Emea fpr modern_office_standards_poland_2011

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FOREWORDCOMPANY PROFILES

OFFICE STANDARDSOverviewOffice Standards Classification Class of Accommodation Classification Table

CRITERIAQUALITY CRITERIA

Building Stature Landmark StatusBuilding SpaceInternal Layout and GridsLobby/ReceptionCommon Parts ProvisionCar Park and ServicingBuilding TechnicalLift ServiceCeilings and LightingSmall PowerBMS SystemsCablingTenants Space ProvisionPower SuppliesFloorsStructureBuilding ComfortAmenitiesDaylightingHeating, Cooling and VentilationNoiseBuilding SustainabilityEnvironmental StandardsCarbon Reduction

LOCATION CRITERIA

KEY STATUTORY ISSUESFire SafetyDisabled AccessSustainability

AREA MEASUREMENT

OTHER ISSUESFacadesLife of BuildingsStructural OptionsServices Options

APPENDIX 1Statutory Requirements References

STANDARDS SCORE CARD

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This Modern Office Standards, Poland guide, developed in 2008/9, has been written and produced by Rolfe Judd Architecture and CB Richard Ellis. Rolfe Judd Architecture and CB Richard Ellis are international businesses with substantial experience in the procurement, design, letting and management of office buildings. Both businesses also have substantial practices in Poland and are involved in the development of a number of major projects with many of Poland’s key office developers.

During the course of our work we realised that there is a great deal of debate amongst developers, tenants, designers and agents as to what constitutes Class A office space and what is best practice in office design. By best practice we are talking about which space configurations are most efficient, what makes offices most attractive to tenants, what makes them pleasant places to work in and therefore productive and attractive for the occupants?

In the UK for example, there is a guide for office standards set up by the British Council for Offices (BCO). The BCO was set up by and is composed of a leading group of developers, agents, architects, engineers and other industry members who have co-operated over the years to establish a set of standards. These standards have been revised and added to over the years and are now widely used in the UK office market as the standard by which offices are measured.

You may ask what is the need for such a standard in Poland? The need and purpose of this guide, which is prepared mainly for new buildings, is similar to the UK version. Its aim is to establish a benchmark standard for office space in the fast developing Polish office market. We believe that this guide is the first comprehensive attempt to capture the best practice in terms of office design, procurement, efficiency and occupational standards for the benefit of the industry.

Update November 2010

Launched in September 2009, this guide has proved a popular tool with developers, consultants, occupiers and investors alike. Since its inception, the debate surrounding the standard for office design has developed and in the area of sustainability, quite rapidly. When the two environmental standards 19 & 20 were conceived, some developers were concerned that the requirements were too ambitious. Today, there is concern that the requirements may not be ambitious enough. Through debate within the industry, we hope to agree on the right level and may need to update this guide soon to reflect this debate. You are welcome to contact us if you would like to discuss any aspect of MOSP further.

FOREWORD

Architecture

Building: 40 Holborn ViaductCity: LondonArchitect: Rolfe Judd

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Rolfe Judd

Rolfe Judd Ltd is an international multidisciplinary consultancy providing planning, architecture and interior design services. We are a design led practice with over 40 years experience in delivering substantial projects for which we have won a number of prestigious awards. We have expertise in commercial office, residential, mixed use urban regeneration and leisure sectors. For further details of our business and projects please visit our websites www.rolfe-judd.co.uk and www.rolfe-judd.pl

CB Richard Ellis

CB Richard Ellis Group, Inc. (NYSE:CBG), a Fortune 500 and S&P 500 company headquartered in Los Angeles, is the world’s largest commercial real estate services firm (in terms of 2009 revenue). The Company has approximately 29,000 employees (excluding affiliates), and serves real estate owners, investors and occupiers through more than 300 offices (excluding affiliates) worldwide. CB Richard Ellis offers strategic advice and execution for property sales and leasing; corporate services; property, facilities and project management; mortgage banking; appraisal and valuation; development services; investment management; and research and consulting. Please visit our website at www.cbre.com

COMPANY PROFILES

Matthew [email protected] JUDD ARCHITECTURE

Daniel Bienias Director - Office Agency Tenant [email protected] RICHARD ELLIS

Łukasz KałędkiewiczDirector - Office Agency Landlord [email protected] RICHARD ELLIS

CONSULTEES

AIG Lincoln PolskaBouygues Immobilier PolskaCapital Park Ghelamco Poland Grupa BumaGTC Heitman Hines PolskaHochtief Development PolandING RE DevelopmentIVG DevelopmentReinhold Skanska Property PolandTriGranit UBM PolskaVon Der Heyden GroupYareal

Building: Sterling Business CentreCity: LodzDeveloper: Hines Polska

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A. OFFICE STANDARDS

OVERVIEW

There has been much debate in Poland over what constitutes true Class A office space and determining what its key characteristics should be. Key to determining a standard is deciding what is included and what is excluded. This means clearly defining the boundaries between one standard and the next. Questions such as whether a secondary location be compensated for with a high specification or can an old building be updated to achieve class A if it lacks modern energy performance standards currently cause much discussion. There is no comprehensive measure as to whether these matters fall inside or outside the standard as there is no comprehensive written definition of Class A or any other office standard in Poland until now.

There is value attached to having a Class A status building in terms of the developer and tenant rent review negotiations and, often, disagreement arises about the standard a particular building achieves. Confusion will be alleviated if developers, funders, tenants, agents and designers allunderstand what is meant when a particular office standard is referred to. There is therefore a need to agree the specification and class parameters to ensure common agreement.

Once a common standard is agreed within the Polish marketplace then a standards test can be applied and disagreement about whether particular buildings lies in or out of one standard or another should be easily resolved. New buildings can also be designed and understood more simply in terms of these standards and the requirements of a particular standard can be used to determine a brief and the specification and cost of a particular building type. Cost and quality should become easier to control as the outline specification can be agreed early in the design process. Through the research we established 20 key criteria for determining office quality standards.

In determining how a building should be rated we realised that some criteria are more important than others. For this reason it became obvious that some of the criteria must be obligatory, as they comprise non-negotiable fundamentals in good office design. Other criteria can be treated as an option to achieve a particular classification. The research amongst Poland’s major 20 or so commercial developers revealed that whilst there are 12 criteria commonly agreed as required as a base level, there are also 8 additional criteria which will

define the final classification. The absence of two or three of the additional criteria may not necessarily preclude a building from achieving a Class A rating. On this basis it was thought useful to differentiate the market further by introducing lower class measures B and C.

Despite the attempt to determine standards that cover the whole market there are questions which remain unanswered at this time: whether the classification should be equal for all the cities, whether local or secondary cities need such high specification to achieve a particular standard or which measuring system is best for the Polish market and so on. We hope that this document will start a discussion between the office market players which will help to answer these questions in the near future and this will hopefully result in a new revision to the guide.

A1

Building: Horizon PlazaCity: WarsawDeveloper: IVG Development

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A. OFFICE STANDARDS

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QUALITY CRITERIA

Building Stature

Landmark Status (AD)A landmark building recognised in a local context by brand name and/or visibility (section B1)

Building Space

Internal Layout and Grids (AD)A highly flexible internal design, flexible layout grid and efficient plan with a good net to gross ratio (section B2)

Lobby/Reception (OB)Well designed lobby/reception with 24 hour concierge, appropriately sized and designed for the building size and use (section B3)

Common Parts Provision (OB)Cores are to be well planned and appropriately sized to service the building occupants (section B4)

Car Park and Servicing (OB)Good accessibility and car park provision for tenants and visitors, good access for deliveries and building management services are essential for modern office buildings (section B5)

Building Technical

Lift Service (OB)Minimum lift service with a maximum waiting time of 30 seconds (section B6)

Ceilings and Lighting (OB)Provision of a modern ceiling with efficient lighting to meet minimum standards (section B7)

Small Power (OB)Good small power provision meeting minimum requirements (section B8)

BMS Systems (OB)A modern BMS system to control access and security, fire, life safety and other building services (section B9)

Cabling (OB)Provision of space for cabling and IT infrastructure (section B10)

