New Brook Buildings
95,591 sq ft
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New Brook -Buildings - 16 Great Queen Street - Building Expertise - Moving Office - 1

New Brook Buildings

Overview
The property was constructed in 1958 and was comprehensively refurbished in 2008 / 09. The property has been designed exclusively for office use and provides 81,677 sq ft (7,588m2) of Grade A office accommodation across 11 storeys. The ground floor is predominantly used as reception space.

Maris Expertise
Maris has completed a 25,000 sq ft office design & fit-out project for Blick Rothenberg at New Brook Buildings, 16 Great Queen Street WC2. The design specification called for a high-end, high specification finish.

Entrance Hall

The reception entrance hall facing Great Queen Street is enclosed by a double height curtain wall glazing, incorporating a glazed circular automatic entrance door in a stainless steel frame. The floor is finished in homed limestone, setting the standard for the quality of installation.

Timber walnut veneered wall panelling provides 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.

WC / Bathroom Facilities

WC bathroom facilities on each floor are not only accessible by the floor’s tenant. The WC bathroom facility is located in the Landlord’s common areas. Unisex and disabled WC facilities are positioned to the south and west of the main stair / lift core, with disabled facilities to the south.

The WCs are finished to a high quality with stone tile finish to the floors and walnut veneered wall panelling to the walls. Ceramic washbasins are set on stone vanity unit tops with large areas of back painted glass splash backs. The ceilings have been installed with a plaster finish providing a clean design finish and containing recessed down-lights. All sanitary ware is glazed white ceramic with a chrome finish.

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 44no. cycles. Staff can also make use of unisex shower facilities provided on the ground floor.

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 60mm – 80mm allowing sufficient passage for your IT / telephony cabling and an under floor power distribution system.

Ceilings

The ceilings are covered by both a fully demountable suspended ceiling with 1,200mm x 300mm perforated metal ceiling tiles and plasterboard ceilings. The ceiling void is estimated to be up to 310mm at its deepest point (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.

The ceiling void will be segregated into zones to avoid the unnecessary cross-over of your air conditioning, ventilation and lighting services. Ceiling voids of this size do not allow easy access should the services require alteration and / or modification to suit your proposed office design.

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 150mm high MDF with a painted finish. Doors and frames are solid core, timber veneered 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 10º% 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 heating and cooling system within the property is achieved by the following:

Podium:

2 pipe fan coil units mounted within the central bulkhead provide cooling only, with LTHW panel heaters located around the perimeter. Fresh air is distributed to the back of the fan coils within the central bulkhead.

Tower:

2 pipe fan coil units mounted within the central bulkhead provide cooling only, with LTHW fan assisted trench heaters located around the perimeter. Fresh air is distributed to the back of the fan coils within the central bulkhead.

West Wing:

Four pipe fan coils deliver heating and cooling, located at low level around the perimeter. Fresh air is delivered to this area via the central bulkhead.

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 risers. The fan coil units are located within the ceiling void and or the perimeter according to the area they serve.

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 600m 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 mechanical services risers serving each wing as described below:

• Riser A – incorporating a spare branch for tea point and drainage connections
• Riser B – chilled water and low pressure hot water pipe work and supply air ventilation to the floor
• Riser C – chilled water and low pressure hot water pipe work and supply air ventilation to the floor

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.

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.

The provision of fresh air at 12 l / s per person is a good allowance and meets with our expectations for a modern property.

Public Health Services

We assume the following public health provisions apply within the property:

• The water storage has been designed to provide 25no. 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 under floor power – 25 w/m2
• Lighting allowance – base build +20%
• Spare capacity at riser – Base build +20%

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.

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 at desk level
• Reception 300 lux at desk level
• Plant rooms 200 lux at desk level

The above design criteria are in keeping with industry standards.

Lighting

A flex connector lighting system has been installed throughout the property that provides a flexible lighting solution. A network of 2-circuit linear busbar trunking has been installed within the ceiling void to provide power supplies to the lighting and fan coil units. Plug-in type flex 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 to the 2-circuit linear busbar. Within this property, recessed 1,200mm x 300mm linear type lighting has been installed throughout the floor to provide LG7 compliant and energy efficient lighting. LG7 or rather lighting guide 7 is a CIBSE (Chartered Institute of Building Services Engineers) guideline for lighting. The CIBSE LG7 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.

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. Illuminated exit signs are installed above each exit door. 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 to the floor which switch on all lighting in sections to the floor for a set period of 30 minutes. This is controlled via a programmable lighting control system, which will be commissioned upon completion of works to suit the new layout. As part of the proposed fit-out works, local switching / PIR control will be required to all new rooms and open plan areas and modifications and additions will be required to the existing layout to provide a suitable energy efficient solution to suit your requirements, all in accordance with part L2 of the Building Regulations. 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:

Fire Alarm System

A fully automated addressable fire alarm system is installed to automatic detection covering all escape routes, rooms opening onto escape routes and areas classified as high risk in accordance with BS5839, as an L1 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 3no. 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.

Data

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.

Lifts

There are 4no. 14 person passenger lifts, travelling at 1.6 metres per second with peak intervals of under 30 seconds.
1no. lift is designated as a goods lift outside peak periods and we anticipate this can be utilised for the passage of materials providing adequate protection is applied to the lift and surrounding areas and all deliveries are coordinated with the building management. The lifts are finished in brushed stainless steel with half height tinted mirrors to the rear walls and a synthetic stone floor. 1no. lift operates as a fire fighting / passenger lift serving lower ground to 11th floors in accordance with BSEN81-72.

Security

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

The door widths at this property are over 850mm in width, therefore each escape stair can handle 110 persons as a maximum per floor. As the regulations require one exit to be discounted on the basis that the route to it may be hindered by the source of a fire, our limiting factor of occupation for means of escape is 110 persons per floor.

Sustainability

The building engineering services within this property have been provided to offer flexibility and energy efficient servicing of the building and the property has achieved a ‘excellent’ BREEAM rating.

Address


Size
95,591 sq ft
Landlord
Henderson Central London Office Fund
Year
1958 / Refurbished 2008 / 09
Letting Agents
EA Shaw
Jones Lang LaSalle
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