TENANT FIT-OUT GUIDE 339 CORONATION DRIVEcdn3.blocksassets.com/assets/mirvac-office/moi... ·...

1Living QualityIntegrity • Diversity • Creating Connections • Sharing Success

TENANT FIT-OUT GUIDE

339 CORONATION DRIVE


TABLE OF CONTENTS

PROPERTY DIRECTORY 4

FIT-OUT & OCCUPATION PROCEDURES 5Introduction 5Stages in the process 5Contractual Arrangements 5

STAGE ONE – FITOUT PLANNING 61.1 Fit-out program 61.2 Base Building Services Consultants 61.3 Base Building Services Contractors 8

STAGE TWO – DESIGN BRIEF, CONCEPTS & COSTS2.1 Building Provisions 92.2 Access to Plans 92.3 Meeting with Mirvac’s Building Management Team 92.4 Design Brief 92.5 Concept Layouts 102.6 Cost Planning 102.7 Mirvac Review of Fit-out Concepts 10

STAGE THREE – DESIGN DEVELOPMENT & CONSIDERATIONS3.1 Mechanical Considerations 12

3.1.1 Primary Air Conditioning 123.1.2 Supplementary Air Conditioning 133.1.3 Supplementary Outside Air & Miscellaneous Exhaust 143.1.4 BMS Connection 14

3.2 Hydraulic Considerations 143.3 Electrical Considerations 163.4 Fire Protection Considerations 173.5 Communications Considerations 173.6 Building Constraints on Fit-out 18



STAGE FOUR – DESIGN FINALISATION & APPROVAL PROCESS4.1 Submission of Final design drawings and

Specification for Mirvac Approval 214.2 Authorities Approvals 214.3 Other Applications 22

STAGE FIVE – PRIOR TO CONSTRUCTION COMMENCEMENT5.1 Handover of Tenancy for Fit-out 235.2 Submission of Program 235.3 Submission of Proof of Insurances 235.4 Nomination of Tenant’s Fit-out Contractor Representative 245.5 Evidence of Approvals 245.6 General Sub-contractors 245.7 Facilities Provided 245.8 First Aide Attendant 25

STAGE SIX – FIT OUT CONSTRUCTION6.1 General Rules 266.2 Isolating Fire Protection Services 296.3 Temporary and Permanent Services Connections 316.4 Authorities Inspections 336.5 As Built Drawings 336.6 Final Inspection 34

STAGE SEVEN – OCCUPATION 35

DISCLAIMER 37

ANNEXURE 1 – BASE BILDING SERVICES OVERVIEWElectrical Design Criteria 39Communications Design Criteria 43Security System Design Criteria 44Mechanical Services Design Criteria & Description 45Hydraulic Services Design Criteria 48Fire Services Design Criteria 49

ANNEXURE 2 – APPROVED TREATMENT FOR TENANT PARTITIONSINTERSECTING WITH FAÇADE GLAZING 51



PROPERTY DIRECTORY

Property Address: 339 Coronation DriveMilton

Title Details: Lot 4 on SP135239

Building Owner: Mirvac Funds LimitedLevel 2960 Margaret StreetSydneyContact: Phil DayTel: 02 9080 8000 Fax: 02 9080 8001

Building Manager Mirvac Real Estate Pty LimitedLevel 8340 Adelaide StreetBrisbane QLD 4000Contact: Paul GreenTel: 07 3859 5888 Fax: 3226 7301

Divisional Manager Mirvac Real Estate Pty LimitedLevel 2960 Margaret StreetSydneyContact: Brian HennessyTel: 02 9080 8000 Fax: 02 90808001

IV


5

TENANCY FITOUT & OCCUPATION PROCEDURES

INTRODUCTIONThis guide has been prepared to assist Tenants, and their consultants andcontractors with each stage of the design, approval, construction and occupation ofthe Tenants new premises at 189 Grey Street, South bank. It also outlines theprincipal project considerations, rules and guidelines and explains the role of Mirvacand the Building Manager in assisting Tenants to achieve a successful fit-out.

STAGE IN THE PROCESSFor convenience the process involved in progressing the vacant premise through toits fitout and readiness for occupation and move-in has been broken down into eightdefined stages as follows:-

STAGE ONE FITOUT PLANNING

STAGE TWO DESIGN BRIEF, CONCEPTS & COSTS

STAGE THREE DESIGN DEVELOPMENT & CONSIDERATIONS

STAGE FOUR DESIGN FINALISATION & APPROVAL PROCESS

STAGE FIVE PRIOR TO CONSTRUCTION COMMENCEMENT

STAGE SIX FIT-OUT CONCTRUCTION

STAGE SEVEN OCCUPATION

CONTRACTUAL ARRANGEMENTS

All contractual arrangements between Mirvac and the Tenant are contained withinthe Agreement for lease or the Lease. Nothing in this document is to be construed asa contractual arrangement between Mirvac and the Tenant

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6

STAGE ONE – FIT OUT PLANNING

1.1 FIT OUT PROGRAMWhen preparing your fit-out program, you should allow, as a guide, the followingduration:

a) Selection and engagement of Fit-outDesign and Project management Team 3 to 4 weeks

b) Design Development 4 to 6 weeks

c) Statutory Approvals up to 8 weeks

d) Material Lead Times Varies: up to 16 weeks

Note:A private Certifier maybe utilised for the issue of the BuildingApproval and Certificate of Classification. This may reduce thetotal period of time required to obtain these components of theStatutory Approvals required. Unless the Tenant or Fit-out Teamhave a Private Certifier that they regularly utilise it may otherwisebe beneficial to engage the Private Certifier that was engaged onthe Base Building work as they are already familiar with theproperty. The contract details for the base building certifier arelisted in the following sections.

The amount of time you should allow for lead time and delivery of materials and fittingswill depend upon the nature of your tenancy design. If your fit-out program is tight youshould ensure that your fit-out team are aware of your time constraints so that they canensure that they specify materials and equipment without extended lead times. Acheck should be made with material suppliers that specified items are available in timeto suit the fit-out program.We stress the importance of your procurement program being produced at the earliestpossible date. An effective procurement will assist your design team and enable you toobtain competitive tenders which is essential in ensuring your established budgets arenot exceeded.

1.2 BASE BUILDING SERVICES CONSULTANTSThere are critical areas of your tenancy design where it is essential that the overallquality and design philosophies governing the building are maintained. To ensure thatthe uniformity and high standards of the above services etc. are maintained throughoutyour tenancy fit-out, it is strongly suggested that you engage the Base BuildingServices Consultant in the design and configuration of these elements of your tenancy.Those service consultants considered most critical are as follows:-

• Fire Services•Mechanical Services•Electrical Services•Hydraulic Services

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Alternatively, you are able to commission other service consultants to document the changesrequired as a result of your fit-out concept design. The Base Building Consultants musthowever review all proposed alterations to services. This review will be carried out onbehalf of Mirvac Funds Limited at the Tenants cost. This review ensures that theoriginal quality of design criteria is maintained and that any proposed alterations donot detrimentally affect the quality or integrity of the services overall. Mirvac FundsLimited will invoice the Tenant for the cost of these consultant reviews.

The Base Building Consultants contact details are as follows:-

Fire Services: Current Service ProviderJohnson Controls4/121 Newmarket RoadWindsor, Qld 4030Contact: Lee TrevethanTel: 07 3630 3071 Fax: 07 3357 4281

Mechanical Services: Current Service ProviderAirmaster10 Devlan Street, MansfieldQld 4122Contact: Paul ScallyTel: 07 3420 4485 Fax: 07 3420 4471

Electrical & Communications: Current Service ProviderArnold Electrical & Data Installation8 Lucy St, MoorookaPO Box 142, Moorooka 3370Contact: Tony KennedyTel: 07 3848 1811 Fax: 07 3848 5509

Hydraulic: Current Service ProviderTower Plumbing ServicesContact: Ian HawcroftTel: 0410 594 199Fax: 07 3325 1881

Structural: Current Building EngineersBornhurstWardContact: Jon BushTel: 07 3013 4699 Fax: 07 3832 4804



1.3 BASE BUILDING SERVICES CONTRACTORS

In addition to maintaining the overall design quality of services, it is essential that warrantiesand contracted performance guarantees by the Base Building Sub Contractors are preservedon all base building works and services. It is therefore strongly prefered that the BaseBuilding Services Sub Contractors are utilised to carry out any alterations or additions to thebase building services. This ensures that all modifications are carried out with minimum riskto the building services and minimises the Tenants and Building Owner’s exposure toStatutory and Contractual warranty difficulties. The additional advantage is that these subcontractors are already familiar with the base building.