Tenants’ Plant Space Provision (AD)Capability to accommodate tenants additional services such as IT rooms, satellite dishes, UPS, etc. within the building (section B11)

Power Supplies (OB)Provision of multiple power sources to ensure a constant power supply in the event of a local power grid failure (section B12)

Floors (AD)Provision of a raised floor with a minimum clear service zone of 90mm (section B13)

Structure (OB)Minimum structural loading floor capacities for each office floor level with an area allocated for high loading levels on each floor (section B14)

Building Comfort

Amenities (AD)Good local provision of amenities either on site or close by (section B15)

Daylighting (AD)Good levels of natural daylighting, minimum 70% of net lettable area within 6m of an external window, minimum floor to ceiling height of 2.7m (section B16)

Heating, Cooling & Ventilation (OB)Provision of a modern system of heating, cooling, ventilation and humidity control to achieve good quality of internal climate (Section B17)

Noise (OB)A quiet office environment to meet minimum standards (section B18)

Building Sustainability

Environmental Standards (AD)To achieve one of:LEED Gold StandardBREEAM Standard Very Good (section B19)

Carbon Reduction (AD)Achieve a minimum of 10% carbon reduction when measured against current Polish Building Standards (section B20)

LOCATION CRITERIA

Location is considered to be perhaps the most important element in determining office buildings’ Class Status. Only primary locations within the central business districts (CBD) or a significant business park can really be considered as Class A locations. This part of the classification system is therefore the primary designation in our classification guide.

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KEY

OB: Obligatory CriteriaAD: Additional Criteria

Building: Heathrow HouseCity: London Architect: Rolfe Judd

OFFICE STANDARDS CLASSIFICATION

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CLASS OF ACCOMMODATION

Quality Criteria

A3

CLASSIFICATION TABLE

The full range of categories is illustrated below.

Example of Class of Accommodation

Class AB Office Building:Building meeting at least 17 out of 20 standard requirements (therefore achieving the ‘A’) and located on the fringes of the city centre or in the non central parts of the city but in a well established business neighbourhood (therefore achieving the ‘B’).

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Class

A Primary locations within the central business districts (CBD) and major or prestigious business park locations with excellent transport connections and a good variety of local amenities.B Secondary locations on the periphery of CBDs or on industrial or office estates located outside the CBD. These are good office locations with good transport connections and services. C Any other location not defined as class A or B.

Location Criteria

Class

AA A Quality and A LocationAB A Quality and B Location AC A Quality and C Location

BA B Quality (B or B+) and A LocationBB B Quality (B or B+) and B Location BC B Quality (B or B+) and C Location

CA C Quality and A LocationCB C Quality and B LocationCC C Quality and C Location

A. OFFICE STANDARDS

Class

A Building should meet at least 17 out of 20 standard requirements (12 obligatory + 5 additional)B+ Building should meet at least 15 out of 20 standard requirements (12 obligatory + 3 additional)B Building should meet at least 13 out of 20 standard requirements (12 obligatory + 1 additional)C Building meets 12 and fewer out of 20 standard requirements (Any points)

ABLocation Criteria

Quality of Office Space Criteria

Building: Skylight Zlote TarasyCity: WarsawDeveloper: ING RE Development

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B. CRITERIA

BI QUALITY CRITERIA

Building: Carter LaneCity: London Architect: Rolfe Judd

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B. CRITERIABuilding Stature

LANDMARK STATUS (AD)

Stature

A landmark building can be said to be one that:

• Is or becomes a local feature once constructed

• Dominates a city square or junction• Dominates an area due to its

notable design quality and/or architectural merit

• Dominates an area due to its size• Dominates an area due to its brand

or the brand of its occupants

B1

Recommendation

Landmark status and/or strong defining character or quality is required to achieve this grade.


Building: Platinium Business ParkCity: WarsawDeveloper: GTC

Building: Grzybowska ParkCity: WarsawDeveloper: AIG Lincoln Polska

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INTERNAL LAYOUT AND GRIDS (AD)

Grids

There are many factors affecting the choice of a space planning grid for an office building; component sizes, structural span restrictions, office sizes and car park grids. In many countries a 1500mm grid is considered ideal as it works for office dimensions, car parking and common building material sizes. In Poland however a grid of 1350mm appears to work most effectively, giving an 8.1m structural grid. The facade design should enable the erection of a partition at every 1.35m. It affords occupiers the ability to install cellularised offices of 2.7m wide by 5.4m deep. It works efficiently with the Polish car park space size (which must be free of all column incursions), works with many building component sizes and is efficient for both steel and concrete structural frame span limitations.

It should be noted however that it is not always possible to design an 8.1m grid. Sometimes, on difficult inner-city plots or on plots with extraordinary conditions other grid layouts might be more suitable and also achieve the standard.

B2

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Recommendation

Planning grid

• 1.35m related to facade divisions • Standard office module: 2.7m x

5.4m plus 1.8m corridor

Column grid

• To suit 1.35m planning grid – an 8.1m column grid centre to centre (unless extenuating circumstances apply).

• Parking bays must be fully clear of columns.

• Central columns should be offset to avoid clash with notional circulation zone.

B. CRITERIABuilding Space

Typical:Structural Grid 8.10mPartition Grid 2.70mElevation Grid 1.35m

Planning Grid & Column Grid/Office Layout

CELLULAR PLAN

OPEN PLAN

Planning Grid & Column Grid/Car Park Layout

COLUMNS SET BACK FOR EASIER MANOEUVRES

PARKING BAY2500X5000(MIN. 2300X5000)

OUTLINE OF THE BUILDING ABOVE

PLANT ROOM

PLANT ROOM

LIFTLOBBY

CORE

135013501350135013501350270027002700

8100 Typical 8100 Typical 8100 Typical

50005000

8100 Typical 8100 Typical 8100 Typical

6200 (minimum 5700)

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INTERNAL LAYOUT AND GRIDS (AD)

Office Efficiency

Economically planned offices benefitboth the developer and the tenant;the more efficient the net to grossratio the lower the cost per m2 of netarea.

A low rise, efficient office building isconsidered to be one with a net togross exceeding 85%; anythingover 80% is usually consideredacceptable, anything below is usuallynot, unless there are specialcircumstances. Tower buildingsfrequently achieve lower net to grossratios especially on the lower floorlevels where structural componentsand lift shaft members become spacehungry. Efficiency in these buildings usually varies between 70 - 80 %. There is a debate sometimes about definition of net or gross areas. Developers use different measuring systems, thus it is difficult to compare buildings developed by different developers but usualy net area is everything that can be leased: office space, corridors, toilets, retail space etc. Please refer to Section D to find more discussion about the area measurement issue (The above figures are determined on the RICS measure).

Efficiency is one of the factors creating flexible office space. Efficiently designed services easily allow for multi tenant occupation, and are also very important.

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Recommendation

• Achieve maximum % net to gross ratio for particular type of the building.

• Allow at least 13m3 volume of free space per person and 2m2 area of free space per person.

Recommendation

Means of escape:

• 5m2 per person (for calculation if office internal layout is not provided)

• Escape route minimum clear width 1.4m / 0.6m per every 100 people (counted proportionally)

• Escape door minimum clear width 0.9m / 0.6m per every 100 people (counted proportionally)

• Stairs flight minimum clear width 1.2m / 0.6 m per every 100 people (counted proportionally)

• Means of escape is usually the limiting factor in optimum size / layout of floor space


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CORE AREA

CORE AREA

MAX 40m

MAX 40mMAX 40m

MAX 40m

Occupancy Levels

Typical office occupancy levels rangefrom 8 -10m2 per person. It istherefore recommended that all officebuildings are designed to allow for 1person per 10m2 in the design of allbuilding services. A word of warninghowever; if it is intended that thebuilding should cater for call centreoccupation, trading facilities or otherhigh density uses then densities of 1person per 5m2 may be reached andshould be catered for.

Circulation

Statutory requirements – it is common practice to provide office circulation corridors wider than that required for fire escape provision.

Building: Quattro Business ParkCity: KrakowDeveloper: Grupa Buma

Office Floor Plate Efficiency

Maximum Escape Travel Distance 40mWhen the internal arrangement is not known 80% of this distance should be usedNet : Gross about 85%

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LOBBY/RECEPTION (OB)

Lobby Design

Lobbies or central reception spaces are very important in high class office buildings. They form the first impression of the building for visitors. They must be well designed, well lit, be obvious from the outside and welcoming. The provision of facilities within them will greatly depend on the building’s size. They may be linked to a building’s other facilities.

There is no simple recipe as to how a reception area should be designed. It depends on many factors such as the size of the building, its class, number of entrances, etc. Quality of finish is an important aspect of these considerations.

The main lobby or reception combined with the BMS room, common ground floor WCs, etc should have an appropriate size according to the building’s layout but not exceeding 5-6% of the building’s net area. This space is known as a part of the ‘Add-on Factor’.

Concierge Services

It is expected that Class A quality offices should have the facility to house 24 hour security. This will require security staff room facilities to be provided in addition to the usual back of house facilities.

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Recommendation

• Well designed reception space and facilities suitable for the particular building.

• 24 hour concierge.

• Reception space designed to provide good access control at the entrance level and to properly organise people’s flow.

Building: EurocentrumCity: WarsawDeveloper: Capital Park

Building: Mokotowska SquareCity: WarsawDeveloper: Yareal

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COMMON PARTS PROVISION (OB)

Core Layout

The design of an efficient core is important for every office building. Each layout will vary according to the building plan but the design objectives remain constant.

• To provide an easy to use lift/WC and service core layout

• To minimise common parts areas whilst achieving maximum space standards and comfort levels

• To provide well designed, attractive and robust common parts services that will elegantly and reliably serve the building for 15-20 years

• Quality finishes • Easy access to the staircase for

movement between the nearest levels

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Recommendation

• WC Provision – minimum recommended standards

1 washbasin for every 20 people 1 WC for every 20 women 1 WC plus 1 urinal for every 30 men

1 cubicle for ambulant disabled If number of people is fewer than 10, toilet may be unisex Maximum travel distance 75m (50m for disabled)

Disabled toilet may be included in the calculation as part of the provision for women.

• Compact core arrangement

• A minimal additional corridor access for multi tenanted arrangements


Example Core Layout with Tenant Dedicated Toilets

Example Core Layout with Common Toilets

TENANT 1

TENANT 2

COMMON AREALIFTLOBBY

GOODSLIFT FEMALE

MALECLEANERS CPB

SERVICE

AREA

Mechanical Services Risers To Facilitate Transition of Ducts into ceiling Void

Duplication of Tenants Electrical/Data Riser to Provide for Mulitple Tenancy

Toilet Recess to Improve Privacy

Duplication of Tenants Electrical/Data Riser to Provide for Mulitple Tenancy

Mechanical Services Risers To Facilitate Transition of Ducts into ceiling Void

Toilet Lobby to Improve Privacy

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CAR PARKS AND SERVICING (OB)

Many elements have an influence on car park provision. The number of car park spaces might be dependent on the site’s location or its size. In city centres less car parking is usually provided due to lack of space and good provision of public transport. Sustainability issues and the resultant local plan restrictions increasingly often provide maximum limits on car park spaces allowed rather than minimum required.Sometimes when it is not possible to provide enough car park spaces on site, other solutions should be found. Car Parking Standards

Parking Bay minimum size • 2.3 x 5.0m (min. 0.5m between

wall/column and car side) • min. 1.2m access along one side of

the car for disabled parking bay.

Internal Car Park Roads width shall be minimum • 5.7m when parking spaces are

located perpendicular (head-on)• 5.0m when parking spaces are

located perpendicular (head-on) but 2.5m wide parking bay is required

• 4.0m when parking spaces are aligned at an angle less than 60°

• 3.5m when parking spaces are aligned at an angle less than 45°

• 3.0m when parking spaces are located parallel

Car Park Clear Height For tenant’s vehicles shall not be lower than:• 2.0m clear• 2.2m measured to structural

elements (e.g. beams, downstands)

For other vehicles (commercial, publicservices) shall not be lower than: • 3.0m clear

Car Ramp Minimum width:• 5.5m 2-way traffic• 2.7m single-way traffic

Adequate ramp gradient should be provided

Ventilation • natural ventilation is most efficient

and therefore if possible should be used - in open-sided car park (openings minimum 35% of wall, maximum distance between opposite walls with openings of 100m)

• mechanical ventilation controlled by carbon dioxide and propene butene detectors (in underground or other enclosed car parks serving more than 10 cars)

Fire SafetyCar park fire zone size, means of escape provision and connection between car park and building should be designed to meet Building Regulations requirements. In car parks with bigger fire zones sprinkler systems and/or automatic smoke vents are necessary.

Car Park Loading • general 3.0 kN/m2

Servicing Provision Access for commercial vehicles, Public Service Vehicles, Fire Tender Vehicle, Taxi drop-off points should be provided on-site or in car park. When bigger vehicles enter the car park:• the height should be no lower than

3.0m clear• deck above underground levels /

on-site fire route should be design to carry Fire Tender Vehicle Loading 100kN/axle (3 axles). Fire Tender Vehicle requires 4.2m of clear height for passing through the covered passage / under the building.

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Recommendation

• 10% of spaces for disabled is considered to be good practice

• to provide taxi drop-off points and good access for commercial and public vehicles on site

• to provide car parking for visitors• to provide cycle racks and

motorbike spaces

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Building: Platinium Business ParkCity: WarsawDeveloper: GTC

CEILINGS AND LIGHTING (OB)

Ceilings

There are essentially two ceiling types for consideration; exposed and enclosed or suspended ceiling systems.

Suspended ceilings of some type are traditional in Class A offices throughout Europe and North America. They provide a flat, light and regular ceiling plane. They usefully hide services and help control noise and light levels.

Ceilings where the services and structural grid are exposed are becoming more common especially in high mass building types where the exposure of the structural floor soffit (often concrete) can be useful in helping control the internal environment.

The ceiling finish and whether to install a suspended ceiling or not is a matter of design.

Lighting

The lighting in the office should be both comfortable and efficient, increasing the productivity of the working environment.

For lighting to provide both safety and comfort the following criteria described in Polish Standards must be fulfilled:

• Illumination level• Uniformity• Luminance distribution• Glare reduction• Colour (temperature) and colour rendering• Blinking and stroboscope effect

Avoiding high contrasts, light blinking and glare could reduce fatigue and discomfort of office staff.

Illumination level depends on type of tasks. According to building regulations for general office use the illumination level shall not be less than 300 Lux, for computer based tasks not less than 500 Lux and in corridors not less than 100 Lux (200 average).

In the light of sustainability goals it is our contention that the Polish Building Regulations should be reconsidered and requirements reduced to allow for energy savings.

Light sources give a wide range of colour impressions related to their colour temperature described in Kelvin degrees:• warm impression 3000K • neutral colour impression 3300-5300K• cool colour impression 5300-6500K

The higher the illumination level is, the higher temperature of light source shall be used.

Energy Conservation

Energy conservation in lighting could be provided by introducing:• dimmable system• daylight control• motion detector for presence control• systems with 26mm dia. three-band fluorescent lamps (61% savings)• systems with 16mm dia. three-band fluorescent lamps (82% savings)

B7

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b)

Recommendation

Lighting Systems

It is recommended that officebuildings are equipped with themost modern energy efficientlighting system.

Lighting energy consumption is a vital factor in energy efficiency of the whole building.

B. CRITERIABuilding Technical

LIFT SERVICE (OB)

Minimum lift service to achieve a maximum waiting time of 30 seconds.

Recommendation

Lifts should be designed toachieve:• 80% loading / 30 sec interval• Passenger handling capacity:

15% of total building population in a 5 minute period, number of occupants calculation: 14m2 (NIA) per person minimum, subject to client occupancy requirements

• Goods Lift: - consider for buildings over 5,000m2

- provide for buildings over 10,000m2

- consider second goods lift for buildings over 25-30,000m2

• at least one lift suitable for stretchers (might be the goods lift if appropriate dimensions) shall be provided *2

B6

*8Building: Atlantic HouseCity: LondonArchitect: Rolfe Judd

Building: Royal WilanowCity: WarsawDeveloper: Capital Park

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SMALL POWER (OB)

Minimum recommended small powerrequirements are provided below.

