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outline building specification
ABBEY GARDENS, READING
HERMES BELL / HAMMER
11013
authorised by
AR
reference
D:\769829390.doc
date issued
October 2011
revision
Revision D
SPECIFICATION REVISIONS
Rev
App’d by
Notes and Schedule of Clauses
Date
authorised by
AR
reference
D:\769829390.doc
date issued
October 2011
revision
Revision D
Outline Building Specification – Abbey Gardens, Reading
CRITICAL PERFORMANCE CRITERIA
Quality Standards
The overall quality standard for the project shall be that which is expected from a quality
office development.
The project is to comply with all current British or European
Standard Statutory Regulations, and good practice. However these are to be considered
as the minimum requirements as set out in all relevant legislation and any statutory
instrument, Building Regulation, by law, or European Standard and Code of Practice.
The building will also be designed to aim to achieve a BREEAM rating of ‘very good’ as
a baseline.
Building Life
The buildings will be designed with materials, components and techniques that are readily
available, reliable and maintainable and that the building should be maintained in
accordance with good practice and the guidelines and recommendations contained in the
maintenance manuals.
The design life spans of the major components of the mechanical and electrical
engineering systems and lift installations are to be not less than as stated below:-

Air Handling Units
15 years

Pump sets
20 years

Control panels
15 years

Luminaries
15 years

Fan coil units/ VRF
15 years

New Lifts
20 years
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Outline Building Specification – Abbey Gardens, Reading
These periods
components.
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assume
well
maintained
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plant
and
exclude
individual
replacement
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Outline Building Specification – Abbey Gardens, Reading
ACCOMMODATION
Accommodation and Car Parking
As existing
space.
but
with
additional
area
for
reception
Occupancy Density
One person per 10 m2 of net lettable office area for
design of building services.
One person per 12 m2 of net lettable office area for
design of lifts
Sanitary Provision
WC accommodation to be based on 1 person per
10m2 net with 50/50 split between male and female
occupants.
Office Depths
As existing.
Central Columns
As shown on architectural/structural layouts.
Office Division Module
Module varies (based on existing grid).
False Ceiling Heights
Clear floor to ceiling heights in the office area of not
less than 2600mm.
Clear floor to ceiling heights in toilets to be not less
than 2400mm.
Sectional Letting Requirements
The building shall be designed to be used individually
and utilised by maximum 2 tenants per floor on a
floor by floor basis.
Planning Grid
The project will be planned and designed on the
basis of a quality office development.
The planning grid will be based on a module that
gives flexibility for partition layouts.
Raised Floor
July 2011
Allowance will be made on all floors for a nominal
minimum 100mm floor zone (overall raised access
floor) for the distribution of power, voice and data
cabling and other tenant services.
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Outline Building Specification – Abbey Gardens, Reading
STRUCTURE
Foundations, Building + Roof
Structure
Reinforced in-situ concrete frame with 275/300mm
existing slab & two layers of reinforcement.
Imposed Floor Loadings
As existing – 3.5kN/m²
Raised floors, building service
suspended ceiling Loading
0.5 KN/m2 in addition to the above loadings.
Demountable Partitions
1.0KN per m2 for demountable partitions in addition to
the above loadings.
Fire Standards
To comply with Building Regulations.
Services Holes, Ducts and Plant
Area
The design will accommodate sufficient riser ducts to
facilitate the future installation of tenant’s power and
data communication systems at each floor level and to
suit the divisibility of floors.
BUILDING ENCLOSURE
External Walls
Generally curtain walling and stone cladding. Curtain
walling to be refurbished in accordance to specialist
recommendation.
Reception Area
Curtain walling system comprising of full height glazing
to main entrances and feature canopy.
Insulation Value
‘U’ values for new construction are to be
accordance with current Building Regulations
Approved Document Part L.
Glazing Types
Double glazed sealed clear glass.
Blinds
Provision to allow tenant to install glare control blinds.
Entrance Doors
Powered circle slide entrance door.
Fully glazed automatic disabled access doors.
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in
–
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Outline Building Specification – Abbey Gardens, Reading
Roof Plant Enclosure
Existing to be repaired, treated, and new spray PPC
coating applied. New louvers to Architect and M&E
requirements
Perimeter Roof to Plant
To be stripped back to structure – copings, flashings
and safety railing removed, new asphalt or similar
approved applied and dressed around existing
cleaning/access equipment and up walls.
Existing
copings & safety railing to be refurbished where
possible - stripped back, treated and new PPC
applied, or replaced as necessary.
Plant Room Roof
To be stripped back to structure – copings and
flashings removed, and new butyl sheet or similar
approved applied and dressed around new or existing
duct openings.
Existing copings to be refurbished
where possible - to be stripped back, treated and
new PPC applied, or replaced as necessary.
Roof Access
From within existing plant room.
Cleaning + Safety
Existing cleaning gantry system at roof level to be
tested and certified.
Noise and Vibration Levels
All new plant in the building will be designed as a
minimum to comply with BS6472.
The building will be designed to the following internal
noise criteria:
Office (open plan) areas generally NR 38.

