Fit Out Guide
CONTENTS 1.0 INTRODUCTION... 2 2.0 PROJECT DIRECTORY... 3 3.0 LANDLORD APRPOVAL PROCESS... 6 STEP 1 RETAILER BRIEFING... 7 STEP 2(A) CONCEPT DESIGN REVIEW... 8 STEP 2(B) DETAILED DESIGN REVIEW... 9 STEP 3 PRE-START, HANDOVER AND FIT OUT... 10 STEP 4 COMPLETION AND CONSENT TO TRADE... 11 4.0 STORE DESIGN... 12 4.1 Introduction... 12 4.2 Sustainability... 12 5.0 RETAIL SHELL SPECIFICATION... 13 5.1 Drawing Information from Landlord... 13 5.2 Queries/Further Information Required... 13 5.3 Shopping Centre Structure & Fabric... 13 5.4 Structural Specification... 14 5.5 Service Doors... 14 5.6 Security Interface... 15 5.7 Fire Alarm Connections... 15 5.8 Sprinkler Connections... 15 5.9 Smoke Extraction... 15 5.10 External Plant Zones, Riser Access, Lightning Conductor Systems... 15 5.11 Ventilation Provision... 15 5.12 Heating, Cooling and Hot Water Supplies... 16 5.13 Cold Water Supplies... 16 5.14 Gas Supplies... 17 5.15 Electrical Supplies... 17 5.16 Foul Drainage Connections... 17 5.17 Communications... 18 5.18 Landlord Services within the Unit... 18 5.19 Sound Attenuation... 199 6.0 TECHNICAL DESIGN... 20 6.1 Minimum Retailer Shop Fitting Requirements... 20 6.2 Existing Shop Fitting... 20 6.3 Environmental Policy... 20 6.4 Surface Spread of Flame... 20 6.5 Windows... 20 6.6 New Shopfront and Interior... 21 6.7 Refuse Storage... 23 6.8 Sanitary, Drainage & Grease Management... 23 6.9 Water... 24 6.10 Electricity... 24 6.11 Gas... 24 6.12 Audio Systems, Public Address and Voice Alarm... 25 6.13 Sprinklers... 25 6.14 Fire Alarms... 26 6.15 Fire Strategy... 287 6.16 Plant Areas... 287 6.17 Noise Emission Limits Generally... 29 6.18 Intruder Alarm and Stock Loss Equipment... 29 6.19 Food Operator Kitchen Requirements..28
CONTENTS 7.0 FIT OUT ON SITE... 29 7.1 Generally... 29 7.2 Contractors Site Team Contact Details... 29 7.3 Condition Survey... 29 7.4 Site Rules... 29 7.5 Existing Services... 30 7.6 Insurances... 30 7.7 Retailer Responsibilities... 31 7.8 Hoarding... 31 7.9 Site Access... 31 7.10 Deliveries / Waste Management... 32 7.11 Working Hours... 32 7.12 Permit to Work... 33 8.0 COMMISSIONING... 34 8.1 Charges... 34 8.2 Fire Alarm Connection Procedure... 34 8.3 Sprinkler Connection Procedure... 34 8.4 Cold Water Connection Procedure... 35 8.5 Foul Drainage Connection Procedure... 36 9.0 CONSENT TO TRADE... 37 The following are Appendices to the Fit Out Guide and are separate documents on the website: APPENDIX A APPENDIX B1 APPENDIX B2 APPENDIX C APPENDIX D APPENDIX E APPENDIX F APPENDIX G APPENDIX H APPENDIX I APPENDIX J APPENDIX K APPENDIX L APPENDIX M APPENDIX N APPENDIX O APPENDIX P BLOCK PLANS RETAILER DESIGN GUIDE RESTAURANT DESIGN GUIDE APPROVAL PROCESS SUBMISSION FORMS LOW CARBON FIT OUT GUIDE PRE START AGENDA COMMISSIONING CHECK LIST LOADING DATA SCHEDULE FIRE SEPARATION DEFINITION OF LANDLORD BASE BUILD SOUND ATTENUATION TABLE/ACOUSTIC LIMITATIONS DEPOSIT PAYMENT BANK DETAILS E PERMIT SYSTEM SPRINKLER SYSTEM DRAWING APPROVAL GUIDE WIRELESS POLICY FAT, OIL & GREASE MANAGEMENT KITCHEN VENTILATION SPECIFICATION
1.0 - INTRODUCTION 1.0 INTRODUCTION This guide is designed to lead you through the Retail Delivery process throughout all stages including: parties involved, the process to be followed, concept design, technical design, fit out, commissioning and finally consent to trade. Gunwharf Quays will provide support to the Retailer to ensure a high standard of design and smooth transition through the process however it is the Retailers responsibility to ensure their agents, designers and contractors are aware of the contents of this document and comply with all requirements. Whilst all information contained within this document is given in good faith and believed to be accurate at the time of circulation, it is not intended to constitute any legal representation or warranty and Retailers are recommended to undertake their own independent investigations, inspections, surveys and enquiries to satisfy themselves on all points. Information has been collated from various sources including the design consultants for the developments in order to produce a simplified source of relevant information. The Fit Out Guide is intended to cover all primary information however there will inevitably be situations which differ and/or require different treatment. The retail delivery process is a framework to allow communication of these issues to ensure resolution to all parties satisfaction. There are a number of different areas within Gunwharf Quay s ownership comprising retail units, leisure space, restaurants and offices. Whilst the majority of issues are comparable across all areas there are a number of specific requirements relating to individual areas and these are noted under separate headings within this document. Land Securities are committed to delivering sustainable developments and recognise the importance of working in partnership with our occupiers to make a difference towards this goal. We have produced a Low Carbon Fit Out Guide (refer to Appendix D) to provide guidance on the practical ways retailers can reduce energy by good practice design and effective energy management. All retailers and catering unit operators are asked to consider the guidance given. We also advocate the use of sustainable materials when carrying out shop-fits. If you require any assistance please do not hesitate to contact a member of Centre Management or Land Securities Environment Team. 2