BMS SYSTEMS (OB) Class A buildings require a high degree of control to run efficiently and with flexibility to suit the requirements of a wide range of different tenants. A comprehensive Building Management System (BMS) is recommended as the best way to control the operation of the building functions.

CABLING (OB)

Cabling systems and requirements for IT services, power and lights are changing rapidly. There is a trend towards wireless IT systems and there are some experimental local wireless power systems (though none we know that are commercially available at the moment, mostly due to security reasons). In order to cater for a variety of systems buildings should be designed with maximum future flexibility. Because internal cabling within the office space is usually part

of the fit-out package its category depends on tenants requirements. Building equipment should allow for maximum flexibility.

TENANTS’ PLANT SPACEPROVISION (AD)

Space is often required for tenants services at roof level or in the basement. This requirement is often greater in multi tenanted buildings where, for example, a number of tenants may require space for back up power generation, satellite or IT services.

B8

B9

B10

B11

Recommendation

Small Power Requirements (loading diversified)

• Lighting: 20W/m2 • Office equipment and air

conditioning: 60W/m2

Some spare ways at riser distribution boards shall also be provided

Recommendation

It is recommended to install a BMSto control the following:

• Internal environment – heating/cooling/lighting in an easily zonable fashion

• Central security control• Fire alarms and access for

firemen at ground level

Recommendation

• Intake/frame rooms: some IT/telecoms providers will require dedicated rooms at the point of the services entry into the building (usually at basement level)

• Allow for server rooms (to provide suitable slab loading capacity bearings for servers, IT and cooling equipment)

• Allow for telecoms riser which may be combined with the IT and electrical risers

• Allow for flexible raised floor

Recommendation

Allow space for:

• Satellite dishes• Additional cooling capacity (could

be in central plant)• IT intake rooms at basement

level

Building: University Business ParkCity: LodzDeveloper: GTC

Building: Cristal ParkCity: WarsawDeveloper: Yareal

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POWER SUPPLIES (OB)

An alternative power supply is required for Class A office buildings.

Recommendation

• Alternative power can be provided via the use of a generator unit or a second independent power supply from a different mains circuit from the primary supply

• Standby generator provided for life safety systems (if required)

• Provision of space for tenants generators may vary according to the number of tenants to be accommodated and sharing of facilities

STRUCTURE (OB)

Minimum recommended structuralstandards are provided below.

Recommendation

A Slab Loadings

Live – general (95%): 2.5kN/m2

Live – high (5%): 4-4.5kN/m2

Partitions: 1.0kN/m2

Raised floors: 0.85kN/m2

Frequently a structural loadingstandard of 4.0kN/m2 (+1.0 kN/m2)is imposed to suit marketexpectations.

B Deflections and Tolerances

Max. Permissible Deflections &Tolerances of Concrete FrameStructure: • L / 200 when L≤6m for beams

and slabs• 30mm when 6m<L<7.5m for

beams and slabs• L / 250 when L≥7,5m for beams

and slabs• L / 150 for cantilevers

Max. Permissible Deflections &Tolerances of Steel Structure: • L / 250 for roof main elements• L / 300 for slabs• H / 500 for columns in multi-

storey buildings Where:L – span of element H – height of element

B14


FLOORS (AD)

Provision of a raised floor with good access for services such as electrical and IT cabling is an essential requirement for a Class A office buildings. Raised floor types and depths vary greatly but certain styles of raised floors have gained favour amongst tenants and developers for flexibility, economy and robustness.

There are some other cheaper raised floors solutions, which allow for cabling provision. They are not as flexible (e.g. cast-in channels) but might be sufficient for some buildings. Sometimes, (e.g in refurbished buildings) when it is impossible to fit raised floors, the other solutions might be implemented.

B13

Recommendation

• 120 - 150mm overall depth min 90mm clear access zone

• 300mm for deeper floors (18m + core to facade)

• 300mm – 500mm for sub-floor air conditioning

• 500 or 600mm square metal floor tiles

• Point loads of 3.0KN (over 25mm2)

*12

*13

B12

Building: Andersia Business CentreCity: PoznanDeveloper: Von Der Heyden Group

18

B. CRITERIABuilding Comfort

AMENITIES (AD)

For an office building of any substantial size local amenities will be required either on site or within easy walking distance. Such facilities as listed below could be incorporated in larger buildings but their provision depends on the building’s location.

The selection of amenities within the building should be carefully considered as some of them are not welcomed by tenants.

• Café• Bank / ATM• Convenience store• Small supermarket• Restaurant / Canteen• Kiosk

.

B15

Recommendation

Good access to local amenities for lunch, convenience shopping/banking etc: this may include facilities provided in the locality.

Building: Centre PointCity: LondonArchitect: Rolfe Judd

Building: Horizon PlazaCity: WarsawDeveloper: IVG Development


Building: Green TowersCity: WroclawDeveloper: Skanska Property Poland

19

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© Rolfe Judd

21


DAYLIGHTING (AD)

Floor to Ceiling Height

The ratio of floor to ceiling height is important for comfort levels within offices. The ratio affects lighting levels, as well as the feeling of space and airiness. In general the deeper the office floor plan the greater the floor to ceiling height required.

Window Design and Daylighting

It is considered desirable to have full height floor to ceiling windows where possible on office facades to give a good distribution of light on to office floors. Smaller windows can be acceptable provided the minimum daylight levels are achieved. 40% glass as a percentage of façade area is considered a good guide to achieving minimum daylight levels.

Windows should be designed to afford good light, and good uninterrupted views out. Large window frame sections and transoms at eye level should be avoided. From the sustainability point of view, high perfomance glazed facades should be provided of at least 1.4W/m2*K.

Solar control must also be considered in terms of the building’s orientation.

External, internal or interstitial blinds may be required. As much individual local control should be provided for the shading provision for each window. The greater the degree of control occupants have over their environment the happier they tend to be. From a psychological point of view, it is good practice to provide at least one openable window per 2.7m office grid, but this can conflict with sustainability aspects of the building. Openable windows can also cause lower performance of air conditioning and thus higher energy consumption.

B16

a) b)

Recommendation

Ceiling height

• Open plan minimum height 3.00m required under Polish law but lower heights can be achieved with a SANEPID apostasy.

• Recommended minimum for Class A offices is 2.7m.

Recommendation

• 1:8 window area to floor area ratio

• Minimum 70% of the area within 6m of a window

Ceiling Height to Plan Depth Relation

Max Plan Depth = 2H - 2.5HD = 5.4m - 7.5m

Cei

ling

Hei

ght

Sta

ndar

d:

H

=3.0

mR

ecom

men

ded

min

imum

: H

=2.7

m(w

ith a

post

asy)

*2

20

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© Rolfe Judd

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Internal Heat Gains – Small Power • Office equipment (diversified load):

10 W/m2

• Risers / busbars on floor distribution boards: 1% of installed power

• Heat gains from Low Voltage Systems (security, fire detection, etc.) are so small that they are usually omitted

Internal Heat Gains – IT services• Central server room: 30 kW• Local distribution points: 10 kW

Internal Heat Gains – Lighting • 20 W/m2


NOISE (OB)

The level of the noise within office space is very important and has a big influence on comfort and employees’ efficiency.

Max Noise Levels

• Office: 40 dB• Work requiring concentration: 35 dB

B18B17

a)

Recommendation

Heating Cooling & Ventilation

The formula to calculate internal temperature is as follows:

IT = 22 + (OT - 28)/2

IT - Internal TemperatureOT - Outside Temperature

Mechanical Ventilation Rates

• Minimum outside air 30 m3 per hour per person. Higher exchange creates better

internal environment

Humidity Control

• Humidity at the level of 40% and above

HEATING, COOLING AND VENTILATION (OB)

Efficient, quiet and flexible heating cooling and ventilation systems are required for all Class A buildings. Flexibility in operation must be matched to any potential tenant subdivision. A 15-20 year life span is recommended for all key system components.

