House was constructed using the best technology available at that time. The owners
have continued to upgrade and improve these systems, which continue to be to the
highest standard required by the market.
The building has an on-site CCTV
system of four cameras, which monitors the main entry and exit points of the building.
The building has air handling units on each floor providing ducted air to the
interior and perimeter VAV's. Three, roof located water-cooled chillers provide
the buildings chilling requirements. Cooled water is then used to cool air in
each of the two air handlers. Each typical floor has twelve perimeter zones and
six interior zones serviced by Variable Air Volume boxes containing energy efficient
electric re-heats. The Trane Tracer Building Management System controls each VAV
The building was designed to allow subdivision of up to four tenancies
per floor. Data and phone connections are located in MDF riser for the floor.
Tea preparation areas are located behind the lifts. Reticulation of services is
either via the ceiling space of the floor or through the floor slab to the ceiling
space of the floor below.
40 The Esplanade has been designed and constructed
to anticipate the functional requirements of modern office accommodation and provide
a pleasant working environment. Particular issues addressed by the building designers
selection of building systems capable of being on call at any time, responding
to the increasing trend towards extended and/or irregular working hours.
creation of an energy efficient engineering systems.
- The emergency power
provisions can accommodate fire service, emergency lighting, two lifts, air conditioning
fans, exhaust fans, security and alarm systems, cold water supply, and a portion
A state-of-the-art building control system is installed to supplement
the basic building facilities.
(a) Building Control
The functions provided include:
- Management of energy consumption.
- Central control of mechanical
systems and equipment to maintain an optimum working environment.
control of all plant and floor variables that will allow quick modification of
set points to suit tenancy requirements.
- External monitoring of system
performance as well as off site diagnostics to speed problem identification and
after hours access is obtained through a MIL key facility at the main points of
entry, controlled by the access control system.
Additional facilities include:
- Monitoring of exit, internal fire and external doors.
key readers in lifts, which will provide after hours access only to authorised
- Extension of the MIL key readers to tenancy entrances.
One of the major design criteria for The Esplanade was to construct
a building that maximised energy savings.
The building air-conditioning
system operates with an economy cycle, which compares the internal temperature
requirements with the outside air temperatures. The system then automatically
adjusts the air-conditioning plant operation by utilising the outside air for
heating, or more commonly, the cooling of the building.
As all buildings
continually generate heat, even on colder winter days, cooling will usually be
required. The economy cycle will utilise the colder outside air for cooling rather
than initiating the operation of the buildings refrigeration system. During conditions
of milder temperatures, the air handling facility has provision to allow for 100%
outside air to be used in the building.
The building owners endeavour
to operate and upgrade the building to minimise energy usage and also with a view
to minimising any damage to the environment.
The air-conditioning installation is fully operational during normal
business hours and can be energised out of hours on any one floor or group of
floors. Supplementary cooling towers allow the installation of additional cooling
units for computer areas and boardrooms.
The installation is designed
to maintain internal temperatures in the range 22.5°C to 23.5°C summer
to winter. These limits are related to seasonal variations of 35°C to 5°C.
Relative humidity will have an upper limit of 55%, there is no lower limit.
40 The Esplanade utilises a Trane water-cooled screw chiller using the ozone
friendly refrigerant R134a as the primary cooling device for the property. A Trane
R12 centrifugal chiller provides intermediate stages of cooling, with the low
load cooling supplied by a Trane R22 reciprocating chiller.
provisions are liberal and include 100% fresh air during cool weather via the
systems economy cycle.
The two air-handling units serve the perimeter
and interior sections of each floor. The typical floor installation includes 18
zones, each with its own temperature controller, to which additional zones may
Cooling for the building is derived from a central, chilled
water plant. The facility is on call 24 hours a day. Heating is provided via electric
re-heat units located in each VAV box.
All facilities are linked to
the central computer, which both monitors and controls the facility.
Electrical power is supplied to each floor via the electrical riser
located on the East End of the core. A connection for tenants' wiring is made
at this point.
On office floors, the tenants' electrical installation
to these features will be subject to wiring and management strategies. Supplementary
servicing can be achieved by arrangement via ceiling spaces, partitions or through
the floor slab and via the ceiling space of the floor below.
Lighting fittings are 40-watt U tube units set out to achieve an average
illumination in open office areas of 400 lux. There are two fluorescent tubes
in each fitting. Additional further fittings to suit sub-divisional layouts are
The introduction to task lighting arrangements to meet particular
tenant requirements will be possible.
The Schindler lift installation consists of four high speed passenger
lifts, which serve all office floors and two service the basement.
The building is protected throughout by a dual mains feed, wet pipe
sprinkler system. This is backed up by diesel pump powered hydrants/hose reels
located in each fire stair, fire detection and alarm facilities and communications
systems, which provide for:
|The air-conditioning systems are fitted with
smoke exhaust modes of operation. |
To facilitate tenant fitout the sprinkler
system is designed to accept a number of additional heads.
tenants should expect the regular statutory maintenance of the fire service facilities
and the participation in regular fire evacuation training and drills.
facilities are in keeping with those for contemporary centre city developments.
A tearoom is provided for each floor and includes boiling water units.
stacks are provided at the south and north ends of the core for connection of
additional tenant fixtures. In developing layouts tenants should check the suitability
of proposed fixture locations with the project's services consultants.
main amenities are located in the service core behind the lift shafts.
and female toilet facilities are provided at each floor level, with a disabled
toilet available in the basement lift Lobby.
|Male Toilets ||Female
| || |
car park||Howard St car park|
|1 Locker room||1
|1 Urinal||2 Cubicles|
Vanity Basins||2 Vanity Basins|
|1 Shower||1 Shower|
| || |
|Levels 1 to 12||Levels
1 to 12|
|1 Urinal ||2 Vanity Basins|
|2 Vanity Basins ||3 Cubicles|
|2 Cubicles || |
| || |
|1 Uni-sex disabled toilet is
located on each level|
A cleaner's room and store is provided
on the car park basement level.