The Base Building Services Sub Contractors are as follows:-

Electrical Services: Arnold Electrical & Data Installation8 Lucy St, MoorookaPO Box 142, Moorooka 3370Contact: Tony KennedyTel: 07 3848 1811 Fax: 07 3848 5509

Mechanical Services: Airmaster8/39 – 45 Secam StreetMansfield QLD 4122Contact: Greg CookTel: 07 3420 4485 Fax: 07 3420 4471

Hydraulic Services: Tower PlumbingPO Box 307Everton Park QLD 4053Contact: Ian HawcroftTel: 0410 594 199 Fax: 07 3325 1881

Fire Services: Johnson Controls4/121 Newmarket Rd,Windsor QLD 4030Tel:(07) 3630 3000 Fax: (07) 3357 4281



STAGE TWO – DESIGN BRIEF, CONCEPT & COSTS

2.1 BUILDING PROVISIONS

To assist your Tenancy Fit-out team during the design stage, Annexure 1 – Base BuildingServices Overview at the bask of this guide give a description of what the building provideswith regard to the following aspects:

• Electrical Services• Communications Services• Mechanical Services• Security Services• Fire Protection Services• Hydraulic Services

In Stage Three – “Design Development & Considerations”, Mirvac have provided details ofadditional considerations in respect to the exiting services and building conditions that yourFit-out Team need to properly consider and address in your fit-out design to the satisfactionof Mirvac.

2.2 ACCESS TO PLANS

Upon request, the Building manager will provide two (2) sets of 1:100 scale architecturalplans applicable to your Tenancy Fit-out Team. Alternatively, copies of plans maybe able tobe provided burnt onto CD upon request.

2.3 MEETING WITH MIRVAC’S BUILDING MANAGEMENT TEAM

We recommend that a meeting be arranged between your Tenancy Fit-out team andMirvac’s Building Management Team to resolve and queries relating to the existing buildingdesign and to confirm the approval procedure so as to enable you to efficiently proceed withyour design of your fit-out.

2.4 DESIGN BRIEF

The first step in determining the Fit-out requirements for your tenancy is the completion of aDesign Brief. Your Architect or Project Manager will be able to provide assistance in thisrespect. In order for your Architect or Project manager to assist in compiling your DesignBrief they will need to have an understanding of how your business operates and employeetasks etc. Considerations will also include:- number of employees, proportion of office typeaccommodation as opposed to workstations, size of offices, configuration for workstations,any management hierarchy, operational relationships, communication requirements,computer hardware, meeting rooms, boardrooms, showers, kitchens, break-out spaces,reception needs, security provisions, future expansion requirements and any othersupplementary services required specific to your business or proposed use.



2.5 CONCEPT LAYOUTS

Upon finalisation of the Design Brief your Design Team should then prepare a concept lay-out allowing for the existing building constraints detailed in this guide. Be aware that it maybe that a number of concept plans are required to be prepared before a plan evolves thatbest suits all of your requirements. This process of concept preparation through toacceptance may therefore take longer to develop than first envisaged. This is especially thecase if there are a number of key decision-makers within your organisation and their viewsare not necessarily aligned at the commencement of the process.Your concept lay-out should also be accompanied by details of the proposed finishesincluding colour schemes and sample boards.

2.6 COST PLANNING

Cost estimates for each element of your proposed fit-out based on the concept lay-out shouldbe prepared to help you finalise your instructions and Design Brief to your Design Team. Thecost plan should as a guide allow for all of the following items:-

• Partitioning• All Furniture and Built-in Joinery• All additional Hydraulic Services• All additional Mechanical Services• All additional Electrical Services• All additional Fire Protection Services• All Telephone and Data cabling• New Computing and Communications Hardware items such as PABX Systems or Racks• Alterations to any existing services required as a result of the fit-out design• Allowance for Storage areas and Compactus units etc• Reception Furnishings• Décor items• Finishes• Special features peculiar to your business

2.7 MIRVAC REVIEW OF FIT-OUT CONCEPT

Three (3) copies of your concept lay-out including a brief “Scope of Works” description mustbe submitted to the Building Manager for review by Mirvac Funds Limited. It is often benificialto arrange a meeting with Mirvac’s Building Management Team to review your concepttogether.Any changes or requirements that Mirvac Funds Limited deem necessary to your concept willbe advised to the Tenant within 10 working days of each submission. These changes orrequirements must be incorporated into the finalised design and specifications submitted forLandlord Approval.




Important Note:

Wherever an agreement or approval for an installation is given to the Tenant by MirvacFunds Limited or their agents, the agreement, approval or endorsement is not to betaken as an acceptance of responsibility for the performance of the design of the fit-out.

The Tenant will always remain responsible for the design and performance of theirTenancy Installation.


XV

STAGE THREE – DESIGN DEVELOPMENT & CONSIDERATIONS

Listed below are important considerations in respect to the Tenants fit-out design etc. TheTenant and their Design Team should review each consideration when carrying out designdevelopment.

3.1 MECHANICAL CONSIDERATIONS

3.1.1 Primary Air Conditioning

Air conditioning modifications must allow for the maintenance and control of the comfortconditions throughout all areas affected by the modifications. Modifications including airbalancing and controls changes are the responsibility of the Tenant, and should comply withall relevant standards. Proposed modifications shall be submitted to the Building Manager forapproval.

The Base Buildings mechanical Services Contractor is to be utilised to carry out a re-balance of the completed fit-out and a data sheet of balance figures shall be submittedto the Building Manager. The cost of re-balancing the air flow is the responsibility ofthe Tenant.

Under NO circumstances are air conditioning outlets, return air inlets, and/or access to VAVunits to be obstructed. Equipment or controls and control panels shall not be affixed toductwork. Should any works necessitate relocation of any of these items, such relocation willbe carried out at the cost of the Tenant.

Any alterations to base building air conditioning systems must include associated alterationsto the base building control system so as to maintain comfort levels within the tenancy.

Any changes which are required to be made to the base building air conditioning controlsshall be carried out by Mirvac Funds Limited’ nominated subcontractor with the approval ofthe Building Manager. These changes will be at the Tenants cost.

During the Tenants Fit-out works, filter media is to be fixed over the return air dampers. Uponcompletion of the Fit-out works the filter media is to either be cleaned or replaced asnecessary at the Tenants cost.

Where set plaster ceilings are to be installed, suitable access panels are to be provided toallow repairs to existing equipment and maintenance to be carried out within the ceilingspace. Please consult with base Building Consultants and/or the Building Manager if youhave any doubts.

After hours air conditioning changes to the base building and links to the BMS must bespecifically submitted to the Building manager for approval.



For the purpose of security and safety all plant room, roof access doors and fire stair doorsare always to be left in the locked position. Should it be necessary to use these doorsthey must not be left in the open position. Doors must be left closed at all times.

3.1.2 Supplementary Air Conditioning

Where a Tenant requires supplementary air conditioning for larger equipment heat loadssuch as in computer rooms and board rooms etc, details of the equipment loadingscondenser water piping installation and air circulation must be specifically highlightedto the Building Manager for approval.

Any proposal to install a supplementary air conditioning unit will be required to beaccompanied by an Acoustic Report detailing the installation method and isolationmethod and the isolation of any structure borne noise.

If a Tenant requires a supply of Secondary Condenser Water for supplementary airconditioning, the following procedure is to be adopted:

a) Head pressure control valves are to be installed in the return line from the packagedunit to optimise the condenser water flow.

b) A T&A Balancing Valve is to be installed on the return line to limit the possibility ofnoise on any system.

c) The water flow consumption required to the air conditioning unit, ie litres/second, is tobe supplied to the Building Manager.

d) All condensation drains shall be in type B copper, 40mm, and insulated in fire proofarmaflex insulation. The condensate line is to run to a permanent visible, accessibletundish to be installed in the drain riser adjacent the north east column.

e) Use of condensate pumps to be approved by Building Manager.

f) Steel pipe and fittings not to be used unless approved.

Where modifications to the base building condenser water system are carried out theTenant’s contractor must use chemicals approved by the Building Manager to:-

a) Clean the modified system, andb) Passivate the modified system prior to final commissioning.

