Project Brief

Mechanical Services

1. Car park levels
   • The carpark levels are to be mechanically ventilated with exhaust and fresh air intake.
     The exhaust discharges and the proposed locations are being finalised with the architect.
2. Air conditioning system
   • An air cooled chiller system will be provided on the roof of the building. Currently two multi-staged chillers are proposed. Two chilled water pumps will also be located on the roof to pump the chilled water throughout the building.
   • These multi-staged chillers are capable of staging, to provide a low load capability of out of hour cooling of computer rooms, etc.
   • A supplementary cooling loop capable of providing 15 watts/m² will be provided with a tee off on each level for tenancies.
3. General commercial floor air conditioning
   • Conditioned air will be supplied to each floor via four off floor mounted air handling units located in two plantrooms within the central area.
   • Fresh air and economy cycle operation will be provided for each floor via horizontal ducting through water proof louvers to the rear and sides of the building.
   • Heating to the floors will be provided via reticulated low temperature hot water from gas fired boilers located on the roof.
   • Zone control for each floor will be via variable air volume (VAV) systems with the maximum zone size of 85m² for perimeter zones and 100m² for centre zones.
   • The air conditioning load is being sized to cater for a tenancy equipment load of 15 watts/m² and a lighting load of 15 watts/m².
   • Supplementary outside air will be provided at a rate of 0.3 litres/m².
   • A general exhaust located in the core of the building will be provided to allow tenants on each floor to exhaust into this riser at a rate of 0.2 litres/second/m² of floor area.
   • Provision of a kitchen exhaust riser to the top floor only. The exhaust location of the kitchen exhaust is still to be determined, however, the intent is for the riser to be sufficient in size for a commercial kitchen to be provided on the top level.
   • Smoke exhaust maybe required for the light wells depending on the certifiers assessment.
4. Lobby and retail
   • The ground floor lobby will be air conditioned using ceiling mounted fan coil units.
   • Two zones per floor will be provided for after hours air conditioning operation.
5. Miscellaneous exhaust
   • Centralised toiled exhaust system for the amentities in the core with a run and standby fan.
   • Air conditioning to the lift motor rooms located on the roof.
   • Mechanical ventilation to the storage areas, bin rooms, shower rooms and any other miscellaneous areas requiring ventilation.
   • Mechanical ventilation to the Energex substation and electrical main switchroom.
   • Air conditioning to the communications room located in the basement.
6. Control
   • A Building Management System will be provided to control the total air conditioning system. This includes the operation of the chillers and individual air handling units on each floor.
   • The chilled water usage on each level will be metered by the Building Management System to allow the after hours air conditioning use to be metered and billed to the relevant tenant.

Electrical Services

• A two transformer substation will be established on the ground floor area of the project, subject to supply authority requirements and discussions.
• Fire rated consumer mains will be taken from the substation to the site main switchboard.
  The site main switchboard would be Form 3 segregation with the Fire Services being Form 4.
• The site main switchboard will be bulk metered allowing all tenancies within the building to be privately metered. This will allow the building to purchase energy of an electrical retailer, potentially at a lower rate than that commercially available from Energex. Base building loads will be metered separately for ABGR compliance.
• High voltage access conduits will be required for Energex to reticulate their high voltage cabling between the boundary and the substation. These will need to be fire rated.
• Submain cabling will be provided for Electrical, Mechanical, Fire, Lift and Hydraulic switchboards as required. Fire rated submains will be provided to all essential equipment such as lifts, mechanical stair pressurisation and Fire Services switchboards. Submains will be sized with approximately 20% spare capacity.
• Power factor correction will be provided to the building. The exact location of this unit is still to be determined with a view to ensuring the most benefit is gained from the provision of this power factor correction unit.
• Two tenancy distribution boards are proposed to be located on every commercial level of the building. Kilowatt hour meters will be provided on each floor to meter the energy consumed by each tenant.
• The illumination to each of the commercial floors will be provided by recessed linear T5 fluorescents with ultra low brightness (ULB) louvre diffusers.
• The lighting control system for these commercial floors will be provided to allow automated control together with possible electronic dimmable system to allow energy saving initiatives to be realised. Movement sensors may also be integrated into this lighting control system depending on the type of system finally selected.
• Emergency and exit lighting will be provided throughout the building to comply with the applicable Codes and Standards.
• Carpark lighting will be in the form of surface mounted linear fluorescents with protective guards.
• Energy efficient luminaires will be provided to each lift lobby together with the main ground floor lobby. Controls of these luminaires will also be by the intelligent automation system.
• Feature facade lighting may be provided to accentuate the architectural features of the building, dependant upon the final architectural design.
• Footpath pedestrian lighting will be provided if required based on the requirements of the Brisbane City Council.
• A collection volume type lightning protection system similar to a System 3000 Dynasphere is proposed to be provided on the roof of the building to protect the roof and sides of the building from direct lightning strikes.
• Surge protection is proposed to be provided in the main switch board.
• A voice cabling system (for the telephones) will be provided from the main distribution frame (MDF) to each commercial floor to an intermediate distribution frame (IDF).
• An access control system will be used to provide 24 hour access control to the carpark entry and after hour access to the front door and lift access. All external doors will be monitored with door contacts and connected to the central security system. Combined proxi-card/FOB readers are to be used.
• A minimum of one fire stairwell will be secured using electronic door strikes, which will be required to be fitted with mortice locks, with proximity access control within the stairwell.
• A colour CCTV system will be installed in the carpark, front entry, front footpath, main lobby and possibly each lift lobby on each floor and the carpark entry/loading dock area.
• A standby diesel generator in an acoustic canopy will be provided on the roof of the building to provide standby power to the following as a minimum:
  - One lift
  - 100% of the emergency services other than lifts.
  - 50% of the community light and power.
  -Sufficient chiller capacity to provide 100% of the tenant chilled water supplementary loop.
• A standby diesel generator is also proposed to provide peak load lopping of the total energy consumption of the building.
• A diesel tank and pump facility will be provided in the basement for the supply of diesel fuel to the roof mounted generators.
• A MATV system will be provided within the riser on each level to allow any of the tenants to connect to this television system and reticulate into their tenancies.

Fire Services

• Sprinklers will be provided throughout the carpark levels to AS2118 Ordinary Hazard Two.
• Smoke detection and occupant warning systems complying with AS1670 and AS1668 will be provided throughout the building including all office floors, amenities, tenancy, lobby and carpark levels.
• A sprinkler booster assembly will be provided to Butterfield Street facade.
• A sprinkler pump set and tank to AS2419, AS2118 and the Building Code of Australia will be provided in the carpark area with associated control valves.
• Possible glazing/wall wetting sprinklers to the light well and between non sprinklered and sprinklered areas (pending certifier brief).
• Design to be completed in conjunction with the Fire Engineering Design Report.

Lift Services

• The project currently comprises a single rise of passenger lifts serving one basement, ground entry level, and three levels of "A" Grade commercial office space.
• The 3 proposed lifts are all to be available to operate as "emergency lifts", complying with the requirements as defined in the Building Code of Australia.
• The performance levels and characteristics of the 3 passenger lifts are to generally satisfy the requirements of "A" Grade performance as defined in The Property Council of Australia Guidelines.
• Goods lifting will be achieved via the use of one of the three passenger lifts.
• All 3 Lifts are to comply in full with the relevant requirements with respect to access for persons with disabilities, including the BCA, AS1428 and AS1735 Part 12.

Lift Services

The Lift System features, as currently planned, are summarised below: