Cardinal Place
562,952 sq ft
Cardinal-Place-Offices-London-KPI-Bridge-Oil-Office-80 Victoria Street

Cardinal Place

80 Victoria Street is situated on the southern part of the Cardinal Place development in Victoria. The Cardinal Place redevelopment by Land Securities provides approximately 573,000 sq ft of office space, 100,000 sq ft of mixed retail, together with conference and exhibition spaces set in a hard and soft landscaped setting.

Maris Expertise
Maris has completed a 6,000 sq ft office design & fit-out project for KPI Bridge Oil at Cardinal Place, 80 Victoria Street SW1. Expansion of KPI Bridge Oil’s business operations was the driving force behind this move. Maris have provided a high-end design with bespoke joinery and partitioning; including a 20m sloping joinery wall. The office layout was configured to be able to accommodate meeting and trading facilities for both Group and UK office operations.


The Landlord, Land Securities, has a proven track record in the development sector and is considered a reputable Landlord, who we feel will only enhance your occupation at the property. The Landlord’s consultants are well known to Maris and we foresee that our existing lines of communication and understanding of their detailed and comprehensive approval process will certainly assist in achieving Landlord consent

• Planning module 1.5m
• Raised floor zone 140mm
• Floor to ceiling 2,700mm
• Slab to slab height 3,640mm

Noise Rating
Landlords provide clarification that their property has been designed to operate, whilst producing low levels of noise emission. This property is confirmed 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 reception entrance hall is enclosed by a double height curtain wall glazing. The floor is finished in polished natural stone, setting the standard for the quality of installation. Plasterboard walls and high ceilings provide a crisp appearance to the area with integral feature lighting integrated within the ceiling. At present, security is provided at the property’s bespoke feature reception desk. Clarification should be sought from the Landlord regarding security provision and receptionist duties / working hours.

A refuse and recycling bay is provided at basement level.

WC / Bathroom Facilities
WC bathroom facilities on each floor are accessible by the floor’s tenants. Male, female, unisex and disabled WC facilities are positioned adjacent to the stairs / lift cores. The WCs are finished to a high quality with ceramic tile finish to the floors and walls in the main washbasin area. Ceramic washbasins are set on vanity units with large areas of illuminated mirrored 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
• 5 no. urinals
• 4 no. WCs
• 6 no. wash-hand basins

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

Unisex WC / Bathroom
• 6 no. WCs
• 6 no. wash-hand basins

Disabled WC / Bathroom
• 4 no. WCs with full disability fixtures and fittings
• 4 no. wash-hand basins

Raised Floors
Medium grade, full accessible raised floors are provided throughout the floor. Floor tiles are 600mm x 600mm wrapped galvanised steel on adjustable pedestals. Floor voids are 140mm allowing sufficient passage for your IT / telephony cabling and an under-floor power distribution system.


The ceilings are covered by a fully demountable suspended ceiling with a slim-line grid and 750mm x 750mm perforated metal ceiling tiles. The ceiling void is estimated to be approximately 800mm (excluding dropped beam locations). Ceiling voids above 800mm in depth are required by Building Regulations to include for additional void protection, a matter that would be covered by your Landlord, had it applied.

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.

Building Services
Building Services relate to those items that bring a property to life, providing warmth, cooling, ventilation, energy, plumbing, management systems, safety systems and even methods of travel. Without Building Services, properties would be lifeless, uninhabitable shells.

Specifically Building Services can be separated into:
• Mechanical services – heating, ventilation and air conditioning, commonly referred to as HVAC
• Domestic water services and plumbing
• Energy supply – electrical, lighting and gas provision
• Fire protection and prevention
• Security and alarm systems
• Escalators and lifts
• Energy supply – gas , electricity and renewable sources

Where Building Services exist, they have been specified, designed and hopefully maintained in order to meet the requirements of building users. Design criteria are established prior to installation of the systems to identify the parameters that they will operate to.

Design Criteria
Set design criteria are established to notify users of the extent and limitations of the services upon which they will rely. Understanding these limitations is therefore essential for building users who will rely on these systems for many years. It is important for building owners and tenants to understand the criteria by which air conditioning systems are typically designed.

Mechanical Services
External Conditions
It is assumed that 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, it is assumed that all internal design temperatures are maintained within the range ±2ºC of figures stated:
Winter Summer
• Offices 20ºC 22ºC
• Reception 18ºC 24ºC
• Stairs / Corridors 18ºC no ambient control
• Toilets 18ºC no ambient control

Air Conditioning Load Allowance
• Lighting 15 w/m2
• Power 25 w/m2
• Occupants 10 w/m2

The above information identifies the design criteria for the mechanical services within the property and it allows us to explain their ramifications. It also assists us in explaining why air conditioning systems are not typically designed to cool rooms below 22ºC in summer conditions and why they may not appear to work properly on very hot days. What this means in practical terms is that the air conditioning system in this property will cool the building to 22ºC on a day when it is 29ºC outdoors. This will vary from building to building depending on the design criteria and the geographic location of the building. The system is not designed to cool a building to less than 22ºC on the hottest days. If the outdoor temperature exceeds 29ºC the building or certain areas of the building may not be able to be cooled as low as 22ºC. Temperatures and humidity may exceed these values for several days at a time during hot spells. These hot spells occur relatively infrequently, less than 2.5% throughout the year, however global temperatures are widely reported to be increasing and as such these spells are likely to increase.