If head pressure controls have not been installed then they shall be added to the installation.

Where a Tenant is required to install an exclusive condenser water system including coolingtower equipment, details must be specifically highlighted to the Building Manager forapproval.

All items of plant installed must be suitably labelled.




3.1.3 Supplementary Outside Air & Miscellaneous Exhaust

Supplementary outside air and miscellaneous exhaust are available at take-offs fromdedicated risers in the core. Subject to availability Tenants requiring additional outside air oradditional exhaust may connect to these systems with the approval of the Building manager.

3.1.4 BMS Connection

Generally Mirvac do not allow tenants plant and equipment to be connected to the BuildingManagement System (BMS). Any requests for connection to the BMS should be directed tothe Building Manager. Mirvac will not grant consent for critical Air Conditioning to TenantComms. Rooms etc to be connected to the BMS critical alarm system.

3.2 HYDRAULIC CONSIDERATIONS

Maintenance and repairs of any Tenant installed equipment for tea rooms, kitchens and, ifapplicable, showers, toilets or other water supplied installations are the responsibility of theTenant.

Dishwashers and any other appliance connected to the water supply are to be connected instainless steel braided flexible pressure pipe to prevent pipes bursting. PVC is unacceptable.

Wet areas must be suitably waterproofed to prevent leakage to the surrounding floor areas.

Should it be necessary for the tenant to isolate the domestic water system to carry outconnection or modifications, approval shall be sought from the Building Manager beforeproceeding. The Tenants will provide details of the shutdown required and the BuildingManager will approve the procedure if acceptable. All installations must be pressure testedprior to commissioning.

Building shutdown to water supplies shall not be undertaken by the Tenant, any such workshall be carried out at the direction of the Building Manager.

Drainage connections to stacks and grease waste must be at the junctions provided. Tenantmust specifically submit details of pipe route, including any coring or fire rating methodsthrough the slab if required.

Hot water supplies to fit-out works other than core services shall be provided by Tenantsupplied local hot water units. The Tenant is to ensure that electrical loads are available fromthe tenant meter.

All pipe work is to be suitably labelled.

Gas fixtures installed in Tenancy work must be fitted with their own flame failure shut offdevice.


Plumbing services required to be fitted outside the Tenancy areas shall be arranged with theBuilding Manager and shall under no circumstances interfere with the main building or otherTenant installations.

If the building is occupied by other Tenants all slab penetrations must be performed outsidenormal business hours. All penetrations are to be certified with a fire rating of no less than 2hours.

No Hot Work is to undertaken without the issue, by the Building Manager, of a Hot WorkPermit.



3.3 ELECTRICAL CONSIDERATIONS

Electrical loads are not to exceed the nominated load allowance.

No light fittings be obstructed. Should the Tenant’s Fit-out works require the relocation ofthese items, such relocation will be carried out at the cost of the tenant.

Any Tenant equipment located external to the Tenancy including equipment located withindedicated risers etc is to be maintained and repaired by the Tenant.

If installation of any rooftop equipment including aerials for Tenant use is required then anapplication is to be submitted to the Building Manager for approval.

Any programming, repairs or maintenance of any special lighting or lighting controls installedby the Tenant as part of their fit-out will be the sole responsibility of the Tenant.

Spare riser space is provided in the electrical riser of the core. Requests for usage of thisspace are to be made to the Building Manager.

The tenant is to arrange installation of Tenant’s meters and circuiting to connect lighting andpower to the Tenants distribution switchboards.

The Tenant will be required to install any additional emergency lights or exit signs as may benecessitated by the tenants fit-out design.

Note: Where the Tenants Distribution Board has emergency lighting test facilities, the Tenantmay need to augment these to facilitate the regular routine testing required of these devises.

Where the Tenant installs a security system, details of the system must be submitted to theBuilding Manager.

All cabling and electrical work is to be suitably labelled.

Where trunk cable trays have been provided in areas adjoining the core. The tenant is toensure that these are utilised for all cable reticulation within this zone.

Cable hanger and ties must be utilised.

The installation of wiring is not to affect the installation and operation of the ceiling areasprinkler system.

All cable penetrations must be suitably sealed to original specifications.

An MATV system is provided to the total building. A-4-way F Type directional coupler islocated on each level within the riser cupboard of the central core area. Connections to thissystem may be carried out by qualified contractors only on the basis that the system is notmodified in any way. All works by MATV contractors are to have the prior approval of theBuilding Manager.




RG6 quad shield type coaxial cable and RG6”F” type connectors should be used. Dependingon the number of television outlets required on a particular floor, an additional distributionamplifier may also be required depending upon the installation.

Independent MATV systems are not permitted within the building.

All tenant electrical, communications and fire rating modifications undertaken in the electricalroom are to be reinstated to their original condition upon conclusion of the Lease to thesatisfaction of the Building manager.

Dedicated riser cupboard security can be provided on the base building security system atcost to the Tenant if required.

All floor by floor security systems if required, should be approved by the Building Manager ata cost to the Tenant.

3.4 FIRE PROTECTION CONSIDERATIONS

The location and number of fire sprinklers, smoke / fire detectors, EWIS speakers, and / orexit and emergency lighting must comply with the Authorities requirements, relevantAustralian Standards, and Mirvac Funds Limited’ insurers. Should the works necessitate anyalterations or additions to the existing equipment, the cost of such alteration or addition willbe borne by the Tenant.

Tenants must ensure that access is maintained to fire hydrant cupboards as required underthe relevant Authorities requirements.

Absolutely NO work is to be carried out on the Emergency or Fire Protection Services whichinvolves the isolation or disruption of the service until the Building Manager has givenapproval. Shutdown of services overnight of for periods in excess of 24 hours will only bepermitted at the Building Managers discretion and only when a minimum of 7 working daysnotice has been provided.

Use of Fire-Lite pipe in Hydrant applications is not acceptable.

On completion, the Fire Protection Systems shall be tested and certified as complying withthe relevant Australian Standards and Authority requirements.

3.5 COMMUNICATIONS CONSIDERATIONS

The Communication riser situated on each floor is a Common Riser and is not exclusively fora single Tenant’s use. Communication cables and terminations only are permitted, unlessspecific permission is granted by the Building Manager. In all cases any proposed use ofcommunication risers is to be submitted to the Building Manager for approval prior tocommencement of any installation.

Fire rating proposals for any proposed floor or wall penetrations are to be submitted to theBuilding Manager for approval, prior to work proceeding.


All cabling must be installed in accordance with any approved cable management recordingsystem. Tenants shall submit details of systems proposed for approval prior to installation.

3.6 BUILDING CONSTRAINTS ON FIT-OUT

Heavy Equipment

Heavy equipment must not be installed without approval. Full details must be submittedbefore approval can be given and must include dimensions, weight, details of supports andthe proposed location giving dimensions from a fixed point of the building structure (not apartition0. heavy equipment will include items such as a compactus, safes and largephotocopiers. For equipment exceeding 340kg special arrangements may be required for thelifts and the Building manager must be consulted at least one week prior to the installation. Ifrequired these arrangements would include the attendance of a lift mechanic and a letterindemnifying the Lessor and Mirvac Funds Limited against any and all costs and / or claimsfor damages.

Fixing to Ceiling Grid

Materials may be attached to the ceiling grid only if they do not impose any load on the gridor do not reduce the structural integrity of the grid. Any damage to the grid is to be rectifiedwhen vacating the premises.

Partitioning Requirements at Junction with External Glazing

When an internal wall meets the external glazing, the internal wall should be in line with theglazing mullion and should at no time prevent any glazing assembly from being repaired, orfrom being properly cleaned. Additionally any partition wall installed should not interfere withthe solar blind operation.

Approved methods of treating a partition wall that intersects with either a perimeter column orglazing are shown at the rear of these Guidelines in:- “Annexure 2 – Approved Treatmentfor Tenant Partitioning Intersecting with Glazing”

Penetration of Walls Around Plant Rooms and Lifts

Fixing to or penetration of fire rated walls around plant rooms, service cupboards and liftshafts is not permitted without the prior approval of the Building Manager. Any penetrationsapproved by the Building Manager must be fire stopped and certified for 2 hours rating.



Floor / Lift Lobby Finishes, Core, Columns, Skirtings, Perimeter Skirting

The finishes abutting the lift lobby, core and columns should not damage the base buildingfinishes, Generally fixing should utilise methods that allow for removal and will not damagethe Base Building components ie. Utilisation of mastics etc. Cutting of skirting including theperimeter ducted skirting is not permitted.

Penetration of Floor Slabs and Fire Rated Partitions

Any penetration of a fire rated partition or floor slabs must be separately listed or highlightedon Tenant fit-out drawings together with the proposed method of retaining the fire rating.Approval must be obtained from the Building Manager prior to any works commencing onthese penetrations.

Key and Security

Any keying system installed by the Tenant is to be consistent with the base buildingkey system which is a Great Grand Master Key (GGMK) system incorporating Bi-lockcylinders. Details of your proposed keying is to be submitted to the Building Manager whowill be able to provide written authorisation to the base building locksmith permitting thecreation of the new additional cylinders and keys required for the Tenants specific use.

Copies of the GGMK will be issued to the Fire Brigade to ensure that they can gain access tothe building in the event of an emergency. No other copies of the GGMK are issued forgeneral use. Building Management holds copies of the GGMK and these keys will only beissued to Mirvac Funds Limited staff for emergencies and whenever possible with theauthorisation or knowledge of the Tenant.

A key is to provided to Building Management, at the Lessee’s cost, for cleaning access.

Ceiling Tiles

To assist reticulation of Tenant services and fit-out services ceiling tiles and light fittings onlywill be installed on the office floors and core areas. Tenants are to install at their cost theremaining ceiling tiles which are currently stored on each floor. These ceiling tiles will beformally handed over and signed off prior to commencement of the Tenant fit-out.

Carpet

The boardroom carpet warranty is null and void without the use of chair mats under chairswith castors.The Tenant is responsible for protecting the carpet during fit-out.




Internal Solar Blinds

As part of the base building, solar blinds have been installed. Any Tenant partitioning shouldbe designed so as not to interfere with the operation of these blinds. Approval is also soughtfrom Building manager prior to removing any of these blinds.

Furniture not to be within 250mm of window mullion line

It is strongly recommended that furnishings are not positioned close to the perimeter glazedcurtain wall so that the glazing remains accessible for cleaning and that the solar blindoperation is not hampered.


STAGE FOUR – DESIGN FINALISATION & APPROVAL PROCESS

4.1 SUBMISSION OF FINAL DESIGN DRAWINGS & SPECIFICATIONS FOR MIRVACAPPROVAL

Three (3) sets of final design drawings and specifications are to be submitted to the BuildingManager for Mirvac Funds limited for review. Electronic copies of all design documentationshould also be provided.

This review will help to identify any potential problems before they are constructed.

Any changes or requirements that Mirvac Funds limited deems necessary will be advised tothe Tenant within 10 working days of each submission. These changes must be incorporatedinto the Construction Issue drawings. Copies of these Construction Issue drawings are to beprovided to the Building Manager to Mirvac Funds Limited for final approval.

Fit-out Construction will not be permitted to commence until such time as all ConstructionIssue drawings and specifications have been reviewed and Lessor Approval has beengranted by Mirvac Funds Limited.

Subsequent to Mirvac Funds Limited approval being granted, if any amendments to theworks are proposed, details of the proposed amendments to the works must be submitted tothe Building Manager for further Lessor Approval prior to any amendments beingimplemented.

The tenant is responsible for all work carried out during the tenancy Fit-out and is to ensurethat all modifications are carried out in a professional manner and to the Building Mnagerssatisfaction.

4.3 AUTHORITIES APPROVAL

1.Development Approval2.Building Approval3.Certificate of Classification

Your tenancy Fit-out Team, Project manager or Architect should be familiar with theprocedures in applying for the above approvals

If further assistance is required, the Building Manager may be able to provide assistance.

Development Approval

This is the first authority approval required. This application is made to South bankCorporation / Brisbane City Council. This Application will be required to be signed by MirvacFunds Limited as the Property Owner.



Building Approval and Certificate of Classification

Following development approval the next approval required is the Building Approval. It isrecommended that a private certifier be engaged to issue this approval. A Private Certifier willgenerally be able to provide the necessary Building Approval within approximately a week ofthe application and all supporting documentation being provided.

Upon completion of all the Tenancy Fit-out works but before occupation is permitted to occura certificate of Classification is required to be issued. The Private Certifier issues thisCertificate after the fit-out has been inspected for compliance with the Building Approval

Copies of the Development and Building Approvals including stamped plans and conditionsof consent are to be submitted to the Building Manager before any construction works will bepermitted to commence within your Tenancy.

4.3 OTHER APPLICATIONS

Apart from the Authorities approval, you should also make application to the followingbodies:-

• Telstra or your For telephone connection and diversioncommunications from previous phone number if applicableprovider

• Your Energy Provider For connection of your power supply for fit-out

There may be other applications required depending on the nature of your fit-out. It isimportant that all applications are made as early as possible to reduce the likelihood of anydelay in occupation.




STAGE FIVE – PRIOR TO CONSTRUCTION COMMENCEMENT

5.1 HANDOVER OF TENANCY FOR FIT-OUT

Prior to handover of a Tenancy for fit-out works to commence an inspection of the tenancywill be carried out by the Tenant or the Tenant’s representative with the BuildingManager. During this inspection any defects will be identified that will requirerectification.

Following the inspection the Tenant or the Tenant’s representative will be required to sign a“Tenancy handover Form” accepting the tenancy in its present condition. The tenant isthen responsible for all defects or damage that may be caused to the base buildingitems during the course of their fit-out. Any damage caused must be rectified by thetenant prior to completion of the fir-out process.

Mirvac Funds project consultant team and the Building Manager are the sole arbitrators indetermination of defects.

5.2 SUBMISSION OF PROGRAM

Once your Fit-out project Manager or Contractor has finalised your Fit-out Program a copymust be forwarded to the Building manager for approval prior to commencement of anyworks. In addition to this program your Fit-out project manager or Contractor will berequired to provide the Building manager with a weekly deliveries schedule nominatingwhen all major deliveries are expected. The Building Manager will review the proposedschedule and may require changes to the proposed delivery times etc, so that there isefficiency and effective sharing of loading areas and lift facilities. This is especiallynecessary especially where there are a number of tenants carrying out fit-out works atthe same time. Fit-out deliveries attempted outside of agreed times may, at thediscretion of the Building Manager, be denied access to the Loading dock or turnedaway.

5.3 SUBMISSION OF PROOF OF INSURANCE

Prior to the commencement of the fit-out you will be required to submit to the Buildingmanager, copies of the following insurance policies, where relevant. Policies are to bein the joint names of the Mirvac funds Limited, the Lessor and the Fit-out Contractor.Evidence is also to be provided of the payment of the current premiums for thesepolicies.

1. Public Risk Policy approved by the Lessor for not less than $10,000,000 as detailed inthe Lease document

2. Construction Insurance to full value of the works.

3. Workers compensation Insurance as required by the Act.


You are required to ensure that your Contractors and sub-Contractors effect and maintainWorkers Compensation, and all the other requirements set out in the Lease documents andSection 8.2 of these guidelines.

The Tenant and their Contractors will at all times be required to fully indemnify Mirvac FundsLimited and its associated entities against any claims or actions for personal injury or propertydamage arising out of the performance of their contracted works.

5.4 NOMINATION OF TENANT FIT-OUT CONSTRUCTION REPRESENTATIVE

One member of the Fit-out team, usually the tenant’s project manager or Architect, should bemade available on a day-to-day basis to liaise with the Building Manager on matters relating toconstruction. Ideally this representative should be someone based on-site. This representativewill be required to provide a 24hr. Telephone contact number to the Building Manager.

5.5 EVIDENCE OF APPROVALS

Before construction can commence the Building manager is to be provided with evidence ofDevelopment Approval, Building Approval and Landlord Approval (Mirvac Funds Limited)

5.6 GENERAL SUB-CONTRACTORS

Safety and industrial standards vary markedly throughout the construction industry, therefore itis essential that all of your prospective sub-contractors are made aware of existing siteconditions and are prepared to comply with these requirements.

The Building Manager must be provided with details of your proposed sub-contractor prior totheir engagement.

If the Landlord consents to an early Tenant fit-out Access Data, ie. Whilst the Landlord’sContractors are still completing the construction of the Base Building, then the Tenant fit-outContractors will be required to strictly comply with all existing Site Requirements and awardsetc.

5.7 FACILITIES PROVIDED

During the fit-out construction, your tenancy team will require the assistance of the buildingsfacilities to enable a smooth and coordinated fit-out.

These facilities include:-

• Personnel and Material Hoisting:A “Builders Lift will be operated by Building management personnel. The lift will be operatedfrom 7:00am to 6:00pm Monday to Friday. Weekend and after hours use will be charged to theTenant at a rate of $60.00 per hour. All materials hoisting requires a “Builders Lift” bookingwhich can be arranged through the Building Manager.



• Rubbish Removal:

Rubbish removal is to be undertaken by the Tenant and will be from your tenancy via the“builders lift” to a dedicated rubbish bin provided on basement level. These bins will beremoved by others and the costs for this will be charged back to the tenant an a pro-ratabasis and will not disrupt the building operation.

5.8 FIRST AID ATTENDANT

The tenant fit-out contractor is responsible for first aid attendance for the fit-out.

In the case of any accident occurring the Building Manager is to be notifiedimmediately. Details of the emergency procedures and Building management contactnumbers must be suitably sign-posted in your tenancy area.



TENANT FIT-OUT GUIDESTAGE SIX – CONSTRUCTION

6.1 GENERAL RULES

• From the date of commencement on site the Tenant’s project Manager must ensure that thefollowing key factors are monitored.

• Site safety• Industrial relations• Site accommodation and amenities• Rubbish removal• Materials and personnel hoisting• Security

• it is therefore requested that the Tenant’s Project Manager, or appointed nominee, be onsite daily to ensure these elements are addressed.

•A CO2 fire extinguisher must be located within the fit-out throughout the course ofconstruction.

•The Building Manager must be advised of any noisy works proposed so that the work can becoordinated so as not to disrupt or disturb any other tenant already occupying the building.

• All workmen are to be attired properly and should refrain from any loud or offensivelanguage. Radios should not be audible from the common areas or adjacent tenancies.

•All work must be carried out by suitably qualified personnel, and in a manner that complieswith the relevant standards, regulations and accepted industry practice. Work must be carriedout at a standard of quality not less than that already achieved with the building.

• The Tenant’s Fit-out Team, Project Manager or Appointed Nominee must complete thestatutory “Site Specific Induction” which is a web based process, the Building Manager willsupply the documentation for this process. From this induction all contractors & sub-contractors stepping on site must fulfil the statutory requirement of signing in and adhere toall requirements of the Tenants Induction process.

Site Safety

It is essential that a high standard of safety is maintained throughout the tenancy fit-out inaccordance with the Occupational health & Safety Act (1983) requirements.

Further, the potential of safety issues that lead to industrial disputation and project delaycannot be understated.

There are five (5) basic means of ensuring that a high standard is maintained during the fit-out:-•Select contractors, project managers etc. with proven track records.•Thorough planning of works.•Comprehensive and effective training of all personnel in safety aspects of their work.•Maintenance of safety and clean environment.•Providing adequate experienced Supervisors.



SITE SAFETY IS THE RESPONSIBILITY OF THE TENANT AND TENANT’SCONTRACTORS

Industrial Relations

It is to your benefit and other Tenants undertaking fit-out works that a good industrial relationsenvironment is maintained to avoid site-based industrial disruption. It is therefore essentialthat a number of basic requirements are met.

These requirements are well established with the major builders but may be unknown tosome sub-contractors, especially those new to the industry.

The basic requirements are as follows:-

All current industrial award conditions and payments include redundancy payments,Superannuation contributions, Long Service Leave Schemes, Workers Compensation,Top-up / 24 hour Accident Insurance with CTAS or similar.

Site Accommodation and Amenities

The regulations, set out in the Construction Safety Act and the relevant Awards, regardingthe minimum level of site accommodation and amenities to be provided, are to be followed atall times.

Your tenancy Fit-out team will be responsible for providing and maintaining suchaccommodation, within the area of the proposed tenancy.

The integrity of the automatic wet pipe sprinkler coverage and the mechanical fire and smokecontrol systems are to be maintained in accordance with the Authority’s requirementsespecially in areas where the site accommodation, amenities and storage facilities areestablished.

Rubbish Removal and Cleaning

Removal of rubbish from the tenancy, which should take place no less than every second dayis the responsibility of the Tenancy Fit-out Team.

Rubbish is to be removed from the floors using plastic garbage bags via the “Builders Lift”.Large Otto bins (or equivalent) are recommended. Your Tenancy Fit-out Contractor shouldensure that this rubbish is then placed in the bins as directed by the Building Manager.

Alterations to services which cause existing services, materials and equipment to becomeredundant, must include the removal of all redundant materials including, but not limited to,pipe work or electrical wiring installed in riser cupboards and / or ceiling space above.

All areas used by your Tenancy Fit-out Contractors and others connected with the works areto be left in a clean and tidy condition and at the completion of works.


Any costs incurred by the Building Manager in returning areas to an acceptable standard ofcleanliness upon completion of a fit-out will be borne by the Tenant.

Redundant base Building Equipment, Finishes or Fittings

All major redundant base building equipment items are to be either returned to the BuildingManager for storage at the tenants cost or stored and insured by the tenant. Eg ceiling tilesand grid, troffer light fittings, solar blinds, carpet etc.

Protection

All finishes, fixtures and fittings including the door frames of lifts, lift lobbies, builder’s lift,corridors, toilets and floors shall be protected against damage by protecting with suitablematerial to the satisfaction of the Building Manager.

Any damage caused to the Building or its finishes and services during the Tenant’s fit-outwork shall be rectified to the Building manager’s approval by the tenant at the tenant’s cost.

Hoisting

Hoisting of materials will be carried out via the “Builders Lift”, which can only be accessedfrom the Ground level.

Truck Access to the Loading Dock

Please confirm the maximum height available for truck access with the Building Managerprior to arranging any deliveries. All deliveries are to be booked with the Building Manager.

No obstruction to car parking facilities will be permitted.

NO CONTRACTOR PARKING WILL BE PERMITTED ON SITE.

Lift Size

The tenant’s Fit-out Contractor should check the internal dimensions of the lift cars prior toordering any building materials etc.

Lift access from the loading area to the tenancy area via the builder’s lift through anycorridors, then the dimensions of these corridors should also be checked with the Buildingmanager prior to ordering materials.

Use of the builder’s lift will be controlled by the Building manager, written bookingsare to be made a minimum of 48 hours in advance.




There are no areas allocated for storage of materials in the basement. The tenancy Fit-outContractor should ensure there are adequate workforce available to transport all materials tothe tenancy area in an efficient and prompt manner.

THERE WILL BE ABSOLUTELY NO FIT-OUT ACCESS THROUGH THE BUILDING’SMAIN LOBBY

Storage on Floors

Storage of equipment and materials on the floors is not to exceed the live loading capacityand must be kept within the confines of the leased area otherwise authorised by the BuildingManager.

Site Security

The security of the tenancy area will become the Tenant’s responsibility from the date ofhand over.

General security of the site perimeter is provided by Building Management, who will use theirbest endeavours to control access to the site after hours. However, security of the Tenant’sleased space as at all times the responsibility of the Tenant.

Your Tenancy Fit-out Team should immediately construct a secure store room within thetenancy for the storage of all small hand tools, materials and equipment, as one of their taskson site.

For the purpose of security and safety all plant room. Fire escape and roof access doors arealways to be in the locked position. Should it be necessary to use these doors DO NOTPROP OR LEAVE OPEN. Doors should be left closed at all times, failure to comply with thisdirection will result in the Contractor’s dismissal form the site.

All weekend and after hours work requires 24 hours written notice to the Building manager.This is to ensure that the security guards are aware of who is working in the Building and thenature of work being undertaken.

6.2 ISOLATING FIRE PROTECTION SERVICES

The location and number of fire sprinklers, smoke / fire detectors, EWIS speakers, and / orexit and emergency lighting must comply with the Authorities requirement. RelevantAustralian Standards, and Mirvac Funds limited’ insurers. Should the works necessitate anyalteration or addition to the existing equipment, the cost of such alteration or addition will beborne by the Tenant.

Tenants must ensure that access is maintained to fire hydrant cupboards as required underthe relevant Authorities requirements.



Absolutely NO work is to be carried out on the Emergency or Fire Protection Services whichinvolves the isolation or disruption of the services until the Building Manager has givenapproval. Shutdown of the services overnight for periods in excess of 24 hours will onlybe permitted at the Building Manager’s discretion and only when a minimum of 7working days notice has been provided.