Minimum/maximum internal temperature requirementsTo achieve the requirements of designing a sustainable building without extensive cost there is a need to challenge our mentality and expectations regarding a building’s internal environment. Research has revealed there is no need to over design services to maintain the standard 22°C during the summer. It is far too expensive and energy consuming. Thus some of the influence of the external temperatures on internal environment should be allowed.

A more forgiving and environmentally sensitive formula allows for a range of internal temperatures. With 22°C maintained up to 28°C outside temperature. Above this level internal temperature may rise 0.5°C for every 1°C rise outside. This allows the building to be used more efficiently throughout the year and reduce emission of CO2 significantly.

Recommendation

• To keep noise levels as low level as possible to increase the comfort of the office environment

*14

*11

b)

c)

d)

Internal Heat Gains – Occupants • 150W per person, 1 person per

8m2 – 10m2

e)

© Rolfe Judd

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B. CRITERIABuilding Sustainability

ENVIRONMENTAL STANDARDS (AD)

Overview

It is widely accepted that global warming is happening and that it is being exacerbated by man’s activities. The Kyoto Protocol, European and national laws and regulations are all being developed to help limit the production of greenhouse gases which cause global warming. Limiting greenhouse gases, principally carbon dioxide, (the most prevalent greenhouse gas) is key to helping prevent climate change. Controlling these emissions in buildings is important as they are responsible for 40% of all carbon dioxide emissions.

Whilst legislation in Poland is lagging behind much of Europe the demand from occupiers for low energy space is rapidly increasing. Corporate responsibility in many Western European companies is rising up the ladder of importance.

Buildings of any size take years to plan and build and yet the window of opportunity to prevent excessive climate change diminishes by the year. The objective of this section is to set a new sustainability benchmark for Polish offices with the aim of making new large office building comparable with the best in Europe.

During the 20 years of a building’s life span, the cost of its erection is equal to around 20% of all expenditures connected with running the building during this period. Bearing this in mind a reduction in carbon emission can save a lot of money. By investing more money at the beginning, developers can use this sustainability approach as a marketing tool as well as providing occupiers often with the added benefit of lower service changes.

LEED

The Leadership in Energy and Environmental Design (LEED) Green Building Rating System™ is a third-party certification program established by The US Green Buildings Council. Besides the United States LEED projects are in progress in 41 different countries, including Canada, Brazil, Mexico, India and CEMEA region (Continental Europe, Middle East and Africa). This programme is a benchmark for the design, construction and operation of high performance “green” buildings, recognising performance in five key areas: sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality. Buildings are granted scores and qualify for one of four levels of certification: Certified, Silver, Gold and Platinum. LEED system is presented in detail at www.usgbc.org. The program is continuously evolving, taking advantage of new technologies and advancements in building science while prioritizing energy efficiency and CO2 emissions reductions in the latest 3rd version.

An office building which receives a LEED certificate has lower operating costs, increased asset value and is healthier and safer for occupants, compared with a regular office building.

BREEAM Standard

The British Research Establishment or BRE has established the BREEAM Standards originally for the UK but now used throughout Europe and the Middle East. The BREEAM Standards for offices are a simple means of assessing buildings on a whole range of environmental issues to arrive at one of a simple range of ratings: fair, good, very good and excellent. BREEAM provide full details of their standards on their web site www.breeam.org. They update the standards regularly and tie them into EU legislative targets and developments. With the aim of making the best Polish offices amongst the best in Europe, the target is to achieve BREEAM ‘very good’ standard for all new offices.

B19

a) c)b)

Recommendation

Achieve either:

• LEED Gold standard• BREEAM Very Good standard

Building: Poleczki Business ParkCity: WarsawDeveloper: UBM Polska

© Rolfe Judd

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© Rolfe Judd

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CARBON REDUCTION (AD)

Overview

The EU timetable for reducing carbon emissions means that by 2020 Poland will be required to reduce its carbon emissions by 20% relative to 1990 levels. The built environment accounts for around 40% of energy used and so building design will have to change rapidly to adapt to these challenges. Energy conservation measures and renewable energy technology will both have to be embraced to achieve these targets. The Options

On the energy conservation side, building facade design will have to be significantly improved. Facades will need to be designed to work better passively, making the most of natural light to minimise the need for artificial lighting but at the same time limit summer overheating, thus minimising the need for artificial cooling. Much higher levels of insulation to both the solid and glazed elements of the facade will also be required to reduce heat losses. The appearance of facades will therefore change. Fully glazed facades could become a feature of the past and more solid facades may predominate. Building services will need to be made much more efficient; the reliance on air conditioning will have to be reduced and natural ventilation maximised. With natural ventilation will come the need for building occupants to accept a wider range of internal building temperatures as narrow ranges

of internal temperature cannot be guaranteed. Building control systems will also have to be improved to allow better control of energy consuming facilities such as lighting, heating and cooling. On the renewable technology side, buildings will increasingly need to be fitted with renewable technology features, which will provide an element of renewable energy on site. Biomass, geothermal, solar thermal, solar electric and wind technologies will all play a part. Biomass, geothermal and solar thermal are perhaps the three technologies most appropriate for buildings in cities. Wind conditions within cities and towns are often too unreliable to make wind power feasible; high set up costs make solar electric difficult to achieve. Biomass technology works well in Poland with its plentiful supply of fuel; the average cost of 1MWh is around 260PLN. Geothermal can be installed quite simply when combined with piled foundations or in separate boreholes under large buildings. Average energy costs for this technology are around 170PLN for heating. Solar thermal panels are good for residential buildings though often difficult to use in large blocks or office buildings due to a relative lack of sufficiently large and well orientated areas to locate the panels. Solar thermal technology is most efficient when used for hot water heating.

Developers and tenants will have to accept that achieving low energy buildings does not come free and will cost around 3-8% more than current building technologies though adoption of such measures should result in significant CO2 reductions and lower building running costs.

CO2 Reduction: Published Polish National TargetsBy 2012:6% Reduction relative to 1988 level By 2020: 20% Reduction relative to 1990 level

Renewable Energy Generation: National Targets By 2014: 10% Polish energy generation

By 2020: 14% Polish energy generation

Improved internal building design in terms of refining local environment

• Immediate environment local control, more natural ventilation less air-conditioning, etc. (this allows building occupants to help control their own environment)

Improved building design in terms of the building fabric and technical systems:

• Good passive design, high insulation, controlled solar gain, etc

• Good building services, efficient, flexible, local controls, etc

• Efficient use of energy and use of renewable technologies

B20

a)

b)

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© Rolfe Judd

25

CARBON REDUCTION (AD)

Methods of Measurement

Precedents

The illustration below shows the energy savings achieved in a new build office design incorporating the following features:• Passive measures: maximising

natural daylight, utilising natural ventilation rather than air conditioning, using high thermal mass to help deal with high summer heat loads and good insulation to minimise the winter heating requirement, and collecting water run off via green roofs and storage for re-use

• Active measures: the provision of renewable energy produced via ground source heat pump and solar thermal hot water panels, active lighting control and efficient ventilation controls and central plant

B20

Recommendation

To achieve this standard and to work towards the national Polish targets we recommend that office building designs achieve a 10% reduction in carbon emissions when measured against a building achieving the minimum permitted standards required by the current edition of the Polish building regulations.

c)

d)

*7


Electricity (except cooling)

Cooling

Space heating and hot water

Building: Green CornerCity: WarsawDeveloper: Skanska Property Poland


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© Rolfe Judd

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B II

Recommendation

Class A Primary locations within the central business district (CBD) and major or prestigious business park or office zone locations with excellent visibility, accessibility for pedestrians (5-7 minutes walk) and via the car, with at least two means of public transport nearby and a good variety of local amenities.

Class B Secondary locations on the periphery of CBD’s or on industrial or office estates located outside the CBD. These are good office locations with good access for pedestrians, via the car, public transport connections and services.

Class C Any other location not defined as class A or B, in a non-established business neighbourhood.