2.0 - PROJECT DIRECTORY 2.0 PROJECT DIRECTORY The Retailer will be expected to issue a Project Directory at the earliest opportunity and nominate a single point of contact for the Retail Delivery Surveyor. Communications by email are to include in the header the shop unit reference, retailer trading name and primary content of the email. Key contacts for the Landlords team are noted below:- LANDLORD TEAM Portfolio/Leasing Contact: Kasia Lesiuk Manager Hotels Address: Landsec, 100 Victoria Street, London, SW1E 5JL & FOC E-mail: Kasia.Lesiuk@landsec.com Telephone: 0207 024 5133 Land Securities Retail Contact: Jack Busby Portfolio Director Address: Landsec, 100 Victoria Street, London, SW1E 5JL Responsible for E-mail: jack.busby@landsec.com Gunwharf Quays Telephone: 0207 024 5487 Retail Delivery Contact: Piers Gorman Manager for 1 st fits / Surveying Project Manager Address: E-mail: Telephone: Landsec, 100 Victoria Street, London, SW1E 5JL piers.gorman@landsec.com 0207 747 2348 Retail Delivery Manager for 2 nd fits/ Management Surveyor Contact: Address: E-mail: Telephone: Louise Holder Landsec, 100 Victoria Street, London, SW1E 5JL Louise.Holder@landsec.com 020 7024 5057 Technical Services Contact: Address: Gary Thornton Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ Gary.thornton@landsec.com E-mail: Telephone: 02392 836 731 Centre Director Contact: Colin Wilding Address: Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ E-mail: colin.wilding@landsec.com Telephone: 02392 836 721 Centre Manager Contact: Séan Sweeney Address: Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ E-mail: sean.sweeney@landsec.com Telephone: 02392 836 740 Health & Safety Officer Contact: Steve Forshaw Address: Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ E-mail: Steven.Forshaw@landsec.com Telephone: 02392 836 729 3
2.0 - PROJECT DIRECTORY Marketing Manager Contact: Yvonne Clay Address: Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ E-mail: yvonne.clay@landsec.com Telephone: 02392 836 722 Marketing Executive Business Development Manager Contact: Address: Email: Telephone: Contact: Address: Email: Telephone: Catherine Birch Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ Catherine.birch@landsec.com 02392 836 711 Clare Little Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ Clare.little@landsec.com 02392 836 717 Retail Liaison Manager Contact: Georgina Shepherd Address: Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ E-mail: Georgina.shepherd@landsec.com Telephone: 02392 836 743 Retail Liaison Manager Contact: Address: E-Mail: Telephone: Shellie O Byrne Gunwharf Quays House, Gunwharf Quays, Portsmouth, Hampshire, PO1 3TZ Shellie.O'Byrne@landsec.com 02392 836 742 Structural Engineer Contact: David Friend Address: Jubb Consulting Engineers Limited E-mail: d.friend@jubb.uk.com Telephone: 07785 905204 Landlord s Fire Contact: Kevin Crittall Alarm Contractors Address: ADT Fire & Security, Compass House, North Harbour Business Park, Compass Road, Portsmouth, Hampshire, PO6 4PS E-mail: kcrittall@tycoint.com Telephone: 02392 304 444 Building Control Contact: Ian Stark Address: Portsmouth City Council, Civic Offices, Guildhall Square, Portsmouth, Hampshire, PO1 2AU E-mail: Ian.Stark@portsmouthcc.gov.uk Telephone: 02392 834158 Fire Officer Contact: Vaughan Martin Address: Hampshire Fire and Rescue,Southsea Fire Station, Somers Road, Southsea. PO5 4LU E-mail: Vaughan.martin@hantsfire.gov.uk Telephone: 02392 855 180 4
2.0 - PROJECT DIRECTORY Planning Contact Contact: Alan Banting Address: Portsmouth City Council, Civic Offices, Guildhall Square, Portsmouth, Hampshire, PO1 2AU E-mail: alan.banting@portsmouthcc.gov.uk Telephone: 02392 834 295 PREFERRED SUPPLIERS Fire Alarm Installation Contact: Kevin Crittall Address: ADT Fire & Security, Compass House, North Harbour Business Park, Compass Road, Portsmouth, Hampshire, PO6 4PS E-mail: Telephone: 02392 304 444 5
3.0 - LANDLORD APPROVAL PROCESS 3.0 LANDLORD APRPOVAL PROCESS There are four key stages to the Retail Delivery process and Retailers should ensure they liaise with the Landlord s Portfolio Manager at the earliest possible stage regardless of the scope of the proposal (i.e. minor alterations or full unit re-fit) to ensure the appropriate level of input is agreed. Following agreement on the Scope of Works between the Landlord s Portfolio Manager and the Retailer the following process will need to be followed:- 1 Retailer Briefing Retailer briefing by the Retail Delivery Manager to introduce the process and issue the guides. Invoice issued to Retailer for shopfit deposits (and fees where appropriate). 2 Design Review Retailer submits Concept Design Submission Form. Concept stage signed off with the Concept Design Approval. Retailer submits Detailed Design Submission Form. Detailed design stage signed off with the Detailed Design Approval. Deposit sums transferred. 3 Pre-Start Handover & Fit Out Retailer meets with the Centre Management Team and submits pre-start information using the Pre Start Information Submission Form. Stage signed off with the Pre Start Approval to allow work to commence on site. The pre-start process and work on site is monitored by the Centre Management Team. 4 Completion & Consent to Trade Retailer submits as built information and commissioning certificates using the Consent to Trade Form. The unit may open for trade following issue of the Consent to Trade. The damages deposit is released following completion of any snagging issues. The documentation deposit is released following receipt of the as built drawings, O&M Manual and Health & Safety File. 6
3.0 - LANDLORD APPROVAL PROCESS STEP 1 RETAILER BRIEFING Objective Action The purpose of this stage is to ensure all parties understand the requirements of the Retail Delivery process in order to ensure a good quality result within the agreed programme. From this point the Retail Delivery Surveyor will be the Retailers primary point of contact. The Retail Delivery Manager will arrange a briefing meeting if required with the Retailer/ Project Leader/Retail Designer in order to present the guide and ensure all parties understand the Retail Delivery process, design requirements, technical constraints and commissioning requirements. A programme will be agreed. A contact list will be provided by the Retailer. Confirmation of the fees, deposits and other Landlord charges will be agreed. Deposits are required as follows:- A fully refundable deposit of 10,000 which will be returned when satisfactory as built drawings (pdf & dwg), Health & Safety Files and O&M Manuals have been received. A damages bond of 10,000 which will be returned subject to any deductions for costs incurred by the landlord. Payment is to be made to Gunwharf Quays See Appendix K for payment details. 7