Use of Fire-Lite Pipe Hydrant applications is not acceptable.

On completion, the Fire Protection System shall be tested and certified as complying with therelevant Australian Standards and Authority requirements.

Fire Sprinkler Drain Down Procedure

1. Fire Contractors advises the Building manager of the floors to be deactivated.

2. The drain down procedure requires one man from the Fire Contractor to initiate.

3. Fire Contractor is to meet the Building Manager at the Security Room.

4. Both will proceed to the Fire Control Room where the Fire contractor will isolate theFIB zones affected.

5. The Fire Contractor and Building Manager will then proceed to the Valve Room. TheFire Contractor will close the applicable valves and tag the main control valve. The tagwill contain details of the Contractor’s name, date and area where work is occurring.

6. The drain down of the floor will be carried out at the Tenants floor

7. Fire Service Provider will advise the Fire Brigade of the de-activated system prior tocommencement of the de-activation.

Fire Sprinkler Restoration Procedure

This procedure requires three (3) Fire Contractor personnel, located:

• One in Fire Control Room / Pump Room• One in Sprinkler Valve Room.• One on the Tenants floor where the work is being re-instated.

1. The Fire Contractor will meet with the Building Manager at Sprinkler Valve Room.2. The Diesel Pumps will be isolated3. The Electric Pumps will be isolated4. Check Jacking Pump selected to “Auto”.5. Isolate Jacking Pump supply to Electric and Diesel Pumps riser mains that are not to

be pressurised.


6. Close Transponder – isolating valve and open transponder line drain valve.

7. Using WIP phones for communication, open the main control valve slowly. The Jacking8.Pump will cut in to elevate the system pressures.

9. When Jacking Pump cuts out system pressure is fully restored.

10. Open retarded valve

11. Open transponder - isolating valve

12. Close transponder line drain valve

13. Fire services provider will re-instate isolated FIP zones if appropriate.

14. Fire services provider will advise Fire Brigade that the system is back on line

Any false alarm fines incurred due to not carrying out these procedures will be borne by theTenant

Smoke Detector Isolation Procedures

When smoky or dusty work is being carried out, the Tenant has the responsibility of carryingout the following smoke detector isolation procedures. False alarm fines incurred from thefailure to do so will be borne by the Tenant.

Smoke Detectors must be left in an Operational State each day.

The Building Manager must be notified by the Tenant when service provider will isolatesmoke detectors via the Fire Control Panel prior to such work being carried out. It is theTenants responsibility again at the end of the day to request that their service provider re-activate the smoke detectors.

The Tenant is to cover smoke detectors during work being carried out to avoid detectorsbecoming choked with dirt and uncover them at the end of the day.

When a smoke detector causes repeated false alarms from clogging with dirt the detectormust be permanently isolated by the Building Manager. In this situation, the Tenant mustarrange, at the Tenant’s cost, for the base building Fire Protection Contractor to clean thedetector so it can be re-activated. Any costs associated with false alarms are theresponsibility of the Tenant.

6.3 TEMPOARY AND PERMANENT SERVICES

The following temporary services and facilities will be required to carry out your fit-out:

• Electricity• Water / Amenities• Telephone




Electricity

Application for connection to the Tenant’s distribution board should be made immediatelyupon submission of your Building Application for temporary power and/or permanent powersupply.

This will ensure that connection can be made immediately prior to the commencement of fit-out.

Reticulation of temporary power can be carried out in a number of different ways eg. sub-boards, perimeter wiring, circuit activated, etc.

Whichever method is used, it is essential that the electrical contractor carries out the work inaccordance with regulation 133B Electrical (construction work) under the Construction SafetyAct – short title: “Electrical Requirements for Construction Work”.

Particular attention should be paid to the earth leakage protection installation / testingrequirements.

Any programmed interruptions to building electricity supply will be notified in advance by theBuilding Manager.

Building Management will use their best endeavours to have an uninterrupted power supplyprovided. However, this is not a guarantee and the Building Management will not acceptliability for interruptions or failure of power supply.

Water / Amenities

Toilet areas must be protected from damage with a suitable material at the commencementof the fit-out.

Hose cocks are provided in the toilet areas for water supply.

Temporary washing out facilities for painters, plasterers, etc should be provided separatelyby the Tenant and check will be made by the Building Manager that the permanent facilities(toilets and hand basins) are not being used for this purpose.

Remember that these areas are your Tenancy Teams responsibility and must be broughtback to “as new” condition at the conclusion of the fit-out.

Toilets used by contractors must be kept clean by the Contractor. Where it is noted by theBuilding Manager that cleaning standards are unsatisfactory, the Contractor shall pay for theBuilding Cleaner to carry out necessary remedial works.

The tenant is to notify the Building Manager, 48 hours in advance, on each occasion that thedomestic water system is required to be isolated to carry out works.



Details of proposed temporary hydraulics must be submitted to the Building Manager forapproval. Where penetrations are required in structural slabs, details are to be submitted forapproval of their location and the system proposed to maintain the Fire rating requirement.The Tenant will bear the cost of all Base Building Consultant approvals required for this work.

Telephone

The tenant is responsible for arranging any temporary or permanent telephone connections.

Application should be made early to ensure that telephone connections is possible at thecommencement of the fit-out.

The Building Manager is to be notified of any telephone connections whereby access to theMain Distribution Frame (MDF) Room is required.

6.4 AUTORITIES INSPECTIONS

Following the completion of fit-out work your Private Certifier will be required to inspect yourTenancy for compliance with all approvals.

This inspection is to be carried out prior to your occupation of the tenancy. Your Tenancy Fit-out Team should check to ensure that all Authorities requirements have been met.

Certificates and Essential Services Schedules are to be submitted to the Building Manageras proof of approval by Authorities.

Particular attention should be paid to:

1. Installation of exit lights to statutory requirements.2. Approved sealing of penetrations – walls and floors.3. Escape routes to Fire Stairs.4. Fire fighting equipment.5. Upgrade of the Fire Protection (sprinkler system).6. Emergency Lighting.7. Emergency Evacuation Warning Internal Communication System (EWIS).

6.5 AS-BUILT DRAWINGS

On completion, a full set of accurate “as built” drawings. Detailing all works carried out, mustbe submitted for record purposes. These drawings must consist of two full size prints of eachdrawing and a disk copy of all drawings on Auto CAD.

Mirvac will provide an Auto CAD disk of the relevant floor and the contractor shall modify thedrawing to reflect the changes made to the tenancy and services.


As-built drawings must include full details of all cabling work installed by the Tenantincluding, but not limited to, electrical power, voice and data communications. Informationmust include the cable route and cable identification including point of origin and termination.Tenant’s cables on each and every floor traversed are to indicate the point of origin andtermination and the Tenant served. Items of plant must also be labelled.

Record books in the relevant distribution frame must be completed.

6.6 FINAL INSPECTION

A final inspection is to be carried out by the Tenant / Tenant’s Representative and theBuilding Manager. This inspection will be made to ensure that the works have been carriedout in accordance with the approved construction drawings and the floor has been left in aclean and defect free state.

The following is to be presented to the Building Manager at this meeting:

• All relevant Authority Approvals Certificates• Certificate of Classification as issued by the Private Certifier.• Copies of all As-built documents and disks.• Copies of keys for any Tenancy door locks installed.




STAGE SEVEN – OCCUPATION

At least one week in advance of the proposed move-in date the Tenancy Team shoulddiscuss the arrangements with the Building Manager.

Occupation of the Tenancy will not be permitted until the Building Mnager has beenprovided with a copy of the Certificates of Classification and all those requirementsstipulated to be provided at the time of the Final Inspection by the Tenant’sRepresentative and the Building Manager.

Removalists

Your removalist company should familiarise themselves with the details of site accessand ensure that the necessary lift bookings are made well in advance of the movedate. Special arrangements may need to be made for out of hours hoisting. This mustbe coordinated with the Building Manager.

Security During Move-in

Prior to the completion of the Tenancy Fit-out, the Tenancy Fit-out Team will need toconsider a number of aspects to facilitate a smooth move-in by the new occupants.

