1.1  The building has been stripped back to the structural shell and has undergone complete and comprehensive refurbishment, including a new build extension to 6th and 7th floors, to form new office space.

1.2 Original natural stone external walls to 1st to 5th floors of Queen Street and Ingram Street elevations have been cleaned, repaired and re-pointed.

1.3 New Crittal steel windows to 1st to 5th floor Queen Street and Ingram Street elevations, with low-e double glazing and powder coated finish.

1.4 Frameless double glazed shopfront to reception area.

1.5 Stone pilasters around entrance. New polished finish black granite stone cladding including polished finish black granite soffit and curved fascia with internally illuminated stainless steel framed building signage.

1.6 Thermally broken aluminium framed low-e double glazed windows to rear elevations.

1.7  Original brickwork, glazed brickwork and render to 1st and 5th floor rear and gable façades re-pointed and repaired, and original painted concrete framework re-decorated.

1.8 Full height, double glazed, thermally broken, aluminium framed curtain walling to 6th and 7th floors, Queen Street and Ingram Street elevations.

1.9 Alucabond rainscreen cladding 6th and 7th floor’s ‘book ends’ to front elevations, and to 6th and 7th floor rear and gable elevations.

1.10 MOB PF2 PS/SPU medium grade raised access floor to offices, with cavity barriers dividing the floor void into maximum of 20m x 20m sections. Approximate zone of 190mm to 1st floor, and 150mm to 2nd to 7th floors, to be set to suit existing main stair landing level.

1.11 Levels 6 and 7 – 500 x 1,500 module perforated acoustic backed metal ceiling tiles, with metal transition strips which contain all service cut-outs, to all open plan office areas and lift lobbies. Plasterboard margin and plasterboard upstand to curved corner. Blind recesses, suitable for tenant installation of blinds, to all curtain walling and window heads. Sound absorption of 90%. Minimum floor to ceiling height 2.7m.

1.12 Levels 1 to 5 – 500 x 1,500 module perforated acoustic backed metal ceiling tiles, with metal transition strips which contain all services cut-outs, to central portion of all open plan office areas and lift lobbies. Plasterboard margin and plasterboard upstand to raised perimeter. Sound absorption of 90%. Minimum floor to ceiling height in these areas to be 2.6m to areas of lowered ceiling.

1.13 The remainder of levels 1 to 5 ceilings, outwith the central area, are emulsion painted plasterboard with an approximate height of 3,070mm above floor level, with downstand beams lined in plasterboard, approximate height to underside 2,670mm. Window heads are plastered masonry and are suitable for tenant’s installation of blinds.

1.14 Stainless steel and glass revolving door to entrance, manual operation, 3 wing operation, 2.2m wide, 3m high, with a stainless canopy reaching underside adjacent stone soffit, incorporating LED lighting. Fully glazed doors and sides, with a night locking facility.

1.15 Entrance also incorporates 2no. stainless steel framed, push bottom to open, automatic pass doors, with access control for out of hour use, and push button and breakout fire escape facility.

1.16 Bespoke reception desk with Corian and hardwood finishes. Feature coloured glass wall panelling with applied graphics. Feature tenant directory with Corian and hardwood finishes. Large format porcelain floor tiling. Radial entrance matting. Furnished waiting area.


2.1 Mechanical Design Criteria



2.2 Electrical Design Criteria




3.1   The office areas are heated and cooled through Variable Refrigerant Flow (VRF) ceiling void concealed ducted fan coil units with supply diffusers in the ceiling grid / bulkheads. Condenser units are roof mounted. The internal units heat and cool the space as required.
The system provides:
• High coefficient of performance (CoP) and high energy efficiency ratios (EER).
• Simultaneous heating and cooling with heat recovery.
• Individual internal temperature control.
• Zoning.
• The ability to re-configure the system Spare capacity to add additional FCUs to suit fit-out.

3.2   Each half floor contains a separate air conditioning system complete with digital control panel. Each floor is split into zones with each zone independently controlled from the control panel.