LOCATION CRITERIA

The location of an office building is critical to its market appeal. For many businesses only the most central location within a central business district (CBD) will do and this is considered a Class A location. Class B and C locations are in turn less prime real estate locations.

B. CRITERIALocation

Building: Rondo 1City: WarsawDeveloper: Hochtief Development Poland

Building: Grzybowska ParkCity: WarsawDeveloper: AIG Lincoln Polska

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27

Most of the fire safety regulations are set up in two main documents: • Ordinance of the Minister of

Infrastructure regarding technical requirements for buildings and their location

• Ordinance of the Minister of Interior and Administration regarding provision of water for fire fighting

purposes and fire service vehicle access routes

Fire Resistance of BuildingsClassification:

• Occupancy Risk Category of Office Buildings:

- ZL I Category - public use buildings with room serving more than 50 people (not permanent users) - ZL III Category - public use buildings not qualified as ZL I

• Building Height Category: - Low Building (N) - height up to 12m - Building of Medium height (SW)- up to 25m - High Building (W) - up to 55m - Skyscraper (WW) - above 55m

Fire Zones and Fire Divisions

Fire zones shall not exceed sizes provided in Building Regulations.

Means of Escape

Means of Escape are designed toserve number of people assessed byOccupant Capacity Factor - 5 m2 perperson

Horizontal escape routes

• Maximum travel distance within the room: shall not exceed 40m or 32m (80% of a maximum distance) when internal arrangement is not specified

• Maximum travel distance outside the room (via corridor) in ZL III building:

20m or 60m depending on number of available escape directions

• Maximum travel distance outside the room (via corridor) in ZL I building:

10m or 40m depending on number of available escape directions

• Escape route minimum clear width 1.4m / 0.6m per every 100 people (counted proportionally)

• Escape door minimum clear width 0.9m / 0.6m per every 100 people (counted proportionally)

• Office buildings W & WW shall have escape corridors equipped with smoke extract devices

Vertical escape routes

• Stair flights minimum clear width 1.2m / 0.6 m per every 100 people (counted proportionally)

• Office buildings SW, W & WW shall have protected stairways, equipped with smoke preventing or smoke extraction devices

• Office buildings W with floor level area bigger than 750 m2 shall have at least 2 protected stairways with protected lobbies

• Office buildings W & WW, with one floor level located above 25m, shall have at least one fire fighting lift in each fire zone

External Fire Spread

Minimum distance between thebuildings when external walls are notFire Division Walls and which have:

• 65% of façade compliant to adequate Building Elements’ Fire Resistance Category – shall be 8m

• 30-65% of façade compliant to adequate Building Elements’ Fire Resistance Category – shall be 12m

• Less than 30% of façade compliant to adequate Building Elements’ Fire Resistance Category – shall be 16m

Distance to the boundary shall be no less than half of the distance specified above.

Access and Facilities for the Fire Service

• Fire access route shall be provided to all ZL I buildings and ZL III SW, W & WW

• Fire access route shall be either- located alongside longer side of

the building or along 2 sides when building is wider than 60m or, when justifiable by local conditions, route could be provided to:

- 30% of building perimeter when building is no wider than 60m

- 50% of building perimeter when building is wider than 60m

- 100% of facade length when building is a continuous part of urban quarter frontage

• Distance between edge of fire route and external wall of the building: 5m - 15m

• There shall be no obstacles higher than 3m or trees between the route and building wall

• There shall be a turning facility of minimum size 20 m x 20 m provided on fire route with a dead-end

• Fire route shall be designed to carry Fire Tender Vehicle Loading 100kN/axle (3 axles)

• Fire Tender Vehicle requires 4.2m of clear height for passing through a covered passage / under the building

• Width of the Fire Tender Route min. 4m alongside the building. The rest of fire route shall be at least 3-3.5m depending on the location of the building (urban / non-urban area).

FIRE SAFETY

C. KEY STATUTORY ISSUES

C1

a)

b)

c)

d)

e)

f)

*2

*2

*2

*2

*2

*2

g)*4

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• Building access At least one entrance shall be

accessible by disabled and provide them with access to the whole building or its parts dedicated to disabled people

• Disabled parking spaces shall be provided

• Entrance lobby shall be designed to suit disabled needs

• Door thresholds shall not be higher than 20mm

• All levels with lift shall be disabled accessible

• At least one of the toilets at disabled accessible level shall be designated for disabled

• External ramps gradient and dimensions shall be designed according to the Building Regulations

• Disabled accessible lift car shall have minimum dimensions 1.1mx1.4m

Newly designed buildings shall meet sustainability standard requirements determined in current Polish and EU legislation.

Key provisions:

• Minimum requirements for the energy performance of all new Domestic and Non-Domestic buildings:

- Demand for non-renewable primary energy Ep

- Maximum permissible heat-transfer rate U-value for building partitions, windows, etc

• Energy certification of all buildings (with buildings which have usable area that is greater than 1000m2 or frequently visited buildings providing public services being required to prominently display the energy certificate)

• Regular mandatory inspection of

boilers and air conditioning systems in buildings

• Analysis of the technical and economic feasibility of:

- Alternative energy sources (e.g. heat pumps, solar panels, ground heat exchangers)

- Decentralised energy generation system such as individual or block heating

- Combined heat and power co-generation potential usage

DISABLED ACCESS

C. KEY STATUTORY ISSUES

SUSTAINABILITY C2 C3

Recommendation

• It is considered a good practice to provide 10% of car park spaces for disabled drivers

• Disabled toilets may be included in calculations as additional provision for women.

*2

*1

*2

*15

*3

Building: EurocentrumCity: WarsawDeveloper: Capital Park


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D. AREA MEASUREMENT

The measurement of space is a live discussion topic in Poland. Many standards have been adopted by developers and other industry players but none of them have been agreed as a market standard. It makes it difficult to assess what the net to gross ratio of a particular building is, thus making it difficult to compare them. This section aims to start a discussion about the best standard which should then be commonly used

In Poland the following standards are currently in use:

The Polish Standard PN-70/B02365 (one of two Polish standards in measuring areas and volume of the building. It is used in procedures defined in Building Law for existing buildings):• Specifies how to measure: Total

Area, Structure Area, Net Area, Circulation Area, Service Area, Usage Area (Main and Auxiliary)

• Areas to be measured between unfinished surface of walls / structure elements (without lining, plaster, tiles etc.) at 1.0m above floor level

The Polish Standard PN-ISO 9836-1997 (one of two Polish standards in measuring areas and volume of the building. It is used in procedures defined in Building Law for newly constructed buildings):• Specifies how to measure: Total

Floor Area, Internal Floor Area, Net Floor Area, Circulation Area, Service Area, Usage Area (Main and Auxiliary), Building Envelope Area

• Areas to be measured between plastered surface of walls / structure elements at floor height

GIF Lettable Area of Commercial Spaces Measuring Directive Established by Society of Property Researchers in Germany and specifies Building Lettable Area (this method is related to the German Standard DIN 277):• Measurement to be taken at floor

height

• Describes which areas shall be determined as lettable area exclusively dedicated for tenants and defined as common lettable area

• Describes which areas are not to be taken into account as lettable area: service use, stair flights, ramps, landings between floors, lift shafts, vehicle communication areas, escape routes and stairs, atria, structural walls and columns, risers

TEGOVA StandardSpecifies how to measure Building Lettable Area (this method does not comply with either of the Polish Standards. It is used to calculate lettable office area for property researching purposes only):• Measurement to be taken at 1.5m • The area to be measured between

internal surfaces of external building walls or in case more than 50% of the external façade is glazed between the glazed surfaces

• The area between the tenants to be calculated in the centre line of the division wall separating the tenants premises / or to the centre line of opening in structural wall

• Describes which areas shall be determined as lettable area exclusively dedicated for tenant: hydrants, electrical distribution boards, kitchenettes and toilets, if dedicated for tenant

• Describes which areas shall be determined as lettable common area: entrance halls, corridors, toilets, lift lobbies, security rooms etc

• Describes which areas are not to be taken into account as lettable area: internal structural walls and shafts, plant rooms etc.

