended from acoustically insulated brackets fixed to the side of beams.

The condenser water pipework, supplementary units and associated equipment are to be designed such that they do not create index runs in any location and do not increase the pressure drop above the design intent of the condenser water system.

Connection to the Tenant Condenser Water System is subject to agreement by Building Management. The Tenant is responsible for all works, cleaning and maintenance beyond the floor valve connection take off point.

Supplementary Outside Air System

A supplementary outside air riser for additional tenant outside air requirements is provided. The supplementary outside air system consists of an outside air fan in the Level 3 plant room serving Podium 1 and 3 levels, a dedicated AHU in the Level 3 plant room serving levels 4-15, and a dedicated AHU in the Level 28 plant room serving levels 16-27. The system design is as follows:

Connection to the system is subject to agreement by the landlord and the tenant shall be responsible for all works, cleaning and maintenance beyond the floor outside air take off branch.

Supplementary General Exhaust System

A supplementary general exhaust system is provided for additional tenancy requirements. The supplementary general exhaust system consists of a general exhaust fan on Level 29 plant room serving levels 4-27, and a general exhaust fan in the Level 3 plant room serving Podium 1 and Podium 3 tenant spaces. The system design is as follows:

Connection to the system is subject to agreement by the Building Management. The Tenant is responsible for all works, cleaning and maintenance beyond the floor exhaust take off point.

Supplementary Toilet Exhaust System

A supplementary toilet exhaust system is provided for additional tenancy requirements. The supplementary toilet exhaust consists of a blanked off branch from the base build toilet exhaust system on each tenanted floor. The system design is as follows:

Connection to the system is subject to agreement by the Building Management. The Tenant is responsible for all works, cleaning and maintenance beyond the floor exhaust take off point.

Supplementary Kitchen Exhaust System

A supplementary kitchen exhaust system is provided for additional tenancy requirements. The supplementary kitchen exhaust system consists of a dedicated kitchen exhaust fan on Level 29 serving levels 16-27, a kitchen exhaust fan on Level 29 serving levels 4-15, a kitchen exhaust fan serving Podium 1 and 3 levels, and a dedicated kitchen exhaust fan serving the Ground Floor restaurant tenancy.

The system design is as follows:

Connection to either system is subject to agreement by the Landlord and the tenant shall be responsible for all works, cleaning and maintenance beyond the floor exhaust take off point, including extraction hoods and make-up air systems, which are to be provided by the tenant.

Premises Controls System and Logic

The Premises controls system must have no impact on the base building operations and must meet the following minimum criteria:

All equipment and software must be capable of handling and interpreting time, day and year dates (including leap years) indefinitely from the present date without error.

All equipment and components including software, firmware and controls must conform to the requirements of Australian Standard HB104 or British Standard PD2000.

Building Monitoring and Control System (BMCS)

The BMCS system is a Delta Controls ORCA system. The system consists of system managers, application controllers, and field modules, with all hardware being native BACnet.

The BMCS controls generally and/or monitors all the services within the Building, such as:

Operator Workstation

An operator workstation complete with high-resolution monitor, keyboard, alarm and logging printers is in the Building Manager’s office on the Mezzanine Level. A server is in the Level 3

plant room, running the ORCA web server. The ORCA web front-end is designed for use by both facility staff and tenants, with no limit on the number of simultaneous users

After-Hours Air-Conditioning Interface

After hours air conditioning is available on selected floors via existing control panels. Access is also available via web based portal. Consult building management where required.

The details and costs of this system are available from Building Management.

Premises Considerations

Tenants adding components must ensure the BMCS system is fully updated to reflect additional devices. All Premises changes and variations to the BMCS, both hardware and software, in its entirety, must be performed by an Approved Contractor. All BMCS information must be forwarded to the BMCS Controller for inclusion in the BMCS Site Quality Manual.

Interlocks must be provided to prevent base building air conditioning control conflicting with premises PAC controls.

General Works Conditions – Mechanical

Thermostats are to be in the areas they serve.

Where it is determined that the Tenant will have an increased need for air conditioning outside of the Building Service Hours (for example, for call centres and operations centres) the Tenant must install Tenant supplementary units to minimise energy use of the base building plant and reduce costs to the Tenant.

All supplementary air conditioning units serving areas other than computer rooms must have timer switches to allow the unit to run for a maximum time of 1 hour maximum before turning off. The controls should be manual on and automatic switch off based on a timer.

