Architectural Specifications


  • Insitu concrete walls with full grade 2 waterproofing and piling to form Basement including associated drainage and water proofing.
  • Basement facilities, such as showers and security room space to have additional Grade 3 full drained waterproofing systems.
  • Ground floor slab 320mm thick reinforced concrete flat slab.

  • Insitu concrete frame, including smooth circular concrete columns.
  • 320mm flat slab insitu concrete floor slabs.
  • Precast concrete stairs and landings.
  • Reinforced insitu concrete walls to stairwells and lift core areas.

  • ‘Branco Michaela’ Granite cladding with flamed finish and polished plinth stones.
  • Internal leaf walls behind stone works to consist of heavily insulated ‘Metsec’ proprietary partition system.
  • High quality double glazed proprietary curtain walling system with modular silicone frameless external joint, and opacfied glass insulated spandrel panels to Hatch Street elevations.
  • High quality double glazed proprietary curtain walling system with polyester powder coated aluminium cap to external joints, and opacfied glass insulated spandrel panels to side and rear elevations.
  • All glazing systems are full height clear glass, with thermal insulation and solar control to achieve high quality environmental standards.
  • ‘Boom Edam Crystal Tourniket’ fully glazed, 2.9 meter high, revolving door to main entrance, with automatic push assist for additional ease of use.

  • Proprietary green roof water attenuation system throughout, on ‘Bauder’ modified bitumen insulated roof system.
  • Gravel walkways provided within green roof to allow for services access.
  • Full stairs access to roof.
  • Roof fall-arrest system allowing safe access to all roof areas for maintenance.
  • Raised plinths and proprietary roof footing systems for all roof plant.
  • Insulated uPVC rainwater pipes within building non-insulated to basement. Cast iron pipework in basement.

  • Granite stone paving slabs to widened footpath to front of building.
  • Stone and cast iron railing features to mark entrance points to the car parking and building courtyards.
  • Access control, to car park and all main entrance doors.
  • 2no. Landscaped courtyards to each side of the ground floor, incorporating high quality paving, feature seating and planting.


  • Proprietary galvanised metal medium grade raised access floors (screw down type) to all office areas.
  • Rockwool or similar fire barriers to floor voids and ceiling voids.
  • Proprietary dust sealer to all concrete slabs below raised access floor.

  • ‘Armstrong Orcal’ perforated metal suspended ceiling system to office areas including fleece backing for enhanced acoustic performance.
  • Perimeter plasterboard bulkheads to edges of suspended ceilings and structural column surrounds.

  • Plasterboard and paint finish to all internal office walls and columns.
  • Painted mdf skirtings base of all walls.

  • Solid doors faced with selected hardwood veneer to core areas, fire rated as necessary.
  • Solid doors faced with neutral coloured white veneer to service risers to allow for interior design flexibility to office areas. All doors fire rated as necessary.

  • Proprietary ‘Allgood’ stainless steel ironmongery.
  • All stair and lobby core doors allow for hidden wiring for access control.

  • ‘Ataija Azul’ natural stone floor finish with honed finish to entire reception area floor with feature broadloom carpet inlay to seating areas.
  • Insitu insulated concrete screed with underfloor heating.
  • Fully drained matwell.
  • ‘Ataija Azul’ natural stone cladding to walls with feature panels of anodised aluminium internal cladding with perforated design on proprietary metal rail system with recessed screen backing. Continuous backlit LED lighting within the cavity to shine through perforated panels.
  • Integrated flush frameless strip light to be included at skirting level.
  • “MF” type plasterboard ceiling systems with proprietary acoustic feature baffles for additional sound absorption.
  • Feature lighting to plasterboard ceiling.
  • Stone and anodized aluminum feature reception desk with integrated lighting.
  • High quality directory and way finding signage integrated into the reception design.

  • ‘Ataija Azul’ natural stone floor finish with honed finish to entire lift lobby floor.
  • ‘Ataija Azul’ natural stone cladding to walls with feature panels of anodised aluminium internal cladding on proprietary metal rail system.
  • Integrated flush frameless strip light to be included at skirting level.
  • “MF” type plasterboard ceiling systems with proprietary acoustic feature baffles for additional sound absorption.
  • Feature lighting to plasterboard ceiling with high gloss back painted glass edging detail to the top of the wall opposite the lighting to maximise light quality within the lift lobbies.
  • Lift finishes to have natural stone floor and back painted glass to match lift lobby design.

