Generally

SDG (SHEFFIELD) LIMITED DRAFT 6



VENTANA HOUSE

SHEFFIELD



DEVELOPER’S SPECIFICATION





1.00 GENERALLY





1.01 Scope of Work



The development comprises the design and construction of a six storey office building, including semi-

basement car parking, utility services, drainage, landscaping and all ancillary works.





1.02 Standards



The building and external works will be designed and constructed, and use materials in compliance with

and conformity to the following:-



 Town & Country Planning Act and Associated Acts

 Building Regulations

 Office, Shops and Railways Premises Act

 Health & Safety at Work Act, the Workplace (Health, Safety and Welfare) Regulations and the

Construction (Design and Management) Regulations 2007

 Environmental Health, Fire, Petroleum & Highways Officers

 Local Bye-Laws

 Health and Safety Display Screen Equipment Regulations 1992

 BS 8300:2001 Design of Building and their approaches to meet the needs of disabled people – Code

of Practice

 DDA Act 1995 Code of Practice, Rights of Access, Goods, Facilities, Services and Premises.

 British Standard Bs 5588-8 Part L, Fire Precautions in the design, construction and use of buildings –

Part 8. Code of Practice for means of escape for disabled people.

 Sign Design Guide – A guide to inclusive signage, Sign Design Society and Joint Mobility Unit

(RNIB).

 A Design Guide for the use of colour and contrast to improve the built environment for visually

impaired people, ie Bright Reading University/Dulux.

 All other relevant Construction Regulations



All documents, regulations, acts, etc referred to above shall be those current at the Base Date.





1.03 Drawings



The works shall be executed generally in accordance with the drawings scheduled within Appendix 1 of

the Employer's Requirements.





1.04 Floor Areas



The works shall be constructed to provide a nett lettable area of approximately 49,495 sq ft, measured in

accordance with the RICS / ISVA Code of Measurement Practice, Fifth Edition to a construction tolerance

of + / -1.5%. This requirement shall take precedence over 1.03.









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VENTANA HOUSE

SHEFFIELD



DEVELOPER’S SPECIFICATION





1.00 GENERALLY (Cont‟d)





1.05 Materials



All materials shall be new. For the avoidance of doubt the use of recycled materials will be acceptable.



All materials shall comply with the latest relevant British Standard Specification or Agreement Certificate.



Tropical Hardwoods are not to be used. A certificate confirming that the hardwood is from a renewable

and managed source is to be submitted.





1.06 Workmanship



Generally : The quality of workmanship shall be in accordance with the relevant British Standard Code of

Practice current at the Base Date.



Tolerances. Building work shall be constructed in accordance with BS 5606 unless otherwise described

or notified.









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SHEFFIELD



DEVELOPER’S SPECIFICATION





2.00 DESIGN CRITERIA





2.01 General Dimensions



Floor to floor Generally 3940 mm

Planning grid 1500 mm

Column grid Generally 6.00 x 16.50 m

Finished floor to finished ceiling - Offices 2700 mm

- Toilets 2400 mm

Clear height within undercroft car park Generally 2400 mm - 2100mm u/s steel

Clear depth of raised floor void 115 mm

Depth of ceiling void for services and ceiling zone 860 mm





2.02 Occupancy



All occupancy ratios are stated using nett lettable areas unless otherwise stated.

2

Office occupation overall is to be calculated at the rate of 1 person per 10 m except for fire escape design

2

which shall be in accordance with the Building Regulations at 1 person per 5 m .

2

Toilets to be designed for a capacity of 1 person per 10 m based upon 100% of the population (50% Male /

50% Female).



70 nr vehicle parking spaces shall be provided of which 64 nr shall be car parking spaces and 6nr shall be

motorcycle parking spaces. The car parking provisions include spaces for disabled parking. Cycle

parking shall be provided in accordance with the Planning Requirements.





