Air conditioning, BREEAM, Cafe, Car park, Cleaning, Climate control, Courtyard, Cubicles, Disabled facilities, Furnished, Grade A, Gym, Lift, Modern, Office space, Open plan, Raised floor, Reception, Restaurant, Security, Shower, Storage, Suspended ceilings, Tea point, Telephone system, Train transport, Ventilation, Workspace
50 to 70 sq m
5 to 7 people
Modern office space in the heart of the Thames Valley. Active chilled beam air conditioning, double height reception area, showers and changing facilties, secure car parking, secure cycle bays, refuse stores and PIR controlled lighting designed in accordance with LG7.
105,056 sq ft
Exceptional. Every day.
High profile location
READING: 10 MINS
PADDINGTON: 44 MINS
WATERLOO: 1 HR 15 MINS
M4 Junction 10
Available for pre-let, building 1040 will
provide 105,056 sq ft of Grade A office space
over ground and four upper storeys.
Clear open floor plates
flooded with light
Clear floor to ceiling height of 2.9m
Four pipe fan coil air-conditioning
Fully accessible raised access floors with
a minimum clear void of 120mm together
with accessible suspended ceiling
Showers and changing facilities
Male, female and accessible WCs
Secure parking in a ratio of
1:266 sq ft
3 passenger lifts
Structural grid based on 9.0m x 9.0m
with a 1.5m planning module
36 secure cycle storage stands
EPC rating ‘B’ targeted
Double height reception area
PIR controlled recessed LED lighting
designed in accordance with LG7
Target BREEAM Rating of ‘Very Good’
*Photographs are indicative of proposed specification.
Indicative floor plate
GROUND AND FIRST FLOOR
SECOND TO FOURTH FLOOR
GROUND (PODIUM) FLOOR
Measurements are approx. NIA.
*Plans not to scale. Indicative Only.
395 (1:30 spaces per SQ M /
1:266 spaces per SQ FT)
Winnersh Triangle is well placed to take
advantage of the Thames Valley’s excellent
The Park has its own slip road onto the
A329 (M), which provides direct access
to the M4 motorway in less than five
minutes and the M25 London orbital
motorway is a 20 minute drive.
Central London (38.7 miles), Oxford (31 miles)
and Heathrow (23 miles) are less than an hour
away and the M3 motorway (12 miles) gives
fast access to Southampton and the Business
Jet Hub at Farnborough Airport.
Closer to home, Reading town centre is less
than 10 minutes drive (or, for those who
prefer to take the bus, Reading’s Park & Ride
scheme operates from just outside the Park).
A3 2 1
Gym / Leisure
Park & Ride
A 3 21
B3 2 7
(T1, 2 & 3) Reserve
Source: AA Route Finder
(change at Reading)
(change at Reading)
HEATHROW T1, 2 & 3
Paddington change at Reading
The Park’s own dedicated rail station, ‘Winnersh
Triangle,’ is just three minutes walk from the Piazza
and provides regular services between London
Waterloo and Reading, with the journey to Reading
taking just under ten minutes.
Reading Station provides frequent services to
Central London, Bristol, Oxford, and beyond with
train journeys to Paddington taking just 26 minutes.
From 2019, the eight minute journey to Reading
Station will also connect the Park to the direct and
high-speed Crossrail services to and from Central
London, The City and Canary Wharf.
*Heathrow T1, 2 & 3
change at Reading and Paddington
change at Reading, Paddington and
Heathrow T1, 2 & 3
change at Reading and Paddington
19 mins past change at Wokingham
49 mins past change at Clapham
BY CROSSRAIL (from 2019)
FROM WINNERSH TRIANGLE
1 HOUR 15 MINUTES
1 HOUR 31 MINUTES
(via Hayes & Harlington)
1 HOUR 1 MINUTE
Source: National Rail enquiries. All times are fastest journeys. Extra trains may travel at peak times.
Strength in depth
The quality and diversity of the businesses at Winnersh
Triangle speaks volumes about its ability to attract and
retain great people.
Set at the heart of the Thames Valley, it attracts
staff from a wide catchment with a highly educated
It is an environment where business can develop;
a responsive, flexible environment that offers supreme
operational efficiency in a setting that respects the
needs of the individual.
