280 High Holborn
67,097 sq ft
280-High-Holborn-Offices-Edison-Investment-Research-Office-Design-&-Fit-Out
Edison-Investment-Research-Offices-Workplace-Design-280-High-Holborn-Offices
280-High-Holborn-Office-Space-Office-Design-&-Construction-Expertise

280 High Holborn

Overview
280 High Holborn has been designed and constructed to a very high standard and occupies the site of the former Chichester House, opposite MidCity Place on High Holborn, and to the south, opens onto Whetstone Park.

This mixed-use development for Hines UK completed in autumn 2012. The property is managed and operated by the Real Estate Division of Capita Symonds on behalf of Hines UK.

Maris Expertise
Maris has completed a 9,400 sq ft office design & fit-out project for Edison Investment Research at 280 High Holborn. The project incorporates a reception area, presentation areas, meeting rooms and break-out area. The office configuration also allows for sub-tenancy.

Structure
Sub-structure
The foundation system comprises a piled foundation, reinforced concrete pile caps, basement and ground floor slab.

Superstructure
The superstructure comprises from the ground floor is constructed of a steel frame with composite steel beams and reinforced concrete slabs. The main core is formed from cast in situ reinforced concrete.

Floor Loading
• Offices 3.5KN/m2 (+1KN/m2 for partitioning)
• Plant areas 7.5KN/m2
• Lobby 5.0kN/m2

Façade
High Holborn – ground to 5th floor is formed of handset stone with floor to ceiling punch windows. Fully glazed curtain walling to the entrance to the retail unit is taken up to 6th floor and continued the full width of the façade.

Roof
Flat roof areas are finished with a high performance single ply membrane.

Accommodation
Dimensions
• Planning module 1.5m
• Raised floor zone 150mm
• Floor to ceiling 2,750mm
• Slab to slab height 3,660mm

Noise Rating
Landlords provide clarification that their property has been designed to operate, whilst producing low levels of noise emission. This property is assumed to comply with the following noise ratings:
• Offices (open plan) NR38
• Reception NR40
• WC areas NR40

These ratings are industry recognised standards and provide a low level of noise emission from the base build services.

Entrance Hall
The floor is finished in non slip porcelain tiles, setting the standard for the quality of installation. Plasterboard walls and ceilings provide a crisp appearance to the area with integral feature lighting integrated within the ceiling. Reception is staffed 24/7 at the property’s bespoke feature reception desk.

Refuse
Refuse room within the basement – refuse transported daily to the basement via Lift 5 Goods and Fire Fighting.

WC / Bathroom Facilities
WC bathroom facilities on each floor are accessible by the floor’s tenant within the Landlord’s common areas. Male, female and disabled WC facilities are positioned in the main stair / lift core, with female and disabled facilities to the south and female facilities to the north. The WCs are finished to a high quality with porcelain tile finish to the floors and full height timber veneer cubicle panels. Ceramic washbasins are set on vanity units with large areas of back painted glass. The ceilings have been installed with a plaster finish providing a clean design finish and containing recessed downlights. All sanitary ware is glazed white ceramic with a chrome finish.

Male WC / Bathroom:
• 4 no. WCs
• 4 no. wash-hand basins

Female WC / Bathroom:
• 4 no. WCs
• 4 no. wash-hand basins

Disabled WC / Bathroom:
• 1 no. WC with full disability fixtures and fittings
• 1 no. wash-hand basin

Showers
Unisex showers are provided on the lower ground floor, incorporating lockers and changing facilities for those members of staff who either choose to cycle into work or those running and / or using local gym facilities throughout the day.

Cycle Provisions
A designated cycle store room is provided at lower ground floor level, accessible by lift. The bicycle store room is for use by the entire building and has space for 40 cycles. Staff can also make use of unisex shower facilities provided on the lower ground floor.

Raised Floors
Medium grade, full accessible raised floors are provided throughout the floor. Floor tiles are 600mm x 600mm wrapped galvanised steel. Floor voids are 150mm allowing sufficient passage for your IT / telephony cabling and an underfloor power distribution system.

Ceilings
The ceilings are covered by a fully demountable powder coated metal suspended ceiling with a slim-line grid and 300mm x 1,450mm suspended ceiling tile system with micro perforated ceiling tiles. Painted plasterboard margins are present to the core and external façade. The ceiling void is estimated to be up to 760mm at its deepest point (excluding dropped beam locations).

Walls
All walls and columns are dry-lined with a painted finish which is in accordance with industry standards.

Doors, Frames & Skirting
Skirting is formed of 100mm high MDF with a painted finish. Doors are solid core, timber veneered with timber frames and stainless steel ironmongery. Doors to plant areas / risers are solid core doors with a painted finish. The specification for these finishes is in accordance with industry standards.

Mechanical Services – Design Criteria
External Conditions
The internal conditions indicated below are maintained when the following ambient conditions prevail:
• Winter -4ºC dry bulb 10% saturated
• Summer 29ºC dry bulb 20ºC wet bulb

Internal Conditions
Unless otherwise stated, all internal design temperatures are maintained within the range ±2ºC of figures stated:
Winter Summer
• Offices 21ºC 22ºC
• Reception 21ºC 22ºC
• Stairs / corridors 18ºC no ambient control
• Toilets 18ºC no ambient control

Air Conditioning Load Allowance
• Lighting 12 w/m2
• Power 25 w/m2
• Occupants 10 w/m2

Mechanical Services
The offices are heated and cooled by a VRF (Variable Refrigerant Flow) heat recovery, multi split air conditioning system. The system is zoned on a half floor tenancy basis with external roof mounted condensers serving indoor with ceiling void mounted fan coil units. Conditioned air is supplied via the fan coil units where air is heated or cooled accordingly before being delivered to the office space via insulated ductwork connected to 3-slot linear diffusers positioned in the plasterboard margins around the perimeter of the floor.

Pipe Work Distribution
There are 2 no. riser serving the floor.

Controls & Building Management System (BMS)
A BMS( Building Management System) controls system is installed to provide an automatic control of the HVAC systems.

Ventilation
Building Regulations require there to be ‘adequate means of ventilation provided for people in the building’. The requirements for fresh air ventilation rates are outlined in Approved Document F of the Building Regulations 2000. The purpose of ventilation is simply the removal of ‘stale’ indoor air from a building and its replacement with ‘fresh’ outside air. Despite pollution increasing levels of the regulations assume that the fresh external air is of a reasonable quality.

Electrical Services – Design Criteria
• Standard power allowance for future tenant small power – 25 w/m2
• Lighting – 12w/m2
• SER room allowance – 10kW per tenancy

The above design criteria are in keeping with industry standards and will cover your own requirements. In order to verify this, we shall undertake a load calculation once the full scope of your IT requirements are finalised.

Electrical Services
There is an electrical riser running up through the floors from the lower ground floor up to the 7th floor. The riser has a rising busbar system delivering 2 no. 160 amp 3-phase supplies to each floor via 160 amp fused tap-off units. The 1st floor power distribution is presented as 1 no. 8way three-phase and 1 no. 16 way 3-phase distribution boards.

Lighting – Design Criteria
Lux levels are a measure of the level of lighting in a building or area of a building. The following lighting design criteria have been established for the property:
• Office areas 400 lux at desk level
• Corridor / WC areas 200 lux
• Reception 500 lux at desk level
• Emergency Lighting 1 lux at desk level

Sustainability
The property has been rated by BREEAM (Building Research Establishment Environmental Assessment Method) as ‘Excellent’.

Address


Size
67,097 sq ft
Landlord
Hines
Year
2012
Letting Agents
Jones Lang Lasalle
DTZ
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