Entrance halls, corridors and circulation stairs NR
40-45.

Lavatories NR 45.
INTERNAL WALLS
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Outline Building Specification – Abbey Gardens, Reading
Solid Walls
100mm block-work walls to staircases to be dot and
dab plaster-boarded, principle core walls and principle
duct riser shafts for stability and fire rating. 70/100
mm stud walls to secondary walls as per architectural
layout.
Architraves + Skirtings
New to replace existing. Hardwood to common areas.
White painted MDF in office floor plates
INTERNAL DOORS
Demountable Walls
By tenant.
Door Frame Types
Hardwood to common areas and secondary stair core
door. White painted elsewhere.
Door Types
Full height solid core hardwood doors to common
areas and solid core white painted elsewhere.
Architraves
Hardwood to common areas and stairs and white
painted elsewhere.
Ironmongery including Locking
Facility
Satin stainless steel ironmongery.
floor with single grand master.
Sub-mastering per
STAIRCASES
Main Staircases
New balustrade, handrail, skirting and carpet. Walls to
be make good and repainted
Escape Staircases
As above but retain and refurbish handrails.
Rise and Going
As existing.
Wall + Skirting Finishes
New skirtings and stringers to architectural details
Floor Finishes
All staircases to have a carpet finish.
Wall Rails
New stainless steel handrail on stainless steel brackets
to main staircase.
Refurbish existing handrails in
secondary staircase.
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Outline Building Specification – Abbey Gardens, Reading
Balustrading
New stainless steel uprights with stainless steel
balustrades and handrails to main staircase. Refurbish
existing to secondary staircase.
False Ceilings
New plasterboard ceiling at floor levels only. Retain
and repair existing soffits to stairs.
Floor Numbering
To be incorporated at each floor.
PASSENGER LIFTS
3 No. new lifts operating at 2m/s in existing shafts
incorporating destination control system.
Size
16 person (1250kg) cars to match existing.
Door + Frames
Stainless steel door coverings with stainless steel
frames with 1100mm wide, 2100 high openings at
landings.
Internal Finishes
Illuminated ceiling at min. 2300mm. Stainless steel
trims, panels and rails.
Call System + Control
Triplex computerised destination control with entry call
stations at each level.
Emergency System
Automatic system within the car.
Telephone Facilities
Provision to be made for tenant’s telephone.
Performance
Morning up-peak average waiting time at the main
entrance of less than 30s with an average time to
destination of less than 80s, based on a 5-min
handling capacity of at least 15% of the.
Lunchtime average waiting time across all served
floors of not more than 40s, based on a two-way
5-min handling capacity of 12% (e.g. 5% up, 2%
inter-floor & 5% down).
Design population based on 1 person per 12 m2 and
car loading nominally to no more than 80% of rated
capacity.
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Outline Building Specification – Abbey Gardens, Reading
FIREMANS/GOOD LIFT
Size
1 No. new, 13 person (1000kg) car to match
existing. Lift operating at 1 m/s in existing shaft.
Door + Frames
Stainless steel door coverings with stainless steel
frames with 1100mm wide, 2100 high openings at
landings.
Internal Finishes
Linen finish stainless
steel handrails.
Call System + Control
Simplex full directional collective.
Emergency System
Automatic system within the car.
Telephone Facilities
Provision to be made for tenant’s telephone.
steel,
with
brushed
stainless
OFFICE AREAS
Wall + Skirting Finishes
Plasterboard and emulsion with painted MDF skirting.
Ceiling Finishes
Metal tile ceilings with ultra micro perforated lift out
tiles on white metal T support system with plaster
board margins.
Floor Finishes
Office areas at Ground and 7th floor only should be
carpeted throughout with heavy duty interface or equal
and approved carpet.
Ceiling Access Requirement
Fully accessible.
Window Boards
White painted MDF window boards to Ground and 7 th
floor perimeter boxing out to architects details.
Perimeter lining
New curtain wall lining below cill levels from 1st - 6th
floors to have face applied white painted plasterboard
with top plant on edge trim and white painted MDF
skirtings.
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Outline Building Specification – Abbey Gardens, Reading
Raised Floor
100 mm nominal new/ renewed raised floor system
PSA MOB medium grade to provide a nominal zone
of 60mm clear void using 600 x 600 fully
encapsulated panels on an adjustable steel pedestal
system.
TOILETS
Size + Accommodation
As new core layouts.
Walls
Painted plasterboard walls, tiles around
ground floor super-loo’s and urinals.
Floor Finishes
Floor screed with tiled floor.
Ceiling Finishes
Painted plasterboard ceiling with P/B margins and
metal planks for access within WC cubicles.
False Ceiling Heights
Min. 2.4m.
Vanity Units
Stone vanity
basins
Sanitary Type
White glazed.
Hand Dryers
Provision for hand dryers (spur only) to all toilets
excluding Superloos. Hand dryers by tenant.
Hand Towel Dispenser
To be provided to all toilets.
Mirror
Wall mirrors above vanity unit.
WC Cubicle Design
Full height propriety timber veneered cubicle front wall
and door system with full height stud partitions with
sound insulation between cubicles.
units
with
recessed
or
sinks
in
under-slung
UPS type access panel system to rear with high
gloss finish.
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Outline Building Specification – Abbey Gardens, Reading
Bins
To be provided in Superloos at ground & lowerground floor only. 1st – 7th floor by tenants.
CYCLISTS PROVISIONS
Size + Accommodation
As new layouts.
Cycle store
New cycle store to accommodate 33 bicycles to be
provided at lower ground floor with direct swipe
control access from Abbey Street, in accordance with
Breeam requirements.
Changing areas
To be provided at lower ground level in compliance
with Breeam requirements.
Provision consists of ;