During periods of cold weather, the system is designed to maintain a temperature of 20ºC. If the outdoor temperature drops to below -4ºC the building or certain areas of the building may not be able to be heated as high as 20ºC.There are reasons why building services are not designed to meet the most extreme conditions. Largely it is due to cost however as extreme conditions account for only 2.5% of the year, under ‘normal’ conditions the services would be greatly oversized and would therefore waste energy. Oversized systems are also poor at controlling humidity.

Mechanical Services
The heating and cooling system within the property is commonly referred to as a 4 pipe fan coil system. In practical terms, the heating, cooling and ventilation are all distributed by central plant, consisting of chillers, boilers and air handling units which serve all floors via the mechanical riser. The fan coil units are located within the ceiling void above the line of the suspended ceiling.

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.Air is also re-circulated throughout the floor and the ceiling void is used as a return air plenum where conditioned air is extracted from the floor space via numerous 600 x 600mm louvre type grilles within the suspended ceiling.

We are in possession of the mechanical services schematics and plans for the property.

Pipe Work Distribution
There are a number of mechanical services risers serving the floor from the 3 no. main cores. The core serving Zone B is core 3.

Controls & Building Management System (BMS)

There is no facility for you to directly change the settings of the heating and cooling controls within the floor area, however, this would need to be carried out by the Building Management Team. The controls are fully automatic, interrogated and monitored via a remote Building Management System (BMS). The fan coil units have sensor phials connected to the return air plenums of each ceiling mounted fan coil unit and upon sensing a rise or fall in temperature from that set by the BMS (Building Management System) the fan coil unit modulating valve will increase the chilled water or heating capacity as necessary and re-align the temperature to the floor.

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.

Extract ventilation rates are stipulated in table 2.1 of the Approved Document F where for whole building ventilation rates for the supply of air to offices, the statutory minimum air supply rate is 10 litres per second (10 l/s) per person. Within this property fresh air ventilation has been designed to provide 12 litres per second (12 l/s) per person based upon 1 person per 10m2. There is therefore an over-provision of fresh air into the property. Fresh air ventilation levels are considered a ‘limiting factor of occupation’, something that is covered in further detail later in this report. A limiting factor of occupation is a statutory regulation that limits the potential headcount in a property.

HVAC – Modifications
We would advise that there is sufficient redundancy and flexibility within the existing heating, cooling and ventilation to relocate or add systems to suit your Category B design layout. Services are capable of being isolated, drained down and extended to meet new requirements.

Public Health Services

The following public health provisions are assumed within the property:

• The water storage has been designed to provide 45 litres per person
• Hot water will be distributed at 55ºC
• Cold water storage temperature is less than 20ºC
• Hot water storage temperature is a minimum of 60ºC
• Hot water distribution temperature is 55ºC
• Hot water at accessible WC basins is 41ºC
• Rainwater collection and storm water drainage system complies with BSEN12056 Part 3 Cat 2
• Building fabric to withstand 100mm / hour storm

The above provisions are in keeping with industry standards.

Electrical Services – Design Criteria
• Standard power allowance for future tenant underfloor power – 25 w/m2
• Lighting allowance – base build +TBC
• Spare capacity at riser – base build + 25% for future connections
• An additional independent LV supply on a separate ring directly from EDF is provided to maintain life safety services in the event of a failure of the incoming supply

Electrical Services
The incoming supply to the building is taken from the sub-station in the basement floor. Distribution is from a single switchboard. The combined switchboard shall have both Landlord and tenant’s supplies with expansion space for future category B tenant’s fit-out. There is an electrical riser running up through the floors from the lower ground floor. The riser has a rising busbar system, the rating of which needs to be supplied by the Landlord. Single phase and 3 phase power should be available for each floor level. Office lighting and small power distribution consists of miniature circuit breaker boards (MCBs). Each board complies with and is tended to BS 5486 Part 12. Within each lettable sub-tenancy floor area, provision is made for the future installation of electrical consumption check meters to be fitted in the electrical riser with minimal disruption to the building operation.

The latest (April 2006) requirements of Building Regulations Part L2: Conservation of Fuel & Power recommends that at least 90% of the estimated annual energy consumption in a building should be accounted for. This applies particularly to new buildings with a gross floor area greater than 500m2. Loads that are greater than 50kW (i.e. about 69A) should have separate sub-metering. Tenants lighting and small power distribution board and facility for future metering are installed to the tenant’s riser cupboard at each floor level.

There is currently no small power installed throughout the floors.

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 450 lux at desk level
• Corridor / WC areas 150 lux at desk level
• Reception 200 lux at desk level
• Plant rooms 100 lux at desk level

The above design criteria are in keeping with industry standards.