3.0 - LANDLORD APPROVAL PROCESS STEP 2(A) CONCEPT DESIGN REVIEW Objective Action The purpose of the Concept Design Review is to ensure the Retailers proposals achieve the requirements of the design guide prior to progressing with detailed design and statutory submissions. The Retailer will submit for approval pdf (and CAD) or paper A3 copies of their Concept to the Retail Delivery Surveyor using the Concept Design Submission form (see Appendix C). This submission must include the information included within the form to ensure adequate information is available for review and to avoid possible delays. A response from the Retail Delivery Surveyor will be issued as follows:- A Approved Retailer may proceed to Step 2(b) Detailed Design Review. B Approved with comments Retailer may proceed to Step 2(b) Detailed Design Review but must provide acceptable replies to the comments. C Rejected Retailer must re-submit in line with the guide requirements. It is the Retailers responsibility to consult with the necessary statutory authorities to ensure compliance with for example Building Control, Fire Officer, Planning and the like. The Retailer should allow one week for comments to be returned following their submission. 8
3.0 - LANDLORD APPROVAL PROCESS STEP 2(B) DETAILED DESIGN REVIEW Objective Action The purpose of this stage is to ensure a detailed design that complies with legal, statutory and technical requirements addressing any site specific constraints and design requirements in line with the previously approved concept design. The Retailer will submit for approval pdf (and CAD) or paper A3 copies of their Detailed Design to the Retail Delivery Surveyor using the Detailed Design Submission form (see Appendix C). This submission must include the information included within the form to ensure adequate information is available for review and to avoid possible delays. A response from the Retail Delivery Surveyor will be issued as follows:- A Approved Retailer may proceed to Step 3 Pre-Start. B Approved with comments Retailer may proceed to Step 3 Pre-Start but must provide acceptable replies to the comments. C Rejected Retailer must re-submit in line with the guide requirements. It is the Retailers responsibility to consult with the necessary statutory authorities to ensure compliance for example Building Control, Fire Officer, Planning and the like. The Retailer should allow one week for comments to be returned following their submission. 9
3.0 - LANDLORD APPROVAL PROCESS STEP 3 PRE-START, HANDOVER AND FIT OUT Objective Action The purpose of this stage is to ensure the Retailer has satisfied the requirements for all approvals, the necessary pre-start information has been received and the Retailers contractor team has been briefed by the Centre Management in relation to site constraints, site rules and the like. From this point the Retailers primary point of contact during the site phase will by the Centre Management Team. The Retailer will be responsible for arranging a meeting with the Centre Management Team and attending this together with their Project Leader and Principle Contractor having first submitted the required pre-start information as noted within the Pre Start Information Submission Form (see Appendix C). A response from the Retail Delivery Surveyor will be issued as follows:- A Approved Retailer may proceed to Fit Out. C Rejected Retailer must re-submit in line with the guide requirements. Works will not be permitted to commence on site without:- A completed Agreement for Lease (if applicable). Payment of the deposits and fees (as appropriate). Approval of the detailed design. Acceptance of the pre-start information. Induction of all site personnel by the Centre Management Team. Building Regulations plans approval. 10
3.0 - LANDLORD APPROVAL PROCESS STEP 4 COMPLETION AND CONSENT TO TRADE Objective Action The purpose of this stage is to ensure the work on site has been completed in accordance with the agreed plans, services have been commissioned and interfaced with the Landlord s systems where appropriate and a Building Regulation Completion Certificate has been issued. Five days prior to the proposed works completion date, the Retailer is to notify the Retail Delivery Surveyor to allow an inspection. The Retail Delivery Surveyor will issue a list of any snagging for completion. The Retailer will submit the Consent to Trade Submission form together with all appropriate documentation (see Appendix C). The Retail Delivery Surveyor will issue a Consent to Trade notice allowing the Retailer to trade. THE UNIT WILL NOT BE PERMITTED TO TRADE WITHOUT THIS. Deposits will be released subject to receipt of the relevant as built information and completion of any snagging/damages (snagging/damages are to be rectified within 14 days of the issue of the notice from the Retail Delivery Surveyor). 11
4.0 - STORE DESIGN 4.0 STORE DESIGN 4.1 Introduction A Design Guide is available to assist retailers in achieving a high level of store design commensurate with the outlet shopping ethos. This provides guidance on the different areas of the scheme and treatment of certain elements to ensure an appropriate design standard. It should also be noted that the scheme falls within a conservation area and designs will need to be prepared in consultation with the Local Authority. The Retailer Design Criteria is included within Appendix B. Where appropriate, Gunwharf Quays may involve a Retail Designer to assist the retailers with the concept proposals where this is considered necessary to ensure a high design standard in sensitive areas of the development. 4.2 Sustainability As noted in the introduction to the guide, Gunwharf Quays have a strong commitment to sustainability (refer to the Low Carbon Fit Out Guide within Appendix D) and every opportunity should be taken to utilise sustainable products, materials, energy and design to achieve both environmental improvement and reduced operational costs. The following are a number of ways where improvements can be achieved:- use of heat recovery systems efficient controls to heating and cooling equipment natural lighting and ventilation where possible together with efficient controls improvements to Part L U value requirements use of natural quality materials with less intensive manufacturing processes where possible (i.e. natural stone, limestone, ceramic, granite, terrazzo, hardwood timber from FSC approved sources, glass, metals) use of local suppliers to minimise transportation impacts use of ISO14001 accredited supply chains There are numerous sources of advice however www.carbontrust.co.uk provides a useful starting point with links to additional resources. 12