BOMA StandardEstablished by the U.S. Building Owners And Managers Association (BOMA) (this method is used to calculate lease area for rental purposes only):

• The Boma Lease Measurement Usable Area is the actual occupiable area of a floor or an office suite

• The Boma Lease Measurement Floor

Rentable Area - the tenant’s pro-rata portion of the entire office floor, excluding elements of the building that penetrate through the floor to areas below.

• Boma Lease Measurement Building Common Area - includes those areas of a building that are used to provide services to building tenants, but which are not included in the office area of any specific tenant. It also includes any associated common areas and is applied to the Floor Rentable Area to calculate the Rentable Area.

• Boma Lease Measurement Load Factor - the percentage of space on a floor that is not usable plus a pro-rata share of the Building Common Area, expressed as a percent of Usable Area (also known as the Common Area Factor, the Loss Factor, the Add-on Factor).

www.boma.org

RICS StandardEstablished by the Royal Institution of Chartered Surveyors and intended for use in the UK, however in Poland used by UK origin developers & consultants.Provides definitions for accurate measurement of buildings required for valuation, management, conveyancing, planning, taxation, sale, letting, or acquisition purposes.

• Gross External Area - the area of a building measured externally at each floor level, suitable for town planning, rating and council tax, building cost estimation purposes.

• Gross Internal Area - the area of a building measured to the internal face of the perimeter walls at each floor level, suitable for estate agency & valuation, property management purposes.

• Net Internal Area - the usable area within a building measured to the internal face of the perimeter walls at each floor level, suitable for rating, estate agency & valuation, property management purposes.

www.rics.org

a)

b)

c)

d)

e)

*9

*10

f)

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E. OTHER ISSUES

FACADES

Facades are key components of all buildings. They perform the practical tasks of keeping the rain out and the heat in and generally providing a controlled internal environment. But facades perform other important functions; they are critical to the way a building looks and feels internally as well as externally. The amount of solid and glazed areas and the proportions of the glass crucially affect the quality of the internal environment. The external appearance of the facade is also critical to the buildings image and quality. There are no design rules that can simply be adopted to ensure that the design reaches minimum standards, but it is essential the design is well considered and practical for the location and building use. Facade materials are a matter of performance and taste so long as they meet the essential lifespan requirements. Environmental factors such as heat loss and gain and the need to maximise natural daylight are increasingly affecting the appearance of facades, with facade design moving away from all-glass solutions.

Below is a summary of the most common façade types, each one of which can be designed suitably for office use.

Façade Types

Curtain Walling

System of cladding components hung from the structural frame and slabs.

Issues

• Efficient system of enclosing a building

• Standardised components allow for rapid cost effective construction.

• Well known technology with a wide range of manufacturers and components

• Fire rating issues require addressing• Difficult to achieve a very high

thermal performance• Component replacement may be

complicated and expensive• Often heavily glazed, may cause

difficulty in achieving low energy solutions

Ventilated Rainscreen Cladding

System of cladding components fixed to a frame usually spanning floor to floor. The external cladding material protects the façade from the rain but has open joints and a ventilated cavity.

Issues

• Efficient and economic system of enclosing a building

• Well known technology with a very wide range of manufacturers and components

• Can be formed using glass, metal, timber, stone, ceramic or other composite façade materials

• Careful design of the system is required to avoid leaks and interstitial condensation

• Lifespan can be compromised unless measures are taken to protect key components

Masonry on a Backing Wall

System of either load bearing or non load bearing facing masonry and a backing wall. This may be a brick system or ceramic tiles or stone,

mechanically fixed or bonded and fixed to a backing wall.

Issues

• Economic system for enclosing a building

• Very robust system if block or concrete is used as the backing wall

• Size of components and weight of components may be an issue for some structures

• Interfaces and junctions with windows and doors require careful design to avoid cold bridging

E1

E2 LIFE OF BUILDINGS

In Poland there appears to be no specific legislative requirements for the life span of buildings. However, 40 years is often required as a minimum for basis of financial appraisal when assessing the building from a potential investor’s perspective.

Typical Requirements for ‘High Spec’ Offices are illustrated below:-

• Structure: 60 years• External façade: 60 years• Windows and curtain walling: 60

years• Roof: 15-25 years (subject to

available guarantees)• Miscellaneous components: 5-15

years• Fixtures; 10 years• Finishes: 5 years• Building engineering services: 15-25

years dependent upon component

Recommendation

• The facade design should enable to erect partition at every 1.35m.

• Facade should have at least an 800mm zone between floors of non-flammable material with adequate fire resistance. *2

a)

Building: Andersia TowerCity: PoznanDeveloper: Von Der Heyden Group

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E OTHER ISSUES

E3 STRUCTURAL OPTIONS

There are essentially two main options for the structural design for offices; concrete or steel. In practice there are many variations including hybrids of structure and steel and precast concrete components too. Some of the advantages and restrictions each option provides are illustrated below. It is essential when considering the structural options to consider the other factors in the building’s design which may affect the choice such as loading requirements, clear span requirements, building height, availability of raw materials, lead times, façade design, etc.

Concrete Frame

Pros• Concrete frame cast in-situ offers

very good flexibility for various plan layouts

• Typical RC concrete structure provides flexibility for further amendments/redevelopments of the structure in the future

• Better fire rating than steel structure.• Post tension slabs (more

sophisticated) offer very good span factor

Cons• Construction time is longer than

steel structure• Needs more workmanship however

precast elements may be used to reduce onsite works

Steel Frame

Pros• Good span factor• Suitable for fast building process• Flexible for plan arrangement (non

typical plans) at design stage• Composite construction reduces

overall weight (foundation loading also reduced)

• Steel decking during construction process needs minimal propping

• Ceilings and services can be easily suspended and services threaded through beam openings

Cons• Higher initial cost• Fire rating solutions require careful

consideration• Lifespan of structure requires more

attention than concrete structure

a) b)

Concrete: Downstand Beams• Shorter spans compared to steel structure• More economic than concrete slab, but downstand obstructs services passage• Deeper overall floor zone than concrete flat slab

Steel: Solid Beam• Longer spans compared to concrete structure• More economic than steel cellular beams• Likely to have deeper overall floor zone than other solutions

Concrete: Flat Slab• Shorter spans compared to steel structure• Less economic than concrete slab with downstand beam • Likely to have shallowest overall floor zone of all solutions

Steel: Cellular Beam• Longer spans compared to concrete structure• Less economic than steel solid beams• Shallower overall floor zone than steel solid beams

150 TYPICAL RAISED FLOOR

RC SLAB

RC DOWNSTAND BEAMALLOWANCE FOR STRUCTURAL DEFLECTIONDUCT ZONE WITH ALLOWANCE FOR INSULATION, FIXINGS, ETC.110 TYPICAL CEILING / LIGHTING ZONE

1050

150 TYPICAL RAISED FLOOR130 RC SLAB ON PROFILED STEEL DECK

BEAM DEPTHALLOWANCE FOR STRUCTURAL DEFLECTIONDUCT ZONE WITH ALLOWANCE FOR INSULATION, FIXINGS, ETC.110 TYPICAL CEILING / LIGHTING ZONE

1200

150 TYPICAL RAISED FLOOR

RC FLAT SLAB

ALLOWANCE FOR STRUCTURAL DEFLECTIONDUCT ZONE WITH ALLOWANCE FOR INSULATION, FIXINGS, ETC.110 TYPICAL CEILING / LIGHTING ZONE

1000

150 TYPICAL RAISED FLOOR130 RC SLAB ON PROFILED STEEL DECKBEAM DEPTH

ALLOWANCE FOR STRUCTURAL DEFLECTION

DUCT ZONE WITH ALLOWANCE FOR INSULATION, FIXINGS, ETC.

110 TYPICAL CEILING / LIGHTING ZONE

1050

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E. OTHER ISSUES

SERVICES OPTIONS

Of the main building services components it is the system of heating, ventilation and cooling (HVAC) that usually causes most debate. The situation is in fact becoming ever more complicated as the number of options and energy sources multiplies. Increasingly, energy efficiency is becoming the driving factor. However, building comfort must not be overlooked. Comfortable buildings are generally those that provide the greatest level of individual control for their occupants.

