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Sample hotel specification


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Sample hotel specification




The aim of this section of the brand standards manual is to provide the technical specification for the design and installation of the environmental and building services systems. The specification sets minimum acceptable standards for the engineering systems.

The environmental and building services systems will meet the following strategic objectives:

Functional. reliable and easily maintainable

Energy efficient

Compliment the architectural aesthetics for the space and the consultant brand

As part of a holistic approach to the sustainable and environmental design process, the following aspects are to be carefully considered within the design. It will be necessary to demonstrate how the development will address the issue of energy efficiency. The following design solutions are provided for guidance should not be considered exhaustive

Maximise human comfort and productivity in terms of: -

Good natural light and views

Good air quality

Appropriate room acoustics and insulation

Good thermal control

Good solar control

Good glare control

Adequate humidity control

Good security and safety provisions

Good personal control

Appropriate degree of adaptability

Minimise operating cost and energy consumption by: -

Maximising natural lighting and ventilation when practical

High levels of thermal insulation

Reliable and adaptable automatic controls systems providing a good degree of personal control

Efficient building engineering systems and plant

Employing the use of energy recovery

Appropriate zoning

Use of low cost fuels at off-peak rates

Use of natural resources (solar power, photo voltaics, boreholes, ground coupling) where appropriate.

Maximise usable space by: -

Minimising plant area

Minimising air distribution space requirements

Maximising structural/service integration

Providing efficient distribution space

Consider using exposed mass (in relevant areas/locations)

Minimise capital cost by: -

Use of free energies and building form

Reducing size of mechanical services

Reducing complexity of services

Effective co-ordination of structure and services

Minimise maintenance costs by: -

Utilising durable materials

Long life materials

Reliable and simple environmental control systems

Good access for maintenance

Provision of asset marking (noted elsewhere in this specification) to simplify future maintenance



Design Parameters

The design of the environmental and building services systems shall be based on the following design criteria.

Incoming Supplies

Incoming Gas and Water services shall enter the property in a position that allows unobstructed, 24 hour access by the utility company. This location shall, where possible be at the back of house and not accessible to the public. Dedicated meter rooms with facility for isolation shall be provided.

Where the local drainage infrastructure is inadequate/unavailable sewerage waste treatment shall be provided.

External Conditions

In accordance with historical weather data for local area utilising the 95% data, ie, not exceeded for more than 5% of time.

For non UK projects it shall be in accordance with CIBSE table A2.22, or from local metrological data not exceeded as indicated above.

Internal Design Temperatures

Refer to Appendix B.

Equipment Loads

The following loads shall be used for preliminary guidance, with final calculations being based on the actual loads.


Equipment Loads



Meeting Rooms


Conference Rooms


Guest Bedrooms

See project specific equipment schedules

Hot and Cold Water Appliance Design Flow Rates


Flow Rate l/s

Wash basins (bathrooms)

Wash basins (public)

Sinks (kitchens)

Sinks (cleaners)


WC’s (bathrooms)

WC’s (public)

Urinals /bowl

0.003 l/s continuous

Showers (bathrooms)

0.2 l/s (hot), 0.1 l/s (cold)

Showers (amenities – pools)

0.1 l/s (hot), 0.05 l/s (cold) - no diversity

Kitchen equipment

Refer to manufacturer

Laundry equipment

Refer to manufacturer

Hot and cold water pipework shall be sized on the above parameters. The Contractor shall assess diversity and determine the hot water storage and recovery rates relevant to the type of Hotel (i.e. Conference, Tourist).

Cold Water Storage

The requirement for cold water storage is dependant upon the security of water supplies however the general rule shall be to provide 24 hours of storage based on the following minimum daily allowances


Hotel Guests

200 l/bedroom/day

Resident Employee

90 l/head/day

Non-Resident Employee

45 l/head/day


7.5 litres/meal

Water Quality

The incoming water supplies shall be analysed to determine the water quality. Softening of the mains cold water for hot water and certain equipment to below 20ppm shall be required. Water for drinking purposes shall not be softened.