All supplementary units are to be connected to the BMCS.

Where it is necessary to remove or relocate any existing mechanical infrastructure, including mixing boxes, thermostats and/or controls the Tenant will require approval from the Approved Consultant for Mechanical Services so that the performance of the existing design is not affected.

Where it is necessary to remove or relocate any existing mechanical infrastructure, including mixing boxes, thermostats and/or controls the Tenant must engage the relevant Approved Contractors to complete the works.

Any amendments must be pre-approved by Building Management and must be properly installed or removed and connected or disconnected from the BMCS system by the Approved Contractor for Mechanical Services.

All ductwork, rigid and flexible must be supported from the under-side of slab. No ductwork must be supported on the ceiling grid. Similarly, no ceiling grid or other service is to be supported from the ductwork or pipework.

All occupied areas/rooms meeting rooms and function rooms must be provided with minimum outdoor air rates in compliance with AS 1668.2 - 2012. All calculations and documentation must be presented to Building Management to demonstrate compliance with minimum outside air rates.

Appropriate sizes, numbers and locations of access panels must be provided for the maintenance services of all mechanical plant, dampers, VAV boxes and duct heaters etc. Access panels must be sized to allow safe access to all equipment and be of a standard like that throughout the Building.

All condensate from the additional package unit(s) is drained to tundishes/floor wastes via condensate drainage pipes. Where falls are inadequate to facilitate effective drainage a suitable pump out system must be installed.

Where condensate pumps are utilised, these are to be interlocked with the operation of the associated air conditioner to prevent flooding on failure and fitted with an alarm. Condensate pump are to include drip trays and water leak detection in line with supplementary units.

Where computer room type units are used the condensate / humidifier waste must drain to a cooling tank prior to being pumped. The supply air outlets (and/or return air inlets) that are being relocated must be rebalanced. The Tenant must present the new commissioning figures of the whole Premises to Building Management on the completion of the works.

A solenoid valve is to be provided to each of the condenser water flow lines to the package air conditioning units to avoid circulation of condenser water through these units when they are not operating.

Where supplementary systems are supplied with outside air from the Tenant’s supplementary outside air system, motorised dampers are required to shut off the supplementary air supply when the associated unit is not running.

Each supplementary air conditioning unit must be electrically connected to the Tenant’s non- essential distribution board. Each unit must be clearly numbered on the outside of the unit

and identified on the distribution board. All controls associated with package units must be electric/electronic type.

No modifications to chilled, heating or condenser water loops are permitted without the approval of the Approved Consultant for Mechanical Services.

During works all return air riser take-offs and chilled beams on floors affected by the works must be covered with an appropriate filter media to minimise dust in the return air plenum and ductwork.

Tenancies on multi-tenanted floors may require either acoustic security transfer ducts across the Premises dividing partition or return air grilles in the Premises wall to the core corridor and corridor ceiling grilles, to allow the return air from the Premises to leave the Premises and return to the false ceiling level to the return air duct.

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.

The VAV boxes and air diffusion equipment layout must be designed and installed to allow correct VAV modulation and thus avoid hot spots, under-sized zones, poor temperature sensing and the like. Ductwork modifications will be minimised to maintain straight duct runs and resultant pressure loss through system. Use of flexible duct must be kept to a minimum with bends kept gentle (bend radius >1.5 diameters).

Prior to commencing works, the Tenant must provide a detailed plan showing the location of all staff, equipment and lighting to determine the heat load and the usage of all areas. These plans must be provided to the Approved Consultant for Mechanical Services for approval.

Connection to the dedicated condenser water system for package units is generally available subject to the following:

The pipe work to the unit must include the following:

All drawings submitted must include the following:

Building Management may carry out spot checks on Premises condenser water flow rates at any time. Should the checks show that the flow rate exceeds that agreed between the Tenant and the Building Management Building Management will require the Tenant to return the flow to the agreed level or alternatively pay for the excessive use at agreed rates.

Where existing air and water systems are to be modified as part of the works the following must be undertaken prior to commencement of the work and submitted to the Building Management for review:

Premises Commissioning

Following the completion of the Premises ductwork changes, the following commissioning procedures associated with the base building systems, must be completed by the Tenant:

Following the completion of works, the following commissioning, testing and proving procedures associated with the base building systems must be undertaken by the Tenant:

All commissioning to be undertaken in accordance with ASHRAE Guideline 1 and CIBSE Commissioning Code A, B, C, M, R and W.

