CON T EN TS
04
The Profile
08
Key Selling Points
12
The Location
14
The Neighbours
20
The Amenities
24
The Design
28Sustainability
32
The Specification
40
The Floorplans
50
Test Fitouts
62 The Team
The Fitout
The Fitout
A C O N S T A N T L Y C H A N G I N G V I E W,
WAT ER F R O N T W O R K I N G & L I V I N G.
2
The Reflector, Hanover Quay
2
3
The Reflector
The Profile
INTRODUCING
THE
R EFL EC TO R
A prominent waterfront setting
with a south facing front facade and
extensive views of the inner docks.
The Reflector is a landmark office and residential development
prominently situated in Dublin’s thriving Grand Canal
Docks. With impressive water frontage spanning almost
75 meters of Hanover Quay. The Reflector has a distinctive
and memorable profile of bronze mesh panels and reclaimed
bricks, which contrast and compliment the sleek glass facade.
The use of luxurious finishes is carried into the ultra modern
building, where premium fixtures have been fitted with
exceptional craftmanship and attention to detail.
Airbnb & The Reflector, Hanover Quay
4
5
The Fitout
The Fitout
A SWEEPING VI STA OF DUBLIN
B AY & MO UN TA INS , A RO UND TO
GRAND CANAL DOCKS
Looking west from The Penthouse
6
7
Key Selling Points
The Reflector
A L ANDMARK
HE ADQUARTER
BUILDING
Dublin is a global city, offering
unique access to Europe and strong
connections to the UK and US.
West ground floor reception
Grand Canal Docks is an established national and international
business centre in one of the most accessible parts of Dublin
City Centre. The Reflector sits in a unique position within
the Docks and is a six storey over basement office building,
extending to an area of over 123,000 sq.ft. net area.
• On site August 2016, delivery expected 2018
• Experienced developer & professional team
• Adjacent low rise buildings provide panoramic 215° views from the 3 Arena to the Grand Canal Theatre including views to the Aviva
and the iconic Pigeon House
• Eye catching elevation with feature facade
• Sustainable design to LEED V4 Gold standard with high A3 BER targeted energy rating
Typical floor plates of 23,000 sq.ft. will be finished to the
highest standards, featuring LEED Gold V4 accreditation
and A3 BER Certification. With panoramic views, a unique
waterfront setting and beautifully landscaped courtyards,
walkways and terraces, The Reflector is set to become an
iconic office building.
8
• The building can be split in to two distinct wings each with their own dedicated entrance
• Floor plate design that delivers high levels of natural daylight lending itself to flexible subdivision and efficient occupancy • Minimal internal columns with columnless nine meter wide wings
• Penthouse suite with set back south facing balconies overlooking the inner docks
East ground floor reception
9
The Fitout
The Fitout
6 F LO O R S O F P R I M E O FFICE SPACE
2 INDIVIDUAL WINGS , BOTH
WI T H T H EI R OWN ENTRANCE
Looking east from The Penthouse
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With five dedicated Dublin bike stations located within
the Grand Canal Docks and ample bicycle storage within
the building, it is set to serve both the casual and the most
perennial of cyclist commuters.
RANELAGH
BALLSBRIDGE
I
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From Hanover Quay – Walking Time DART Grand Canal Dock Station
11 mins
Pearse Street Station 10 mins
Connolly Station
20 mins
Luas Mayor Square 13 mins
Dublin Bike
Benson Street 1 min
Dublin Bus
Various Locations SANDYMOUNT
VILLAGE
I
From Hanover Quay – Driving Times
Port Tunnel 8 mins
Dublin Airport via Port Tunnel
20 mins
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Dublin Bus, the DART and Luas light rail system all provide
reliable access links to this central location with stations
within easy reach. The area has excellent road infrastructure
with the Samuel Beckett Bridge providing speedy access to
the North Docks, IFSC and to Dublin Airport. A new bridge is
also planned connecting Grand Canal Docks with Ringsend.
12
SANDYMOUNT
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Centrally located and served by
all the city’s transport links, Grand
Canal Docks offers easy commutes
from all parts of Dublin.
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The Fitout
3
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8
THE HEART OF
DUBLIN'S BUSINESS
DISTRICT
14
15
1 William Fry
5
State Street
2
6
Accenture Bord Gáis Energy Theatre
3Facebook
7Airbnb
4
8
The Marker Hotel
The Reflector
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BALLSBRIDGE
Grand Canal Docks houses a broad
range of national and multi-national
companies. The concentration is
such that the area has become
Dublin's principal modern office
district and business hub.
16
SANDYMOUNT
VILLAGE
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Bord Gáis
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GRAND CANAL DOCKS
II
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of Ireland
National
Library
of Ireland
Hanover
12
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ast
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18
The Marker
Hotel
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(Belfast & Commuter)
The Neighbours
1
Accenture
2
Airbnb 13HSBC
19Pfizer
8B.T.