A typical analysis of the incoming water supply in the following, or similar, format shall be provided to the consultant:


Test Methods

Test Results

pH value at 25°C

Electrical conductivity@25°C micro S/cm

TDS, ppm

TSS, ppm

Calcium hardness as CaCO3, ppm

Carbonate as CaCO3,ppm

Bicarbonate as CaCO3, ppm

Total alkalinity as CaCO3, ppm

Total iron, ppm

Sodium as Na, ppm

Potassium as K,ppm

Bacteriological Analysis

Total Bacteria, colonies/ml

Total coliforms, colonies/100ml

Faecal Coliforms, colonies/100ml

Hot Water Requirements


Heat Recovery

Guest Rooms

70 litres/bedroom

30 litres/bedroom/hour


Refer to equipment requirements

Refer to equipment requirements


Refer to equipment requirements

Refer to equipment requirements

Ventilation Design Criteria

Typical ventilation requirements are detailed in Appendix B.

In sizing the ductwork the following parameters shall not be exceeded:




Main ducts (supply):


Main ducts (extract):


Branch ducts


Final connections:


Maximum pressure drop:  1.5 Pa/m run

Maximum face velocities through external intake and discharge louvres shall not exceed 2.5m/s. The air conditioning system shall be designed to provide fresh air and maintain internal conditions as defined in the Appendix B and the following specific requirements:

Front of House


Restaurants/Meeting Rooms/Conference Facilities

Recirculation and/or extract shall be provided controlled by air quality sensors so that vitiated air is discharged to atmosphere and clean air is re-circulated, when appropriate from an energy efficiency perspective.

Public Toilets

A ventilation system shall be provided for the removal of odours. The system shall comprise a twin fan arranged for duty/standby operation. The fan shall discharge to atmosphere. Make up air will be provided to the toilet lobby from the nearest adjacent system.

Openable windows may be considered as an option dependent on local climate and external noise levels.


Recirculation and/or extract shall be provided controlled by air quality sensors so that vitiated air is discharged to atmosphere and clean air is re-circulated, when appropriate from an energy efficiency perspective.

The design of the supply and extract system shall take due account of any defined smoking areas. Where practical the smoke shall be contained within designated areas, the area behind the bar counters shall be positively pressurised to prevent smoke ingress.

Health Club

Fitness/recreation areas

The air conditioning system shall be designed to provide fresh air and control of heating, humidification, cooling and dehumidification. Extract ventilation shall be provided. Full fresh air is not permitted without heat recovery. Heat reclaim devices should be considered where significant energy benefits could be realised.

Indoor Swimming Pool

To provide a comfortable environment for users, to protect the building interior from the effects of chlorine/condensation and to prevent chlorine smells spilling out to other areas of the hotel.

Consideration should be given to providing a heat pump – de-humidifier unit, which de-humidifies the supply, and uses the waste heat taken from the exhaust air (due to evaporation from the pool) for re-heating the air, and heating the pool water. This type of system shall provide a pay back within 24 months.

Changing areas

An air conditioning system shall be designed to provide fresh air and maintain internal conditions. A separate extract shall be provided.

Private Guest Areas



Heating, ventilation and comfort cooling shall be provided to all bedrooms.

Occupant control of internal room temperature shall be provided by fan coil units in each bedroom. The system shall be provided with simple in-room thermostatic control to allow adjustment by guests.

Fresh air shall be provided to the bedroom area in line with local and international standards. The fresh air shall generally be fed from a central AHU with filtration, heating and or cooling to reduce the capacity of the in-room unit or by window trickle vents subject to local ambient conditions and noise levels when acceptable to the local authority.

Bathrooms shall be provided with mechanical extract. The extract system shall run continuously, and if a refrigerant based air conditioning system is installed, and the extract system operation is necessary in case of refrigerant leakage, provisions shall be made in accordance with European standard BSEN378-1.


To provide a comfortable odour free environment for occupants 24 hours per day, 365 days per year.

Back of House Areas


To remove excess heat and odours from the space mechanical ventilation shall be provided. In cold climates heating shall be provided to protect space again frost etc.


To remove odours and heat/moisture caused during the cooking process.