Substation

The substation is located on the southern side of the ground level of the building and contains 4 x 1500kVA transformers.

Main Switchboard

The Main Switchboards (MSBs) are located on level 3.

Each switchboard complies with the following:

• Standard AS 3439.1
• Form 3B construction, free standing
• Rear connects arrangement, top entry and top exit.
• MSB-A and MSB-B: Fault rating 50kA for 1 second
• MSB-C and MSB-D: Fault rating 80kA for 1 second
• 2500A current rating
• M.E.N. earthing system (MEN links within main switchboards)
• Degree of protection IP40

The outgoing circuits / sub mains from the main switchboards are protected by circuit breakers. Surge protection is provided to all main switchboards. An automatic transfer switch is included on the fire essential section of MSB-C.

The main switchboards are provided with power recording meters to enable NABERS metering functionality.

Consumer mains are provided between each substation and the corresponding main switchboard. The consumer mains consist of cables rated to the full output rating of the substations to serve the house and tenant loads. Consumer mains are of fire rated construction.

Power Factor Correction

A 500kVAR Power Factor Correction Unit and a 150kVAR Power Factor Correction Unit are connected to MSB-C and MSB-D respectively. Provisions have been allowed for future connection of power factor correction units to MSB-A and MSB-B.

House Distribution Boards

House Distribution Boards (HDBs) are located within the electrical room on the south-western side of the building on levels B1-B3, Mezzanine, P2, P5, L5, L8, L11, L14, L17, L20, L23, L26 and L29. HDBs on Levels P2- L29 feed floors from one floor below to the floor above the distribution board’s location.

All house distribution boards are constructed to the following:

• Standard AS 3439.1
• Fault rating 20kA for 0.2 seconds, 9kA for 1 second
• 250A current rating
• Degree of protection IP42 (with door fitted)

Premises Distribution Boards

Distribution boards are located on each tenanted level P2, P5, L4-L27, within the electrical cupboard on the north-eastern side of the building. A billing meter is provided to each take-off from the MSB supply. Two tenant distribution boards, A and B, are connected to the ATS, with an energy monitoring meter provided for each. Each tenant distribution board is separated into essential and non-essential sections, allowing for 50% load shedding.

All office tenant distribution boards are constructed to the following:

• Standard AS 3439.1
• Fault rating 20kA for 0.2 seconds, 9kA for 1 second
• 250A current rating
• Degree of protection IP42 (with door fitted)

The retail tenancy distribution board is located within the main switch room on level 3, and is constructed to the following:

• Standard AS 3439.1
• Fault rating 36kA for 1 second
• 630A current rating
• Degree of protection IP66 (with door fitted)

Lighting Systems & Fittings

House Areas

Lighting control throughout public areas is be controlled via the Dynalite system, interfaced with the BMS via a BACnet high level interface. The controlling PC is located on the Mezzanine Floor.

Throughout car parks, the lighting control system relies on BMS input for operational hours. Lighting is 100% during business hours, reducing to security lighting only during afterhours periods. Occupancy sensors switch lighting to 100% on motion detection, returning to security lighting after 30 minutes of no motion.

Throughout lift lobbies, the lighting control system relies on BMS input for operational hours. Lighting is on for business hours, and switched off during afterhours periods. Occupancy sensors switch lighting on upon motion detection, switching off again after 30 minutes of no motion.

Toilets are controlled by occupancy sensor alone. No motion timeout is 30 minutes. Office Areas

The typical office tenancy lighting control zones are to be equal to or less than 100m².

Lighting within open plan office areas relies on BMS input for operational hours. Lighting is 100% on during business hours, and switched off during afterhours periods. Occupancy sensors switch lighting on upon motion detection, switching off again after 30 minutes of no motion.

After hours on/off via local push button panel located on the floor area will control lighting within individual zones.

Emergency Lighting Systems

All Emergency lighting installations shall match the existing fittings types. The Emergency and Exit Lighting System installed is an Evolt Ektor DALI Monitored System. All tenants must connect to the monitored system.