14Hubspot
20 Trip Advisor
3Arup
9Facebook
15
LinkedIn
21 Twitter
4
10 Google
16
Logmein
22 State Street
5 Betfair
11 Grant Thornton
17 Mason Hayes & Curran
23 William Fry
6Beauchamps
12HMH
18Matheson
24Zalando
Bank of Ireland
7
BNY Mellon
17
The Fitout
The Fitout
J O I N T H E GLIT TERING
SET OF NEIGHBOURS
Looking towards Google in Grand Canal Docks
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19
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Bath Aven
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Eating Out
Bb’s Coffee & Co
I
II
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Other
Il Valentino Bakery
15 Paulie’s Pizza 21 Donnybrook Fair Market
2Café Bar H
9
Insomnia Coffee
16 Pause Café Bistro
22 Fresh Supermarket 29Educogym
3Café Parigi
10Juniors
23 Spar Supermarket
28 The Spencer Hotel
30 Flyefit Gym
I
17 The Art of Coffee
I
II
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8
24 The Ferryman Hotel
5
Charlotte Quay
12Milanos
19 The Old Spot
25 The Gibson Hotel
6
Herbstreet Brasserie
13Munchies
203FE
26 The Maldron Hotel
33 Safari Crèche
7
HQ Gastro Bar
14 Outdoor Food Market
27 The Marker Hotel
34 Perpetua Cross Fit Gym
I
32 Life Pharmacy
I
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31 Grafton Barber
I
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4Café Sora
11 KC Peaches 18 The Ferryman Pub
I
21
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II
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H
er
Due to its immense popularity this
area is a lively and cosmopolitan
destination for entertainment with a
broad range of amenities including
theatres, hotels, cafes, bars,
restaurants, shops and watersport
activities on the Docks.
II
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DOCK STATION
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Proposed
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Ringsend
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GRAND CANAL DOCKS
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23
National Library
of Ireland
Government
Buildings
4
27 7
31
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Pe a r
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26
ast
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3 Arena
l Quay
32
33
2
National Gallery
of Ireland
Dail
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Point
Village
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Hanover
I
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St
r St r
18/24
PEARSE STREET
STATION
I
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au
13
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30
Trinity College
Dublin
ss
n ove
I
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34
RIVE R L
Sir John Ro
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Townsend Street
H an
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Samuel B
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D LIN E
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A P L ACE TO
EN T ERTA I N
& ESCAPE
The
Convention Centre
l Quay
RIVE R L
y
TARA STREET
STATION
ge S
25
L UA S R E
dge
Nor thwal
City Qua
C olle
SPENCER DOCK
28
II
I
Abbey
Theatre
IIIIIIIII
III
The Amenities
I
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I
The Reflector
The Fitout
The Fitout
BISTROS, CAFÉS, BARS & SHOPS
LEND A WARM VILL AGE VIBE
Bb’s Coffee & Co, Grand Canal Docks
22
23
The Reflector
The Design
THE ANCHOR
OF GRAND
CANAL DOCKS
The integration of The Reflector
with the existing dock-front buildings
will create dynamic relationships
between old and new within the
waterfront context. The Reflector
offers space, natural light and great
views, making it an exceptional
working environment.
24
BKD Architects have designed a layout that provides
dynamic, contemporary and flexible buildings which will
enhance the existing waterfront environment.
The unique exterior mesh design element will also provide
solar shading without impacting the views. This cascading
feature will be framed within a high quality stone-clad
structure which is elevated above the street level to create
a setback ground plane which will provide a relief and
continuity for the adjoining low level buildings.
25
The Reflector
The Design
THE
VISION
“The building elevations will include
a dynamic facade design with a
pixelated cascading metal outer skin
to reflect the southern site aspect
and the waterside location. This
will consist of high quality bronze
coloured mesh panels suspended in
front of the clear glazing systems”.
BKD Architects
The entrances on Hanover Quay
Green Street
26
27
The Reflector
The Design
FINISHED TO THE
HIGHEST LEED GOLD
ACCR ED I TAT I O N
Looking west from The Penthouse
SUS TA I N A B I L I T Y
28
The Reflector is being designed to
LEED Gold V4 standard. Leadership in
Energy and Environmental Design is
about consciously designing the
building from the early stages of
planning right through to its operation
in order to create a well-functioning
sustainable building.
Areas such as water efficiency, heating and energy saving
measures, materials used and waste strategies are carefully
considered in the design of this building. A LEED accredited
professional is appointed to continuously monitor and
assess all aspects of the LEED accreditation throughout the
design and construction of The Reflector. In addition, this
building is set to achieve an A3 BER rating confirming its
ranking as a highly energy efficient building.
Having a sustainable building ensures that both operational
costs and energy usage are kept to a minimum, whilst
providing an excellent and healthy working environment.