4
No.
unisex
showers
with
private
associated changing space incorporating fold
down bench.

1 No unisex combined disabled shower and
WC with private associated changing space.

1 No unisex Super-loo
Walls
Painted plasterboard walls, tiles within shower areas
and around sink in WC’s.
Floor Finishes
Floor screed with tiled floor.
Ceiling Finishes
Moisture resistant painted plasterboard ceiling with P/B
margins and metal planks for access within WC and
shower cubicles.
False Ceiling Heights
Min. 2.4m.
Sanitary Type
White glazed.
Hand Towel Dispenser
To be provided in super-loo.
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Outline Building Specification – Abbey Gardens, Reading
Mirror
Wall mirrors above sink in superloos and in each
changing area adjacent to showers.
WC/Shower Cubicle Design
Full height propriety laminate cubicle front wall and
door system with full height stud partitions with sound
insulation between cubicles.
Shower and changing
area walls to be fully tiled.
UPS type access panel system to rear with high
gloss finish.
Bins
To be provided in Super-loo.
Additional bins in
changing rooms to be provided by tenants.
Disabled Toilet
Combined with Disabled shower
Disabled Shower
Combined with Disabled WC
TEA MAKING FACILITIES
Provided for ground floor reception adjacent to main
lift core. To consist of laminate counter with sink &
draining area with associated services. Overhead and
under-counter cupboards to be provided to 1 No wall
only.
3 No double sockets to be provided, 1 No to side
and back walls together with supply and drainage
provision to for dishwasher. All electrical goods to be
provided by tenant.
CLEANER STORE
Size + Location
1 No. at each floor level.
Sink Facilities
1 Belfast sink.
Walls
White painted plaster walls with tiling around sinks
Floors and Skirtings
Vinyl on floor screed with integrated vinyl skirting.
Ceiling Finishes
Plaster painted.
PLANT ROOMS
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Outline Building Specification – Abbey Gardens, Reading
Wall /Skirting Finishes
As existing or new to M&E and architectural layout.
Floor Finishes
As above.
Joinery
Solid core doors, softwood frames, all painted.
ENTRANCE & RECEPTION AREA
Location and Size
As layout drawings, with glazed powered circle slide
entrance door and glazed automatic disabled access
door.
Steps
New internal and external steps.
External steps to
be stone to match reception floor with shot blasted or
similar finish appropriate to external use.
Mat Wells
Entrance Mat to be provided in stainless steel well.
Disabled Access
Though automatic glazed doors with push activation in
adjacent wall and ADM compliant lift from street level
to reception level.
ADM compliant WC provided adjacent to lifts.
Toilet
Reception Desk
Glass and timber reception DDA compliant reception
desk. Key cupboard and storage for 2 no of
workstations (general use and monitoring) to be
incorporated into reception desk design.
Feature Wall
Feature walls to architects design behind reception
desk to run full width of reception 'alcove'.
Floor Finish
Stone flooring with matching tiled skirting.
Wall Finish
Feature walls or painted plasterboard wall finishes to
architectural details.
Ceiling Finishes
Solid plasterboard. – Acoustic plasterboard over
reception and eating area. Perforated metal access
panels as shown on architectural drawings.
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Outline Building Specification – Abbey Gardens, Reading
Phones + Power Facilities
Provision of floor boxes adjoining seating and
reception desk positions.
Control Panels
Fire alarm control panel to be incorporated into wall
cladding.
Services
Main entrance shall be heated and cooled via a
multi-split heat-pump changeover system operating in
conjunction with under floor electric heating and
electric overdoor hot air curtains.
Lift Lobby Access Control
Access barriers to be provided in front of lift lobby on
ground floor level. Access control to lobby doors on
other floors.
OFFICE AIR CONDITIONING
Office System Type
Simultaneous heating & cooling variable refrigerant flow
(VRF) multi-split systems.
Indoor VRF units
distributed generally in line with BCO 2009
recommendations to provide flexibility for future cellular
office by tenant.
Conditioned air delivered to room
via high induction swirl diffusers.
Fresh air ventilation provided from central heat
recovery supply/extract plant distributing air to suction
inlet of each indoor VRF unit.
Design Temperatures
The building and engineering services will be designed
on the following criteria taking into account the
potential divisibility and controllability of the building
services.
External Design Conditions