Standby Power Generation Systems

The standby generator system provides emergency backup power to maintain supply in the event of a loss of mains supply. It consists of:

• 1x C1675D5 Cummins generator located within the Level 29 Generator Room
• 1x C2000D5 Cummins generator located within the Level 29 Generator Room
• 2x 20,000L fuel tanks located on Basement 1
• 1x 1000L steel day tank located within the Level 29 Generator Room

The C1675D5 generator set supplies the generator switchboard DG-MSB-1, supplying backup power solely to tenancy distribution boards.

The C2000D5 generator set supplies the generator switchboard DG-MSB-2. DG-MSB 2 supplies backup power to house distribution boards, lift distribution boards ‘A’, the MSB-C essential bus, and essential mechanical switchboards.

Access Control and CCTV System

A complete electronic security system has been provided for the base building, consisting of:

• Central supervisory system;
• Access control system;
• Intercommunication System;
• CCTV system

The building is provided with an access control system, which will control access by proximity card to:

• Lifts (after hours);
• Ground floor lift lobby (via turnstiles);
• Car parks (after hours);
• Main entries (after hours);
• Security rooms;
• Loading dock entry

The Base Building Access Control System is Gallagher System.

The building is provided with a CCTV surveillance system. CCTV cameras provide coverage to: All building entries and exits;

• Car parks
• Loading dock
• Pedestrian Link
• Lifts

The Base Building CCTV System installed is an Axis Communications system. The cameras are connected to a DVR system, with 31-day capacity.

The tenant is not permitted to connect cameras to the base building CCTV system.

Communication Network

The building includes a backbone for communications networks as listed:

• Block cabling from MDF to each office floor - 150 pair copper per floor
• Block cabling from MDF to Ground Floor tenancies – 10 pair coppers
• Carriage for Communication Carriers
• Base Building Fibre ICN network – 12core Single Mode fibre to each 3rd floor

The base building ICN network has been installed to create an integrated technology stack based upon open standards for systems interoperability, data sharing, cloud enablement and IoT ready based upon a plug and play communications infrastructure. Any tenant connection to the base building ICN network will require approval from base building management.

Communication Risers

There are two communications risers located within the core on the north-east and south-west sides of the building. The communications north-east riser provides 150 copper pairs per floor for tenant connection.

Space for the tenant to reticulate their own fibre services is at the discretion of the building manager.

Master Antenna Television System

An MATV/Pay TV system with antenna and head end equipment and backbone cabling system has been installed in the building. The system is suitable for digital television signals and current Pay TV connections.

The system services all office tenanted levels and the Mezzanine Level. The system provides all Free to Air services provided by the main Brisbane transmitters to connection points within the riser of each floor. In addition, Foxtel satellite services are available at each of the connection ports supported by a five-wire backbone network.

There is provision for any tenant to install a cable from the nominated riser connection port to their required television location. Note that RG6 quad shield cable must be installed up to a maximum length of 60 meters with F-type compression connectors on all cable terminations.

Mobile phone cellular coverage Distributed Antenna System (DAS)

Mobile Phone Repeater System has been provided supporting GSM, HSDPA and 3G (UMTS) transmission. System provides > 90% of the building area on each level with a mobile handset receive level of -85dBm or greater and a mobile handset receive quality of 4 (80%) or greater.

Premises Considerations

The Tenant must provide details of all new connections to switchboards for Premises users which must be submitted to Building Management for approval

The Tenant must coordinate all connections to base building standby generator supply with Building Management. Note that an allowance of 30A/m2 is available for the Tenant electrical loads. Any additional generator back up capacity is to be approved by Building Management.

The Tenant is to provide a maximum demand calculation for approval. If the Tenant load exceeds generator supply allowance, load shedding facility and logic is to be included in the works.

The Tenant sub mains are designed to provide power allowances as per the Design and Performance Criteria in the table above. Any additional load requiring Tenant specific additional sub mains from the unmetered sections of the main switchboard will be installed by the Approved Contractor for Electrical Services.

The following must be carried out by the Approved Contractor for Electrical Services with the Contractor for the works in attendance:

• Premises Lighting Controls Systems commissioning and integration of the Tenant system interface to the base building, and
• Premises emergency and exit lighting commissioning and testing.

Where new UPS systems and generators are provided, ensure all details are submitted to Building Management for approval.

New equipment installed must comply with AS/NZS 61000.3.6.

Seal all penetrations and fire rate them where they pass through fire separations.

The Tenant must provide testing for phase balance and harmonic measurements for each Premises level.