29
The
TheReflector
Fitout
The
TheLocation
Fitout
EUROPE’ S MOST SOUGHT
A F T ER D E S T I N AT I O N
30
31
The Fitout
The Reflector
THE
SP ECI FI C AT I O NS
The offices have been designed to
LEED V4 Gold standard which includes:
Building Management System
• Secure car parking for cars and bicycle spaces, bicycle
storage with electrical car charging points
• Basement shower facilities, lockers and changing rooms
Offices
• Very efficient and flexible floor plates capable of
sub-division to a 9 x 7.5m structural grid
• Minimised number of columns
• Generous floor to ceiling heights with 2.75m clear floor to ceiling height on standard floors, 4m on ground floor
• Generous ceiling void of 500 mm and floor void of
150mm. Raised Access Floors with floor boxes 1 per
10sqm. Office design adhere to BCO (British Council for
Offices) Best Practice
• Metal suspended ceiling tile
• Energy Efficient LED lighting
• Four-pipe fan coil air conditioning
• M&E planned for optional exposed or concealed finish
• Design occupancy for M&E of 1 person per 8sqm
• Diverse fibre optic supplies to the building. Early access for tenant fit-outs will be considered and credits
in lieu of CAT A landlord finishes
The Specification
• Expansive reception lobbies with increased floor to ceiling heights (4 metres) and finished to highest standards with tiled floors, seating area and high quality designed reception desks
• Generous common areas finished to same exceptional standards
• Individual entrances to east and west wings with separate receptions and cores which offer maximum flexibility
• 6 high speed passengers lifts delivering superior waiting and travel times; <25 second average wait times and >=
6 & 7 Star rating per CIBSE (Guide D). Destination Control
on the West Lift Core
• Floor plates fronting the water benefitting from panoramic Dockland views
• Superb levels of natural light due to floor to ceiling glazing
and lower heights of both adjacent buildings
Sustainability
• Designed to achieve LEED Gold Certification Version 4, with sustainable principles to achieve a BER A3 rating
Luxurious, contemporary finishes throughout
S CH ED U L E O F ACCOMO DAT I O N
Floor Gross Nett (sqm) (sqm)
Restaurant
The Ground Floor
1,904.3 329 The First Floor
2,031.1
The Second Floor
2,491.9
The Third Floor
2,491.9 The Fourth Floor
2,491.9 The Penthouse
2,159.6 Sub-total 329 Total 13,570.7 Nett (sqm)
Office
1,168.7 1,691.8
2,147.6
2,147.6
2,147.6
1,819.1
11,122.4
11,451.4
General Notes Gross area measured to finished face of external
wall/ facade and ignores columns where not projecting from the wall.
Net area measured to finish face of external wall/ facade and ignores columns where not projecting from the wall.
Net area excludes common circulation areas & cores.
32
33
The Reflector
SUMMARY
1.0
Mechanical Services 21°C - 23°C
Winter RH
Not Controlled
Summer Dry Bulb
22°C - 25°C Summer Rh
Not Controlled
Occupancy Density
1 person / 8sqm²
Fresh Air Allowance
10 llsl person
Fresh Air Allowance
1 person / 8m² Air Conditioning System
Four Pipe FCU
Water Storage
45 Litres l person Air Tightness
3 m3/m2/hr at 50 Pa
LEED Rating
LEED Gold
BER Rating
A3
3.0 Structural Grid 7.5m x 9.0m generally throughout
4.0
5.0
8Xm²
Lighting Type
LED
Lighting Control
KNX DALI
Fire Alarm
Fully Addressable Category L1 coverage
Standby Generator
Life Safety Systems for 12 hours
Provision for Future Tenants
Lift Services 6 no. Passenger Lifts
2 No. Fire Fighting Lifts included above
Lift Star Rating
4 no. 7 star lifts
2 no. 6 star lifts
Service Zones Floor Void
150mm
Ceilling Void
500mm (with LED lighting)
Floor to Ceiling Height
2.750m
34
floor slabs throughout, with insitu concrete columns and external walls.
8.0
Walls
Floors
Ceilings
Columns
600mm x 600mm raised access flooring medium grade as per PSAMOB.
600mm x 600mm proprietary metal ceiling tiles with Gypsum MF painted plasterboard feature bulk head detail to perimeters, and
junctions with the core areas and the columns.
Anodised aluminium with glazed vision to all core area circulation doorways.
Painted solid doors frames and architraves to all service ducts openings.
Stainless steel ironmongery throughout.
Blinds
Proprietary roller blind by tenant. Note the requirement to create a uniform appearance to the external facades, tenants will be requested to coordinate exact blind specification to ensure visual consistency.
Reception The reception walls will have features panels
of backlit perforated anodised aluminium panels to denote key reception locations such
as the reception desk and lift lobby entrances.
External walls
Integrated building and directory signage incl.
Floors
600 x 400 honed natural stone floor tiling with contrasting stone feature pattern.
High quality matwell to revolving door and entrance to reception space.
External landscaped High quality granite paving and areas:
planters with feature planting and integrated lighting to all external areas.
Ceilings
Proprietary ‘Gypsum MF’ plasterboard ceilings with feature strip lighting and acoustic baffle details.
Roof
Asphalt or similar proprietary waterproofing membrane on high density roof insulation on concrete roof structure laid to falls.
Columns
Reception columns to be clad in selected natural stone to match wall cladding.
A proprietary ‘green’ roof sedum system will be provided for all areas of the roof which do not contain plant / equipment.
Reception desk
Selected natural stone and feature backlit
perforated anodized aluminum reception
desk with laminate timber back desk.
Separate storage to facilitate reception concierge services.
Main entrance doors
Feature clear glass and frameless revolving door and double swing side doors for wheel chair access. Revolving door to be power assisted with 3 wings and be 2.9m high
Seating
High quality reception seating to reception waiting areas.
Security gates
Reception design to facilitate proprietary turnstile type access control systems.
Double glazed high performance curtain walling system, with a structural silicone jointed curtaining walling system with polyester powder coated frame internally and feature metallic mesh solar screening, suspended between a natural stone clad framing.
Glazing will include elements of high performance solar clear glass and insulated opacified panels.
All glazing cills, flashing, cappings, and louvers to be polyester powder coated aluminium pressings.
MDF skirtings and stringer boards.
Proprietary vinyl floor covering with proprietary metal nosings with contrasting colour vinyl strip inserts.
Painted plasterboard finish balustrades and handrails.
Painted solid doors frames and architraves to all escape stairs access doors with clear glass vision panels. Stainless steel ironmongery throughout.
11.0Toilets Walls
600x300 ceramic wall tiling.
Painted plasterboard encasement.
External Finishes Ceilings
Joinery
Painted dry lining to all internal office walls with painted mdf skirtings.
Joinery
9.0
Floors
Internal Office Finishes Selected natural stone tiling to reception walls, with bronze coloured anodized aluminium feature inserts.
Façade
10.0 Escape Stairs Walls
Painted plasterboard finish with painted U – Values
External Wall = 0.21 W/m2K
Floor = 0.21 W/m2K
Flat Roof = 0.15 W/m2K
Glazing
= 1.40 W/m2K
Spandrel = 0.21 W/m2K(Opaque insulated panels)
Airtightness3m3/m2/hr at 50 Pa
Internal walls
7.0
Lifts
Floor Heights Reception & ground 4.000m typical ground floor to ceiling height, floor, floor to ceiling with elements of double height space
Office slab to slab
3.725m
Office floor to ceiling
2.750m
Raised floor zone
150mm
Ceiling zone500mm
6.0 Structure Insitu concrete structure with 325mm flat Mgmt. System Floor Loadings Office floors 4.0kN per sqm (+ 1kN per sqm partitions)
7.5kN per sqm for 10% of floor area in locations
Lift lobby & toilet areas 4.0kN per sqm
Plant rooms
7.5kN per sqm
Roof area outside
1.5kN per sqm
of plant areas
Car park
2.5kN per sqm
Workstation Allowance
1 person per 6sqm
1 person per 8sqm 1 person per 8sqm 1 person per 10sqm as per BCO recommendations and provisions as per BS6564-1 2014
2.0 Planning Module 1.5sqm generally throughout
Electrical Services Architectural Specification Means of escape
Internal climate
Lift provision
Toilets
Winter Dry Bulb
The Fitout
Proprietary IPS panel system to match cubicles with selected high quality Formica laminate finish.
Full height mirror to one toilet wall.
Floors
600x600 stone effect ceramic tile to compliment the nature stone flooring within the lobby areas.
Ceilings
Proprietary ‘Gypsum MF’ plasterboard ceilings with feature downlighting.
Doors
Selected hardwood veneer door leaf with solid hardwood frames and architraves, to
all core area circulation doorways with glazed vision panels to corridor doors.
Vanity units
Proprietary linear wash hand basin system with Corian finish with Proprietary over sink mirror with concealed soap dispensers and hand drying. Feature back painted glass surround to vanity units.
Sanitary fittings
Joinery
External wall to reception to be proprietary external glazing system as noted above.
High quality ceramic sanitaryware & fittings.
Proprietary full height toilet cubicle system with high quality Formica laminate finish, with matching IPS panel system. Metallic laminate feature to rear of toilet cubicles
12.0 Building Maintenance Façade window
All facades can be maintained either:
cleaning a) from ground level using cherry picker
type access, and / or proprietary window cleaning extendable brush system, and
b) abseiling mechanisms at roof level.
13.0Accessibility Step free access provided to ground floor from external by way of ramp.
Disabled WC and accessible toilet cubicles provided on each floor.
14.0 Car & Bicycle Parking, Locker & Shower Provision
Car park spaces
1 car parking space provided per 400sqm
Bicycle spaces
and lockers
Showers floor area
35
of gross floor area, across the development.
1 bicycle spaces provided per 100sqm gross floor area.
1 shower provided per 1000sqm gross.
The Reflector
The Fitout
15.0 Loading Bay Set Down Areas bays will be located close The fresh air will be introduced through a number of central air handling units located in the basement. The central AHUs will include high efficiency thermal wheels as an energy saving device. The air will be ducted in vertical risers to each floor, at each core.
16.0 Mechanical Specification 16.5
Water Services
24 hour water storage shall be provided based on 45 l/person.
Potable water shall be available to each floor for tenant fit-out kitchenette / canteen facilities.
16.6
Fire Fighting
First aid firefighting will be provided in accordance with building regulation requirements. This will generally include smoke ventilation shafts and dry risers serving each firefighting core and shall also include first aid and fire extinguishers.
to office main entrance.
16.1
Design Criteria Area
Open Plan Office
Toilet Areas
General / Circulation
Indoor Climate Winter Temp. Summer Temp RH %
db °C db °C.
21°C - 23°C 22°C - 25°C
No Control
19°C - 21°C Not controlled No Control
19°C - 21°C Not controlled No Control
Fresh air requirement min 10l/s per person @ 1person per 8m²
The building will have the ability to operate 24hr. / day, 7 days per week.
Internal Heat Gains
The following minimum head loads have been used in designing the central cooling and ventilation systems;
Occupancy
1 person per 8m2 Lights
10 W/m2 – LED throughout
Equipment
25 W per m2
Outside Design Conditions – Dublin
Winter
Temperature: -5°C db (100% saturated)
Summer
Temperature: 26°C (dry bulb)/20°C (wet bulb)
Background Noise Levels
Area
NR
Open Plan Office
35
Toilets
45
Plantrooms / areas
50db at 30m or site boundary
Air Quality
Rooms with “bad air” (gaseous and particulate pollutants), such as toilets, shall be put in under negative pressure towards surrounding room spaces, i.e. more exhaust air than make-up air.
Exhaust air discharge points shall be placed at high or roof level.
Outdoor air intakes shall be installed in such positions that the air can be expected not to be polluted by discharge air, sanitary vents, exhaust from standby generator (diesel) etc.
Operating Periods
The building can operate on a 24-hour, 7 days a week basis. The office areas shall be assumed to operate on a 12-hour day with extended operation on a floor by floor basis achievable through the BMS.
Facility for computer and individual Hub rooms to operate with
24-hour cooling utilizing their own tenant fit-out cooling plant
(riser space and plant space provided for such tenant plant).
Riser provision also allowed for fully operable staff canteen/kitchen on the second floor adjacent to Office Lobby 2.
16.2
Heating System
A gas fired modular condensing boiler installation shall be provided to meet the heating load requirement. CHP may also be provided in this central heating energy centre should it be required to achieve the A3 BER rating the building is targeting.
Gas enters the building directly into a dedicated gas meter room in the basement and runs in welded steel in the basement carpark to the basement heating energy centre plantroom. Gas can be extended to the second floor ‘future’ canteen space for tenant fit out if required.
16.3
Cooling System
A minimum of two water cooled chillers, each capable of providing 60% of design load shall be installed in the basement. The chillers shall link to a number of dry air coolers on the roof for heat rejection.
16.4
Air-Conditioning System
The internal air-conditioning units shall generally be above ceiling concealed 4-pipe Fan Coil Units ducted to high induction diffusers. Return air grilles in the ceiling will allow for a return path.
16.7Sanitary
The soils and waste installation shall be in uPVC.
16.8
Sustainability Target
The building is targeting LEED V4 Gold accreditation and Building energy Rating (BER) of A3.
17.0 Electrical Specification 17.1
Design Criteria
The building shall be designed on the basis of 1 workstation per 8m².
A minimum total power requirement of 87w/m² is to be available for building use with a minimum of 40w/m² available on each floor for general services, desk power and lighting.
17.2
Incoming Power Supply
As part of this development there will be a new ESB MV Substation provided. The substation will provide the new supplies for the development at Low Voltage for tenants and Medium Voltage for Landlord.
The incoming power supply shall have sufficient capacity to increase the contracted load by 20%.
The LV switchroom will be designed to accommodate a main distribution board suitable for multi tenancy metering, provision for power factor and surge protection equipment and have spare space of 20% for new equipment.
Main power supply cables will have a spare capacity of 25%.
Switchgear shall be located in areas protected from flooding or water ingress.
17.3
Switchgear and Distribution Boards
Low voltage switchgear shall be designed and installed in accordance with IS EN 62305.
All main distribution boards shall be Form 4B Type 2, class 1 protection against direct contact in accordance with IS EN 60439.
All new sub-distribution boards are to be Form 2 Type 2, in accordance with IS EN 60439 and of metal construction.
A single distribution board shall be provided per each lettable space in separate electrical risers on each floor.
Distribution Boards shall have multi-functional energy meters
which will record the overall energy consumption for each distribution board. In addition to this, each service on all
distribution boards shall be recorded separately, these services include lighting, general services and small power.
A series of local landlord distribution boards shall be provided
within risers in landlord lobbies to supply landlord services throughout the building.
36
20% spare circuit breakers shall be provided on all switchgear and distribution boards.
17.4
Standby Power Supply
A new stand-by diesel generator will be provided complete with a
proprietary base oil storage tank to operate the generator to serve the life safety systems for a period of 12 hours. The generator will be complete with a remote fuel fill cabinet recessed into the
building façade to allow remote filling of the fuel. A new twin wall
stainless steel flue is to be routed within the main mechanical riser
and vent at roof level. The generator will be alarmed on the landlord BMS system for status and common fault.
In addition, riser space shall be provided to house a future tenant standby generator flue capable of meeting the complete electrical design requirements of the building.
17.5
Power Factor Correction
Power Factor Correction equipment shall be provided by the Landlord to ensure a minimum corrected value of 0.95 exists on all phases.
17.6
Cable Distribution (Containment Systems)
The containment system shall include for distribution of low voltage, extra low voltage and life safety systems as per ETCI rules and HSA regulations. Cabling will be routed through dedicated electrical vertical risers on cable ladder, tray, trunking or basket depending on the type of service.
Internal diverse vertical routes will be provided for all ICT cabling.
All containment systems shall have a spare capacity of 20%.
18.0Lifts 18.1 Passenger Lifts
All lifts to comply with current EN 81. Lift provision / installation will be in accordance with CIBSE guidelines and BCO Guide for Offices recommendations.
Lift Lobby 1
= 4 no. 1,000kg 1.6m/s lifts providing a 7 star rating under the CIBSE rating scheme.
Lift Lobby 2
= 2 no. 1,000kg 1.6m/s lifts providing a 6 star rating under the CIBSE rating scheme.
Average Wait Time The above star ratings result in passenger lift
(AWT)
average waiting time significantly less than 25
seconds. This means that the buildings lift installation will meet the British Council of Offices (BCO) compliant solution.
Note CIBSE Guide D recommends a minimum 5 star rating for prestige offices.
One of the lifts in each of lobby will perform as a fire fighting lift.
18.2
Goods Lift
Not provided.
19.0 Building Control System A complete Building Management Control System including all
17.7Workstations
For the purposes of calculating electrical requirements workstations
shall be provided based on one per 8m².
necessary motor control centres and front end PC shall be provided.
The Building Management Control System shall allow interface with the following: Lighting Controls
Fire Alarm
Access Control
Security Systems
The Building Management Control System shall provide the following:
Status of all plant
Monitor and adjust temperature set points
Monitor and adjust time schedules and sequence of operation of
all plant
Be compatible for remote connections
Have at least two user licences
17.8
General and Emergency Lighting
The lighting installation in Landlord areas shall be designed according to the current EN 12464, CIBSE Lighting Guides & SLL Code for Lighting.
A fully addressable digital lighting control and management system shall be installed for the building to provide a comprehensive facility
to test and manage the operation of the lighting systems including daylighting dimming, occupancy detection and time scheduling.
The system shall be the KNX DALI type with din rail mounted control
modules/gateways installed in each tenant sub-distribution board.
Each tenant and the landlord system will be wired / controlled
independently per floor with the facility for each tenant to install a dedicated front end control PC. The landlord system will be provided with a front end control PC to control the landlord areas.
Lights in toilet and core areas shall be energy efficient LED recessed down lighters to CIBSE recommended levels.
External lighting to highlight the facade of the building in an appropriate manner shall be provided.
Vertical Distribution
Vertical service risers will have spare capacity to accommodate specialist tenant services such as but not limited to;
Kitchen / Canteen Area
Computer / IT / IDF Rooms
The emergency lighting installation shall comply with IS3217 2013. Emergency lighting shall be provided via battery packs contained within the fittings. In the event of power failure these battery packs will power the fittings for 3 hours and will provide adequate light for safe escape. An emergency lighting central test system shall be installed.
Tenants’ Plant Space
The following tenant plant areas have been allocated;
Air cooled condensers for computer rooms – Locations on roof
of each core and also in basement carpark.
Future Kitchen Extract Fan on roof of east core should central kitchen be required for large tenant.
Uninterrupted Power Supply (UPS)
By Tenant (within own demise).
Standby Generators
By Tenant (utilising own carparking spaces) – Riser provision to roof has been allowed for.
20.0 Plant Space & Riser Strategy Minimum Service Zones
17.9
Protective Installation Systems
Fire Alarm System
The fire alarm system shall comply with IS3218 2013. The system will be designed for L1 coverage. The fire alarm system will
be fully addressable and capable of interfacing with other systems. Security systems
The security installation will consist of external and internal CCTV. In addition, intruder alarm and access control systems will be installed.
Communication
Multiple Telecom Providers are available in the area. Minimum of 2 entry locations for each building shall be provided.
Floor Void
Ceiling Void
150mm incl. Tile
500mm incl. Tile 21.0 Testing and Commissioning All systems shall be commissioned in accordance with CIBSE and 17.10 Earthing & Bonding
Earthing installation shall be provided in line with ETCI requirements.
37
BSRIA codes, including controls and Building Management Systems.
The O&M Manuals and Record Drawings should be available in Draft form at PC with the final documents submitted within 4 weeks of PC.
Under the LEED Accreditation scheme we are targeting the enhanced
commissioning credits. This will involve the appointment of an independent Commissioning Advisor for the project.
The Fitout
The Fitout
Lobby behind the west ground floor reception
38
39
The
Fitout
The
Floorplans
The Reflector
GREEN STREET EAST
Courtyard
Residential
Office
Lobby 1
Courtyard
Office
Lobby 2
Reception
HANOVER WALK
Reception
Restaurant
OFFICE SPACE
RECEPTION
N
OUTDOOR SPACE
E
W
S
RESTAURANT RESIDENTIAL
T H E G R O U N D FLO O R
Floor The Penthouse
The Second, Third & Fourth Floor
The First Floor
The Ground Floor
Total Area
* Sizes exclusive of outdoor terraces
40
41
Nett (sqm)
1,819.1
2,147.6
1,691.8
1,168.7
11,451.4
The Reflector
The
The
Floorplans
Fitout
GREEN STREET EAST
Courtyard
Residential
Office
Lobby 1
Courtyard
HANOVER WALK
Office
Lobby 2
N
OFFICE SPACE
E
W
S
RESIDENTIAL
OUTDOOR SPACE
HANOVER QUAY
T H E FI R S T FLO O R
Floor The Penthouse
The Second, Third & Fourth Floor
The First Floor
The Ground Floor
Total Area
* Sizes exclusive of outdoor terraces
42
43
Nett (sqm)
1,819.1
2,147.6
1,691.8
1,168.7
11,451.4
The Reflector
The
Floorplans
The
Fitout
GREEN STREET EAST
Courtyard
Residential
Office
Lobby 1
Courtyard
HANOVER WALK
Office
Lobby 2
N
OFFICE SPACE
E
W
S
RESIDENTIAL
OUTDOOR SPACE
Centralised core locations maximise the
panoramic views, taking advantage of
the 75 metre span of the Docks.
HANOVER QUAY
T HE SECOND, T HIRD
& FO U RT H FLO O R
Floor The Penthouse
The Second, Third & Fourth Floor
The First Floor
The Ground Floor
Total Area
* Sizes exclusive of outdoor terraces
44
45
Nett (sqm)
1,819.1
2,147.6
1,691.8
1,168.7
11,451.4
The Reflector
The
Floorplans
The
Fitout
GREEN STREET EAST
Courtyard
Residential
Office
Lobby 1
Courtyard
HANOVER WALK
Office
Lobby 2
N
OFFICE SPACE
E
W
S
RESIDENTIAL
OUTDOOR SPACE
HANOVER QUAY
THE PENTHOUSE
Floor The Penthouse
The Second, Third & Fourth Floor
The First Floor
The Ground Floor
Total Area
46
47
Nett (sqm)
1,819.1
2,147.6
1,691.8
1,168.7
11,451.4
The
Fitout
The
Floorplans
The Reflector
Bicylce Lane
GREEN STREET EAST
Office
Lobby 1
Office
Lobby 2
N
CAR SPACES
E
W
S
RESIDENTIAL
BICYCLE SPACES
HANOVER QUAY
THE BASEMENT
Facility
Office Car Spaces
Office Bicycle Spaces
48
49
Number
34
135
The Reflector
Test
Fitout
The Fitout
GREEN STREET EAST
Courtyard
Residential
Office
Lobby 1
Courtyard
HANOVER WALK
Office
Lobby 2
N
OFFICE SPACE
E
W
S
RESIDENTIAL
OUTDOOR SPACE
1:10 sqm ratio with collaboration & town
hall space with booths for private calls &
increased video conferencing rooms.
HANOVER QUAY
T Y PI C A L FLO O R
ICT L AYOUT
Open Plan Workstations
206
Workstations within Celluar Offices
7
Total213
Meeting Rooms/Video Conference
7 x 4p
1 x 10p
2 x 14p*
Telephone Booths
6
*Meeting rooms to have flexible wall construction to allow for formation of
large ‘town hall’ meeting space
50
51
The
TheReflector
Fitout
Test
The Fitout
Fitout
Courtyard
GREEN STREET EAST
Office
Lobby 1
Courtyard
HANOVER WALK
Office
Lobby 2
N
OFFICE SPACE
E
W
S
RESIDENTIAL
OUTDOOR SPACE
HANOVER QUAY
1:8 sqm ratio with a briefing room
and booths for private telephone calls.
