2 Fitzroy Place
The building comprises seven floors of office accommodation around three sides of a central core. At ground floor the building has one principal pedestrian entrance located on Mortimer Street to the south which can also be approached via a new landscaped courtyard to the north.
The building is designed to contain the following uses at the listed locations:
- Basement: Plant rooms.
- Lower ground: Car and cycle parking, retail accommodation, male and female WCs, showers, locker facilities, office general waste and recycling stores.
- Ground: Main office entrance and reception, vehicle service bay (under adjacent commercial office building), security and fire command room, building management suite, retail areas and plant rooms.
- Levels 1 to 7: Office accommodation.
- Level 6: Terrace roof and window cleaning equipment.
- Roof: Plant, lift over-runs and screened plant enclosure.
All office levels including ground are interlinked with passenger, firefighting and goods lifts and access stairs within the core location. All floors have goods lift service.
The building superstructure comprises a structural steel frame and composite concrete slabs. Cellular beams facilitate distribution of services. An offset concrete core provides lateral stability. The structural frame is supported on two levels of reinforced concrete substructure and a raft foundation.
The external walls to the offices are principally composed of reconstituted stone and brick cladding with natural stone column bases organised around a 1.5m planning module. Fixed windows are expressed as punched openings in the façade and are framed in anodised aluminium with high-performance clear double-glazed units. Roller-blind housings are provided at the head of windows for the future tenant installation of glare-control blinds.
A series of cylindrical, glass-reinforced concrete louvres are fixed to the solid spandrel panels adding texture to the façade and providing a level of solar shading to the glazed areas. At 1st, 6th and 7th floors, the spandrel elements are constructed as insulated aluminium shadow boxes with a ceramic fritting pattern to the glass.
The 7th floor glazing provides a ‘crown’ to the head of the building in the form of the vaulted arches. These elements are fully glazed and formed from reconstituted stone panels which are expressed internally as near double height spaces around the perimeter of the top floor.
Cladding at ground floor is generally full-height aluminium-framed glazing to the office reception and retail frontages, with the latter incorporating a band of high-level anodised aluminium louvres for future servicing. Anodised aluminium louvres are also provided to areas of plant on the Mortimer Street elevation. The office entrance employs a fully-glazed 3-leaf automatic powered revolving door with a separate powered glazed pass door finished to match the office cladding.
2.2 Office areas
Office areas have the following finishes:
- Office perimeter walls/columns: Painted drylining capable of accepting tenant finishes. PPC aluminium casing to perimeter columns and painted drylined casing to internal columns.
- Office core walls: Full-height painted MDF panels (see section 2.6).
- Internal core walls to WC core partitions: Metal stud plasterboard partitions finished with full-height painted MDF panels with sliding folding painted MDF screen in front of goods lift. Robust obscured glazed side screens beside WC entrance.
- Floors: Concrete slab suitably finished to receive the fully accessible 600mm x 600mm raised floor panels suitable for carpet (carpet is not included). Floors to reception/lobby, WC cores and internal lobbies are natural stone (marble) and shower areas are ceramic tiles bedded onto lightweight screed.
- Ceiling: Polyester powder-coated perforated metal plank-type suspended ceiling system, incorporating multi-service tiles. Plasterboard perimeter ceiling to edges of floor plate with continuous metal bulkhead and cove lighting around core. Plasterboard ceilings with perimeter bulkheads and integrated services to reception/lobby, WC core and internal core ceilings.
2.3 Entrance lobby and reception area
The floor is finished with natural marble stone with glass-reinforced cement tiles to a recessed perimeter trench detail which incorporates concealed LED lighting and brass trims. Mat wells are provided at the entrance doors. Ceiling finishes are high quality painted plasterboard with circular, domed glass-reinforced gypsum feature ceiling coffers incorporating LED lighting and a brass metal curtain and recessed cove lighting to the lift lobby. Reception walls and ceiling will be clad in glass-reinforced cement and brass panelling with a profiled leather-clad wall forming a backdrop to the ‘distressed’ timber reception desk. Internal doors will be clad in timber veneer or solid surface (Corian). The lift lobby walls will be clad in glass-reinforced cement panels in a contrasting colour to the main reception. The lift lobby and reception areas are separated by a ‘proscenium’ clad in dark grey natural stone to floor, walls and ceiling. The main ground floor entrance is accessed from Mortimer Street via a double-height external colonnade.