In achieving a low energy design the suitability of the delivery system of HVAC must be carefully matched with the energy supply system. A system of chilled beams or ceilings is often considered to be the most energy efficient.

The main HVAC options are illustrated below.

Choice of Mechanical System

Chilled ceiling / chilled beams

Chilled beams mounted above perforated metal panels, cooling agent is chilled water. Cooling effect is achieved by air convection.

Pros• Reduced ceiling space – 120mm• Very low noise levels• No draught discomfort• Uniform air temperatures throughout

the room• Energy efficient

Cons• Risk of moisture condensation on

the chilled ceiling panel• Not easily variable or adaptable• Very slow adjustment of the

temperature• More effective in milder climate

Fan coils

Fan coils are used for both cooling and heating. External cooling/heating source is used – chilled/hot water circuit. Heat exchanger heats up or cools flowing air, which is supplied intothe room.

Pros• Individual control of internal

parameters in particular room/zone• Responsive system of HVAC

delivery

Cons• Uneven room air distribution• Higher noise levels• Service and maintenance costs

– filters

Variable air volume

This method supplies conditioned air in variable amounts as required to meet the rising and falling heat gains or losses within the thermal zone served.

Pros• Possibility of central air flow control• Flexibility – easily adapted to new

demands• Energy efficiency• Individual control of internal

parameters in particular room

Cons• Expanded automatic control system• Higher noise levels• Complicated design• Need more space above the

suspended ceiling Displacement ventilation/under floor systems

Cool supply air is introduced to the space at or near the floor level at a low velocity through large diffusers.

Process of the natural buoyancy of warm air is used; heat and contaminants rise to the ceiling level where they are exhausted from the space.

Pros• Improved indoor air quality• Reduced cooling power demand• Low noise levels

Cons• Draught discomfort in area adjacent

to air diffuser• Large size of diffusers and need for

clear zone in front of them• increased heating power demand

Natural ventilation

Natural ventilation may be used only in buildings up to 25m high, where FFL to ceiling height is no less than 3.0m and with openable windows (with mechanical ventilation to toilets).

Mechanical ventilation and/or air conditioning required if ceiling height is lower than 3.0m.

Pros• Low energy even when

mechanically assisted• Allows fresh air directly to occupants

Cons• Can be uncomfortable in the winter

periods• Does not work in deep plan

occupied floor plates

E4

a)

b)

c)

d)

e)

Building: Liberty CornerCity: WarsawDeveloper: Von Der Heyden Group

© Rolfe Judd

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© Rolfe Judd

33APPENDIX 1

*1 The Building Law

*2 Ordinance of the Minister of Infrastructure regarding technical requirements for buildings and their location

*3 Ordinance of the Minister of Infrastructure regarding detailed scope and form of building permit design

*4 Ordinance of the Minister of Interior and Administration regarding provision of water for fire fighting purposes and fire service vehicles access routes

*5 Ordinance of Ministry of Labour and Social Policy regarding general health and safety at work

*6 Ordinance of Ministry of Labour and Social Policy regarding health and safety at work at workstations equipped with display monitors

*7 Ordinance of the Minister of Infrastructure regarding energy certification of all buildings

*8 Polish Standard PN-EN 12464-1:2004 (Lighting)

*9 Polish Standard PN-70/B-02365 (Areas)

*10 Polish Standard PN-ISO 9836-1997 (Areas)

*11 Polish Standard PN-N-01307:1994 & PN-97/B-02151/02 (Noise)

*12 Polish Standard PN-B-03264:2002 (Concrete structure)

*13 Polish Standard PN-B-03200:1990 (Steel structure)

*14 Polish Standard PN-83/B-03430 (Ventilation)

*15 European Energy Performance of Buildings Directive 2002/91/EC

CONTACTS

Rolfe Judd Old Church CourtClaylands RoadLondon SW8 1NZTelephone: +44 (0)20 7556 1500Website: www.rolfe-judd.co.uk

STATUTORY REQUIREMENTS’ REFERENCE

Rolfe Judd Polska 40-043 Katowice Ul. Podchorążych 1

Telephone: +48 32 251 03 74Website: www.rolfe-judd.pl

CB Richard Ellis Polska00-124 Warsaw Rondo ONZ 1Rondo 1, 12th floor Telephone: +48 22 544 80 00Website: www.cbre.pl

Copyright

All rights reserved by Rolfe Judd. No part of this publication may be reproduced, stored or transmitted in any form without the prior written permission of Rolfe Judd.

Disclaimer

The Modern Office Standards: Poland guide has been developed with reasonable skill and care, however neither Rolfe Judd nor CBRE or their respective subsidiaries shall be liable for any costs, losses, expenses or damages whatsoever arising out of the use of or reliance on this guide. Rolfe Judd and CBRE makes no warranty, either express or implied, as to the accuracy of any data used in preparing this guide. The guide has no legal status in Poland and does not therefore in any way supersede or replace any statutory or regulatory requirements. The guide does not constitute design or construction advice and is for general information purposes only. Professional advice should be sought in relation to any particular project.

© Rolfe Judd

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© Rolfe Judd

33

Total

QUALITY CRITERIA

Building Stature

1. A landmark building recognised in a local context by brand name and/or visibility. (Section B1)

Building Space

2. A highly flexible internal design, flexible layout grid and efficient plan with good net to gross ratio. (Section B2)

3. Well designed lobby/reception with 24 hour concierge, appropriately sized and designed for the building size and use. (Section B3)

4. Cores are to be well planned and appropriately sized to service the building occupants. (Section B4)

5. Good accessibility and car park provision for tenants and visitors, good access for deliveries and building management services. (Section B5)

Building Technical

6. Minimum lift service with a maximum waiting time of 30 seconds. (Section B6)

7. Provision of a modern ceiling with efficient lighting to meet minimum standards. (Section B7)

8. Good small power provision meeting minimum requirements. (Section B8)

9. A modern BMS system to control access and security, fire, life safety and other building services. (Section B9)

10. Provision of space for cabling and IT infrastructure (Section B10)

11. Capability to accommodate tenants additional services such as IT rooms, satellite dishes, UPS, etc. within the building (section B11)

12. Provision of multiple power sources to ensure a constant power supply in the event of a local power grid failure. (Section B12)

13. Provision of a raised floor with a minimum clear service zone of 90mm . (Section B13)

14. Minimum structural loading floor capacities for each office floor level with an area allocated for high loading on each floor (Section B14)

Building Comfort

15. Good local provision of amenities either on site or close by. (Section B15)

16. Good levels of natural daylighting, minimum 70% of net lettable area within 6m of an external window, minimum floor to ceiling height of 2.7m . (Section B16)

17. Provision of a modern system of heating, cooling, ventilation and humidity control to achieve good quality of internal climate (Section B17)

18. A quiet office environment to meet minimum standards (section B18)

Building Sustainability

19. Achieve one of:

LEED Gold Standard

BREEAM Standard Very Good (Section B19)

20. Achieve a minimum of 10% carbon reduction when measured against current Polish Building Standards. (Section B20)

STANDARDS SCORE CARD

Score (1 or 0)

LOCATION CRITERIA A Primary locations within the central business districts (CBD) and major or prestigious business park locations with excellent transport

connections and a good variety of local amenities.

B Secondary locations on the periphery of CBD’s or on industrial or office estates located outside the CBD. These are good office locations with good transport connection and services.

C Any other location not defined as class A or B.

A Building should meet at least 17 out of 20 standard requirements (12 obligatory + 5 additional)

B+ Building should meet at least 15 out of 20 standard requirements (12 obligatory + 3 additional)

B Building should meet at least 13 out of 20 standard requirements (12 obligatory + 1 additional)

C Building meets 12 and fewer out of 20 standard requirements (Any points)

CLASSIFICATION SUMMARY

Tick one

LOCATION CRITERIA

AD

AD

OB

OB

OB

OB

OB

OB

OB

OB

AD

OB

AD

OB

AD

AD

OB

OB

AD

AD

QUALITY CRITERIA

Emea fpr modern_office_standards_poland_2011

Design

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