  • Jasper Morrison’ ceramic WC with concealed cisterns and polished chrome dual flush systems or similar.
  • ‘Strada’ by Ideal Stand ceramic wash hand basins with matching monoblock mixer taps.
  • ‘Jasper Morrison’ ceramic urinals with concealed cisterns and automatic electronic flush systems or similar.
  • ‘Thrislington’ toilet cubicles with full height flush walls and doors with a combination of high quality timber laminate and back painted glass and stainless steel ironmongery.
  • 8mm polished glass mirrors with beveled edges.
  • Vanity tops in selected polished natural stone on proprietary IPS panel system to match cubicles.
  • ‘Dyson V Blade’ stainless steel hand dryers.
  • ‘Atlas Concorde Seastone Greige’ Matt R10 600×600 ceramic floor tiles.
  • ‘Gigacer Concrete Ice’ 300×600 ceramic
    wall tiles.
  • “MF” type plasterboard ceiling systems with concealed access panels to all services above.
  • Recessed compact LED down-lighters with concealed lighting detail above WHB’s.

  • Stainless steel handrails and balustrades will be provided to main staircases.
  • Painted mild steel handrails and balustrades will be provided to secondary staircases.
  • Carpet finish to main stairs.
  • ‘Polyflor’ high quality vinyl finish to secondary staircases.
  • Proprietary aluminium ‘Gradus’ nosings to thread and riser to all steps.

  • ‘Idealrain M1’ rain shower fixed 200mm shower head with 300mm horizontal arm.
  • ‘Dyson V Blade’ stainless steel hand dryers.
  • 600×300 ‘Stonehenge Black’ Matt R10 600×600 ceramic floor tiles.
  • ‘Gigacer Concrete Ice’ 300×600 ceramic wall tiles.
  • “MF” type plasterboard ceiling systems with concealed access panels to all services above.
  • Recessed compact LED down-lighters.

M&E Specification

Winter Dry Bulb 21 +- 2oC
Winter RH Not Controlled
Summer Dry Bulb 22.5 +- 1.5oC
Summer RH Not Controlled
Occupancy Density 1 person / 7m2
Fresh Air Allowance 11 l/s/person
Fresh Air Allowance / m2 1.56
A.C. System 4 Pipe FCU [Airside Control]
FCU Density 1 FCU / 35m2 throughout
Load Density for Cooling Lighting : 8 Wlm2
Small Power 25 W/m2
Misc. Included in above
Occupancy 1 / 7m2
Water Storage 45 Litres / Person
Hot Water Storage 5 Litres / Person / Generation
Hot Water Storage Temperature 65oC / High Efficiency Gas Fired Water Heaters
Flushing Water Services Rain Water Harvesting
Thermal Storage TES Installation
Renewables CHP
PV Panels
Metering Tenant Metering on LPHW & CHW
Noise Rating NR 35 Office
LEED Rating LEED Platinum
Tea Station Allowance 28mm BMWs & 11Omm SVP
electrical Services
Workstation Allowance 1 / 9m2
Lighting Level Office 350 Lux
Lighting Type LED
Lighting Control Mgmt. System Dali System
Fire Alarm Fully Addressable (Category L1)
Landlord Generator All Landlord Areas, All Essential Services and Majority of Landlord Plant. Space Provision for Future Tenant Generators
lift Services
Lifts 5 No. Passenger Lifts
1 No. Passenger / Goods Lift
(2 No. Fire Fighting Lifts incld. in above)
Lift Waiting Times
CIBSE Guide D Unsatisfactory > Excellent)
Lift Performace Time (Excellent Service 8.0- 9.0s) Excellent
Lift Service (Excellent 1 Lift / 3 Floors) Excellent
service zones
Floor Void 200mm
Ceiling Void 400mm (with LED Lighting)
Floor to Ceiling Height 2830mm
Roof Plant AHU / Boiler / Heat Rej. Sunken Area
Boiler Plant 10 No. Modular@ 12.5{8d825ca5a78cac61e47360626f15294dd77410b8f760044d3ceb65fb3d4cd277} of Load
1 No. Standby@ 12.5 of Load
Chiller Plant 3 @ 40{8d825ca5a78cac61e47360626f15294dd77410b8f760044d3ceb65fb3d4cd277} of Load
Heat Rejection Dry Air Coolers at Roof Level
AHU Location Supply at Roof Level, Extract at Basement
Air Conditioned Lift Lobby Provided on Each Level