“ The work we do helps to promote safe
living and working environments.
It’s science being used to provide peace
of mind; and that’s very rewarding.”
HOME TO MORE THAN
50 COMPANIES, INCLUDING:
“ Our software business has expanded
so rapidly that this is now our third
consecutive home on Winnersh Triangle.”
“ Things are constantly on the move,
in and out. Five minutes and the guys
are on the motorway.”
to life than work…
…which is why we work hard to provide amenities
that make life enjoyable.
The Holiday Inn is an AA 4-star hotel with a business
centre, conference facilities and an AA 2-Rosette
restaurant, Caprice. Gather & Gather Café and Monty’s
bar also provide options to eat and drink.
The Esprit Fitness Centre and Spa has a 19-metre
pool and well appointed gym.
A WHSmith convenience store provides everyday
amenities and a 14 screen cinema is located just a
short walk from the Park.
There are a number of activities run and arranged
by the Park management team, including , classes,
clinics, workshops and events, for everyone to enjoy.
We also have a nursery on the Park, helping to
alleviate any unnecessary early-morning stress.
1.00 GENERAL DESCRIPTION
The works comprises a five storey office building,
with 2 storey atrium, constructed on a single storey
podium car park, together with associated drainage
and external works. The office building is entered
from either the landscaped central courtyard or via
the lift core at sub-podium car park level. Upper
floors are accessed via the central core, which
contains lifts, services, toilets.
The design enables sub division on a floor by floor
basis, or half floor split around the central core.
There are two dedicated staircases per floor.
Approximate Floor Area :
Ground Floor atrium (included above) (125)
Roof Plant Room Area (approx)
Tenants plant space
Nett to gross (approx)
All figures are provisional at this time
Floor to underside of ceiling zone
Floor to Floor height
Ceiling service zone
Raised Floor Zone
The reinforced concrete ground floor slab to
the office areas is designed to carry a uniformly
distributed load of 3.0 KN per m² + 1.0KN/m2
finished to receive a raised access floor.
The frame of the building including the roof consists
of in-situ reinforced concrete or structural steel
designed to support the following loadings :
Office upper floor areas are designed to 3.0KN per m2
plus 1.0KN per m2 for partitions, finished to receive a
raised access floor.
Roof plant areas are designed for 7.5KN per m2.
The majority of the roof will consist of a single
ply membrane / Asphalt or similar, insulated to
achieve in excess of current regulation ‘U’ value
Suitable safety systems are provided to roof areas.
Handrails will be provided to accessible, unprotected
3.03 External Walls
4.03 Ceiling Finishes
6.01.4 Noise Levels
Staircases are of precast concrete construction
finished with carpet / vinyl and will have a coated
steel balustrade and stainless steel handrail for
escape stairs and stainless steel balustrade and
handrails for the main core stairs.
Ceiling finishes shall generally be as dictated by the
Project Architect and comprise 600m² lay-in grid style
modular ceiling panels laid to within a suspended
ceiling grid. The ceiling shall comprise integral supply
and extract style ceiling grilles to facilitate the
mechanical fresh air ventilation requirements.
The following table provides the noise levels that shall
be achieved for the locations indicated. The noise
levels stated are those attributable to the engineering
services installations and do not include external
ambient noise sources.
The system shall be of the sealed type being served
by a pressurisation unit. Provision for chemical
dosing of the system shall be provided in the form of
a dosing pot, together with chemical injection / drain
3.06 External Doors
Concealed supply air ductwork shall be provided
throughout the ceiling void allowing the ceiling void
area to also be utilised as a return air plenum.
Location Noise Level
Offices (open plan)
NR38 – 40 open
Entrance halls and toilets
(≤ BCO –2009)
External To suit planning
hours operation of
From this primary circuit low temperature hot water
shall be circulated via 2 secondary circuits. Each
circuit shall be provided with an inverter driven run
/ standby pumps to provide a constant temperature
circuit serving fan coil units throughout the building
and the air handling unit.
The main entrance door is a Boon Edam “Crystal
Tourniket” or similar manual revolving door housed in
a glazed drum and canopy housed in a stainless steel
Front entrance powered pass door and secondary
entrance and escape doors are double glazed with
a PPC aluminium framework complete with security
locking devices and wiring for access control /
intruder alarm systems.
