PLANS & SPECIFICATIONS

Schedule of Areas

Penthouse Office Deck

Typical Office Decks

Parking Decks

Basement

PLANNING GRID

1,200 mm x 1,200 mm

STRUCTURAL GRID

8,400 mm x 8,400 mm

FLOOR TO CEILING HEIGHT

2,500 mm

STRUCTURAL SLAB TO STRUCTURAL SLAB

3,570 mm with 300 mm slab

DESIGN OCCUPANCY LEVELS

1 person per 10 m²

Occupational densities may vary depending on layout, but will generally not be higher than 1 person per 7 m²

GENERATORS

Highly efficient back-up generators (Tier 3) will be installed to reduce fuel consumption and emissions and thus the overall impact on the environment.

Furthermore, the generators will be synchronised to work together, to match the required load, reducing the likelihood of large generators running at low efficiencies.

ENERGY SUB-METERING

The tenants’ electricity bills will show a breakdown of their consumption into the following three categories:

  • Lighting
  • Small power
  • HVAC

This is a Green Building Council initiative, which will assist the tenants in understanding where they are consuming energy, and thus in what areas they can attempt to improve energy efficiency.

LIGHTING SYSTEM

  • Highly efficient lighting, incorporating recessed T5 and LED luminaires, will be installed throughout the building.
  • The general and parking areas will all be controlled by occupancy sensors, to reduce energy consumption
  • The office area lighting system will be based on a DALI (Digital Addressable Lighting Interface) system, in line with Green Building Council requirements.
  • The office lighting will incorporate occupancy and daylight harvesting sensors, to automatically dim the lighting to a maximum of 400 lux (in accordance with Green Building Council requirements).

IT, TELECOMS AND CABLING

The building will be equipped with adequate containment wireways, to facilitate the installation of data and telecoms cabling to all tenanted floors.

SECURITY AND CCTV

The building entrances will be monitored by means of IP CCTV cameras. All movement in and out of the building will be recorded on a digital recorder. The access control system will control all pedestrian and vehicular access and all tenants will be required to use access cards to enter and leave the building.

GROUND WATER ABSTRACTION AND TREATMENT

Water will be abstracted by means of two borehole pumps. All water will go through a water treatment plant and will then be stored for building demand.

DOMESTIC WATER FITTINGS

Efficient, low-volume fittings, taps and toilets have been specified to conserve water consumption.

RAINWATER RECYCLING

Rainwater will be collected at roof level and channelled down to a small settling tank, before draining into a larger polyethylene tank, also used for initial storage of the groundwater. When demand exists within the domestic water system, water will first be sought from the receiver tank and only once capacity falls to below 25%, will the borehole pumps be activated.

BLACKWATER TREATMENT

All waste from basins, sinks, urinals, toilets and showers will be treated by a blackwater treatment plant before being discharged. A fungal process will break down the waste to levels deemed acceptable for discharge to the stormwater system. The sewage system employs gravitational drainage through sprayers and trickles across stacked peat crates. Once effluent has filtered through the peat, the by-product will collect in a sump below the crates and drain gravitationally to the stormwater system adjacent to the street.

WATER METERING

Water abstracted by the groundwater system and domestic water demand, will be measured.

FRESH AIR ENERGY RECOVERY SYSTEM

All fresh air systems will make use of energy recovery, utilising the exhaust air stream to assist in cooling the fresh air supply. This energy recovery will be achieved with the use of heat exchangers, coated with a desiccant to promote moisture transfer. This means of energy transfer will provide free cooling, and hence reduce capital equipment and running costs.

CHILLED WATER METERING FOR AIR CONDITIONERS

Chilled water metering will be provided for each office tenancy, to meter individual chilled water energy usage.

BUILDING MONITORING SYSTEM (BMS)

A building monitoring system will be installed, to provide integrated monitoring, an alarm system and HVAC diagnosis. The BMS will monitor all chilled water, water and electricity meters.

VERTICAL TRANSPORTATION

Vertical transportation consists of the following:

  • One 13-person shuttle lift, with a minimum speed of 1.6 m/s servicing parking levels.
  • One 13-person passenger/fireman’s lift, with a minimum speed of 1.6 m/s servicing all levels.
  • Three 13-person passenger lifts, with a minimum speed of 1.6 m/s servicing office levels
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