5.0 RETAIL SHELL SPECIFICATION 5.0 RETAIL SHELL SPECIFICATION 5.1 Drawing Information from Landlord There are no Landlord s drawings included in this document. The Retailer s Design Team are to contact Centre Management to view the existing Health and Safety File. Whilst every care will have been taken in the preparation of the as built information and the Health & Safety File, accuracy cannot be guaranteed. Retailers must undertake their own investigations, inspections, surveys and enquiries. 5.2 Queries/Further Information Required Please submit any queries or requests for further information that may be required to the specific specialist, copied to the Retail Delivery Surveyor. 5.3 Shopping Centre Structure & Fabric The development (refer to Appendix A for a ground floor plan) has a significant substructure consisting of: A suspended deck over an area of Portsmouth harbour A two storey Basement Car Park The sea wall is designed and constructed to raise the flood defence level of the whole development. The marine deck comprises a reinforced concrete deck supported on piles. Secant piled wall bored cast in situ concrete piles form the retaining structure to the perimeter of the basement car park. The lower basement slab is an in-situ reinforced concrete floor slab or beam/slab supported on load bearing piles. The slab will develop a diaphragm action in order to distribute the lateral forces imposed by the external pressures. The upper Basement slab is a mixture of in-situ reinforced concrete slab and/or precast concrete units with a concrete topping supported on in-situ RC beams and columns. The slab will develop a diaphragm action in order to distribute the lateral forces imposed by the external pressures. The ground Floor slab is a mixture of in-situ reinforced concrete units with a concrete topping supported on in-situ RC beams and columns. Internal core walls are in-situ concrete associated with ramps and staircases. The service core walls are blockwork with in situ concrete ramps and stairs. An interlocking movement joint is installed within the Ground Floor Slab between the Car Park and Marine Deck allowing movement of +/- 30mm. Fit out elements must not span across this without due allowance for movement. The structural frame is part reinforced concrete and part structural steelwork, with appropriate fire protection. Floors comprise Holorib type profiled metal decking as a permanent formwork with insitu infill concrete or precast concrete planks. 13
5.0 RETAIL SHELL SPECIFICATION Internal stairs are reinforced concrete, or self-supporting steelwork. External stairs are selfsupporting steelwork. Walkways above Ground level are self-supporting steelwork, with timber boarding. External walls consisting of insulated cavity wall construction in varying combinations of: Internally Blockwork or acoustic plaster stud wall. Externally Facing brickwork, pre-cast concrete panels, coated steel panels, modular self finish cladding or timber weather boarding. Roofs vary according to the building and level with the general principles being: (i) Main pitched roof areas either: a coated metal standing seam system a high performance single membrane (ii) Flat roof areas - mastic asphalt (iii) Plant trench roof area mastic asphalt. (iv) Building walkway canopies general high performance single membrane. (v) A combination of internal and external rainwater drainage is incorporated. (vi) Access walkways where necessary walkways and safety wire / balustrading are incorporated for maintenance access. These will be designated and formed either in concrete paving slabs, special proprietary tiles or metal companion ways, 1200mm wide, with safety guard rails. Glazed arcade areas have single glazed covers supported on laminated timber frames providing weather protection for the arcades. The design allows natural ventilation and some smoke control. These are open at the ends and are therefore unheated. Retail Leased Area air circulation (intake and extract) is via the Arcades at high level. Internal walls comprise two main types: (i) All service corridors, stair/lift, toilet enclosures restaurant party walls-dense concrete blockwork. (ii) All other internal walls (including party walls) plasterboard jumbo stud walls with varying acoustic and security properties. The structural slabs are laid with a layer of insulation for either thermal or acoustic purposes as required by the location. A screed topping is laid over the insulation. 5.4 Structural Specification A loading data schedule is included at Appendix G. 5.5 Service Doors Doors vary according to the usage and shall comprise: (i) Shop Fronts timber framed single glazed with access door (retail units only) windows coated aluminium or hardwood framed and double glazed. (ii) Units with doors in Service Yard areas metal doors set in metal frames. (iii) (iv) Units with doors onto service corridors timber doors in timber frames. Units with refuse stores (Restaurants only) onto Service Corridors steel doors in steel frames. Doors opening onto Landlord Areas comprise solid core fire resistant ply faced flush doors with ironmongery to suite the function of the doors. 14