Dry bulb summer 29oC

Wet bulb summer 20oC

Dry bulb winter –4oC

Wet Bulb winter –4oC
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Outline Building Specification – Abbey Gardens, Reading
Internal Design Conditions






Office: Winter 21oC
Office: Summer: 23oC
Lavatories: Winter 19oC
Staircases and circulation: Winter 18oC
Entrance hall: Winter 21oC
Entrance hall: Summer 24oC
Temperature Control Tolerance
+/- 2oC
Occupancy Density (for cooling
& fresh air ventilation)
1 person per 10 m2 net lettable office area.
Cooling Loads
The basis of the small power loading will be 25
W/m2.
The basis of heat gain for lighting will be a maximum
of 12W/m2.
The design and performance of the mechanical
systems shall not be dependent on the installation of
internal blinds.
Fresh Air Rate
12 litres/sec/person
Infiltration Rate
To be as indicated in the CIBSE Guide air
permeability standards applicable at the time of
construction (minimum offices at 0.5 air change per
hour for winter design conditions and 0.25 air change
per hour for summer design conditions and reception
entrance to assume 2 air changes per hour &
stair/lift lobbies 1 air changes per hour)
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Outline Building Specification – Abbey Gardens, Reading
TOILET VENTILATION
System Type
Central system for toilet cores (extract only).
10 air changes per hour (min) or 25 litres from
each cubicle – whichever is the greater value.
Air
intake to be via transfer ducting and grilles from the
adjoining office areas. Doors to cubicles to be under
cut.
Noise Level
NR45.
HEATING
Heating Plant
Existing central gas fired boilers serving the north &
central blocks retained within the south block 8 th floor
plantroom.
PLUMBING
Storage Tanks
Located in basement & roof.
Soil + Waste System
A single pipe system within each toilet core. Vertical
stacks and UPC horizontal run-outs.
Pipe Materials
UPVC or cast iron/copper pipework throughout.
Water Meters
To be provided.
Hot Water System
Local electrical water heaters per toilet serving wash
hand basins, showers and sinks.
DRAINAGE
System Design
To Local Authority’s requirements.
Standards of Materials
To match the existing installations.
Manhole Covers
If in building or hard landscaped areas tray type
covers. Standard metal covers to new plant, car park,
driving lanes and soft landscaped areas.
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Outline Building Specification – Abbey Gardens, Reading
ELECTRICAL SYSTEM
Design Loads
Small Power
The basis of the small power loading will be 25
W/m2.
Heat Gain
The basis of heat gain for lighting will be a maximum
of 12W/m2
Underfloor Power Distribution
The building will be designed to accommodate a
power distribution system which will be flexible,
capable of integration with furniture system, and the
voice and data cabling systems and shall permit easy
and cost effective adjustment of desk layouts.
The
power distribution system and the voice and data
cabling systems are part of the tenants fit out. The
floor void is to have smoke barriers as required by
the Building Regulations.
Wiring + Flexibility
Core areas to be fully wired and re-wireable. Small
power wiring and outlet boxes to office floors to be
by the tenant.
Power Outlets
General cleaning points to
installed to the cores only.
Switch Gear Location
Basement – as existing area.
Distribution Board Locations
Two distribution boards in distribution risers at each
floor level.
Earthing Requirements
To the latest IEE regulations.
Fire Alarm + Fire Protection
System
To specialist requirements.
Security Systems
Builders work provision to reception desk and to
location for security cameras at all ground floor
external doors.
Provision for intercom system to reception and main
entrance door, cycling and car parking entrance.
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be
wall
mounted
and
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Outline Building Specification – Abbey Gardens, Reading
Access System
Provision for swipe card access for containment
barriers on ground floor level and lobby doors on
other floors.
LIGHTING
Lighting Levels to All Areas
Lighting to have high frequency dimmable control gear.
Lighting to office areas to be 400 lux maintained
average in open plan, with a uniformity ratio of 0.8
at desk height. Lighting to core and toilet areas to
be 150 lux maintained (min) at floor.
Lighting
levels in new plant areas to be 200 lux.
Fittings in core and stair areas to be wall mounted
downlighters
Special Lighting
Specialist fittings in entrance hall areas.
lights and floors uplights.
Ceiling down
Emergency Lighting
Local 3-hour battery packs to feed light fittings in
office and core areas to provide emergency lighting to
the Local Authority’s standard and BS 5266.
Light Switching Flexibility
Office floors and toilet areas to be switched by
automatic control system using PIR and perimeter
daylight dimming.
Staircase to be conventionally switched.
Lighting Design Philosophy
Lighting design philosophy will include:
Group lamp change after 8000 hours.

