139,000 SQ FT
OF PRIME WORKSPACE

Occupational Densities

• Occupancy: 1:10m2/person
• Office means of escape: 1:6m2/person
• Levels 01 to 05: 1:8 (with 1No. unit overprovision on each floor)
• 06 to 07: 1:8 (with 2 No. units overprovision on each floor)

Floor loading

• 2.5 kN/m² (live loads)
• + 1.0 kN/m² (partitions additional to live loads)
• + 1.0 kN/m² (SIDL- Super imposed dead loads)
• Refer to RBG loading plans for more detailed loading allowances

Subletting Strategy

• The floorplate design, vertical circulation layout and services riser strategy is based on the ability to provide up to two tenant demises per floor on levels 01 to 06. Level 07 is designed as a single tenancy due to the size of the floorplate.

Air Conditioning

• Office floorplates designed to BCO zoning, typically with a FCU at 6m intervals at façade and 1No. unit serving ~40m2 (An aggregated value over our test floor, generally 1 per ~27m2 at perimeter zones & 1 per ~50-70m2 internally).

Office Temperatures Office space:

• Winter (mean): 20 degrees +/- 2 degrees

Entrance/reception:

• Winter (mean): 20 degrees +/- 2 degrees
• Summer (mean): 24 degrees +/- 2 degrees

Power

• Office lighting demand: 5.5W/m2 (CAT A @ 4.5W/m2, CAT B @ 1W/m2)

Equipment:

• - 6W/m2 (on floor peak)
• - 12W/m2 (spot load allowance)

Cooling Systems

• Cooling to the building will be provided by CHW generated by 3No. 4 pipe ASHPs located within the plant room on the 8th floor.
• Cooling to the landlord accommodation in the core areas (primarily lift lobbies) will be provided by FCUs fed from the secondary CHW circuit. Two tenant risers will have branch connections on each floor, providing flexibility for 2No. tenants per floor with exception to level 07 as required.
• For the retail unit at ground floor, a dedicated VRF system is proposed, to be fitted out by the retail tenant.
• Roof plant space & riser provision have been included and coordinated within the shell & core.

Office Floorplates:

• Over Levels 01-05 a decentralized ventilation system is incorporated, with each half floor plate served by a dedicated AHU.
• On levels 06 and 07, a Variable Air Volume (VAV) fresh air distribution system has been installed. Both systems offer optionality to minimize off-peak operational energy by providing flexibility for the air systems to work on an ‘As occupied’ zone of the floorplate as well as a whole floorplate basis.

Offices:

• 1.4 l/s/m2 (approx.) fresh air rate quantity set to facilitate future CAT B fit out

Core:

• Core WCs, WC lobby & lift lobbies are served from a dedicated supply and extract AHU, supplying air to the Lift & WC lobbies and extracting from the WC cubicles.

Toilets:

• 10 air changes/hr. Extract
• 10 air changes/hr. Supply
• 10 air changes/hr. Supply to toilet lobby

Lift Lobby:

• 0.5L/s/m2

Basement, Ground floor and mezzanine:

General mechanical ventilation by basement AHUs, separate systems serving:

• Reception @ 12L/s/occ @ 16 occupants
• Basement North
• Basement South
• Changing/ Lounges and GF Cycle store
• 10ACH over wet area/ 6ACH to changing
• Lounges @ 12L/s/occ @ 1:8m2 density
• For the GF retail unit, a louvred band is provided at high level ground to allow for general ventilation plant to be fitted out by the retail tenant. Roof plant space & riser provision have been included and coordinated within the shell & core for a commercial kitchen extract system.

Smoke ventilation to the basement floor will be provided either:

• Mechanically: the system designed to operate at 10 air changes per hour in any single fire compartment

Terrace:

• External and not ventilated. Pavilion served by roof mounted L06 and 07 AHU.

Office space designed based on a 1500 x 1500mm planning grid.

Floor to floor heights:

• Levels 01 to 04: 3900mm
• Levels 05 to 07: 4200mm

Floor to underside of ceiling:

• Levels 01 to 07: 2755mm

Floor finish zones:

• FFL to SSL = 150mm for Levels 01-04 (112mm floor void, 31mm raised floor tiling, - 7mm finish zone)
• FFL to SSL = 400mm for Levels 05-07 (362mm floor void, 31mm raised floor tiling, 7mm finish zone)

Ceiling zones:

• u/s slab to u/s of suspended ceiling = 800mm + 65mm tolerance for Levels 01-04
• u/s slab to u/s of suspended ceiling = 830mm + 65mm tolerance for Levels 05-07

Office reception - Floor to ceiling height:

• 6000mm AFFL (double height space)
• - 2630mm AFFL (single height space)

• BREEAM Rating – Outstanding
• EPC Rating – A (targeted)
• WELL Enabled to allow tenant to achieve Platinum rating - WELL Rating - Platinum (Core)
• NABERS UK 5* (targeted)

• LED lighting provided throughout the office space at 300 lux average at the working plane, with a uniformity of 0.6 minimum.

• The electricity supply will be metered at Low Voltage, supplied via Three Phase and Neutral (TP&N) cable at 400V (+10%, -6%) and 50Hz frequency. The preliminary estimated maximum demand is 1,500 kVA.