Security Cards for Tenant’s Employees

The Building Manager has prescribed forms, which are to completed for every employee thatthe Tenant approves to be issued a Security Card.The building will have a set of standard hours during which access to the building can benominated ie. 6:00am to 8:00pm Monday to Friday, 6:00am to 8:00pm seven days or 24 houraccess seven days. For an employee that works from say 9:00am to 5:00pm Monday toFriday and who does not have a parking space you may elect not to issue a security card. Inthe event that this employee works later on the odd occasion egress from the building afterhours is always available. Should a variation to the standard hours be required for some ofyour company’s employees this may be discussed with the Building Manager.

Prior to a Tenant Fit-out Completion and their proposed occupation of their premises thetenant should provide the Building Manager with completed forms for all employees requiringsecurity cards. Sufficient time needs to be allowed for these cards to be programmed.Programming of security cards will be at the Tenant’s cost.

Transfer of Phone Services

Arrangements will need to be made with Telstra well in advance to ensure staff are availableto carry out the transfer on the programmed date.



If an existing PABX is to be installed into your premises, special lifting arrangements mayneed to be made with the Building Manager.

Computer Services Transfer

In many instances new Tenants will need to transfer their existing computer systems to thenew premises out of normal working hours (typically over a weekend) to enable tradingresumes without disruption.

Again, special arrangements for the transfer of this equipment should be made with theBuilding Manager.


DISCLAIMER

Certain information in this document, particularly relating to technical aspects of the buildingand services, has been obtained from the Builder, Consultants and / or records. It is theresponsibility of the prospective Tenant to check the validity and accuracy of such informationcontained herein.

Mirvac do not accept liability to any person for the accuracy or completeness of any of theinformation, and has relied in good faith on information provided by third parties.

Mirvac reserves the right to vary the building design and specifications.




ANNEXURE 1

BASE BUILDING SERVICES OVERVIEW



ELECTRICAL DESIGN DESCRIPTION

Electrical Supply

Prime Supply

The prime electrical supply to the Building is derived from the ground floor sub-stationincorporated within the building.

Vertical Reticulation

Vertical reticulation is by means of metered house services cables for non tenant buildingload and un-metered risers for tenant use.

Metering

Supply Authority Tariff metering provisions to cater for up to three (3) tenants per floor areincorporated in the services design. The exception to this is for Levels 1, 3 & 12 which havemetering provisions for up to two tenants per floor.

Supply Authority Tariff metering of house services will be via a single meter. Private meteringwill be installed for sub metering of the following house services:-• Air conditioning equipment• House lighting and general power• Lifts• Car park ventilation• Fire services

Electrical Capacity

Electrical capacity within the designed electrical tenants supply is as follows:-

Lighting - Initial 11W/m²- Final with tenant upgrading 20W/m²

Small Machines - Initial 10 W/m²- Final with tenant upgrading 20 W/m²

Spare Capacity (27%) 15 W/m²

Total* 55 W/m²

* This capacity is based on the tenant’s fit-out having a power factor of 0.9 or better.


Standby Supply

A diesel generator has not been included in the base building design. Space has howeverbeen allocated at Level 12 for any future Tenant installation should this be required.

The future generator space at Level 12 will accommodate a day tank. Should a larger fuelsupply be required in the future a suitable space would have to be identified. No such spacehas been identified in the current design although a route for diesel pipe work from theground floor service area to the Level 12 generator space has been identified.

Diesel fuel for the generator day tank would be transported in suitable sized containers viathe lift to level 12 and then transferred to the day tank via a local hand pump.

Lighting

General Areas

Lighting throughout the building will be designed to comply with AS 1680. Luminary andlighting design has been arranged to compliment the building finishes and interior design inareas such as toilets, main entry foyer & lift lobbies etc.

Generally long life low energy, fluorescent lamps have been specified to be used throughoutthe building except in cases where effect lighting is required.

Low loss high efficiency electronic ballasts will be used in all fluorescent fittings to reduceenergy consumption.

Generally lighting will be of the type described below:-

Office Areas

Twin T5 (28 w0 recessed light fittings operating on high efficiency ballasts ( non dimmable).Diffusers are low brightness semi-specular. The fittings also incorporate slots in the sidetrims for the air conditioning return air, eliminating the need for separate return air diffusers inthe ceiling.

Core Areas, Corridors and Toilets

Recessed Fluorescent lighting.

Car Parks

Combination of single and double fluorescent fittings with steel wire guard protectors plusadditional lighting to the lift lobby areas.




Stairwells

Single and double tube enclosed fluorescent fittings.

Plant Rooms & Service Areas

Combination of single and double tube batten fittings with steel wire guard protection fittingsto suit the respective areas suspended on chains where necessary.

LIGHTING CONTROL

Tenancy Office Areas

The lighting in tenancy offices areas is manually controlled in circuit groups from stainlesssteel switch panels located in the core area. Approximately 10% of office area lights arewired for permanent operation (security lighting).

Core Areas, Stairwells, Plant Rooms & Service Areas (House Areas)

Lights are automatically controlled by the BMS with programmable time schedules. Timedoverride pushbutton switches are provided for the convenience of occupants of the buildingoutside the time schedule hours. Strategically located individual light fittings are wired forpermanent operation. (security lighting)

Car Parks

Lights are automatically controlled by the BMS with programmable time schedules.Additionally the security system shall initiate lighting outside the time schedule hourswhenever entry to the car parking area is detected from the lifts or via motion detectors at thecar park entrance. Strategically located individual light fittings are wired for permanentoperation. (security lighting)

Emergency and Exit Lighting

Lighting to enable evacuation of the building in the event of an emergency are provided tocomply with BCA and AS 2293.

Fittings are single point units with self contained batteries to maintain lighting for periods of1.5 hours after mains failure. (2 hours initial discharge)

All batteries will be nickel cadmium long life type and provisions will be incorporated fortesting of the luminaries from the local distribution board without disabling the “normallighting”.



M.A.T.V

A Master Antennae Television System has been provided in the form of receiving antennaewith backbone cabling and a tee off in the riser at each floor.

The design of the cabling network is suitable for FREE-TO-AIR signal reception and shallcomply with AS 1376 plus the technical requirement of the current PAY TV operator fortransmission of PAY TV signal throughout the distribution system.

Amplification has been allowed for six (6) TV channels and four (4) radio channels (3 x FM &1 x AM). It is suitable for reception of digital television.

The cabling network can cater for up to four (4) MATV point per floor on Levels 5 to 11 andtwo (2) MATV points per floor on levels G, 1, 3 and 12. Note that the cabling from the riserposition to any floor outlets will be part of the tenant fit-out.

Office Area Service Reticulation

A three (3) channel pre-finished metal skirting duct is provided within tenancy areas to allperimeter walls to facilitate horizontal reticulation of 240V power wiring plus voice and datatransmission cabling within segregated paths. The duct id fitted with a removable cover.

Initial power reticulation in the form of 8 x 240V GPO’s per floor area are provided for tenantuse on levels 5 to 11, and 5 x 240V GPO’s to Ground and 2 x 240V GPO’s to Levels 1 and 3.


COMMUNICATIONS DESIGN CRITERIA

Incoming Lines

Provisions has been incorporated for incoming lines to the building from the public networkprovider to the Communications Room located on the lower ground level. TheCommunications Room has been designed to accommodate all head end equipment.

Telstra have indicated that they will provide a cooper cored cable service to the building ofnot less than 200 PR capacity. Fibre optic cable is available in the street for future tenantneeds. The initial base building infrastructure provides for spare lead-in conduits, space forany front-end equipment and riser space to facilitate a vertical draw through of cable at afuture date.

Vertical Distribution

Vertical cable distribution is provided by means of 300 pair riser cable to each tenanted floorfor voice cabling service to the tenant’s requirements.

Space shall be provided in the riser shaft for the installation of future inter floor tenancycabling (voice and data transmission)

Roof Equipment

Space is available, subject to application to the Building Manager, at roof level to supportsatellite and / or microwave transmission plant and dishes subject to both structural loadapproval and necessary Statutory Approvals.




SECURITY SYSTEM DESIGN CRITERIA

A security / access control system is provided incorporating the following elements:-

• Proximity type card access control for entry to lobby, lifts and Thiess car park as describedbelow.

• Access control to main entry lobby.

• Access control into all lifts on ground floor and lifts 1 to 4 an levels 1, 2, 3 & 4 via cardreaders located outside lift entrances.

• Access control for lift access to all levels via card reader in lift car operating panel.

• Access control to service area at ground floor.