3.07 Internal Walls and Partitions
Internal partition walls to staircases, toilets and plant
duct areas are of metal studwork, in-situ concrete or
blockwork construction. The atrium will be glazed to
separate the office space on ground and first floors.
3.08 Internal Doors
Internal doors generally consist of MDF / softwood
(FSC approved) veneered solid core flush doors, fire
resisting where required.
High efficiency LED lighting shall also form an
integral part of the ceiling finish as detailed herein.
Office and amenity areas have a proprietary
suspended modular ceiling system based on a
1,500mm planning grid. Acoustic pads will be
provided to the back of the perforated ceiling tiles
where necessary to achieve the required NR level.
Reception / atrium area has a plasterboard finish
including bulkheads with emulsion paint finish.
High quality Corian (or similar) vanity units with
post formed edges and splashback, full height
toilet cubicles, ductwork panelling and mirrors, to
be provided in the toilets including hinged access
panels where necessary.
Water saving devices such as spray taps and dual
flush toilets will be provided.
Doors to shower cubicles consist of solid grade
laminate faced solid core flush doors.
Hand drier spurs will be provided in all toilets.
Ironmongery is good quality Elite (or similar) polished
/ satin stainless steel.
6.00 MECHANICAL SERVICES
The design is based on the following design criteria.
Occupancy: Toilets have been calculated on a 60
/ 60% male / female occupancy of 1 person per
10m2 NIA with a population of 120% calculated for
the entire building in accordance with current BCO
Generally Schuco or similar Curtain Walling: This consists
of aluminium framing which is self draining, thermally
broken and pressure equalised. All exposed aluminium
cappings will have metallic polyester powder coated
finish. Double glazed units to vision areas consist of
clear glass outer pane, cavity and clear glass inner
panel. Glazing may incorporate ceramic fritting to office
areas. Glazing is toughened or laminated as required
for safety and or security purposes. The curtain walling
generally is double glazed with low “E” clear glass in
an aluminium framing system. The cladding grid will
facilitate a 3m internal planning grid.
Fire escapes have been sized assuming occupancy
of 1 person per 7m².
Two storey, double glazed screen to main entrance
reception will be formed with Schuco or similar
structural glazing system with Low E coating.
Toilet areas either have full height ceramic tiles or
a combination of plasterboard and timber veneer
panelling behind toilets. Shower areas have full
height ceramic tiles.
4.02 Floor Finishes
Sub Podium car park retaining walls are constructed
either from in-situ concrete or fair faced blockwork.
Soffit – exposed finished concrete / pre-finished
Office areas have a PSA medium grade steel
encapsulated raised access floor with 600 x 600mm
panels. Carpet tiles are Milliken (or similar).
Car Parking: 395 spaces (1 space per 30 sq m GEA).
10 on grade, 385 in designated spaces at basement
level and within multi-storey car park.
Design, materials and workmanship will comply
generally where possible with all current British
Standards, Codes of Practice and Building
Regulations, the mandatory requirements of other
Local and Statutory Authorities and the published
recommendations of the CIBSE and the current IET
Regulations at time of construction.
The use of a name of a firm or proprietary article in
this Specification to be read only as an indication
of the class or quality of material or workmanship
Fire protection, Fire Officer and Building Regulation
requirements are based upon open plan areas to
all office accommodation as shown on the scheme
drawings. The appropriate requirements are based
on those required at the time of construction.
3.04 External Solar Shading
Solar shading shall be provided via independent
horizontal and vertical brise soleil in conjunction with
grillages / patterned diffusers set off approx 150mm
from the face of the building.
4.01 Wall Finishes
Entrance atrium: full height glazing.
Office areas have a plasterboard dry lining finish
with emulsion paint.
Core walls have a plasterboard drylined finish with
Toilet areas have a stone or ceramic tile finish with
ceramic skirting tiles.
Staircases are finished with carpet or vinyl and nonslip nosings with contrasting colour inserts and edge
Skirtings to general office areas and staircases will
be in painted softwood (FSC approved).
The floor to the reception is to be a honed nature
stone or ceramic tile (or similar approved) mounted
on a screeded concrete slab with a series of
service ducts transitting the area to facilitate both
immediate and future data, power and telecom
6.01 Design Criteria
6.01.1 Internal Conditions
20°C ± 2°C
6.01.2 External Conditions
+30°C db, +20°C Wb
Note: When the external ambient temperature rises
above 28oC the internal temperature within comfort
cooled areas will be allowed to drift.
