179 Turbot - Lifestyle 5
Turbot Place - 179 Turbot Street, Brisbane

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.


Brisbane_CBD, 179 Turbot St - Ground - Press-5

Air conditioning, Mechanical Ventilation
and Building Automation System (BAS).

Air Conditioning
  • 2x Carrier Centrifugal (main) and 1 Carrier Rotary Screw (low load) water cooled chillers
  • On Floor Air Handling Units – office floors
  • Variable Air Volume (VAV) boxes – office floors
Central air is provided to each office level by two or three variable volume Air Handling Units. Conditioned air is distributed by ceiling mounted ductwork servicing Variable Air Volume boxes.  
Internal Conditions
SUMMER | Dry Bulb Temperature (°C) 23°C +/- 1.0°C
SUMMER | Relative Humidity (%)


WINTER | Dry Bulb Temperature (°C) 21°C +/- 1.0°C
WINTER | Relative Humidity (%) 50%
External Design Conditions
SUMMER | Dry Bulb Temperature (°C) 32°C
SUMMER | Wet Bulb Temperature (°C) 23.5°C
WINTER | Dry Bulb Temperature (°C) 9°C
Tenant Condenser Water System Capacity
Cooling Capacity (NLA) (W/m²)
Heat Rejection (NLA) (Wm²)

18 W

Water Allocation (NLA) (L/s)/m2 0.000803 l/s per m2
Water Temperature 29.5°C in / 34.5°C out
Internal Loads
Population Density (NLA) Office 1 person / 10m2
Lighting (W/m2) 10
Outside Air | Minimum (L/s/person) 10
Maximum Noise Levels
Office areas (NR) 45
After Hours Air Conditioning
AHU | Whole Floor ($/hour) + GST $55
Normal Hours of Operation of Air Conditioning Plant 8:00am – 6:00pm Weekdays
Zones Per Floor
Number of Zones Up to16-Zones incorporating Perimeter & Interior
VAV's No of VAV’s per floor dependant on NLA
General Exhaust Riser
Capacity | Average per Floor (L/s)
Capacity | Maximum for One Floor (L/s)
Capacity | Toilet Exhaust (L/s per floor)
Supplementary Fresh Air Riser
Average per Floor (L/s)
Maximum for One Floor
Return Air Through Ceiling Space to RA Riser Yes
Building Monitoring and Control System
Type Johnson Controls P2000
Availability for Tenancy Monitoring 
(subject to approval)
Building Envelope Glazing
SC Maximum 0.38
U Maximum (w/m2K) 1.5

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

Lights are controlled from group switches.

Tenant Distribution Boards

All electrical circuits and GPOs must be numbered (circuit number and distribution board number) and the distribution board permanently labelled as appropriate. The load across phases must be balanced.


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
Power supply
Substation Arrangement 1 Substation
Capacity (kVA) 1 x 1500 kVa
Configuration Parallel
Feeder Arrangement Three 1500kVA TRX's
Tenant Power Supply
Determined by relevant (NLA)(VA/m2) 65VA/m2
Standby power
Type of Drive Diesel
Number of Sets 2
Rating 575kVA
Operation Arranged for automatic operation upon loss of normal supply.
Control Load transfer from "normal" supply to "emergency" supply is via automatic transfer switch.
Fuel Storage 2000 Litres
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)
Tenancy floor cabling facilities
In ceiling cable tray throughout core corridors Yes
Core and perimeter conduit droppers from ceiling to skirting duct. Yes
Ducted Skirting 200mm x 50mm 
Other Systems 3-channel extruded powder coated aluminium ducted skirting levels 4 to 19.
1 off general communications riser
Telephone Cabling
Incoming Cable Location Lower Ground
MDF Location Level 1
Pairs per Floor 1 pair 10m² 150 pair supply to Levels 3 to 6 and 23 to 24, 100 pairs to Level 7, 25, 26 and 200 pairs per floor to Levels 8 to 22
Building Lighting
Lighting Type Combination of T5 and T8 fluorescent luminaries on office tower
Energy efficient 1 X 28 watt fluorescent ceiling recessed troffers with diffusers and compact fluorescent downlights, approximately 7.8W/m2 lighting power density
Tenancy Lighting
Average maintained level of luminance (Open Plan) (lux) 400 - 700
Fittings Energy efficient 
1 X 28 watt fluorescent ceiling recessed troffers with diffusers and compact fluorescent downlights, approximately 7.8W/m2 lighting power density.
Emergency and Exit Lighting
Compliance (Standard) AS2293.1
Tenant Fittings Single Point
Type Single point base building Famco 
Master Minder MLC (Multi-Line Carrier) system.
Security and Access Control System
System Features
Manufacturer Johnson Controls
Card Type Proximity
24 hour/7 day monitoring from Security Desk No
Time lapse VCR/DVR Recording Yes
Tape Image Retention Period 2 Weeks
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 No
Plantrooms No
Loading Dock Yes
Closed Circuit Television (CCTV)
Building Entry and Exit Points Yes
Common and Public Areas Yes
Car Parks No
Loading Docks Yes
Goods Lift Yes
Car Park Lifts No
MATV System
TV Channels 7, 9, 10, ABC, SBS and FM Radio
Free to Air 
Channels (Digital)
Radio Digital
Antennae and Satellite Dish
Provisions available (subject to review and consideration of existing installations) Yes
Main Distribution Frame 
(pairs per floor)
MDF located on Level 1. 
Intermediate Distribution Frame
(on floor, pairs per floor)
IDF located on each floor. 150 pair supply to Levels 3 to 6 and 23 to 24, 100 pairs to Level 7, 25, 26 and 200 pairs per floor to Levels 8 to 22