• Electric strikes to all internal fire escape dors at each level. These are to unlock in the eventof fire detection in accordance with the BCA. Included visual alarm from push button onlevels 3, 8 & 12. Provision of wall box conduit and cable route to security system to allowtenant fit-out installation of access card reader to fire stair doors and to secure data riser.

• Access to the car parking spaces on levels 1 to 4 will be via the adjacent Thiess building.New card readers will be installed at the vehicle entrance to the Thiess building and at theinternal entry and exit vehicle booms. These card readers will be connected to the 189 GreyStreet security system and will interface to the Thiess building roller shutter door and vehiclebooms to permit authorised entry and exit.

CCTV

The building has installed a Closed Circuit television (CCTV) camera system that monitorsthe Ground floor Lobby and the Car Park entry and egress.



MECHANICAL DESIGN CRITERIA AND DESCRIPTION

Summer: Outside 32° C DB 26° C WBInside 23° C DB 55% RH

Winter: Outside 10° C DBInside 21° C DB

Internal Electrical Loads (Base Building System)

Lighting (Final Including Tenant upgrade) 20 W/m² including ballastBusiness Equipment 15 W/m²

Secondary Condenser Water Allowance

Maximum allowance for a level 100 kWrTotal allowance for the whole building 300 kWr

Personnel Loadings

Office Areas 1 person per 10 m²Retail Areas 1 person per 3.5 m²Lobby 1 person per 10 m²

Outside Air

Generally 7.5 liters per second per person in accordance with AS 1668 Part 2 – 1991

Building Fabric

Main Glazing; Double glazed unit with the following performance figures:• Visible Light Transmittance -42%• Visible Light Reflectance -12%• Solar Transmittance -18%• Solar Reflectance -10%• Solar Heat Gain Coefficient -0.27• Shading Coefficient -0.31• U Value -1.81

Shading Devices: Various horizontal shading devices. All level12 to be trafficable.

Thermal Insulation: Detailed thermal insulation provisions tospandrels, under exposed roof & plant room.


System Configuration

Office air conditioning system: Central air handling plant chilled water with airhandling units in roof plant room. VAV system intenancy areas. Economy cycle when conditionspermit

No. of air handling units (Level 5 – 11) : 1. North2. South3. East4. West5. Centre – North6. Centre – South

No. of control zones to centre area: 10 (Levels 5 – 11)

No. of return air / smoke spill fans: 2

Retail and commercial air conditioning: At ground floor and levels 1 & 3 the air conditioningis derived from water cooled package airconditioning units connected to the secondarycondenser water loop.

Smoke exhaust discharge: At roof level.

Method of Providing Cooling

During normal office hours: 1 – 3 chillers depending on load.After hours: Single chiller.Retails areas: Secondary condenser water system.Spare capacity above basic calc: 10% in Refrigeration.

10% in AirChillers: 3 Helical Rotary type compressors.Cooling Capacity: Preliminary 1600 kWr

Method of Providing Heating

Office Area: Electric heaters in VAV boxes.

Filtration

Office Areas: Deep bed and pre-filter




General

Low level relative humidity control: NO

Lift Motor Room: Air Conditioned

Min. after hours floor area served: Whole floor – subject to zoning. Smaller areaspossible at tenants cost of modification works.

Condenser water treatment: Storage tank and dosing pump control unit incompliance with AS 3666

Secondary Condenser water System: Pumps and piping system to all floors and officeareas. Water drawn from main Cooling Towers.

Miscellaneous Systems

Supplementary outside air toOffice floors ( Level 5 – 11): 300 litres per second max. per floor 2100 litres per

second total.

Kitchen Exhaust: Ductwork riser from ground floor to roof with acapacity of 1,500 L/s of extraction.

Noise Criteria

Office areas: 45 dBA max.Toilet areas: 50 dBA max.Retail areas: 50 dBA max.Main Lobby: 45 – 50 dBA max.Car Park: 65 dBA max.Boundaries: To Council requirements (prelim 45 dBA)



HYDRAULIC DESIGN DESCRIPTION

Sanitary plumbing and drainage system to be a gravity system and shall comprise a fullyvented modified system to the approval of Brisbane city Council. All stacks shall be cast ironpipework and relief vents shall be PVC.

Sanitary provisions will be made for future connections from the retail areas.

Grease draining provisions will be made for future connections to the ground floor tenancies. Agrease arrester has been installed to service the future requirements of these tenancies.

Two (2) tenancy wet stacks and relief vents will be provisioned through the building for tenantconnection. These stacks will be located to enable maximum drainage coverage of each officefloor to enable flexibility in tenants fit-out and location of wet areas.

Furthermore, one trade waste stack and relief vent shall be provided for future connection byretail tenants.

Stormwater Disposal

The stormwater disposal system comprises the collection of all roof drainage and surfacewater and is installed to comply with Brisbane City Council’s requirements and in accordancewith Australian Standards AS/NZS 3500.

Stormwater from roof, balconies and terrace areas is collected into downpipes discharging tothe stormwater drainage system at ground level in Grey Street.

Sub-soil drainage from the lift sump pump is pumped to the stormwater system.

Cold Water System

The incoming water supply connects to four (4) variable frequency drive domestic pressuresupply pumps that transfer cold water services throughout the building. The cold water is mainpressure ground floor level only and the remainder of the building will be supplied by thedomestic pumped pressure system.

Individual valved take-offs will be provided to each level. Isolating valves will be provided to allindividual sanitary fitting and / or groups of fittings.

Hot Water System

The hot water service comprise an individual electric hot water units for each set of amenitiesto each typical level. The hot water units provide water at a minimum temperature of 65°C foroutlet flow to each of the draw off points. Hand washing


and personal bathing areas (showers, hand basins, etc) have thermostatic mixing valves ortemperature limiting valves installed in accordance with Australian Standards AS/NZS 3500.

FIRE SERVICES

Generally fire services are to comply with the BCA and Lincolne Scott Fire EngineeringAssessment report. Initially the building is to comply with the “deemed to satisfy” provisionsof the report. The accepted exclusions are the deletion of zone smoke control on Levels 1 & 3and the deletion of fire doors at the car park entrance between the Thiess building. Howevershould tenants require extended travel distances then the fire services system are to becapable of being upgraded in accordance with the requirements of the above report.

There is to be no interaction with the fire services in the adjacent Thiess building. However alocal alarm in the building managers office will activate in the event of a fire alarm in theThiess building.

Sprinkler System

Comply with AS 2118,

Dual water supplies consisting of connection to towns main in Grey Street and Tribune Streetwith electric and diesel booster pumps.

Fire Brigade Booster point in Grey Street next to hydrant Booster.

Three alarm control valves in pump/valve room at ground floor.

Flow switches and solenoid test valves at each floor controlled and indicated at the FIP.

Levels 1, 2, 3 and 4 car parks Ordinary Hazard Group II occupancies.

Level 1 to 12 office tenancies and roof plant room Light Hazard occupancies.

Ground floor including retail tenancies Ordinary Hazard Group III

System to be designed to have provision for tenancy alteration.

Fire Alarm System

Comply with BCA and AS 1668. Note that floor layouts will be required to comply with AS1670 if required for extended travel distances in accordance with the Fire EngineeringReport.




Fire Indicator Panel to be in entrance lobby on ground floor.Additional smoke detectors to be installed in Lift Motor Rooms, top of Lift Shafts, and mainswitch rooms.The Fire Detection and Alarm system shall monitor the following:-

• Hydrant Pump• Sprinkler Electric Pump• Sprinkler Diesel Pump• Hydrant Tank• Hydrant/Sprinkler Tamper Monitoring• Flow Switches

Hydrant & Hose Reel Systems

The Hydrant and Hose Reel system shall be in the hydraulics specification and drawing andinstalled by the plumber. Additional points may be required as part of tenancy fit-outs.

The incoming domestic water service provides back-up fire fighting water to a 25,000 litrestorage tank located in the ground floor loading area. The tank will be provided with a centraldivision wall (baffle) for cleaning purposes.

Portable Fire Extinguishers

Comply with As 2444 and BCA.

Emergency Warning & Intercommunication System

Comply with AS 2220

Master Emergency Control Panel in the entrance of the lobby at ground floor.

Emergency Warning and Intercom System (EWIS) incorporating both visual and audiblewarning with speakers in ceilings and horns below slabs throughout building. Note that visualalarm only will be provided in the plant rooms

WIP Phones will generally be located in Hydrant / Hose Reel cupboards.



ANNEXURE 2

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