5.0 RETAIL SHELL SPECIFICATION 5.6 Security Interface The Landlord s system comprises of: Security contacts to all perimeter Landlord doors Operational panic alarm buttons in all Retailer units. Centre Management Control room Site wide CCTV. There is no provision for interfacing the Landlord s security systems with the Retailer s security alarms. 5.7 Fire Alarm Connections A fire alarm interface unit is located within each unit ready for connection by the retailers local alarm panel using the Centre s retained contractor. Kiosk units have been incorporated within the Landlords system with devices fitted to the soffit. These Retailers should be aware that additional devices would be required if a false ceiling were installed (in excess of 800mm) or any other obstruction. 5.8 Sprinkler Connections A sprinkler supply is terminated within each unit complete with zone check valve to allow the flow switch to be checked without draining down the system NB. It should be noted that apart from units 85 a and b in Ariadne, no units are required to be sprinklered in the Ariadne, Canal Side, Vulcan, E1, Lock keepers cottage, East Side Plaza Building, Blake Building, Guard House and the tram shed. Every other unit in the old scheme is sprinklered apart from the cinema. 5.9 Smoke Extraction For units exceeding 1000m 2 the Retailer shall satisfy Building Control s requirements for smoke ventilation with an appropriate installation. 5.10 External Plant Zones, Riser Access, Lightning Conductor Systems Plant locations and service routes are to be agreed on site with the Centre Management Team. A lighting protection installation is in place to the scheme and retailers will be required to connect any roof plant to this system and provide relevant certification on completion. 5.11 Ventilation Provision The ventilation to a unit varies according to the usage; Retail units - Provided with inlet and outlets through the shop front (excluding units with planar glazing). 15
5.0 RETAIL SHELL SPECIFICATION Restaurants - Provided with extracts for toilets, kitchen, and refuse areas. - Inlet and general space ventilation is by the Retailer through their shopfront. - The kitchen extract duct is fire rated to 2 hours and the toilet and refuse extract ducts have fire dampers installed at the boundary of the leased area. Leisure box - All ventilation is by the Retailer. Offices - Only passive general ventilation is provided. The extract from the kitchen must have filtration for odour control and grease included as part of the Retailer s fit out and in compliance with local authority requirements. For Restaurants, fire dampers should not be fitted to Landlord provided kitchen extract ducts. 5.12 Heating, Cooling and Hot Water Supplies For Retail/Restaurant units the Landlord s central plant provides Low Temperature Hot Water and chilled water to each for use in space heating and cooling installations only. This is controlled by the Landlord subject to ambient temperatures. Ariadne, Canal Side, Vulcan, EI, Lock Keepers Cottage, East Side Plaza Building, Blake Building and Guard House, must satisfy their own heating and cooling requirements. Leisure units shall make their own provision by utilising the roof plant space. Office units have space heating provided by the Landlord. The Retailer is responsible for the production of their own domestic hot water services in all units. The low temperature hot water supplied by the landlord cannot be used for heating the domestic hot water service. An uninterrupted service cannot be guaranteed. The actual supply rates and capacities for each unit will be provided prior to the Retailer s initial Design submission. GQML require all units to have comfort cooling installed. Leisure units shall make their own provision by utilising the roof plant space. Office units are not provided with space cooling provision, however if necessary roof space may be available for the Retailer to site a chiller plant. The Retailer is responsible for providing chiller plant for fridge s, drinks coolers or similar equipment and additional space conditioning, and this plant will have to be located internally unless roof space is provided. Where the chiller plant is located internally the Retailer is to ensure the generated heat is removed via one of the ventilation systems. An uninterrupted service cannot be guaranteed. The actual supply rates and capacities for each unit will be provided prior to the Retailer s initial Design submission. 5.13 Cold Water Supplies A mains water supply is provided by Portsmouth Water Company to the site boundary and is then distributed around the development by a domestic main, installed by GQML. Retailers will be charged by the Landlord for the volume of water used and recorded by the meter installed to each unit. 16
5.0 RETAIL SHELL SPECIFICATION Water supply will be made via one of the applicable categories below: Retail 1-85 (all units). Restaurant 1-23 (all units). Leisure 1-8 (all units). 15 mm supply @ 1 bar = 0.4 litres per second 28 mm supply @ 1 bar = 1.5 litres per second 35 mm supply @ 1 bar = 1.75 litres per second The above schedule is for guidance and indicates the general quotas allocated to each unit (although 1 bar is quoted the boosted supply will generally achieve more than this). 5.14 Gas Supplies The gas service will be derived from the gas distributor network installed by Transco, which is provided to the boundary of Gunwharf Quays. GQML will install the pipework to each leased area and will therefore become the gas service provider for each Retailer. Retailers will be charged by the Landlord for the volume of gas used and recorded by the meter installed to each unit. Gas demand has been calculated using the following assumptions: Retail Offices Restaurant Leisure No gas No gas 0.05m 3 /hr/m 2 (gross floor area) 0.05m 3 /hr/m 2 (gross floor area) The above schedule is for guidance and indicates the general quotas allocated to each unit. A number of units away from the main scheme have their own direct gas supplies which are not fed from the Landlord infrastructure. 5.15 Electrical Supplies There are a number of low voltage (400V) 50 HZ AC three phase and neutral supplies derived from the Scottish and Southern Electric utilities network each terminating within a Landlords low voltage switch room. Both Retailer and Landlord loads will be served from the electrical distribution infrastructure via mains distribution units strategically sited across the development. Services are brought to the demise boundary by the service provider and are either terminated or capped off to allow for the subsequent connection and final installation by the Retailer. Retailers will be charged by the Service provider for the amount of electricity consumed. The assumed electrical demand per unit has been calculated as the following: Retail 22kVa Restaurant 230w/m 2 Leisure 140w/m 2 Offices Sub-metered and re-charged from the Landlord. 5.16 Foul Drainage Connections Foul water drainage is taken from all areas as appropriate to the Landlord provision and then taken to the main sewer on site. 17