The Tenant must ensure heavy equipment locations are confirmed with the Approved Consultant for Structural Services.

Ensure compliance of the emergency and exit lighting systems is maintained always during and after works are undertaken on the Premises.

Form 15A certification for all Emergency Essential Services, including a schedule showing dates when re-certification / testing is required with space for follow-up certificates.

All commissioning to be undertaken in accordance CIBSE Commissioning Code C, L and M.

Co-ordinate site location and approval for the mounting of all rooftop telecommunication services (such as microwave, laser and other services) with Building Management.

Provide a minimum of RG6 quad shielded cable from the MATV distribution taps to Premises outlets as required. Ensure all unconnected system ports are terminated with 75-ohm terminating load. All work is to be carried out by the Approved Contractor.

Cabling

Inter-floor cabling must be labelled at every floor along its entire route using printed labelling to identify:

• Origin
• Destination, and
• Company / contact details.

Where cables associated with works utilise a base building cable tray, they must be bundled together in an organised and spatially minimised configuration.

All cable routes that utilise base building cable routes must be submitted to Building Management for approval prior to installation.

All inter-floor and floor communications cabling associated with the Premises must be removed as part of make good works.

All horizontal communications cabling including MATV cabling associated with a premise must be removed as part of make good works.

Access Control Systems and CCTV

If the Tenant requires an access control system, the following items are to be provided by the Tenant:

• a stand-alone access control system with no interconnection with the base building system, and
• all access control equipment (including software and cabling).

The Tenant will apply for access control credentials from Building Management for both card format and programming to utilise base building readers without the need for separate credentials for the Premises system.

The Tenant may use a separate credential system; however, the base building card/credential will be required for base building access (including for the car park, lifts and access outside of Building Service Hours) so this is not recommended.

If the Tenant requires a CCTV system, it must provide a full stand-alone CCTV system with no connection to the base building system.

Detection System (smoke detection and fire fan controls)

Automatic Smoke Detection system to AS 1670.1:2018 with existing infrastructure to AS 1670.1:2004. The Fire Indicator Panel is located in the Fire Control Room on Ground Level (Charlotte Street side). Manual Call Points are located at the FIP and each WIP.

Smoke detectors are locater around the floor and in the lift lobby of each floor. These detectors are sensitive to dust and smoke which may be generated as a result of fit out works. The Project Manager shall notify Building Management 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. Under no circumstances are smoke detectors to remain isolated overnight after works have been completed.

Emergency Warning and Intercommunication System

An Emergency Warning and Intercommunication System is installed to AS 1670.4:2018 with existing infrastructure to AS 1670.4:2004. Main EWIS panel is located in the Fire Control Room on Ground Level (Charlotte Street side).

Each floor is equipped with an amplified warning system and Warden Intercom Phone (WIP),

with a Manual Call Point located with the WIP Phone

Fire Protection System (sprinklers and hydrants)

The sprinkler system is designed to AS 2118.1-1999 with the sprinkler pump room located on level 3.

Hydrants are provided in each stair in accordance with AS2419.1. Fire Hose Reels are

provided in cupboards close to the fire isolated stairs.

Fire Extinguishers

Fire Extinguishers to supplement other first aid fire equipment throughout the building in accordance with AS:2444-2001 and the BCA including within FHR cupboard. Tenant shall install additional extinguishers as required as part of their Fitout works.

Premises Considerations

The Tenant’s fire services contractor must provide all temporary fire protection measures required by local or other regulatory Authorities during the entire period that works are being executed. Upon completion, temporary installations must be removed.

All penetrations in walls, floor and hydraulic, mechanical, electrical and fire cupboards, must be sealed. Any voids to penetrations must be filled with fire resistant pillows to maintain the specified fire-resistant level (confirm with Building Management).

The following must be carried out by the Approved Contractor for Fire Services:

• sprinkler alterations drain downs, and
• connection and modification of services to the Building smoke detection system.

All drawings in the fire control room and panel identification are to be updated to show any changes.

The efficient coverage and operation of the wet pipe sprinkler system must not be impaired by Tenant’s works.

The sprinkler system must be fully operational at the end of each working day. If a system is not operational, a security guard must be employed at the Tenant’s expense for the duration that the sprinkler system is not operational.

Control wiring to the BMCS is to be protected from mechanical damage. Should any damage occur, the connection will be repaired at the Tenant’s expense.