Toilets have the following finishes:
- Walls: High-quality including a combination of obscured glass, mirror, Corian white-laminated panels and natural stone marble.
- Floors and skirtings: Natural stone marble.
- Ceilings: Painted drylined suspended ceiling with continuous perimeter bulkheads with concealed lighting and ventilation grilles.
- Doors and entrance screens: Full-height metal-framed with obscured glazing.
- Toilet partitions: Solid full-height white-laminated cubicle system with Corian surface doors and pilasters.
- Sundry toilet items: Including toilet roll holder, concealed built-in paper towel dispensers and bins (and facility for tenant to add a hot air hand drier), access panels, door coat hook and stops in brushed-satin stainless steel.
- Disabled person toilets: On each office floor unisex disabled toilets are provided. Finishes are similar to those in the main toilets. Disabled person sanitary fittings, stainless steel grab rails and alarm systems are provided.
At lower ground floor there are 10 showers (5 male, 4 female and 1 accessible) along with 66 lockers.
Lifts have the following finishes:
- Passenger lift cars: Brushed-satin stainless steel doors and car-operating panels. Lustre finish stainless steel side walls and mirrored rear wall with natural marble stone below handrail. Natural marble stone tile floor finish and backlit translucent ceiling. A brushed-satin stainless steel handrail to the rear wall of the lift car.
- Goods lift cars: Manufacturer’s standard range rigidised stainless steel. Studded rubber floor and brushed-satin stainless-steel ceiling. Internal and all external doors are brushed-satin stainless steel. 2 no. stainless steel-clad rails for protection are incorporated in the car.
2.7 Doors, frames and ironmongery
Doors: Entrance doors to offices and fire stairs are glazed metal-framed fire doors. Entrance doors to fire stairs and disabled toilets are laminate-faced, solid-core, fire-rated door sets where required. Doors within office areas to riser cores are full-height painted MDF panels, with secondary fire-rated timber core doors behind with hardwood frames. Metal PPC doors to plant areas.
Ironmongery: Ironmongery is stainless steel and includes all handles, latches, flush bolts, kicking plates, locks (with a floor-by-floor suiting/key system), self-closers as required, WC signs, toilet roll holders and cubicle coat hooks which are of compatible design and finish. Ironmongery to proprietary steel doors is selected from the door manufacturer’s standard range.
2.8 Vehicular access
Car park: Car parking is located at lower ground accessed from Cleveland Street.
Loading bay: Accessed from Cleveland Street, provided with an external shutter and adjacent emergency exit doors. Delivery vehicles of up to 3.5m high and 10m long are accommodated.
3.0 FACILITIES FOR FUTURE OCCUPIER USE
- Area provision for additional heat rejection/cooling units to serve tenant IT equipment rooms.
- Area provision for tenants’ future diesel generator sets.
- Area provision for tenants’ future kitchen extract plant.
- Area provision for fuel storage to tenants’ future use diesel generator sets.
- Area provision for tenants’ generator switchroom.
3.3 Enhanced services
The heating and chilled water circuits are hydraulically separated at office floor level by a packaged heat exchanger unit incorporating tertiary heating and cooling circulating pumps. Levels 6 and 7 are provided with a single packaged heat exchanger unit at level 5.
Planning of ventilation and electrical risers based upon a floor tenancy split between 60:40 and 40:60.
- For tenant use: Tenant kitchen extract duct. Waste and cold water services, blank service connections on each side of the core.
- For future tenant fit-out: Tenant comms riser on each side of the core. Riser space provision for tenant IT equipment room cooling pipework and power supplies. Tenant IT equipment rooms to be located within the office floor plate. Space provision for future tenants’ essential rising busbar located in the tenant electrical riser on one side of the floor plate.
4.0 STRUCTURAL DESIGN PARAMETERS
4.1 Planning module
A module of 1.5m is adopted.