5.0 RETAIL SHELL SPECIFICATION 5.17 Communications The development has wireways and a special infrastructure necessary for cabling from British Telecom. The incoming services are run to dedicated frame rooms located within the upper level of the Basement car park. It is from here that the service provider will distribute their cabling along a Landlord provided network of cable trays to each unit. Retailers will need to apply direct to BT for telecommunication services. There is no structured data cabling system within the development. Where Retailers wish to use wireless technology they shall do so in accordance with the Landlord s retail wireless policy (Appendix N) and should submit details of their wi-fi proposals to the Retail Delivery Team for their review. This policy is not designed to prevent the retailer from implementing wireless systems. The rules are more about Channel Allocations which will be controlled by the Landlord. The Retailer will be responsible for ensuring that the wireless coverage is limited to the Retailer s demise and not bleed out more than 2m beyond Retailer boundaries. Wireless equipment that has not been approved, and causes interference to either the Landlord or other Retailers shall be disconnected. The Retailer may only use such channels as the Landlord will advise from time to time. The Landlord will audit each unit post fit out and will report any breaches of policy to the Retailer in order that they have the opportunity to correct deviations from the policy before disconnection. As part of your fit out process could you confirm if all the following payments in the picture below will be available to your customers in order to provide a seamless customer experience with the widest payment options available at your till points. 5.18 Landlord Services within the Unit In most units, the Retailer will be required to provide access to services (notably in false ceilings and wall finishes) rodding to soil and rain water pipes, fire damper reset hatches and smoke mechanical ventilation dampers and motors. The Retailer s fit out design must allow safe access to these positions. Retailers are advised that in some instances Landlord s services are routed through units. The Retailer must inspect on site to ascertain the location, disposition and size of the services and ensure adequate access is maintained, avoiding any interference and not affixing any items to the services. 18
5.0 RETAIL SHELL SPECIFICATION 5.19 Sound Attenuation The different uses of the leased areas at Gunwharf Quays could cause conflicts in terms of sound attenuation. The Landlord s construction has been designed to acknowledge this potential situation. Each different use has been classified as a category as follows, for the expected noise source level: Category Description Noise Source Level db LaeqT A Use without music, i.e. retail 75 B Use with music 80 C Use with loud music 90 D Use with very loud music 105 In order to reflect the intended usage of the different Leased Areas the Landlord s construction has been designed to achieve a situation where noise is not transferred in the normal situation. On this basis, the Landlord s separating construction is designed to the standard in Appendix J. This also details the typical construction that would be needed to be undertaken by the Retailer to upgrade the Landlord construction. 19
6.0 - TECHNICAL DESIGN 6.0 TECHNICAL DESIGN 6.1 Minimum Retailer Shop Fitting Requirements The Retailer shall not interfere with the fabric or structure of the building in any way, whatsoever, without the prior written approval of the Landlord. Work to the fabric includes, but is not confined to the laying of screeds, alterations, connection to services, the cutting of chases, small diameter holes and the like. The Retailer shall not interfere in any way with the integrity of the fire barriers (dividing walls/floor between the Unit and adjacent units or adjacent landlord areas), structural fire protection services or protected escape routes. In seeking approval for such services penetrations, or for other works which may affect the integrity of fire barriers around the unit (e.g. external walls, dividing walls, floors, wall between unit and services corridor), the Retailer shall submit proposed details of fire stopping/fire resisting construction with supporting fire test documentation as part of the Building Regulation Submission. Retailers are expected to comply with all current statutory requirements, British Standards, Codes of Practice, Euro Standards and general best practice guidance in the delivery of their fit out. 6.2 Existing Shop Fitting Retailers who retain existing shop fitting elements including services when they take over a unit will be responsible for their full compliance with the Landlord s requirements and any statutory regulations. 6.3 Environmental Policy Retailers should comply with the Landlords Environmental Policy and are actively encouraged to improve their environmental ambitions. The Retailer should demonstrate consideration of the usage of sustainable products as part of their fit-out proposals. The usage of recycled products from sustainable sources and an environmentally friendly waste disposal strategy will be encouraged. 6.4 Surface Spread of Flame All materials facing the Mall circulation routes must comply with the European classification for fire spread Class B-s3, d2 (old National Class 0), except shop front framing as provide for in BS9999. All surfaces within the units must comply with Euro Class C-s3, d2 (old National Class 1). The Retailer shall ensure the fit out does not obstruct Landlord services, access panels, vents, outlets, etc. 6.5 Windows All shop front or display windows will be the responsibility of the Retailer. Windows in external walls, other than shop front or display windows must be as per the Landlord s shell specification and will be to match existing. 20