2.03 Structural Design/Floor Loadings



The structure will be designed to carry the following loads:



2.03.1 Office floors



Raised floor 1.00 kN/m2



Ceiling and services 0.50 kN/m2

2 2

Imposed loads 3.50 kN/m2 (2.50 kN/m live load plus 1.00 kN/m for demountable

partitioning)



2.03.2 Plantroom areas and associated flat roof areas for plant



Imposed loads 7.50 kN/m2



Roof finish 0.50 kN/m2



Ceiling and services 0.50 kN/m2









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SHEFFIELD



DEVELOPER’S SPECIFICATION





2.00 DESIGN CRITERIA (Cont'd)





2.04 Provision for Sub-Letting



The office space is designed to be occupied by multiple tenants and the design will allow for sub-letting on a

half floor-by-half floor basis.



2.05 Design Life



The building design life shall generally have a minimum life of 60 yrs. In particular the following minimum

design lifes shall be utilised:-



Structure 60 years

Board and paint fire protection 25 years

Envelope (excluding windows) 50 years

Services 20 years

Fenestration including windows and sealants 20 years

Period to first maintenance (except for elements concealed within the

Structure which shall be 60 years) 10 years





2.06 Acoustics



External noise intrusion levels (whether from road, rail or aircraft sources) should, after attenuation by the

composite building envelope, not exceed the following acoustic design criteria:-



 Circulation Areas NR 40

 Open Plan Offices NR 38

 Cellular Offices NR 35



Building services internal residual noise levels should be controlled to meet the following maximum noise

ratings (ISOR1996: 1971), when measured at 1.5 metres from any grille, diffuser or plant room surface (at

normal seated head height):



 Entrance lobbies NR 40

 Circulation spaces NR40

 Toilets NR 45

 Open Plan Offices NR 38

 Cellular Offices NR 35

 Underground car parks NR 55





2.07 Prohibited Materials



The Contractor shall not use or permit to be used in the Works any materials which, by their nature or

application do not conform with British Standards or Codes of Practice or any European Union equivalent

current at the date of use and any materials known within the Contractor's trade to be deleterious in the

particular circumstances in which they are used, or specified for use, to health and safety and / or the

durability of the Works.









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SHEFFIELD



DEVELOPER’S SPECIFICATION





2.00 DESIGN CRITERIA (Cont'd)



2.07 Prohibited Materials (Cont‟d)



The Contractor shall not use or specify on or in connection with the construction of the Works any material

or substances identified or referred to at the time of specification in the guide prepared by Ove Arup &

Partners and entitled “Good Practice in the selection of Construction Materials” (the Good Practice Guide)

other than in accordance with the points of caution and good practice notes detailed therein.









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SHEFFIELD



DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION





3.01 Site Preparation



Removal of all surface vegetation.



Demolition of all existing structures and removal of foundations, hardstandings, drains and the like.



Removal of existing pavings, ground stabilisation works, bulk excavation and filling, remediation and

regrading of the site as required for the construction of the new development.



Imported fill materials shall be clean inert material as specified by the Structural Engineer.



Existing drains and services crossing the site shall be removed, diverted or cut off and sealed in

accordance with the requirements of the Architect, Local Authority and/or Utility Company.



Surplus excavated material is to be removed from site. Any contaminated material on the site shall be

removed in accordance with statutory legislation and to the complete satisfaction of the Environment

Agency.





3.02 Substructure



Reinforced concrete piled foundations and retaining walls to the design of the Structural Engineer and in

accordance with BS 8004.



Reinforced in-situ concrete or precast concrete lower ground floor slab to core on plant areas. Bitumen

macadam surfacing or reinforced in-situ concrete to car park areas. Lower ground floor slab to enclosed

areas shall be constructed on a gas, radon and damp proof membrane on a minimum 150 mm thick

hardcore bed to Structural Engineer‟s design and finished with a brushed finish and proprietary floor

sealer. All necessary expansion and contraction joints shall be incorporated.



Reinforced concrete retaining walls to be waterproofed to the Architect‟s requirements Degree of

waterproofing to semi-basement to conform to BS 8102 Grade 2. Where necessary these walls are also

to be provided with gas and radon protection to ensure continuity of protection with the lower ground floor.



Reinforcement to the slab will comprise high tensile steel bar reinforcement and steel mesh reinforcement

to the Structural Engineer‟s design.



Reinforced concrete waterproof lift pits to be provided.



Semi basement car park to accommodate 70nr vehicles.



The floor slab shall be finished to the tolerances specified by the Structural Engineer.









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SHEFFIELD



DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)





3.03 Frame



Structural steel frame to the Structural Engineer‟s specification.