Chiller selection – Chiller sizing shall be based on the
external conditions stated above: Chiller selection to
be suitable for operation at +35°C external ambient,
at reduced performance
6.01.3 Ventilation Rates
Offices fresh air
1.6 litres/second/m² filtered
(inc. Main Plant / Risers) to EU6 standard
Toilets 10 air changes/hour –
extract only, located within
toilet cubicle make
up air via circulation areas
6.01.5 Design Margins
20% (intermittent heating quick
6.01.6 Internal Loads Heat Gains
1 person per 8m2
Heat gain from lighting 12W/m2
Other Internal blinds taken into
for cooling load calculations
6.02 Heating, Cooling and Ventilation
6.02.1 Heating and Cooling Office Areas –
The heating and cooling to the general office
areas will be provided by chassis type, ceiling void
mounted, waterside control 4 pipe fan coil units
complete with DC fan motors and motorised control
valves. The fan coil units supply heated / cooled air
into the office space via a ducted system through
ceiling mounted grilles / diffusers.
Fan coil spacing will co-ordinate with the building
grid and will follow the guidance of the British
Council of Offices design which requires that
perimeter offices have a length of 6m (assuming
a perimeter office depth of 4.5m). Internal fan-coil
units to cover 50-70m² floor area.
Core areas will be provided with heating provision
from transfer air from adjacent areas. Entrance
/ atrium / lift lobby areas shall be provided with
heating and cooling by fan coil units TBC.
6.02.2 Central Boiler Plant
Low temperature hot water for heating will be
provided by high efficiency low Nox gas fired boilers.
The boilers shall be located in a plantroom situated
at roof level and shall be served via a natural draught
flue system. The Plantroom shall be provided with
ventilation for combustion purposes via natural
ventilation louvres or similar.
Main rising pipework shall be enclosed in service
risers. Pipework shall incorporate the facility to
isolate and balance each area of the system and in
addition shall incorporate the facility to install heat
meters for each floor level as required by Building
Regulations Part L2. Dynamic type balancing
valves and differential pressure control valves shall
be provided as appropriate. Wherever possible
prefabricated pipework modules shall be utilised.
Pipework to be insulated steel with final connections
to fan coil units in copper.
Trench heating shall be provided adjacent to the full
height glazing in the ground floor entrance / atrium.
6.02.3 Comfort Cooling
Comfort cooling of office areas shall be by fan coil units
as previously described. The central chiller plant shall
comprise 2x high efficiency packaged air-cooled chiller
with dual refrigeration circuits, located on the roof
operating on a zero ODP refrigerant.
A constant volume chilled water primary circuit
complete with duty / standby circulating pump shall
be provided to meet chiller maximum design flow
rate requirements. An air / dirt separator shall also
be provided. The chilled water system shall be of the
sealed type being served by a pressurisation unit.
Provision for chemical dosing of the system shall be
provided in the form of a dosing pot, together with
chemical injection / drain points.
2x secondary chilled water circuits shall connect
the primary circuit to the AHU and the fan coil units
located throughout the building. This circuit shall be
complete, inverter driven, run / standby pumps.
Main rising pipework shall be enclosed in service
risers. Pipework shall incorporate the facility to
isolate and balance each level and in addition shall
incorporate the facility to install sub meters for each
floor level as required by Building Regulations Part
Condensate pipework shall be installed to connect
fan coil unit drip trays to soil pipes via waterless
traps. Pipework shall be plastic ‘unipipe’/’mepla’ or
Primary Heat Distribution
A constant volume primary circulation circuit shall be
provided complete with duty / standby circulating
pump. An air / dirt separator shall also be provided.
Tempered fresh air shall be provided to the office
areas by an air handling unit located on the roof.
The tempered air will be delivered to each fan coil
unit air intake via galvanised sheet metal ductwork,
suitably insulated where exposed or in main service
risers but uninsulated where in ceiling void plenums
ductwork will be generally rectangular with the
exception of final branches. Single size ductwork
distribution headers at each floor level shall ensure
maximum flexibility for air distribution for tenant fit
i) Monitoring of the installed metering for incoming
and tenant services as detailed on the MEP
The BMS system shall utilise Trend software. The
BMS shall have the facility to have fully functioning
communication to an offsite location.