• A total of 81No. WCs on typical floors
• All WCs are 100% gender neutral
• Levels 01-06 = 12 WCs (10No. superloos + 1No. ambulant superloo + 1No. accessible unit) on each floor
• Level 07 = 9 WCs (7No. superloos + 2No. accessible units)

• 4no 21-person high speed passenger lifts (3no dedicated and 1no through car passenger/firefighters lift)
• Population 1 person/10m2 with 80% utilization
• Average waiting time (up peak) 28 seconds
• Morning Handling capacity (up peak) 12% (of total population) in a 5 min period, of which 80-85% Incoming (tenancy split dependent)
• Lunch Handling capacity (2 way) 13% (of total population) in a 5 min period, of which 40-45% Incoming (tenancy split dependent)
• Office goods/firefighting lift serving all floors
• Dedicated cycle platform lift

• The design of the loading bay allows for a public-facing active space at the ground floor with a shared surface along Abchurch Lane. The consolidated loading bay will serve as a new event space that can be used by tenants and the public during the day, and potentially as an amenity in the evenings, featuring a clear-height space of 6.3m.
• Servicing is restricted to specific times, as required by planning. Vehicles move south to north along Abchurch Lane, entering from Cannon Street. As part of a series of inclusive design measures, a designated accessible car parking space will be provided within the service yard with markings and wayfinding to denote safe transfer area to the reception and lobby.
• Given the site’s central location, a high proportion of deliveries at the site can be expected to be completed by cargo bikes, cycle couriers etc. These types of delivery vehicles necessitate a reduced dwell time and require less space within the loading area. As such, a cargo bike and refuse vehicle could service the site at the same time if required.
• The development allows for 32 daily delivery and servicing vehicles per day and will be promoting consolidation of deliveries between tenant to promote a sustainable delivery strategy.

There shall be no trips to the site by delivery vehicles:

• (1) Between 0700 hours and 1000 hours.
• (2) Between 1200 hours and 1400 hours.
• (3) Between 1600 hours and 1900 hours.

Structure: 50 years

External Masonry: The façade design life is 60 years. Façade components are divided into primary and secondary components. All primary components shall have a predicted service life of not less than the design life of the Contract Works without the need for maintenance, other than regular cleaning. Secondary components are components with a predicted service life of less than the design life of the Contract Works, assuming regular cleaning and maintenance in accordance with information provided by the Contractor. Refer to clause 5.2 of the façade performance specification for a list of primary and secondary components and their design life.

Windows and curtain walling framing: Windows and Curtain wall framing are primary components (see answer above), therefore they have a design life of 60 years. Refer to clause 5.2 of the façade performance specification for a list of primary and secondary components and their design life.

Roof coverings: 25 years (TBC – Subcontractor Confirmation)

M&E Services: Life expectancy is generally in accordance with CIBSE Guide M, Maintenance Engineering and Management, Appendix 12.A1 Indicative economic life expectancy (January 2020)

• The design language of the interior uses curves, soft forms and natural materials to compliment the strong architectural features of the entrance. Once inside the building, visitors and users are greeted by a large double-height volume and a feature stair providing access to the mezzanine level above.
• A feature tree in a stone planter with minimal timber benches draws the eye and provides seating space. The feature stair clad in solid timber battens shapes the internal volume and allows for the tree to be experienced from around and above.
• The reception lobby will feature textured and fluted materials guided by the following themes: structural and monolithic, and textured and refined. The concept for the reception is that of a cavernous shell.

• ​​Office floorplate designed to CAT A specification
• Exposed raised flooring
• Suspended ceiling with demountable metal panels for service access and maintenance and recessed fittings
• Painted plasterboard wall finish with flush skirting and concealed riser doors.
• Exposed structural columns painted with a decorative finish
• Full-height glass doors to lift lobbies

• Standby Power The generators used for essential life-safety supplies will provide power to the supplies within 30 seconds of the failure of the primary supply.
• Life safety supply A separate landlord switch-panel will be provided for secondary power supplies the life-safety and other critical systems, - fireman’s lifts, smoke extract fans, smoke ventilation systems, drainage sump pumps, security systems and telephone/data main systems etc. This secondary landlord switch-panel will be supplied from the standby generator.

• 2No. Comms Intake Rooms will be available within the building. Engagement has occurred with Openreach to ensure 2No. WAN Connections are available. The locations of the Comms Intake Rooms have been chosen to allow diverse connections to the Openreach infrastructure network, which will allow each of the WAN connections to be routed to different exchanges, maximising resiliency and uptime.

• 298 cycle spaces including 30 folding bike storage lockers
• Bike repair and washdown stations
• Water fountains
• 30 showers (14 male, 14 female and 1 accessible and 1 gender neutral)
• 300 lockers split equally over the two changing rooms
• Extensive wellness lounge and informal working zonesManagement System



The BMS shall be integrated with multiple additional technologies which are to be deployed at 10 King William Street, these include but are not limited to below. Allowance is included in the IT infrastructure for tenant fit out of smart building systems and sensors to enable control based on: occupancy, air quality, room booking etc.

• Air Quality (AQ): Integration of AQ sensors, distributed throughout the building including meeting rooms/breakout spaces shall be integrated as part of ventilation control system via the BMS.
• Occupancy Sensors: Integration of meeting room/breakout spaces live occupancy rates to drive heating/cooling/ventilation, i.e. no occupancy shall drive set back scenario via the BMS.
Meeting room booking: Integration of room booking system with BMS to drive ventilation/heating/cooling setback. Meeting room set back override if occupancy detected.