Steelwork to be finished with primer in accordance with the Structural Engineer‟s requirements and

touched up on site where necessary. Exposed steelwork shall be primed and painted as Structural

Engineer‟s Specification.



Steel columns shall be located as shown on the drawings accompanying this Specification.



Steelwork encased in concrete or masonry shall be painted with two coats of bituminous paint.



Steelwork shall be fire protected in accordance with the requirements of current Building Regulations.



Tolerances to the steel frame shall comply with British Standards and the particular requirements of the

Structural Engineer.





3.04 Upper Floors



Upper floors shall be composite metal deck and reinforced concrete construction or precast concrete

construction to the Structural Engineer‟s design. Upper floors shall be finished with a proprietary floor

sealer.





3.05 Roof



Roof coverings shall generally comprise insulated proprietary single layer roofing membrane system on

insulation on structural metal deck. Glazed roof to main entrance.



Roof pitch shall not be less than the minimum level recommended by the roof covering system

manufacturer.



Perimeter eaves cladding, soffits, trims, flashings etc. shall be of proprietary manufacture fixed to steel

purlins or supporting steel.



Floor area to roof top plant areas, stairs roofs, reception roof and lift roof to be finished in mastic asphalt

or proprietary single layer roofing membrane on insulation board on metal decking.



Gutters and rainwater pipes shall generally be concealed from external elevations. Where exposed,

rainwater pipes shall be natural finish aluminium and constructed in straight drops from gutter to gully.



Internal gutters shall have weir overflows.



Prior to Practical Completion, a comprehensive leak test shall be undertaken and the rainwater installation

shall be tested for water tightness and performance.









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DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)





3.05 Roof (Cont‟d)



Suitable safety equipment shall be provided as necessary to enable safe access to the roof for

maintenance purposes.





3.06 Stairs



The main stair shall be in-situ or pre-cast concrete finished to receive carpet. Stainless steel balustrades

and hardwood handrails.



Internal fire escape stair to be in-situ or pre-cast concrete or steel finished to receive carpet. Balustrades

and handrail to be painted tubular mild steel.



Painted mild steel ladder to provide secondary means of escape from roof top plant room areas, subject

to Building Control approval





3.07 External Walls



External walls to comprise a palette of materials including proprietary rainscreen cladding on either

masonry construction or metal stud walling system, double-glazed curtain walling and glass reinforced

concrete panel cladding systems.



External walls of metal walling system shall comprise proprietary rainscreen cladding mechanically fixed

to carrier metal framing system insulated as necessary and lined internally with blockwork or lightweight

metal stud framework and skimmed plasterboard – Euroclad Alpolic Linear 2 system or similar.



Curtain walling shall comprise a Schuco or similar double glazed curtain walling system with fully drained

polyester powder coated thermally broken installation with no opening lights.



Note – opening lights are to be provided to fire fighting shaft lobbies if required.



Glass reinforced/reconstituted stone concrete panel cladding shall comprise GRC/Recon Stone concrete

panels fixed on and including a compatible steel support system, with insulation and an internal skin of

blockwork wall or lightweight metal stud framework. These composite glass reinforced concrete cladding

panels shall be used on the roof level plant room with no internal liner wall. Trent/Techcrete

GRC/Reconstituted Stone Panel Cladding Panels or similar system to be provided.



Screen to the external plant enclosure shall be a metal louvre profiled or a perforated metal cladding with

PVF2 finish supported off galvanised purlins. The supporting steel structure to the plant well enclosure is

to be galvanised.



All ties and reinforcement within masonry elements shall be stainless steel.









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SHEFFIELD



DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)



3.07 External Walls (Cont‟d)



Damp proof courses to be provided in accordance with the requirements of the Architect and specialist

sub-contractor as required. Movement joints to be provided in accordance with the requirements of the

Architect and Structural Engineer.



Strategy for cleaning of glass to be prescribed by the Architect in accordance with CDM / HSE guidelines.





3.08 Windows and External Doors



Main entrance door to be a glazed circular bi-parting door or revolving door with adjacent pass doors in

accordance with Part M requirements, finished as the curtain walling system, operated by providing

sensors with internal manual override. Doors to be Schuco or Dorma system, or similar.