T Y PI C A L FLO O R
F I N A N C E L AYO U T
52
Open Plan Workstations
256
Workstations within Celluar Offices
10
Total266
Meeting Rooms/Video Conference
2 x 4p
1 x 6p
2 x 12p
1 x 36p
Telephone Booths
5
53
The Reflector
Test
Fitout
The Fitout
Courtyard
GREEN STREET EAST
Office
Lobby 1
Courtyard
HANOVER WALK
Office
Lobby 2
N
OFFICE SPACE
E
W
S
RESIDENTIAL
OUTDOOR SPACE
1:12 sqm ratio with an increased number
of private cellular offices and meeting
rooms for client meetings.
HANOVER QUAY
T Y PI C A L FLO O R
PROFESSIONAL SERVICES
54
Open Plan Workstations
141
Workstations within Celluar Offices
36
Total177
Meeting Rooms/Video Conference
2 x 4p
1 x 10p
3 x 12p
1 x 24p
55
The Reflector
The Fitout
Courtyard
GREEN STREET EAST
Office
Lobby 1
Courtyard
HANOVER WALK
Office
Lobby 2
Tenancy 1
Tenancy 2
N
E
W
S
RESIDENTIAL
OUTDOOR SPACE
An indicative split for maximum
flexibility. Party walls can be at any
point on the south facade, allowing
for many sizes and the opportunity
to expand or contract in the future.
HANOVER QUAY
F L E X I B L E SP L I T
2 PA R T L AYO U T
Tenancy 1
1,644sqm
Tenancy 2
502.1sqm
56
57
The Reflector
The Fitout
Courtyard
GREEN STREET EAST
Office
Lobby 1
Courtyard
HANOVER WALK
Reception
Office
Lobby 2
Tenancy 1
Tenancy 2
Tenancy 3
N
E
W
S
RESIDENTIAL
OUTDOOR SPACE
An indicative split for maximum
flexibility. Party walls can be at any
point on the south facade, allowing
for many sizes and the opportunity
to expand or contract in the future.
HANOVER QUAY
FLEXIBLE SPLIT
3 PA R T L AYO U T
Tenancy 1
542.6sqm
Tenancy 2
1,081.3sqm
Tenancy 3
502.1sqm
58
59
The The
Fitout
Reflector
The Team
THE
D E V ELO P ER
Park Developments Group has
developed premium properties in
Dublin for almost 60 years. It has
forged a reputation for commercial
buildings and high quality homes
through attention to detail which
has established its status as a
market leader.
In a fluid environment, Park Developments Group has taken
a lead role in the renaissance of Dublin as a maturing city,
working with professional teams regenerating brownfield
land / greenfield sites to create developments of superior quality.
These skills, combined with innovative designs have enabled
Park Developments Group to deliver landmark buildings in
key areas, including a significant, award winning residential
scheme on the corner of Hanover Quay and Grand Canal
Square in 2005 which was the instigator in the regeneration
of the area.
Park Developments Group are continuing to leave their mark
at Hanover Quay with the development of ‘The Reflector’
as a cornerstone of the dock.
60
60
61
The Fitout
The Fitout
POSITIONAL
View 5 – External Dusk CGI
THE ICONI C DOCK
S I D E LO C AT I O N
62
63
The Fitout
THE
TEAM
Developers
Park Development Group
The Herbert Building
The Park, Carrickmines
Dublin 18, Ireland.
t. 353 (0)1 213 6000
parkdevelopments.ie
Sole Leasing Agents
Savills
Andrew Cunningham
t. +353 (0)1 618 1300
Andrew.Cunningham@
savills.ie
David O’Malley
t. +353 (0)1 618 1300
David.O’[email protected]
CI Studio
Peter Owens
t. +353 (0)1 618 1300
[email protected]
savills.ie
LRN: 002233
Maurice Johnson & Partners
FIRE SAFETY ENGINEERING & ACCESS CONSULTANTS
CI Studio
Disclaimer
doyle + o’ troithigh
landscape - architecture
64
These particulars are issued by Savills Ireland on the understanding that all the negotiations
are conducted through them. Whilst every care has been taken in the preparation of these
particulars for them and the vendor/lessor whose agent they are, they do not constitute an
offer or contract. All descriptions, dimensions, references to condition, permissions or
licenses of use or occupation, access and other details are for guidance only, they are given
in good faith and believed to be correct, and any intending purchaser/tenant should not rely
on them as statements or representation of fact but should satisfy themselves (at their own
expense) as to the correctness of the information given. Prices are quoted exclusive of VAT
(unless otherwise stated) and all negotiations are conducted on the basis that the purchaser/
lessee shall be liable for any VAT arising on the transaction. Neither Savills Ireland or any of
their employees have any authority to make or give any representation or warranty in respect
of this property.