7.00 DOMESTIC WATER AND
7.01 Design Criteria
Vitiated air shall be extracted from office ceiling
plenums via a bellmouth provided at each level to
run to roof level via a range of galvanised sheet
metal ductwork insulated in risers and where
exposed externally. At roof level ductwork shall
connect to an extract fan forming part of a supply
/ extract AHU which incorporates a thermal wheel
heat recovery device to recover waste heat from the
extract air stream.
The services shall be designed on the following
basis to obtain condition specified.
Passive transfer ducts complete with fire dampers
(where appropriate) shall provide make up air
between office ceiling voids and toilet area ceiling
voids. Arrangement will be such that crosstalk
between spaces does not occur.
d) Velocity of Hot and Cold Water Services in Ceiling
Voids – 1.0 m/s
Toilet Area Ventilation
Extract ventilation to toilets and cleaners
accommodation shall be provided via a common
system comprising a twin extract fan unit complete
Air shall be extracted from the space via ceiling
mounted air valves which shall be connected to the
twin fan unit via a range of galvanised sheet metal
ductwork. Make up air shall be generally via transfer
grilles or transfer ducts from adjacent office space as
Space is designated within the fresh air supply
air handling unit for humidification lances to be
installed by the tenant if required.
6.03 BMS / Controls
A BMS system monitors and controls the Mechanical
The system comprises a number of outstations and
intelligent controllers, which will be connected via a
LAN to a central outstation with LCD display located
in the main plantroom. A BMS head-end/work station
will be provided.
The BMS will have the capability to provide the
a) Dedicated control of each item of plant including
intelligent control of all fan coil units
a) Cold Water Storage – in accordance with BS EN
806 part 2
b) Hot water service flow – 60OC
c) Velocity of Hot and Cold Water Services in
and Risers – 1.5 m/s
e) Minimum Pressure of Hot and Cold Water Services
– 1.5 Bar at draw off points.
f) Above Ground Soil, Waste and Ventilating System
In accordance with BSEN 12056 Part 2:2000 using
the discharge unit method, based on system iii with
a minimum self cleansing velocity of 0.77m/s and a
maximum fill capacity of 75%.
Rainwater Disposal System
In accordance with BSEN 12056 Part 3:2000
Domestic Hot & Cold Water Services
In accordance with BS EN 806, BS 8558, The
Institute of Plumbers Design Guide and The Water
Regulations Guide using the loading unit method.
Shower Manufacturers design flow
l/s or 2.0 loading units
to sanitary ware
7.02 Cold Water Service
A mains cold water supply shall be provided from
the local water authority meter located within
the undercroft car park. Mains cold water shall be
distributed within the car park to a tank room. The
mains water service shall be furnished with a ulk
leak detection meter and BMS interface to comply
with BREEAM WAT 03.
The mains water service shall terminate within the
tank room and supply a break tank and booster set,
to maintain constant equal pressures throughout the
The break tank shall be sized on the population of
the building in accordance with BCO guidelines. The
break tank shall be sectional and pre insulated and be
complete with high and low level controls interfaced
with the pumps and BMS.
7.03 Hot Water Service
Hot water shall be provided via a centralised direct
gas fired water heater located in the roof packaged
plantroom. The HWS system shall be of the unvented
type and shall be fed with make up water from the
cold water system. The cold water service to the hot
water heater shall be through an electromagnetic
type water conditioner and shall be installed with a
proprietary expansion kit.
From the central water heater hot water shall
distribute via insulated copper / plastic pipework to
serve the sanitary appliances. HWS shall be stored
at 60-65°C with distribution at 60°C and a return
temperature of 55°C. The secondary return shall be
installed with an electromagnetic water conditioner
and a spare circulator shall be mounted adjacent.
The delivery temperature at the outlets shall be
maintained through the installation of thermostatic
mixing valves to TMV 2. The accessible facilities
shall be installed with thermostatic mixing valves to
comply with TMV 3.