Entrance doors and fire exit doors are to be powder coated or anodised aluminium construction with

double glazed units and complete with all requisite stainless steel ironmongery to suit cladding systems.



Proprietary entry / exit security shutters shall be provided to the semi-basement car park area.



Windows shall be aluminium framed polyester powder coated thermally broken construction with double

glazing and low E natural tinted glass. Windows to be Schuco or similar system.



All window and curtain walling head details shall be designed to allow the fixing of horizontal blinds by

others to the plasterboard ceiling soffit at window head height.



No window cleaning system shall be provided fixed to the building. Window cleaning and maintenance

shall be the Landlord's responsibility, it is envisaged this will be achieved from a motorised access

platform and the Contractor shall provide a suitable paved surface to the perimeter of the building for this

access equipment.



Strategy for cleaning of glass to be prescribed by the Architect in accordance with CDM / HSE guidelines.



Window boards shall be hardwood veneered MDF to match office doors.





3.09 Internal Walls



Internal walls generally to be 100mm or 140mm blockwork to the requirements of the Architect and

Structural Engineer. Lift shaft walls to be minimum 200mm dense blockwork or 215mm semi-engineering

brickwork or reinforced concrete in accordance with Structural Engineer‟s requirements.









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SHEFFIELD



DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)





3.09 Internal Walls (Cont‟d)



Walls within WC/washroom areas may be plasterboard on metal stud or blockwork.



Plasterboard dry lining walls to be British Gypsum of similar.



Walls to be taken up to soffit of upper floors or roof generally and fire sealed as required.



Walls in basement area are to be fair faced concrete / blockwork.





3.10 Internal Doors



3.10.1 Office, Reception and Toilet Areas including Duct Doors



Solid core, hardwood beech veneer faced flush doors with hardwood lippings in hardwood frames with

stainless steel ironmongery. Vision panels to be provided as necessary. Doors to be factory finished with

lacquer and fire rated in accordance with Building Regulations requirements. Vision panels are to be in clear

fire resistant glass.



Ironmongery to be Allgood D-line range or similar approved. Internal doors to be Noberne Doors Ltd solid

core beech veneer or similar approved.



3.10.2 Ancillary Areas and Plant Rooms



Painted softwood, solid-core doors in painted softwood frames and to be fitted with mortice dead lock and

bolts, with satin anodised ironmongery where necessary.



3.10.3 Fire Rated Doors



All fire check doors to comply with BS 476: Part 8 and to be self-closing and with all necessary fire signs to

Fire Officer approval.



Intumescent strip to be provided in housing behind hardwood lipping.



Vision panels, where required in fire doors, are to be in clear fire resistant glass to Local Authority approval.



3.10.4 Ironmongery



Office, Reception and Toilet area doors to be fitted with overhead hydraulic closers, push plates and pull

handles and protective plates, mortice locks fitted with interchangeable suited key barrels, etc.



Duct doors to be fitted with mortice locks complete with interchangeable suited key barrels etc.









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DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)



3.10 Internal Doors (Cont‟d)



3.10.4 Ironmongery (Cont‟d)



All ironmongery to be heavy duty and generally stainless steel with brushed finish. Ironmongery within

ancillary areas and plant rooms areas will be aluminium.



All ironmongery to be Allgood D-line range or similar approved.





3.11 Internal Finishes



3.11.1 Atrium and Main Entrance Area



Ceiling 600 x 600 mm mineral fibre tiles, „Armstrong Dune‟ or similar tegular edge in

exposed metal grid, and including plasterboard border - Microlok. Stair flights,

soffits and strings to be plastered (or plasterboard) and painted with three coats of

emulsion paint. Glazed roof over main entrance area.



Walls Emulsion paint on plaster





Floors Limestone tiles on lightweight screed to reception – to be Ceramic International

Botticino Natural (600x600) or similar; atrium and link corridor to be hard wearing

carpet tiles on screed to balcony areas – to be Interface Europe Ltd 725 Phoenix

Carpet Tile in Graphite (7226) or similar, Entrance mat to be provided in recessed

well.



Skirtings Limestone to match floor tiles in reception – to be Ceramic International Botticino

Natural (600x600) or similar. Hardwood beech veneered MDF; 150mm high to

carpeted areas.