4.2 Structural grids
Columns are typically based on a 9m x 9m structural grid, with perimeter columns spaced at 4.5m centres. The majority of columns are transferred at 6th floor.
- Roof maintenance access only: 1.5 kN/m2.
- Plant enclosures allowance including load of any internal support platforms: 7.5 kN/m2.
- Plant rooms: 7.5 kN/m2.
- Terraces: 3.5 kN/m2.
- BMU cleaning gantries’ areas to manufacturer’s requirements.
- Office areas general + partitions: 3.5 + 1.0 kN/m2.
- Office areas storage (up to 5% of any typical floor. in specific zones): 7.5 kN/m2.
- Core areas general + partitions: 3.5 + 1.0 kN/m2.
- WC areas + partitions: 2.5 + 1.0 kN/m2.
- Staircases typically: 3.5 kN/m2.
- Dead loads include an allowance of 0.85 kN/m2 for ceiling, services and raised floors.
4.4 Thermal transmittance
The thermal transmittance for the external cladding and roofing satisfies the requirements of the Building Regulations Approved Document L2A (2010).
4.5 Floor to ceiling heights
Typical office floor to ceiling heights measured from the top of the finished raised floor to the underside of the suspended ceiling are nominally 2.725m except at basement and ground levels where they are as follows:
- Basement: 5.15m.
4.6 Raised floor
Nominally 150mm deep (structural floor to finished floor) in the typical office areas except at ground where they are 400mm. There are no finishes at basement level. Raised floors comply typically with the (PSA) Method of Building Performance Specification MOB PF2 PS/SPU (March 1992) medium grade pecification.
4.7 Ceiling/lighting zone
115mm zone giving general flexibility for positioning light fittings apart from at ground level the zone is 140mm.
4.8 Occupational densities
Based upon people per sqm of net internal office area (NIA) occupational densities are as follows:
- WC: Provision based on 60:60 male/female population ratio for occupancy of 1:10 people per sqm and assumed utilisation factor of 80%. (NB Disabled toilets are included with general provision).
- There is facility for tenant to expand toilet provision at levels 1-5.
- Air conditioning:
— Central plant and risers: 1:10.
— Fan coils and floor run-outs: 1:10.
- Fire escape: 1:5.
- Passenger lifts: 1:10 people per sqm and assumed utilisation factor of 80%.
5.0 MECHANICAL SERVICES
Generally: For the design of the mechanical services including all thermal loads and selection of plant and equipment, the following conditions and criteria apply. The heating, ventilation and air conditioning area-related units refer to net internal office areas (NIA).
- Winter: -4.0°C db/-4.0°C wb.
- Summer: 30°C db/21°C wb.
Heat rejection plant selected on the basis of 35°C db/23°C wb.
Summer: 24°C db +/-2°C db 60% RH (max).
Winter: 22°C db +/-2°C db.
- Stairs/circulation areas: 18°C db (min).
Summer: 24°C db +/-2°C.
Winter: 18°C db min.
- Office toilets: 18°C db to 26°C db.
Outside supply air rates:
- General office areas: 12 l/s per person plus 10%, at 1:10 people per sqm.
- Toilets: 10 AC/hr.
Heat gains from small power:
- General office areas: 25 W/m2.
Heat gains from office lighting (for cooling load assessment only):
- Lighting (offices): 12 W/m2.
6.0 NOISE LEVELS
Subject to completion of the specified Category A fit-out, the maximum design Internal Noise Levels from the mechanical and electrical services and fit-out works when in normal use are:
- Offices (open plan): NR38.
- Reception: NR45.
- Stairs, corridors and circulation: NR40-50.
- Toilets: NR45.
7.0 POWER PROVISION
The area-related units refer to net internal office areas (NIA).
Office floors power allowance for tenants’ distribution boards:
- Small power: 25 W/m2.
- Lighting: 12 W/m2.
Diversified small power allowances at main LV switchboard for tenants’ use:
- Landlord’s site wide standby generator of 1,000 kVA serving firefighting services across the estate including fire fighting lifts, smoke ventilation systems, sprinkler and pumps etc.
- Space for tenants’ generators capable of supporting approximately
30% of tenants’ services (tenant fit-out) approximately 425 kVA.