Hot water to the tenant tea point shall be provided
by tenant installed local electric point of use water
7.04 Above Ground Drainage and
A complete above ground foul and waste water
drainage system to BS EW 12056 shall be provided.
The system shall be a primary vented installation
connected to the below slab drainage system by
Proprietary fittings shall be used to connect the
sanitary ware to the drainage system and suitable
water seal traps installed.
c) Optimum start control
Trapped gullies shall be provided to the plant areas
at basement and roof levels for the discharge of
mechanical waste water.
d) PID control
Flow rates shall be regulated at the terminal outlets.
Urinals shall be installed with an automatic flushing
system to provide a flow of water through the
drainage pipework to cleanse the system during
periods of inactivity.
b) Timed on / off switching
e) High / Low level alarms – including “out of range
f) Trip alarms
g) Status conditions
h) User control of setpoints (with variable limits)
including those on AHU heater batteries / cooling
Condensate stacks with trapped tundish connection
shall be provided for the discharge of condensate
from the cooling system. Traps shall be of the
waterless self sealing type.
Tenants waste vent pipes shall be provided for the
connection to and from tenant tea points.
Access shall be provided to the soil and waste
system for the purpose of future maintenance in
accordance with the Building Regulations.
The rainwater installation shall be a gravity system
designed to BS EN 12056 – Part 3, the vertical
pipework shall be sized on a 33% filling rate and the
horizontal pipework on 70% capacity.
Rainwater outlets shall be sized and specified to
suit the roof construction with horizontal rainwater
pipework installed to fall to the rain water down
pipes located in the core of the building. The
horizontal rainwater pipework shall be thermally
insulated to prevent the formation of condensation.
8.00 ELECTRICAL INSTALLATION
8.01 Lighting Levels
The following are the standard average maintained
illumination levels used:
External Car Parks
Lift Motor Rooms
350-450 lux at 0.75m
200 lux at FFL
100 lux at FFL
100 lux at Tread
300 lux at FFL
100 lux at FFL
10 lux at Ground Level in
accordance with CIBSE LG6
200 lux at FFL (Minimum)
The maintenance factor is 0.9.
8.01.3 Small Power Loadings
An allowance of 25 W/m2 of lettable area has been
allowed as provision for office small power.
8.02 Incoming Electrical Supply
The main incoming electricity supply to the
building will be provided by way of a new
electricity sub-station comprising packaged
transformer and associated distribution switchgear
Interconnecting cable supplies shall be provided
directly from the sub-station to low voltage
distribution switchgear located in an adjoining low
voltage electrical intake room.
8.03 Mains and Sub-mains Distribution
Electrical distribution shall be provided by way of
dedicated electrical sub-main cable supplies and
XLPE/SWA/LSOH type as well as vertical ‘sealed’
rising busbars allowing distribution boards on each
floor to be served in addition to fixed items of plant
The distribution boards shall be of the MCB type
c/w integral isolators and MID compliant metering.
Distribution will be either dedicated and / or split
load style allowing final small power and lighting
to be served.
Further plant / equipment served may include
passenger lifts, control panels, fire alarm and
central plant systems.
The lighting installation will be carried out in
accordance with the following principles:
The lighting within the offices will be provided by
ceiling recessed LED modular luminaires comprising
high frequency DALI Dimmable control gear. The
lighting will be installed in accordance with CIBSE
Society of Light and Lighting and the spirit of LG7
requirements. Local switching will emanate from
lighting control modules located within the ceiling
void allowing for a fully addressable lighting control
installation to be provided.
The lighting control system will be provided to
control the luminaires which will be complete with
lighting and supplement according to their own
high frequency specific requirements DALI ballasts.
The incoming tenant may need to carry out their
own assessment of each workspace to establish
the need for any supplementary lighting based on
the selection of their own finishes and internal ‘Cat
B’ fit-out works.
Circuit wiring will be carried out using flexible
LSOH cabling within the ceiling void served directly
from a lighting control module which in turn will
be served via a modular wiring harness again
concealed to within the ceiling void.
The lighting layout will be based on an open plan
Control and operation of the lighting installation for
the offices will be by way of flush ceiling mounted
passive infrared (PIR) daylight sensors in order to
maintain an energy efficient and economic form of
The break tank shall supply a duplex inverter
driven booster set configured as run and stand
by. The pumps shall be fully water regulations
compliant and be complete with hydraulic
accumulator, automatic controls, BMS interface,
flexible connections and anti vibration mounts.