3.11.2 Office Areas



Ceiling 600 x 600 mm fibre tiles, „Armstrong Dune‟ or similar tegular edge in exposed metal

grid– Microlok system and including plasterboard border / upstand to glazed

elevations – British Gypsum MF system or similar approved.



Sealed fire barriers to be provided above the suspended ceiling.



Walls Plastered and decorated with one mist coat and two full coats of emulsion paint.









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SHEFFIELD



DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)



3.11 Internal Finishes (Cont‟d)



3.11.2 Office Areas (Cont‟d)



Floors Fully accessible medium grade raised flooring system, with fully encapsulated metal

panels, 600 x 600mm module with minimum 150mm clear void, to be Kingspan

Access Floor or similar system.





Carpet tiles in accordance with Architect‟s requirements – to be Interface Europe

Ltd 725 Phoenix Carpet Tile in Graphite (7226) or similar.



Concrete floor to be sealed with PVA anti-dust coating. Void to be completely

cleaned. Underfloor fire barriers shall be provided.



Skirtings Hardwood beech veneered MDF; 150mm high.





3.11.3 Toilets / Showers



Ceilings 600 x 600 mm moisture resistant tegular edged fibre tiles in exposed metal grid,

with painted timber shadow batten to perimeter – British Gypsum MF system or

similar.



Walls Tiled full height, on rendered backing, with glazed ceramic wall tiles – Ceramic

International Contract Plus white tile (150x150) or similar. Epoxy waterproof grout.

Link corridors are to have plaster and paint finish. Paint finish to comprise one mist

and two full coats of emulsion.



Full height mirror to rear of vanity units.



Floors Floor screed with 8 mm matt finish non-slip ceramic tiles and ceramic skirtings.

Tiles by Ceramic International – Grigeo Egeo natural (300x300) or similar. Epoxy

grout to joints.



Skirtings Ceramic tile compatible with flooring as above.



Cubicles WC Cubicles to be Decroban Fabrications Ltd – Jupiter series with antique silver

pilasters and graphite finish or similar.



Duct housing Proprietary laminate faced duct system, on softwood framing, to conceal toilet

cisterns and pipework.









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DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)



3.11 Internal Finishes (Cont‟d)



3.11.4 Stairs



Ceiling 600 x 600 mm fibre tiles, „Armstrong Dune‟ or similar tegular edge in exposed metal

grid with painted timber shadow batten to perimeter – Microlok system or similar.



Walls Plastered or dry lined and painted with one mist and two full coats of emulsion paint

– to be British Gypsum or similar.



Floors Heavy duty contract quality carpet to landings, treads and risers – to be Interface

Europe Ltd 725 Phoenix Carpet Tile in Graphite (7226) or similar.



Treads shall have an aluminium nosing with inset carborundum strips. Edge strips

will be aluminium to match the tread nosing.



3.11.5 Cleaner‟s Room



Ceiling 600 x 600 mm moisture resistant tegular edged fibre, tiles in exposed metal grid with

painted timber shadow batten to perimeter.



Walls Plastered and emulsion painted with tiled splashback 4 tiles high behind sink.



Floors Non-slip vinyl tiles or vinyl sheet.



Skirting Coved skirting compatible with flooring.





3.11.6 Plantrooms



Walls Exposed cladding panels or louvres.



Floor Power floated concrete floor with dustproofer sealer. Plant area to be bunded where

appropriate to prevent water leak damage from plant.





3.12 Sanitary Appliances



Male and female wc facilities and cleaner‟s facilities shall be provided on each floor.



Disabled persons wc facilities shall be provided on each floor.



Shower facilities shall be provided.



Sanitary appliances shall be white glazed vitreous china from Ideal Standard White range or similar; wall

mounted WC; 400mm diameter vanity sink bowl; Sanura urinals.



Taps and accessories to be chromium plated to Architects specification - monobloc or similar system.









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DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)





3.13 Fittings



Fittings shall generally comprise reception desk (PC Sum £7,500), laminate faced vanity units, matching

WC cubicles and wall ducting, mirrors to WC areas. Mirrors to toilets shall be provided at each wash basin

position. Where positioned above vanity units the mirrors shall be in one continuous length for the length of

the vanity unit.



All necessary handrails and grab rails shall be provided in disabled toilets. Shower fittings to be provided in

shower rooms.