1.1.1. -3°C dry bulb
1.1.2. 100{8d825ca5a78cac61e47360626f15294dd77410b8f760044d3ceb65fb3d4cd277}RH
1.2.1. 21°C db ± 2°C
1.2.2. No Humidification
1.3.1. 26°C dry bulb
1.3.2. 19°C dry bulb
1.4.1. 22.5°C db ± 1.5°C
1.5.1. Offices 18°C db ± 2°C
1.5.2. Toilets / Lobbies 18°C db ± 2°C
1.5.3. Fresh Air Quantities: 2 – 2.5 Air changes per hour, full fresh air or 11 l/s at 1 person / 7sq. m

2.1. OFFICE:
2.1.1. Fresh air to the building will be provided by a dedicated air handling unit system located in the plant space with heat recovery. Air will be filtered, heated or cooled and delivered into the raised floor plenum void by a ductwork system as necessary and air being discharged up into the building through floor swirl grilles mounted in the raised floor.
2.1.2. The system will be designed to provide 11l/s per person of fresh air to the net lettable areas.
2.2.1. Passive transfer from office accommodation.

3.1.1. 10 air changes per hour with twin exhaust fans.

4.1. CAR PARK:
4.1.1. Car park ventilation is achieved naturally..

5.1. OFFICE:
5.1.1. Lighting: 8 Watts/sq. m – LED
5.1.2. Small Power: 25 Watts/sq. m
5.1.3. People: 1 person per 7sq. m.
Occupancy and lighting loads may vary to match the final fit-out layout

6.1. (W/M2/K)
6.1.1. Floors: 0.18 / 0.19 Basement
6.1.2. Roof: 0.18
6.1.3.. External Walls: 0.22
6.1.4. Office Space Windows: Glazing 1.1
6.1.5. Shading Coefficient: 25{8d825ca5a78cac61e47360626f15294dd77410b8f760044d3ceb65fb3d4cd277} to 32{8d825ca5a78cac61e47360626f15294dd77410b8f760044d3ceb65fb3d4cd277} or as required

7.1. Office: NR35 typical
7.2. Toilet Core Area NR 40.
7.3. External plant NR 45 @ 30m or site boundary.

8.1. The heating requirement of the office block will be served by high efficiency modular packaged Natural Gas Fired Fully Modulating Boilers located at roof level.
8.2. Low pressure hot water will be pumped by variable speed pumps to terminal units (fan coil units / radiators) via a conventional pressurised insulated mild steel piping network distributed through vertical riser shafts at either end of the office block.

9.1. The cooling plant consists of three twin circuit high efficiency chillers and dry air coolers for heat rejection. The chillers have high efficiency cooling features and operate during the day to meet the cooling load.
9.2. Chilled water will be delivered to the terminal units via insulated mild steel pipework and variable speed pumps and will be routed through vertical riser shafts within the office building. The system will also have a condensate drain piping system with piping routed in false ceilings.
9.2. Chilled water will be delivered to the terminal units via insulated mild steel pipework and variable speed pumps and will be routed through vertical riser shafts within the office building. The system will also have a condensate drain piping system with piping routed in false ceilings.
9.3. A Thermal Energy Storage Phase Change system is provided to match the base cooling load. The system is charged up at night using low tariff rate electricity to meet the base cooling load of the building. The chillers operate during the day to offset the peak cooling loads.

10.1. Air conditioning will be provided by means of a four pipe fan coil unit system with air side control. Units are arranged on a modular basis for flexibility. This permits a flexible partition arrangement and good temperature control. Fan Coil units will be located on a density is 1 per 35m2.

11.1. The building will be controlled by a Building Management System. The system will be fully automatic and linked to a modem for external monitoring. The system will have energy monitoring and targeting facilities. The BMS system will automatically control the Air Conditioning System.

12.1.1. Domestic Cold Water Supply System in accordance with Dublin Corporation’s requirements water will be stored within the building on the basis of 45 litres per person based on 1 person / 10sq. m and a catering allowance.
12.1.2. Cold water will be stored in format 30 sectional storage tanks in the plantroom. Rain water will be stored in tanks and will be delivered to WC’s and urinal’s etc. via service risers within the core toilet block.
12.1.3. The Cold Water Storage requirement will be a combination of Rain Water Harvesting and Potable Cold Water.
12.1.4. Hot water will be generated by means of central hot water gas fired generator complete with a buffer vessel taking recycled heat the from CHP plant.
12.1.5. A boosted mains water supply will distribute throughout the building via vertical service shafts. Three DWS supply points complete with valve connection will be provided on each floor.
12.2.1. The system will be double stack system fully ventilated. The system shall comply with BS5572, BS8301 and the requirements of the Building Regulations Part H. Rodding access will be provided at each floor level and at ends of horizontal floats. Fire stopping shall be provided using intumescent collars at each floor level. Carpark basement piping will be SMV / cast iron or equal.