The boosted cold water shall be distributed to serve
the sanitary ware, hot water heaters and mechanical
service requirements in accordance with the water
regulations and provided the level of protection to the
water service has been met.
A tenant’s wholesome water supply shall be
provided and installed with valved stool pieces for
future branch connection to supply tenants tea
water saving devices to comply with the BREEAM
WAT 01 calculator.
Where required to provide a category 5 level of
protection to the water services, a separate break
tank and booster shall be provided.
Water services distribution shall be thermally
insulated throughout and trace heated for frost
protection where exposed to ambient conditions.
A perimeter zone of 4.5m deep will be established
whereby lighting within this zone shall comprise
daylight dimming facility and further reduce the
building energy demand.
The lighting layout will be based on an open plan
The switching for the offices will be by ceiling
mounted recessed PIR’s, arranged to provide
efficient switch zones.
The perimeter zone (4.5m deep) lighting will
be controlled by photocell sensors for daylight
8.04.2 General Lighting
Recessed modular LED luminaires
supplementary LED perimeter
Recessed LED down-lights and
mounted LED spotlight
Surface wall mounted low energy
Reception Area Recessed LED spotlight
Plant Rooms Surface / suspended linear
luminaires (IP rated as necessary)
Each area will be controlled via individual switches
Circuit wiring will be carried out using LSOH insulated
single core cables drawn into a galvanised steel
trunking and / or conduit system in general areas
with galvanised conduit system.
8.04.3 Emergency / Escape Lighting
Emergency / escape lighting will be carried out
using self contained 3-hour duration non-maintained
emergency luminaires and inverter packs to achieve
0.5 lux minimum (office areas). Defined escape routes
shall be illuminated to 1.0 lux minimum.
The luminaires will be connected to the local
lighting circuit by way of a permanent ‘live’ supply
in accordance with BS5266.
8.05 Small Power
The small power installation will be carried out as
All water services to the buildings washrooms
shall be via BREEAM compliant water monitoring
systems to prevent the waste of water, the
sanitary ware shall be installed with appropriate
An allowance of 25W/m² of lettable floor area for small
power has been included as provision for general small
Low level general power distribution from the
distribution board will be the responsibility of the
Tenant. Small power throughout the ceiling void
shall be provided via a concealed modular wiring
harness which will serve lighting and mechanical
services provided as part of the base build / ‘Cat A’
fit-out works with a minimum 20% spare for future
8.05.2 General Small Power
Cleaners socket outlets will be installed in circulation
areas, with fused connection outlets in the Toilets as
provision for future tenant supplied hand dryers.
The classification will be L1 within the core area
with the open plan office area comprising a fire alarm
installation L3 requirements. The open plan office
area will be provided with sufficient capacity for
these areas to be enhanced to ‘L1’ requirements by
11.00 PLANT STRATEGY
8.10 Disabled Refuge and Toilet Alarm
Roof plant areas and service risers shall provide
provision for future tenant fit out installations,
e.g. comms room cooling, etc.
Within the disabled toilet an alarm system will be
Central boiler plant, circulating pumps and the like
will be housed in roof top prefabricated packaged
plant enclosure. Air handling plant shall be located
externally at roof level c/w chillers and toilet extract
a) Pull cord unit
b) Reassurance light
12.01 Passenger Lifts
c) Reset unit, with a buzzer and warning light
mounted outside the toilet
d) Remote reassurance light at reception
The building will be provided with 3no. (17 person)
1275kg MRL passenger lifts operation speed at
Circuit wiring will be carried out in LSOH insulated
single core cables drawn into a galvanised steel
conduit and / or trunking system.