Luminaries cleaned every two years.

Room surfaces cleaned every four years.
Automatic lighting control system shall be provided in
accordance with AD.L, BREEAM and CRCEES
Office lighting designed to be in the spirit of LG7
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Outline Building Specification – Abbey Gardens, Reading
METERS
Sub-metering Facilities
Facilities for future installation of sub-metering on a
floor by floor basis, plus local metering provided in
accordance with AD.L and BREEAM.
FIRE SYSTEMS
Smoke Detectors
Installation to meet L/A requirements.
Fire Alarm System
Fire alarm system category L2 to be provided to BS
5839 including break glass call points and sounders.
Hand Appliances
By Tenant.
Smoke Control
Existing central staircase ventilators removed and
replaced with new automatic opening vent (AOV) to
stair head in accordance with Building regulations.
LIGHTNING PROTECTION SYSTEM
Facility + Type
New concealed tape if required to be used as
conductors to the lightning system, including cross
bonding to new items of plant.
(Where earth
continuity is not available through structure), to BS
62305.
WASTE DISPOSAL
Collection of Rubbish
From Abbey Street via service yard as lower ground
layout and incorporating a water supply and drainage
for wash down.
Recycling
From Abbey Street via service yard as lower ground
layout in accordance with Breeam requirements and
incorporating a water supply and drainage for wash
down.
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Outline Building Specification – Abbey Gardens, Reading
SIGNS
Internal Building Signs
Fire escape requirements and normal toilet signage
only stainless steel.
Tenants’ directory signage location to be indicated.
Signage to architect’s design by tenant.
Road Signs
New painted lining to demarcate south
provisions to car park and service area.
Car park surface
at underground and basement
Patch repair as SE details and specifications.
block
KEY SUITING
Internal Key Suiting
Master key for building.
Sub master for cleaning.
Sub master for each floor level.
EXTERNAL WORKS
Forecourts
External Boundary Walls/Planters
Existing boundary walls and planters to be repaired
and made good where necessary with new planting
to Landscape designers’ specifications.
Existing hard Landscape paved
Areas
Repaired as required
Existing Pedestrian Walkways and
Kerbs
Repaired as required
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Outline Building Specification – Abbey Gardens, Reading
New landscape scheme to
reception area
As per architectural and landscape architects details.
ENERGY CONSERVATION +
SPECIAL REQUIREMENTS
A building management system will be provided
BREEAM
The
design
will
accommodate
the
BREEAM
assessment criteria and achieve very good standard.
TENANT’S PLANT
Provision made for future tenants plant at roof and
basement level.
Tenant riser to
through building.
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allow
routing
of
tenant
services
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