W.C. cubicles shall comprise a proprietary laminate faced cubicle system with division walls and matching

doors complete with indicator bolts, toilet roll holders and combined hat and coat hook / door buffer. WC

Cubicles to be Decroban Fabrications Ltd – Jupiter series with antique silver pilasters and graphite finish or

similar.



All requisite public, statutory and health and safety signage shall be provided.





3.14 Services Installations



Mechanical and electrical installations shall be as described in the Concise Engineering Services

Specification prepared by WSP contained in Appendix 1.





3.15 Lift Installations



2nr 8 person 630kg and 1 nr 13 person 1000kg machine room less (MRL) passenger lifts serving all office

floors shall be provided in the entrance core area. Lifts shall be provided in accordance with BSEN81 and

shall be equipped with a hands free autodial unit connecting to a central receiving station for emergency

call out. All lifts shall serve the semi basement car park level. The drive shall be electric traction using

variable frequency controllers giving a designated lift speed of 1.6m/sec for all of the lifts. Cars and

landing doors shall be power operated brushed stainless steel. The lift car shall be minimum 2200 mm

high and landing doors shall be minimum 2100 mm high. Doors shall be centre opening 900mm wide for

the 8 person and 1100mm wide for the 13 person and fitted with full height proximity sensors / passenger

infra red detectors.



The lifts shall be fitted with facilities to hang protective drapes and two sets of drapes shall be provided for

use by the landlord.



Doors and door surrounds to be stainless steel.



Finishes to lift cars to be proprietary from the manufacturer‟s standard range.









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DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)





3.16 External Works



Temporary external car parking area to vacant development plots shall be hardcore surfaced.



External gradients shall not exceed 1:15 to hard surfaced access roads, car parking and pedestrian areas.



Specifications of roads and car park areas, where necessary, are to be designed to accommodate heavy

commercial vehicles, refuse vehicles and fire engines.



Road markings comprising directional arrows, disabled symbols and other markings shall be marked out

in white thermoplastic paint.



Paving to front, rear and perimeter of building to be good quality precast concrete slabs in accordance

with Landscape Architect‟s specification.



Paved areas shall be provided to the perimeter of the building to facilitate access for cleaning and

maintenance from mechanical access equipment.



Medium height road and car park lighting using good quality low light pollution fittings, to Architects

specification, to provide an average lighting level of 20 lux with minimum 15 lux.



Feature lighting shall be provided to the exterior of building.



Soft landscaping and planting comprising trees, shrubs and grassed areas shall comply with the

Landscape Architect‟s requirements and the requirements of the Local Authority and shall be maintained

for 12 months after Practical Completion of the landscaping works.



Imported topsoil shall be laid to the following minimum thicknesses :



Grassed areas - 150mm

Planted areas - 400mm



Ancillary buildings shall comprise a substation enclosure constructed to match or compliment the main

building.



Building, traffic and directional signage shall be provided.



Boundary treatments shall be to the Architect‟s and Local Authority‟s requirements.



All external landscaping to be in accordance with Landscape drawings and specification.









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DEVELOPER’S SPECIFICATION





3.00 SPECIFICATION (Cont‟d)



3.17 Drainage



Drainage shall be of traditional construction with vitrified clay or plastic pipes and brickwork or precast

concrete manholes.



Drainage channels, if used, shall have gratings and shall be suitable for their location in terms of strength.



Surface and foul water drainage shall be connected to the existing Local Authority drainage system.



Surface water drainage from service areas, roads and car parks shall pass through a petrol interceptor on

the site. Surface water balancing shall be provided in accordance with Local Authority requirements.



There shall be no manholes within the building.



Manhole covers shall be suitable for their location in terms of finish and strength.



External manholes shall be provided with covers of appropriate design and weight having regard to their

position and potential loadings from foot and vehicular traffic.



Drainage installations shall be accessible for cleaning and maintenance.





3.18 Incoming Services



Incoming infrastructure services to the site shall comprise the installation of gas, water and electrical

services appropriate for the services described above together with the installation of telecommunications

ducts.



6nr 100mm diameter ducts shall be provided for incoming telecommunication services.



Reasonable endeavours shall be used to ensure diversity of supplies and duct routes.









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