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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).

Type
Information
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 (%)

50%
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) 		No
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.

Access Process
Prior to any telecommunication equipment installation occurring the design will need to be reviewed by our consultants.  In the majority of circumstances, the chosen service providers(s) will require access to common areas, including the MDF Room and Communications Risers (other than those on the floor you intend to occupy), to prepare a suitable design for review.  The request to access site to prepare the design should also be made to TAS who will co-ordinate access between the chosen service provider and the Facilities Management Team at site.
  
Access requests can be made to the TAS team via their online portal. The requests are made by the chosen service provider directly to TAS via the TAS portal. The TAS portal is located at the following website address:

https://portal.telcoaccess.com.au

Design Review
Once the design has been prepared it will need to be submitted by the service provider to TAS for review.  TAS will provide a response to the service provider, in consultation with the Facilities Management Team.  It is most likely that the chosen service provider will be aware of this process.  For further information, you or your nominated service provider can contact TAS on the details provided above, noting that all submissions are to be made via the TAS portal.

Distributed Antenna System (DAS) – Mobile Phone Coverage
Please note that this property has a dedicated mobile coverage solution, known as a Distributed Antenna System (DAS). 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.

Context
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. The MCF is updated every few years to reflect the changes in technology and should be reviewed in accordance with these guidelines.

Tenant Activity Impact

There are primarily three (3) ways in which the DAS performance can be negatively impacted as a result of a tenant activity.

1.    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. 

2.    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.

3.    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 any 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 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 is 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 H&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.

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.

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 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) 		55VA/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
Communications
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) 		No
Soil and Waste Services
Sanitary stacks available on all levels 		Yes
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
Tower
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
AS2441

Lift services

Design & performance parameters
Tower
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

5
Goods Lift 1
Speed
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
Ceiling
System Suspended acoustic ceiling grid
Grid
Floor to Ceiling Height 2.7
Slab to Slab 3.6
Parking
Capacity 185 car spaces
Access Via Turbot Street
Maximum height clearance 1.95 m
Bicycle parking Lower Ground
Amenities
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. 

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

Powercomm

 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

Services
Contractor Company
Contact Information
Mechanical Services Interior Engineering 07 3217 6666
Electrical Services Interior Engineering 07 3217 6666
Structural Engineering

Meinhardts

 07 3018 5048
Hydraulic Services Interior Engineering 07 3217 6666
Fire Services Interior Engineering 07 3217 6666
BMCS Airmaster
Johnson Controls (JCI) 		1300 247 627
1800 659 378
DAS Wireless Coverage Solutions 1800 318 039