Offices: Maintained illumination levels to office areas (open plan) 400 lux average on working plane of desk. Lighting design parameters are based upon open plan without furniture and with reflectances within the recommended ranges in CIBSE LG7.
Office lighting controlled by a central lighting control system with local presence detectors and daylight sensors.
Toilets: Presence detection of occupants to effect automatic operation
Emergency lighting: To meet BS 5266/BS EN 1838 monitored from a central emergency lighting monitoring/testing system.
9.0 FIRE DETECTION AND ALARM
Addressable automatic fire detection to BS 5839 part 1 and LDSA guides with heat and smoke detectors to provide a category L2 system. Alarms provided by
a voice alarm system to provide phased evacuation. Provisions for interfaces with adjacent retail units and car park fire alarm systems. Disabled persons’ alarms provided within disabled-use toilets and showers.
10.1 Passenger lifts
3 no. 21 person/1,600kg motor roomless lifts serving ground to 7th floors. Group includes a dual use passenger/firefighting lift which also serves the lower ground level. The passenger lifts shall have a speed of 1.6m/s and a car height of 2.5m.
The passenger lift group shall be provided with Hall Call Destination group collective control at ground floor level. A five-minute up-peak handling capacity of 15% and an interval of 30 seconds or less.
10.2 Goods lift
2,000kg motor roomless goods’ lift serving basement to 7th floor with a 1.0m/s speed and 2.8m high car.
11.0 TELECOM SERVICES
The office building will be provided with two building entrance facilities (dedicated primary and shared secondary) allowing diverse routing of incoming telecom services. Day one provision shall include for incoming copper telecom cables with the duct provision for the deployment of future tenant-procured copper and/or optical fibre services in the primary facility.
- External: CCTV cameras installed around the perimeter of office building and connected to the site-wide system.
- Internal: CCTV cameras installed within the reception area, passenger lift lobby and fireman’s entrance.
13.0 ACCESS CONTROL
- IP video door entry system provided at main entrance and operated from the reception desk and building security room.
- Proximity Access Control installed to building perimeter doors and ground floor staircase doors leading to upper levels.
- Provision for proximity Access Control card readers installed within lift cars.
- Containment installed on main access doors to office floor plates for future tenant fit-out of Access Control systems.
- Panic alarm buttons located on the reception desk linked into the Access Control system.
14.0 CAR AND CYCLE PARKING
Two car parking spaces are available, one of which is a disabled accessible parking space.
There are 84 dedicated bicycle storage spaces provided at lower ground level, along with showers, changing rooms and ventilated lockers.
The developers take sustainability and building environmentally responsible buildings extremely seriously and have considered both at the earliest design stages to ensure they are integral parts of the building.
Current measures include:
- Fan coil motors: DC motors require less energy to do the same amount of work as the AC equivalent.
- Ecological design: Green roofs with specifically selected planting to allow water and carbon capture.
- Façades: Controlled proportion of glazing of 40%. External shading and use of DGUs with low e and solar control coatings to reduce amount of solar gain.
- Lighting and automatic-lighting control: High-frequency lamps on an automatic control system reduce energy consumption and can be programmed to suit specific office layouts.
- Variable-volume pumping and inverter-drive fans: Cooling and heating water circulation control reduces energy consumption and improves the expected life of pumps. Further efficiency is created with all large fans having inverter drives.
- High-efficiency chiller and boiler plant: Adiabatic dry-air coolers and water-cooled chillers provide excellent efficiency and performance. Gas-fired boilers maintain exceptional boiler efficiency.
- Building Management System (BMS): In addition to providing early warning, the heating and cooling system controls are integrated via the BMS, ensuring energy usage is optimised.
- Energy management system: To monitor energy usage.
- Building carbon dioxide emission rate: The building carbon dioxide emission rate (BER) will be less than the target carbon dioxide emission value (TER) by demonstrating compliance in accordance with the requirements of the Building Regulations Approved Document L2A (2010).
The building will be assessed in accordance with BREEAM assessment for 2008 and is expected to achieve an ‘Excellent’ rating.
The building has been designed to achieve an EPC ‘B’ rating.