4.1  The office areas are provided with floor by floor supply and extract heat recovery units which are mounted in the ceiling voids. The heat recovery units take fresh outdoor air from perimeter louvres and supply filtered, tempered air to the rear of the fan coil units through galvanised steel ductwork. Heat is recovered from the extract air by plate heat exchangers within the heat recovery units. Air is exhausted to the perimeter louvres. The system has a number of benefits:

• High system efficiency to minimise energy use.
• Heat recovery to reduce heating demand and decrease wasted heat.
• Summer bypass to permit free cooling to be used in summer months.
• Reliability to minimise maintenance costs.
• Adjustability to permit system reconfiguration.

Each half floor contains a separate ventilation system complete with digital control panel.

4.2  The toilets are linked by ductwork to central toilet extract fans.
The twin extract fans are located on the roof.

4.3  The escape lobby in the central core is provided with a mechanical smoke shaft ventilation system. Duty and standby fans connected to the shaft provide the relevant exhaust, whilst a damper on each level provides the required ventilation from the lobby. Stairwell smoke ventilation systems are provided at the head of each staircase.

4.4  The mechanical smoke extract system provides car park ventilation to the requirements of the Scottish Non-Domestic Handbook. Supply air inlet is provided by natural means through the entrance/exit ramps and via supply fans on the opposite side of the car park. Extract air is by two attenuated smoke extract fans discharging to atmosphere. Air distribution and mixing within the car park is by cyclone fans.


5.1 The Building Energy Management System is provided with automatic meter reading & data collection/ targeting facilities. A fault indication panel is located on the plant room control panel.

5.2  Each office area heat recovery unit has its own local controller with the facility to provide room temperature adjust, time scheduling, monitoring of filters for clean/dirty status and electric heater battery control.

5.3  Each tenant area VRF system has its own local controller and temperature sensors to allow temperature adjustment, fan speed adjustment, time scheduling and fault monitoring.

5.4 The BEMS controls and monitors the toilet extract and domestic cold water systems.

5.5 A metering facility is provided in order to meter:

• Ventilation, via the metered electric supplies per half floor.
• VRF System, via the metered electric supplies per half floor.
• Electrical system meters.


6.1 Two tenant electrical risers are provided in the central core. The risers are provided with a rising busbar, which serves the tenants distribution boards. The tenant distribution boards are provided on each floor in each electrical riser.

6.2 Common service areas are supplied electrically from the landlord distribution boards, which are located in the central core riser. The distribution boards provide electrical power for local lighting, small power and mechanical services.


7.1 Landlord supplies are provided in core areas, as necessary to serve cleaner’s equipment, hand dryers, water heaters etc.

7.2 The tenants will provide all small power within their areas including the under floor electrical installation.

7.3 The supplies at high level for fan coil units are provided and fed from the tenant distribution boards serving their demise.

7.4 Distribution boards are used throughout to serve lighting and general power circuits.

7.5 Distribution boards are provided with 25% spare capacity for future circuits for both landlord and tenant supplies.


8.1 New lighting is provided to the entire building using LED technology luminaires. New decorative wall and ceiling lighting is provided to the entrance reception controlled via local switching and using LED technology.

8.2 Staircases are provided with wall mounted lighting.

8.3 Each office space is provided with a Lighting Control System incorporating presence detection with daylight monitoring and dimming accordingly with main switch control to floor.

8.4 Car Park and ground floor rear areas are provided with linear LED lighting IP65 and switched in zones by presence detection.

8.5 External lighting to the entrance canopy is recessed into the canopy to illuminate the entrance area. Uplighters to the canopy illuminate the building facia. All external lighting is controlled via time clock, photocell, contactors and uses LED technology.


9.1 A door access control system is provided to the building from the main reception door and garage door.

9.2 An intruder alarm system is provided to protect all ground and basement areas.

9.3  A CCTV system using IP technology is provided to the building to monitor entrances, car parking.

9.4 A Boom Edam Speedlane 2000 access barrier system is installed in the main reception area.


10.1 New Cat 6 cabling is installed to provide data & communication services for the landlord spaces. The tenants will provide their own IT network and incoming line accordingly utilising the new containment within the tenant risers.


11.1 Two electric 13 persons passenger lifts with a minimum operating speed of 2.5m/s are provided in the main core to serve all occupied levels in the building. The passenger lift performance is designed in accordance with CIBSE Guide D, Design interval 25–30 seconds, Minimum Handling Capacity – 15%, 1 person per 10m² occupancy, with 20% absentee factor.

11.2 One of the lifts is a 630kg firefighting lift installed in accordance with BS5655 and BS5588 Part 5.