Tenant Information Manual
Building Technical Specifications
Mechanical Services
This section covers air conditioning, mechanical ventilation, and aspects of the Building Mechanical System (BMS).
Connection interphase to base building BMS must be discussed with the Building Management Team prior to any HVAC mechanical services works commencing in the fit-out.
During your fit-out, please provide your Project Manager with detailed plans showing the location of all staff, equipment, and lighting so the heat load and the usage of all areas can be determined. The Project Manager will also need to provide these plans to the Building Management Team’s preferred air conditioning consultant.
Ductwork modifications must be minimised to maintain straight duct runs, the use of flexible ducts need to kept to a minimum with bends kept under radius of 1.5 diameters.
Areas which are highly partitioned or have floor to slab partitioning must have sufficient return air grilles to allow return air to traverse the above ceiling space when partitioned doors are shut.
Tenancies on multi-tenanted floors may require either acoustic security transfer ducts across the tenancy dividing partition or return air grilles in the tenancy wall to the core corridor and corridor ceiling grilles; to allow the return air from the tenancy to leave the tenancy and return to the false ceiling level to return to the return air riser.
Air and water balancing of fit-out works must be performed by approved balancing contractors. The final balancing detail must be reviewed by the base building services consultant.
Air conditioning, Mechanical Ventilation
and Building Automation System (BAS).
Type |
Information |
|---|---|
| Air Conditioning | |
|
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. |
Tenant Lighting
Tenant Distribution Boards
Wiring
All wiring run in ceiling spaces, including the central service corridor, must be supported on trays or catenaries, or clipped to the slab and bundled by means of cable ties.
No wiring whatsoever will be allowed to lie on the ceiling grid or tiles, be clipped to the sprinkler pipe work or run in the data cable trays.
To assist you with the cabling of power and communications cabling from the core area services, cupboards to the tenancy area facilities have been provided and are mentioned below.
Design & performance parameters |
Tower |
|---|---|
| Power supply | |
| Substation Arrangement | 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
-
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 |
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:
|
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: |
| 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 | Airmaster | 1300 247 627 |
| Electrical Services | Interior Engineering | 07 3217 6666 |
| Structural Engineering |
Meinhardts |
07 3018 5048 |
| Hydraulic Services | ||
| Fire Services | Interior Engineering | 07 3217 6666 |
| BMCS | Airmaster | 1300 247 627 |
| DAS | Wireless Coverage Solutions | 1800 318 039 |