6.0 - TECHNICAL DESIGN 6.6 New Shop front and Interior The following requirements are all subject to the Landlord s approval and must comply with all Building Regulations and other statutory authority requirements. Glass All shop front glazing must be safety glass to BS6262. Laminated glass is preferred to toughened glass as it retains its form when fractured. However toughened glass may be required for smoke control where applicable. All toughed glass should be heat soaked to BS EN 14179. Shop front Stability Shop front glazing must be designed within the maximum deflection criteria of BS 6180, under horizontal imposed loads as set out in BS 6399-1. The maximum permitted deflection is 25mm. This will determine the thickness of glass used and in the majority of cases, frameless joints in glazing will require support fins or equivalent support. Manifestation Manifestation is required to shop front glazing in accordance with Building Regulations Part M. Frameless Glass Doors and Reveals Frameless glass doors and reveals can cause a hazard to partially sighed; these must be highlighted by contrasting edge strips or profiles. Staircases All staircases should be elegantly designed with carefully detailed balustrades and must comply with current Building Regulations, including Part M for ambulant disabled staff and public. Balustrades Balustrades to staircases and galleries should be designed to accommodate appropriate loadings from BS 6399-1, Table 4. Bolted or edge fixed glass infill panels should be designed in accordance with BS 6180. Where frameless structural glass balustrades are required, laminated safety glass to BS EN 12543 should be used, comprising one pane of toughened glass and one pane of heat-strengthened glass. Monolithic annealed or toughened glass should not be used. The clamping detail at the base of the balustrade should be carefully designed and details submitted to the Landlord s Structural Engineer for comment. Solid balustrades to mezzanines which block views from the Mall to the upper trading area will not be permitted. Access and Facilities for the Disabled Building/shop fitting work must comply with Approved Documents M Access Facilities for the Disabled and the Equality Act 2010. A level access will be required into all shops and a staircase suitable for ambulant disabled persons, lifts and WC facilities depending on the size, location and configuration of the particular shop unit. Wheelchair Accessible Cashier Points Cashier counters should include suitable sections designed for use by wheelchair using customers. 21
6.0 - TECHNICAL DESIGN Wheelchair Refuges Where indicated on the Letting Plans, the Retailer is to provide a wheelchair refuge within the unit in accordance with BS 9999. Arrangements for providing intercoms to refuges if required by Building Control are to be discussed with Centre Management. Audio Reinforcement Approved audio loops should be incorporated into cashier counters with the appropriate signage. Staff should have the facility to turn down the volume of PA systems while serving customers with hearing difficulties. Lifts To comply with current Part M of the Building Regulations. Walls/Partitions Must adhere to the required fire rating and Class 1 surface spread of flame requirements. Stability posts and head restraint angles must be protected to half hour fire resistance. No fixing to unit block walls permitted (apart from lateral restraints). Stud wall structure to be fixed down to slab. Doors Maintain fire rating and means of escape purposes. Incorporate relevant statutory, means of escape, safety signage and emergency exit ironmongery. Include for a lobby at the rear of the unit where required. Fire Exit Doors Fire exit doors from retail areas should not be mirror faced and should be readily identifiable, incorporating a vision panel to Building Regulations Part M requirements. Lobby Where required by Building Control, the Retailer is to provide a fire rated lobby within the demise, as protection to the rear service corridors. Ensure all penetrations for services are fire stopped and the fire escape route is kept clear at all times. Ceilings Imaginative ceiling design is encouraged, plus the ceiling facing the mall should comply with the requirements given in Store Design. Integrate with smoke control requirements as set out in the Fire Strategy and with the mall ceiling height. Flooring All floors must be slip resistant. HSE recommends the use of the pendulum test over an R rated finish. A minimum slip resistance of >36 PTV (pendulum test value) in the wet, must be achieved Lighting Exciting and inspirational lighting design is encouraged. Comply with CIBSE Guide, Codes of Practice and Document L of the Building Regulations. No naked fluorescent or cold cathode tubes will be allowed in the mall without prior approval from the Landlord. Lighting for halo illumination and coving should be continuous, even and concealed. Projections will be permitted as long as no visual disturbance is caused. 22
6.0 - TECHNICAL DESIGN Lighting to units should be between 200 and 1400 lux in shop display windows and 1000 1400 at entrance. Sufficient lighting to be incorporated for safety purposes for out of hours use. Emergency lighting will comply with BS 5266, Part 1, Category M/2 to provide maintained emergency lighting for 2 hour duration. Colour Contrast Retailers should incorporate suitable colour contrast into their designs to assist partially sighted customers and staff navigate around the unit. Sound Insulation Retailers must ensure and demonstrate that sound insulation between units is adequate to the purpose of the particular use to be carried out. Finishes Must be to the high standard commensurate with the centre as a whole. Deleterious Materials No deleterious materials are to be used based on the Ove Arup assessment of current deleterious materials. Demise Signage A Landlord s specified signboard must be positioned on the rear door to the service corridor for rear service access (and any risers/plant). Medium Density Fibre Board Medium Density Fibre board (MDF) is used in most construction. When cutting or machining or using any other process that will cause dust to occur suitable extraction must be used. No bare edges will be allowed all surfaces must be sealed. All MDF delivered to site must be sealed. Aerial and Satellite Systems Any such systems must be located in a position previously approved by the Landlord. Their height will not exceed the height of plant screening. No aerials or satellite dishes without prior consent from the Landlord. 