The speculative office development, designed by ESA architects comprises two, four-storey office buildings with a combined net internal area of 108,210 sq ft. The 32-week programme is due for completion in spring 2015.
LJJ have designed the electrical installation to offer maximum flexibility for future tenants with spare capacity being provided to enable occupiers to satisfy their own Cat B fit-out requirements.
Carl Dowling, design manager at Kier, said: “Developers are increasingly looking for ways to manage costs and reduce waste on their schemes and, traditionally, the need to rip out the Cat A installation to accommodate the occupier’s Cat B requirements has been a significant source of waste.
“This project demonstrates how that waste can be avoided simply by streamlining Cat A fit out in the tenanted areas while ensuring that the public areas have the mechanical and electrical infrastructure that occupiers expect.”
LLJ will be installing recessed modular LED luminaires to the open plan office areas, which are controlled by ceiling-mounted presence detection and photocells to save energy. Approximately a quarter of the office luminaires are emergency fittings containing integral battery packs. Whilst the office area lighting does not have any manual switching, there is a centrally located landlord over-ride to enable all office lighting to be illuminated temporarily for demonstrating lighting levels to prospective tenants.
LJJ will also install a programmable fire alarm system with sufficient loop capacity for future tenants to add detection and sounder devices suiting any future partition configuration.
External wireways for future CCTV systems have also been installed enabling landlord and tenants to satisfy their own future security requirements at the fit-out stage.
For the buildings’ mechanical requirements, LJJ will install a VRF system for heating and cooling with eight condensers and one air handling unit on each roof. A total of 140 fan coil units inside each building are supplied with fresh air via ventilation ductwork installed within ceiling void.
A symphonic drainage system designed by LJJ serves to drain the roof and plant areas. Above-ground drainage is also being installed by LJJ.
External work includes energy-efficient LED area floodlights on 6m-high columns to illuminate the parking spaces.