13.1. Dry risers will be installed to meet requirements.
13.2. Fire hose reels will be provided in naturally ventilated car park
13.3. Gas detection CO detection will be included where required.
13.4. A central sprinkler system will be installed within Three Park Place development to meet the Fire Cert requirements.

14.1. The building in the development is served by automatically programmed gearless traction machine room less passenger lifts. The lift systems have indicator lights in the lift lobbies. Lift cars are equipped with an emergency telephone system which will be monitored 24 hours per day, 7 days per week.
14.2. The building will be equipped with five number 17 person passenger lifts and one number 17 passenger and goods lift.
14.3. Two number Fire fighting fireman’s lifts will be provided to comply with statutory requirements.

15.1.1. Load Densities

  • Office Lighting: 8 W/sq. m
  • Office General Services sockets and small power: 25W/sq. m. Load density of 1 workstation / 9sq. m
15.1.2. Occupancy and lighting loads may vary to match the final fit-out layout
15.1.3. Lighting Levels

  • Office areas: 350 Lux
  • Circulation: 200 Lux
  • Car Parks: 100 Lux
  • Service Areas: 150-200 Lux
  • LED Lighting Throughout

16.1. An ESB MV supply will be brought to the LV sub-station by the ESB from Hatch Street.
16.2. The building will be fed from the ESB supply transformers located at the ramp level. ESB supplies at 400V, complete with LV metering, will be provided subject to normal ESB arrangements.
16.3. The switchroom will house the LV meter for each half floor power distribution board will be adjacent to the Substation. The Switch Room will house the building landlord supply and all tenants supply. The building is set up for multi tenancy with LV supply to each DB board.

17.1. The LV Switchboards will be located in the switch room. The Landlord switchboard will be equipped with an essential services bus-bar section for Landlords’ essential services. All remaining outgoing supplies will be designated non-essential.
17.2. Power factor correction, harmonic filtering and surge protection will be provided in the Main distribution board which will be type-tested and constructed in accordance with Form 4 Type 2. Sub-distribution boards will be type-tested and constructed in accordance with Form 3 Type 2.
17.3. Switchboards will be constructed to allow flexible metering arrangements to coincide with particular Tenants’ occupancy arrangements. Each floor of the building is divided into 2 No. notional areas each with its own riser duct for Tenants’ and Core’ services. Each floor will be provided with tenant distribution board. Each distribution board will be served with a separate sub-main from the appropriate section of the relevant switch board. Sub mains cables will be routed via the duct risers and will be run on galvanised cable tray and the LV supply metered separately.
17.4. Tenants’ distribution boards will serve their local general lighting, local general services via under floor power concentrator hubs, and local mechanical services such as fan coil units.
17.5. Landlord areas and all plant / lifts will be served from the Landlords supply.

18.1. Throughout the office areas, recessed modular luminaires suitable for use with VDUs will be provided to give a uniform lighting level 350 lux. These luminaires will be low energy fluorescent type or LED. Provision will be made to provide flexible switching arrangement for any future cellular layout of offices.
18.2. A lighting control system will be provided allowing full automatic control of all luminaires. Core area lighting on each office floor will consist of recessed compact fluorescent down lighters and recessed LED strip lights. Entrance area lighting on the ground floor will comprise of low energy lighting with recessed LED strip lights. The external building will have access and security lighting. Staircase lighting will comprise surface mounted circular wall lights. Corrosion proof lighting will be provided to car park and plant areas.
18.3. Facilities for general services power within open plan office areas will be provided by means of under floor power Busbar each capable of serving workstations. RCBOs will be provided within the Busbar system.
18.4. Hand dryers will be provided within toilets.

19.1. A diesel-engine generator for Landlord services will be provided within the basement. This Landlord Generator will provide power in the event of ESB unpredicted power failure to all Landlord Areas, all essential services and the majority of all Landlord Plant items. The only items excluded being the Chiller Units and the Extract Air Handling plant.
19.2. The Landlord distribution boards serving the Chiller plant will be configured to allow a future Tenant connect their own generator and run one chiller unit should this be a requirement.
19.3. A fuel tank will be housed within the Landlord Generator’s frame base to provide 8 hours operation, no bulk fuel storage will be provided. The engine exhaust pipe will be routed to atmosphere. Automatic changeover will be provided between the ESB supply, the standby supply and the connected services.