To assist in understanding what this means in practice, the following are useful examples of day-to-day conditions:
• Direct sunlight 100,000 – 130,000 lux
• Full daylight, indirect sunlight 10,000 – 20,000 lux
• Overcast day 1,000 lux
• Very dark day 100 lux
• Twilight 10 lux

A Simmtronic lighting system has been installed throughout the property that provides a flexible lighting solution. Plug-in type connector lighting control modules (LCMs) are installed within the ceiling void throughout the floor to provide plug connection locally of the lighting via 7-pin plugs. Supplies to the LCMs are connected via a modular wiring system. Within this property, recessed 600 x 600mm modular type lighting has been installed throughout the floor to provide LG3 compliant and energy efficient lighting. LG3 or rather Lighting Guide 3 is a CIBSE (Chartered Institute of Building Services Engineers) guideline for lighting.

The CIBSE LG3 provides recommendations to address the dark and gloomy effect that was created by ‘categorised’ louvres otherwise known as Category 2 louvres, seen in many older properties.

Generally the lighting in the open space appears to have a good level of uniformity and we do not doubt that it will achieve the required lighting levels. We would however advise you to request lighting calculations and photometric information from the Landlord to confirm compliance with the current regulations as part of your lease negotiations.

Emergency Lighting
Emergency lighting is currently installed to suit an open plan layout with a number of recessed luminaires complete with integral 3 hour battery packs. As part of any proposed fit-out the existing layout of the emergency lighting would need to be modified to suit the new layout in order to comply with the requirements of BS5266 Part 1/7 EN1838 and Building Control Regulation B1 (subject to Building Control approval).The existing emergency lighting appears to meet with the systems design criteria as required by BS5266 Part 1/7 EN1838 and Building Control Regulation B1. We recommend however that you request information from the Landlord to confirm compliance has been achieved, as part of your lease negotiations.

Lighting Controls
Passive infra-red (PIR) detectors are currently installed adjacent to the entrance doors to the floor which switch on all lighting to the floor for an unknown pre-determined period of time. The lighting is installed to a good standard using good quality fittings but the switching will need to be configured to meet the Conservation of Fuel and Power Building (Amendment) Regulation L2 2001 (SI2001/3335), listed below are extracts from this regulation to help understand the requirements:

Manual switches include rocker switches, push buttons and pull cords. Remote switches include wireless transmitters and telephone handset controls. It should be noted that for the purposes of Approved Document L dimmer switches constitute switches and switching includes dimming. It is emphasised that reasonable provision of dimming would be achieved by reducing rather than diverting energy supply (2A – Para’s 55 and 56; L2B – Para 60).

Fire Alarm System

A fully automated addressable fire alarm system is installed with automatic detection covering all escape routes, rooms opening onto escape routes and areas classified as high risk in accordance with BS5839, as an L2 type (life level) system.

The fire alarm system is common to the entire building, and comprises an addressable panel, fitted within the reception area. There are 3 no. manual call points installed at each point of exit from the floor. Automatic smoke detection is presently installed to serve an open plan arrangement positioned at approximately 7.5m intervals.Sounder bases are located throughout the floor to suit the open plan layout and would need to be modified and supplemented to ensure an average of 65db is achieved throughout the entire office space included as part of your fit-out.

Sprinkler System
The building is served by a sprinkler system compliant with BS5306 Part 2 1990 with OH1 hazard classification and life safety enhancement. Each floor has a separate zone valve with perimeter drencher system.

There is currently no data cabling installed throughout the floor. The floor has unrestricted floor and ceiling access for the installation of your requirements and provides us with no concern regarding cable distances and system performance. The building is served by a dry riser compliant with BS5306 Part 1 for telephone and cable connections. A number of ducts are installed from the basement to the street to allow for future provision of telephone and cable connections by the tenants. Dedicated communications risers are provided with cable trays and cable baskets installed.

There are 12 no. 21 person passenger lifts, 2 no. goods lifts and 2 no. fire fighting lifts.
The lifts are finished in brushed stainless steel with half height tinted mirrors to the rear walls and a synthetic stone floor.

The property includes containment for future CCTV, intruder detection system, and access control. Wire-ways are installed adjacent each office entrance doorway and main reception doorway for future installation of access control, green break glass, and magnetic locks. This containment is taken back to the Building Manager’s office on the ground floor next to Reception.

Limiting Factors of Occupation
Design Criteria
Property literature advises that the building has been designed to the following occupancy levels:
• General occupancy 1 person per 10m2
• Lifts 1 person per 12m2
• WC / bathrooms 1 person per 10m2

In summary the limiting factors of occupation to the 4th floor part demise / Zone B are:
• Fresh air ventilation 71 persons
• WC / bathrooms 600 persons
• Means of escape 78 persons (TBC)

BREEAM rated ‘Very Good’


562,952 sq ft
Land Securities
Jan 2006
Letting Agents
Montagu Evans