Building Management or the Approved Consultant for Fire Services is to witness the testing of the EWIS and Smoke Detection systems to ensure that it is fully operational at the completion of the works.

Commissioning

All commissioning to be undertaken in accordance with CIBSE Commissioning Codes.

Sanitary Plumbing

The sanitary plumbing and drainage system generally picks up all fixtures and fittings within the Building and directing their drainage to the Authority sewer.

A single connection conveys waste from the building to the Authorities sewer main beneath Ground floor on the Charlotte St side.

Pipe work is reticulated throughout the building as follows:

• Basement to Mezzanine – reticulated using drainage and elevated pipework principals
• Podium 1 to Roof – reticulated using aerated stack configuration principals.

Grease / Trade Waste Plumbing

The trade waste plumbing and drainage system comprises a Halgan Modular 4x1000L Grease Arrestor located on Basement 1 and serving both trade waste stacks

Potable Cold Water

The tenancy cold water riser is located within the hydraulics riser adjacent the goods lift.

The building is served from a single connection on Basement 1 level on the Charlotte St side of the building.

Valved 20mm cold water branches complete with Authority water meter are provided on each floor for tenant use.

Potable Hot Water

The potable hot water system uses a gas fired Rotex Bosch heat with recovery from cogen plant hot water system with a pair of recirculation pumps and flow and return piping.

Domestic hot water is reticulated for base building amenities only.

Natural Gas Services

The natural gas system comprises of a connection to the Authorities Gas in Albert St, via a boundary regulator assembly located in the gas meter room fronting Albert St. The natural gas primarily serves the tri-gen, heat recovery hot water system and boiler plant.

Retail tenancies 6 and 7 are provided with 25mm valved connection points. Podium 1 and Podium 3 retail tenancies are provided with 32mm valved connection points.

Premises Considerations

The Tenant’s connections to the building services must be balanced to prevent overloading of the water and waste system.

Membrane/ Tanking certificates will be required for all wet areas, bathrooms, kitchens showers etc.

All penetrations in walls, floor and hydraulic, mechanical, electrical and fire cupboards, must be sealed. Any voids to penetrations must be filled with fire resistant pillows to maintain the specified fire-resistant level.

The Tenant is to provide pressure reduction as necessary.

The Tenant is to install sub-metering that will record water use so quarterly reports can be prepared. The water usage and drainage costs will be charged to the Tenant.

Where provided and maintained by the Tenant, landscaped areas and planter boxes are to use drought tolerant species and avoid over-watering by manual or automatic irrigation systems.

Sanitary Ware Taps and Faucets

This section comprises details of the sanitary fixtures, taps and faucets incorporated within the site.

The following specified flow rate must apply to the installed fixtures in the Premises: Taps / Basins – 3.5 L/min

Showers – 5.5 L/min

Toilets/ WC – 3.3 average ¾ dual flush Urinals – 0.8 L/Flush

Acoustic insulation to a weighted sound reduction index (Rw) of 45 is required to all sanitary plumbing, soil waste and water service pipework within the ceiling space of the premises floor directly below.

Back flow prevention devices must be fitted to tenant plant items / dehumidification devices

Commissioning

Provide a Certificate of Compliance for all plumbing and drainage works to Building Management.

Commissioning Certificates for Premises thermostatic mixing valves and backflow prevention valves are to be provided to Building Management.

All commissioning to be undertaken in accordance with CIBSE Commissioning Codes.

Lift Car Protection

The Tenant is responsible for installing protection to the lift car interior finishes prior to commencing fit-out works and removing the protection upon completion of the works

• Central supervisory system.
• Access control system.
• Intruder alarm system.
• CCTV system; and
• Inter-communication system.

Access control

The building has been provided with an open protocol access control system, which controls access by proximity card or other approved means to:

• Lifts (including lift access to the basement levels by way of the base building carpark shuttle lifts);

• Car parks (system capable of being separately programmed for restricted car park access as well as remotely).

• Boom gates.

• Main entries and secondary entries.

• Fire stairs to enable tenant floor to floor use

• Bicycle storage and end of trip facilities.

• Mail room.

• Security room; and

• Plant rooms.

The access control system is linked to the CCTV system and, is capable of connecting to the internet for remote access and monitoring if required. There is capability to integrate a tenant’s access control systems with the base building access control system, provided the tenant system is compatible.