Hydraulic Services

The hydraulic services consist of the following systems:
  • 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)
Soil and Waste Services
Sanitary stacks available on all levels
Cold Water Service
Water risers adjacent to stacks with isolation valves
Floor Coverage for provisional services
TIM Graphics
Fire Services

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
Sprinkler installation
Standard AS2118.1 -1999
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 Ampac
Code Compliance AS1670.4-2004
Maximum Area per Speaker on office floor standard! AS1670.4-2004
Hydrant and Hose Reels
Number per Floor (In accordance with BCA and NSWFB Spec 10) 2
Performance AS2419.1

Lift services

Design & performance parameters
General Lift Parameters
Lifts provided by back-up power Lifts 1 - 8
Security No
Power System Solid state direct drive with gearless machines
Number of Lifts Per Rise
Low Rise 3
High Rise


Goods Lift 1
Low Rise (m/s) 3
High Rise (m/s) 7
Duty (kg)
Low Rise 2000
High Rise 2000
Goods Lift 2000
Car Park Lift 1247
Average Waiting Interval (sec)
Low Rise 28.5
High Rise 35.5
Population Density (person/m² NLA)
Low Rise 1:10
High Rise 1:10
Passenger Lift Dimensions (mm)
Door Opening Size - Width 1200
Door Opening Size - Height  2250
Internal Car Dimensions - Width  2150
Internal Car Dimension - Depth  1800
Internal Car Dimension - Height 2600
Goods Lift Dimensions (mm)
Outer Dimensions 1700w x 2100d x 2900h
Access Door Dimensions 1400w x 2350h

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:
  • Mechanical Services
  • Air conditioning is provided with Direct Digital Control (DDC) system. The central plant is controlled by a selection of master sensors from various floors.
The following programmes are provided:
  • Optimum start-stop of main air conditioning plant
  • Outside air economy cycle initiation and control
  • Optimum chiller sequencing of all chillers
  • Boiler sequencing.
  • After hours air conditioning is logged by the BMS system and includes the number of hours run, the time, date and floor for which it is required. AHAC can be activated with an authorised access card swiping over the AHAC reader located next to the directory board on Bligh Street Entrance.
  • Electrical Services
  • Lift Services
  • OTIS REM lift monitoring
  • Fire Services
  • The BAS monitors the alarms and sends an email to the Building Management Team.
  • Hydraulic Services
  • The BAS monitors the alarms and status of the hydraulic services.

Other Specifications

Design and Performance Parameters
System Suspended acoustic ceiling grid
Floor to Ceiling Height 2.7
Slab to Slab 3.6
Capacity 185 car spaces
Access Via Turbot Street
Maximum height clearance 1.95 m
Bicycle parking Lower Ground
Accessible Toilets All Levels
Shower Facilities Level 1

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. 

Contractor Company
Contact Information
Access Control Schneider 137 328
Auto Doors Dormakaba 1800 675 411
BMCS Airmaster 1300 247 627
BMU GDP 1300 841 888
CCTV Schneider 137 328
Cleaning Services Ozland Group 1300 144 114
Communications Powercomm 07 3262 8100
Data Commissioning Willow Technology

Selwyn Rees:

DAS Telstra Jordan Hamilton: jordan.Hamilton@team.telstra.com 
Doors Dormakaba 1800 675 411


07 3262 8100
Emergency and Exit Lighting Powercomm 07 3262 8100
Fire Services and EWIS Grosvenor Engineering Group 02 9758 9555
Flooring John Ross & Associates 07 3374 0777
Glass Works Glaziers.com 07 3807 9991
Handyman Edsring Property Maintenance 02 9904 8194
Hydraulic Services National Plumbing 07 3352 6998
Hygiene Services Flick Anticimex 131 440
Indoor/Outdoor Plants The Plant Management Company 07 3268 4101
Lifts and Escalators Kone 1300 362 022
Master Key System Amalgamated Locksmiths 07 3252 7872
MATV System Powercomm

07 3262 8100

Mechanical Services Airmaster 1300 247 627
Security Services EGroup Services 02 9561 3111
Thermograph Powercomm 07 3262 8100
Waste Removal Cleanaway 07 3866 8900
Waste Treatment Cleanaway 07 3866 8900
Window Cleaning GDP 1300 841 848
Warden / Emergency Training Hendry 1800 875 371

Engineering Contractors

Contractor Company
Contact Information
Mechanical Services Airmaster 1300 247 627
Electrical Services Interior Engineering 07 3217 6666
Structural Engineering


07 3018 5048
Hydraulic Services
Fire Services Interior Engineering 07 3217 6666
BMCS Airmaster 1300 247 627
DAS Wireless Coverage Solutions 1800 318 039