20.1. Emergency lighting complying with IS3217 will be provided to circulation areas and notional corridors within open plan office areas. Three hour duration battery inverter packs will be provided to selected general luminaires in these areas.
20.2. Self-contained external emergency luminaires will be provided at all exits.
20.3. Self-contained, maintained, 3 hour duration, emergency exit signs will be provided on exit routes from the building. These will include circulation areas, notional corridors and staircases. Emergency lighting central test units will be provided.

21.1. Containment for vertical distribution voice / data cabling will be provided within risers. These will be routed to the basement rooms provided for entry points for telecommunications services. Telephone services will comprise dedicated telephone lines for each lift and telephone lines for remote reporting for fire alarm, security and Building Management Systems. Two entry points will be provided for communication cabling allowing supply resilience

22.1. A complete earthing system in accordance with the ETCI National Rules for Electrical Installations will be provided.

23.1. An analogue addressable fire alarm system, type L1 complying with IS3218 and EN54 will be provided to all core area of the building based on an open plan offices layout. Tenants will be expected to modify / add to the detectors and sounders in their areas in the case of cellularisation of offices.
23.2. The main fire alarm panel will be located in the reception area with a repeater panel at reception.
23.3. Fire alarm interface units will be provided to lifts, gas valves, mechanical services control panels, door access systems, colt vent systems, etc. so that these systems can respond appropriately to a fire situation. Facilities for remote monitoring will be provided.

24.1. A lightning protection system complying with ISEN 62305 will be provided. The system will comprise air terminal, roof network, earth electrodes, inspection pits and test links. Down conductors will comprise the reinforced concrete structure being bonded together during construction or equivalent.

25.1. An intruder alarm system complying with IS199 will be provided. This will include magnetic read door contacts on all external doors at ground floor level, basement car park and roof access areas.
25.2. Glass break detectors will be provided to all areas on the ground floor
25.3. Facilities for remote monitoring will be provided. Digital IP based CCTV cameras can be provided to the building, entrance lobbies and reception area to provide general view of traffic movement to the basement car park.
25.4. An access control system will be provided to control entry to the building from the basement car park
25.5. Access control will be provided to the main building entrance. Egress will be by push button to open switches with emergency green break glass units. The access control equipment will be located in the reception with monitoring facilities.
25.6. Conduit drops with draw wires will be provided on doors to open plan office areas from the main core circulation space on each floor. These will be provided to facilitate the installation of tenant access control systems. Conduits will terminate in walls in flush single gang boxes equipped with cover plates.
25.7. A fire alarm interface will also be provided at all of the doors described above. The access control system CCTV system and intruder alarm system will all be linked together to provide a comprehensive security system.

26.1. The system will comprise of a rain water collection tank, submersible pump, piping and controls unit with two stage filtration, leaf filter, and separate rain water piping to W.C.’s in the core areas in the system.
26.2. The rain water will be collected off the building roof areas and pass through the leaf filter and will be accumulated in the collection tank. The rain water will be pumped through the two stage filtration to the sanitary fittings outlets.
26.3. The tanks will have level controls, overflows and will be connected to a rainwater booster unit to serve the outlets. The piping system will be a separate system from the domestic hot and cold water system.
26.4. The rain water storage tank will also have a mains water top up connection to augment when rain water supply is low.

27.1. The building will be designed to a standard that will target LEED Platinum. This will include the services Energy aspects metering and controls, Water Conservation requirements with the dual flush, controls, metering etc. and will include the relevant aspects on Management that will also require a user input.
27.2. The Pollution section will provide us with a reasonable score of points as will the Transport section due to the location of the building The Health and Well Being section will require input from End User as they will be specifying the lighting control system and fittings etc Legionella will be designed out and the acoustic aspects will be addressed. The Materials section will be assessed as will the Land and Ecology and Waste. The End User will have the major input into the Waste section.
27.3. The assessment has not been carried out to date but based on the design team experience we have allowed for the relevant items to achieve the necessary score to allow the building to be rated Gold.

28.1. An array of photovoltaic panels will be provided and located at roof level linked to the main electrical Landlord Board.

29.1. A BER rating of B1 or better will be achieved for the finished Cat “A” building. The anticipated primary energy consumption based on a preliminary IES simulation study will be advised following simulation.

30.1. The mechanical and electrical services installations will be designed to the following standards:

  • Current Irish Building Regulations
  • CIBSE Design Guide
  • ETCI National Rules for Electrical Installation
  • Safety, Health and Welfare Act
  • Irish Building Regulation Current Technical Guidance documents
  • All relevant Irish Standards and Codes of Practice.