A disabled refuge will be provided with combined
alarm / remote communication units in accordance
with current legislation at each designated refuge
Hooks and removable padded curtains / drapes will
be provided for internal car protection
8.05.3 Lift Supplies
8.11 Finish of Accessories
Electrical supplies for the proposed vertical lift
transportation system will be provided directly from
the respective building internal electrical switch
Electrical switches / socket outlets etc will be flush
mounting with a finish as follows:
The building will be provided with 1no. 2000kg (27
person) MRL goods lift (or similar), operation speed
8.06 Lightning Protection
b) Plant rooms / ancillary areas: MK metalclad
13.00 EXTERNAL WORKS
c) Reception: MK edge brushed stainless steel
A complete lightning protection system will be
installed in accordance with BS:6651 1992.
a) Common part / circulation areas: MK Logic plus
d) Concealed areas i.e. ceiling voids: MK Metalclad
8.07 Earthing and Bonding
The electrical installation will be earthed and bonded
in compliance with the latest edition of the IET
Wiring Regulations (BS7671).
9.0 INCOMING SERVICES
Bonding to suspended ceilings and raised floors will
be carried out as necessary.
The incoming electrical supply will be derived from the
existing high voltage electricity distribution network.
The HV supply shall terminate at an HV/LV electricity
transformer, allowing the building electricity low
voltage switch panel to be served.
8.08 Telephone and Data Wireways
Within the electrical risers, a cable basket will be
installed to aid the future installation of telephone
and data cabling.
09 Fire Alarm
A Fire Alarm and smoke Detection System will be
provided in accordance with BS5839, Part 1 and will
include for a multi-zonal control panel located within
the lower ground floor level within the fire fighting
A repeat fire alarm panel will be provided at the
ground floor reception desk.
The system will incorporate:
a) Manual Break-Glass Units
b) Electronic Sounders
c) Voice alarm system for phased evacuation
d) Automatic Detectors
The following incoming services shall be provided :
Gas: A metered gas supply shall be provided.
Water: A mains cold water supply shall be provided
and sized to suit the installation of the break tank and
booster set and the occupation of the building.
Electricity: A 500 KVA (estimated)electricity supply is
Telecommunications: 6 no. UPVC ducts are provided
from a common chamber within the LV switchroom to
provide access for telephone and data lines and giving
Wireways will be installed to all external doors
allowing for future tenant access control and
intruder alarm systems.
12.02 Goods Lifts
The above is subject to final lift traffic analysis being
completed in accordance with current standards.
Grade car parking spaces generally will be finished in
concrete block paving.
Sub-podium parking spaces generally will be finished
in asphalt tarmacadam.
The access roads generally will be finished in
bituminous macadam capable accepting refuse lorry
loading and manoeuvring.
The paths around the building will be paved with
quality paving. Feature stone, bonded gravels or
will be laid around front courtyard landscape piazza.
Foul drainage is taken to the foul sewer system.
Surface water drainage is taken to existing surface
water system with petrol interceptors to car park
areas as required.
Areas for on building signage to be agreed.
13.04 Fencing / Barriers
The sub podium car park will be secured with barrier
entry / exit.
14.00 CLEANING AND MAINTENANCE
All external glazing is designed to be cleaned by
mobile access platform or pole equipment.
Reception / Atrium glazing with small mobile access
plant or pole equipment.
For more information on the exceptional
opportunities at Winnersh Triangle please
give us a call or visit our website:
You can also find us on twitter
Winnersh Triangle Management Office
Building 1000, Eskdale Road,
Winnersh Triangle, RG41 5TU
+44 118 969 8866
+44 20 8283 2534
+44 20 7318 5136
+44 118 909 7409
+44 20 7852 4120
+44 20 7318 5139
+44 118 909 7419
MISREPRESENTATIONS ACT 1967 & DECL ARATION
Jones Lang LaSalle, BNP Paribas Real Estate and Vail Williams for themselves and for the vendors of this property give notice that: a) the particulars are set out
as general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract; b) all descriptions, dimensions,
references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending
purchaser should not rely on them as statements or representations of fact but should satisfy themselves by inspection or otherwise as to the correctness of each of
them; c) no person in the employment of Jones Lang LaSalle, BNP Paribas Real Estate and Vail Williams has any authority to make or give any representation or warranty
what so ever in relation to this property. Subject to Contract. Exclusive of VAT.
December 2017. S09627 siren | +44 (0)20 7478 8300 | sirendesign.co.uk
Disclaimer. Property descriptions, images and related information displayed on this page are based on marketing materials found on the website registered to Vail Williams. Realla does not warrant or accept any responsibility for the accuracy or completeness of the property descriptions or related information provided here and they do not constitute property particulars. Please contact Vail Williams for full details and further information.