6.7 Refuse Storage The Retailer is required to store refuse bins in their unit until they are taken to the central compactor. Space within the leased must therefore be made for these bins. All refuse rooms must be finished to withstand the impact of the bins and allow steam cleaning or wash down. Any newly constructed bin stores must have a gully in the floor, and extraction system that vents to atmosphere, have a 2 hour envelope, being fitted with a sprinkler head and smoke head. 6.8 Sanitary, Drainage & Grease Management Retailers shall be responsible for the installation of foul drainage systems within their demise which must not comprise push fit installations. The Retailers shall protect landlord s systems from blockage or damage. Any damage caused shall be made good at the expense of the Retailer in whose unit it originated. 23
6.0 - TECHNICAL DESIGN 6.9 Water All installations and sanitary accommodation shall meet all Building Regulations and Health requirements. For retail sites involved in the preparation and sale of food, it is mandatory for sites to be fitted with grease trapping equipment. Grease trapping equipment is to be fitted to cover all drain runs which will be used for kitchen effluent. Refer to Appendix O Fat, Oil and Grease Management. Retailers shall be responsible for installation of a water distribution system from the metered connection and within their demise. All water connections/pipework must be installed/completed in copper, not plastic and no push fit connections will be permitted. Water distribution installations by the Retailers must be in accordance with the water utility company s requirements, the Water Regulations and the relevant British Standards. All Domestic Services pipework and fittings fitted within a tenancy shall be chlorinated by the Retailer in accordance with BS6700 and Health and Safety guidance note ACOPL8 and MSE(G) (Prevention or Control of Legionella). 6.10 Electricity 6.11 Gas For units with no existing meter or where a supply is being altered, it is the Retailer s responsibility to apply for both the electrical connection and a metered supply. The application for an electricity supply must be made to the local electricity supply company. Retailers taking over existing metered supplies should apply to their preferred electricity shipper for supply. Retailer s installation to include mains distribution and switchgear fed from the main incoming supply isolator, comprising of all circuit wiring, switching, lighting and any specialist equipment required. All Retailer s electrical installations will comply with:- NICEIC Regulations BS7671 Health and Safety at Work Act Current Building Regulations All cabling shall be carried out in low smoke and fume rated cabling. Flying leads greater than one meter will not be permitted. All cabling must be contained in:- Conduit (metal) or Trunking or Tray (metal) with cabling supported at a suitable pitch. Any gas supply installed by the Retailer must be completely in accordance with National Grid requirements, the Building Regulations and British Standards. 24
6.0 - TECHNICAL DESIGN 6.12 Audio Systems, Public Address, Voice Alarm and Intruder Alarms Audio systems within the unit must not exceed a sound pressure level of NR45 at the shop front. Where the Retailer provides and installs a separate stand alone public addressor voice evacuation system as part of the fit out works, then the system shall be designed to allow control from the Landlord s main system. The interconnection between the Landlords and Retailer system shall be via an interface unit located at the rear of each unit. The Retailer s public address installation shall interface with the Landlord s system such that in event of a fire condition the Retailer s nonessential broadcasts are silenced via the Retailer s fire alarm system. Where the Retailer has provided a full voice evacuation system then the Landlord s system shall silence any broadcasts in favour of the Landlord s pre-recorded emergency and evacuation messages via the Retailers amplification equipment. 6.13 Sprinklers The Retailer shall install a sprinkler system within their demise from a connection provided by the Landlord. All sprinkler contractors are to either be Certified or Registered to Loss Prevention Standard (LPS) 1048 and be ISO 9001 Quality Assurance certified. The installation must comply with the LPC regulations and the BS 5306 part 2 Ordinary Hazard Group III. Please note the Landlord s areas are generally designed to meet BS 5306 Part 2 Ordinary Hazard Group III. The installation of the sprinkler is to be completed and approved before combustible materials are delivered to the unit. The Retailer must provide all relevant test certificates prior to connection onto the Landlord s system. Charging up of shop unit sprinkler installation is to be carried out under the supervision of the Landlord/Centre Management and following notice is advance of this date. The Fire Officer must be notified. Under no circumstances is the Retailer to operate the isolating valve located in the corridor. The Retailer shall employ the Landlord s sprinkler specialist to provide the necessary attendance during the charging up of the shop unit sprinkler installation. The method(s) of storage, storage heights, and types of goods stored affect the capability of a sprinkler system to control or extinguish a fire. Therefore it is important to ensure that the storage heights do not exceed the limitations imposed by the system design. The maximum storage heights should be clearly indicated on the sprinkler installation drawings. If you are in any doubt or cannot easily access this information you should seek confirmation from the landlord s insurers. In addition, please note that a clear space of 500mm is to be maintained below the sprinkler deflector plates. Obstructions that interfere with the discharge pattern of sprinklers will adversely affect the system s performance and its capability to control a developing fire. This 25