A dedicated AHU shall be provided to serve the kitchen area. The unit shall provide 100% fresh air (no recirculation permitted). The supply volume shall be calculated to offset the heat load and to ensure the design air balance is achieved.

Mechanical extract ventilation shall be provided to all kitchen areas in accordance with the requirements of the catering equipment. Extract canopies shall be located above cooking ranges to ensure that no spillage occurs. The minimum air volume shall be calculated to effectively remove heat and moisture generated by the equipment or based on a face velocity of 0.35m/s, whichever is the greater. Canopies shall be fitted with grease filters of the washable type, to prevent the build up of grease within the ductwork system. All extract ductwork shall be 1 hour fire rated. Fire dampers will not be permitted

Make up air may be drawn from the dining areas. If the kitchen has a significant heat loss/gain then further heating/cooling may be required.

Staff Dining

Heating and ventilation shall be provided via an all air system with dedicated AHU. Comfort cooling shall be provided as necessary to achieve the design conditions

Staff Kitchen

Extract canopies shall maintain a minimum face velocity of 0.35m/sec at all times of operation.

Mechanical extract ventilation shall be provided to all kitchen areas. Extract canopies shall be located above cooking ranges to ensure that no spillage occurs. The minimum air volume shall be calculated to effectively remove heat and moisture generated by the equipment or based on a face velocity of 0.35m/s, whichever is the greater. Canopies shall be fitted with grease filters of the washable type, to prevent the build up of grease within the ductwork system All extract ductwork shall be 1 hour fire rated. Fire dampers will not be permitted

Make up air may be drawn from the dining areas. If the kitchen has a significant heat loss/gain then further heating/cooling may be required.


Heating ventilation and comfort cooling shall be provided as necessary to meet the conditions specified in Appendix B.


Heating and ventilation shall be provided to the engineering office.


Natural ventilation of plantrooms is preferred, however some climates will require mechanical ventilation to maintain the conditions specified in Appendix B. In these instances an axial fan shall be provided positioned to encourage cross flow ventilation and must discharge away from fresh air intake positions to avoid short circuiting/recirculation.

Design Noise Levels

Specific noise levels are detailed in Appendix B. Specific building construction issues are detailed in the Acoustics Specification.

The noise levels in each room should not exceed NR25 at night. This is the noise level to be achieved inside the room allowing for any site noise breakthrough the façade, and services noise. To achieve this, services should be designed to a maximum of NR25 under normal operation.

Life Expectancy Design Criteria

Appendix C provides indicative design life expectancies for Mechanical & Electrical Equipment.




All necessary arrangements shall be made with the appropriate supply authority for the provision of an adequate incoming electricity supply at a suitable voltage. The incoming supply, main and sub-main electrical distribution shall be designed to prevent a total loss of power in the event of the failure of any single item of equipment within the system.

The system shall be designed to accommodate the calculated load of the development, plus a minimum of 25% spare capacity. All cabling, containment capacities and spare breakers/spaces on all distribution switchgear shall accommodate the minimum 25% spare capacity.

If supply authority equipment is to be accommodated on the site, the associated equipment shall be located, wherever possible, in an enclosure remote from the main building. Where this is not possible the enclosure shall be located to be accessed/serviced from outside the hotel. The enclosure shall be built and serviced to the requirements of the supply authority and no other services shall be located in or routed through these enclosures.


The main medium voltage switchboards shall be of the cubicle type and shall be either ring main units or extensible components to allow for future expansion or development, located in either separate enclosures or securely segregated from the low voltage distribution equipment. Access to high voltage equipment will be by Authorised Personnel only.

MV switchgear shall be SF6 insulated. Packaged substations may be utilised to serve the development.

Transformer types shall be of the liquid cooled naturally ventilated type and filled with Midel fluid as a primary coolant. Oil filled transformers should not be used.

All locations used to house transformers shall be provided with sufficient bunding to retain coolant leakage and adequate means of ventilation.

Appropriate interconnecting cabling will be used to link HV switchgear and transformers. Equipment shall be positioned locally to facilitate the use if single core cabled connections between MV equipment.

MV equipment shall be floor standing with cable access from above or below as appropriate.