All external doors have monitored reed switches and monitored electronic strikes.

CCTV system

The building is equipped with a CCTV surveillance system. CCTV cameras provide coverage of:

• All main entries and exits.

• Main lobbies.

• Car park entrance.

• Lift lobbies.

• Passenger lifts.

• Main public areas within the building.

• External areas within the boundaries of the project.

• Entry to main switch room.

• External terraces and roof.

• General carpark and bicycle storage areas.

• Entry to end of trip amenities areas; and

• Waste collection facilities.

The cameras are of high resolution and connected to a digital recording system, through IP system. The footage is stored on a digital recording system having a minimum capacity of 60 days. The power to the CCTV system is backed up with a UPS for a minimum of 1 hour.

Intruder detection

All perimeter doors and access-controlled doors are monitored via reed switches by the building security system.

Intercommunication system

The vehicle entry has been provided with an intercom system comprising call station and master system.

Operation of the goods lift is always secured. Each typical office floor has provision to connect to the base building goods lift intercom system so as to be able to control the operation of the goods lift from the loading dock to the tenant’s floor.

The system comprises a common combined audio and visual head end intercom panel to enable the tenant to release the goods lift security to bring courier deliveries to a designated floor within the tenant’s premises.

Structure
The structural frame for the building, including its materials and components, is capable of performing over its design life at the prescribed level of safety and serviceability outlined in this section, under all actions to which it may be reasonably expected to be subjected over its design life.

Vertical Elements
Vertical elements consist of reinforced concrete columns, lift and stair core walls and retaining walls as the vertical load bearing elements for the structure. Composite columns (steel formed tubes with concrete infill) may be utilised to construct free standing individual columns between basement B1 and level 2.

Columns under the mega brace at the eastern end of the building is conventional concrete columns from basement B6 to the underside of lower ground. From lower ground to underside of roof the eastern columns are off form concrete.

Shear walls, lift and stair cores support the structure on the western side. These are conventional reinforced concrete.

Suspended Floor Slabs
The concrete slabs that form the floor plates for the low, mid- and high-rise slabs are similar. The floor plate design incorporates primary beams 550mm deep and 650 deep by 1800 wide at 9m centres that cantilever to the north and the south facades. The beams are tapered in the cantilevered portion and are profiled along their length to provide soffit notching to enhance service reticulation. Typically, a 150mm slab spans between the primary beams with a 180mm slab required in the eastern end span.

Building Codes
NCC 2015, Volume 1, Class 2 to Class 9 Buildings, Section B – Structure.
Australian Standards

Typically, the structural engineering design of the building is covered by Australian Standards; however, where particular circumstances are not covered by an Australian Standard, then reference to be made to relevant International Standards as recognised by the Institution of Engineers, Australia.

Design Loading
As a minimum, design loads for the buildings comply with Australian Standards and the Building Code of Australia.

Reference can also be made to the Property Council of Australia document titled “A Guide to Office Building Quality” – 2nd Edition, 2012. Live Load reduction has been applied where applicable as defined by AS/NZS 1170.1.

Design life
The building is designed and detailed for a 50-year minimum design life without requiring undue maintenance and repair.

Suspended Floor Slab Deflections
Maximum deflections generally to AS3600 table 2.3.2.
• Limited to span/250 total long-term deflection (span/125 cantilevers)
• Limited to span/500 incremental deflection (span/250 cantilevers) for lightweight partitions
• Limited to span/1000 incremental deflection (span/500 cantilevers) for members supporting masonry walls and brittle finishes.

Vibration Limits
The office floors meet vibration acceptance criteria specified for walking excitation. The vibration levels established by the acceptance criteria are dependent on the occupancy use and grade.

The acceptance criteria described below utilises the building vibration z-axis base curve for RMS acceleration from AS2670.2-1990 - Evaluation of human exposure to whole-body vibration, Part 2: Continuous and shock-induced vibration in buildings (1 to 80 Hz).
A multiplying factor, known as a response factor (R), is applied to the base curve from AS2670.2-1990 to reflect the intended use and performance expectations for the office floors.

Compactus
The office floor is capable of compactus loading of 7.6kPa at locations detailed in Appendix A

Inter-tenancy Stairs
The office floor is capable of the installation of inter-tenancy stair if required. Please see Appendix B for options of inter-tenancy stairs with the structural slabs