The main low voltage switchboard shall be of the cubicle pattern, constructed to BS EN 60439 using a Form 4 Type 6 floor standing type and shall incorporate ammeters & selector switch for each incoming supply; voltmeter & selector switch for each incoming supply, healthy indication lamps and a maximum demand meter. The switchpanel will be provided with sub metering of all key outgoing supplies including, but not be limited to:

Kitchen areas

Laundry areas

Health club or spa

In addition the contractor shall provide sub metering to provide separate energy monitoring for all residential aspects of the development and any commercial areas.

Construction of the switchboard shall enable maintenance and/or expansion without disruption of supplies to the building. The switchboard shall be sized to accommodate the immediate requirements of the building, plus one spare circuit breaker for each rating provided and shall be extendable to facilitate future expansion.

Power factor correction equipment shall also be included to correct the power factor such that no tariff penalty is incurred under any load conditions.

The main LV switchboard shall be located in a dedicated room, complete with all statutory signage, which is adequately ventilated. No mechanical services ductwork or pipework shall be located in or routed through the switchroom.

The switchboard will be split to provide essential and non essential distribution to the development. The essential side of the switchpanel will be served from the alternative electricity supply or the standby generator (see below).

In addition the essential side of the switchpanel will be provided with a further incoming circuit breaker fully rated at the switchboard capacity. This circuit breaker shall be interlocked with the normal and generator supply circuit breakers and may be used for maintenance purposes of the distribution system.


Sub-Mains Distribution

A distribution system shall be provided to distribute power to all items of equipment requiring an electrical supply.

The sub main electrical distribution shall be arranged to, as far as possible, limit the failure of any single item of equipment or section within the system. This shall be accomplished by the correct installation of adequate protection to achieve discrimination, together with segregation of equipment and cables as appropriate.

Sub-Main switchboards shall be provided, as necessary, to serve specific facilities including, but not limited to:


Health Club and Spa


On-floor distribution positions

Final distribution boards for lighting & general-purpose power shall be manufactured in accordance with BS EN 60439 to Form 4b, IP31 equipped with miniature circuit breakers and RCD's as appropriate, in line with local regulations.

Final distribution to guest rooms shall be in the form of a split consumer unit with sufficient MCB's for separate circuits to be installed for lighting, general purpose power, air conditioning units etc. RCD protection on power circuits shall be provided where required by local regulations. Wherever possible these consumer units shall be located in service/riser cupboards associated with the guest bedrooms and accessed from the bedroom rather than circulation or access corridors. The contractor should ensure that the electrical and mechanical services equipment is segregated to ensure compliance with local regulations (applicable in some EU countries). Access may be combined, however approval shall be sought prior to proceeding on this basis. The split type consumer unit shall provide the facility to control ON/OFF, via the access control system, the bedroom lighting only

All sub-main & final distribution boards and consumer units shall have a minimum of 25% spare capacity and cables serving the distribution boards should accommodate this. This shall comprise spare breakers (one per breaker size) and additional space.

Local Distribution Boards

Distribution boards shall be single and three phase MCB sheet steel wall mounting pattern with integral switch disconnectors.

The bedroom supplies local consumer units shall include contactors and relays controlled by the room access control card via a master switch, for energy saving and occupancy monitoring. (Note this provision excludes control of the TV and mini bar power supply noted above)

The small power ring circuits shall be controlled by means of combined MCB/RCD devices.

The lighting circuits shall be connected via a 16/20amp 0-30 second adjustable relay timer with delay to open on de-energisation. This system shall enable the bedroom lighting to remain on for a short period during exiting the room after the access control system card has been removed from the master control switch.

LV Distribution (Internal)

Sub main cables from the main LV switchboard to sub distribution boards, mechanical services control panels, lighting scene controllers, lift supply isolators, rising main bus bar, etc shall be XLPE/SWA/LSF (or local equivalent), routed on heavy duty return flange trays via risers and ceiling voids, and generally concealed within the building fabric wherever practicable.

Rising Main Bus-Bar

As an alternative to sub-main cabling, a busbar distribution system may be installed with tap-off points as required, incorporating facilities for isolation and circuit protection of power supplies to general lighting and power circuits (including bedrooms), roof plant, lighting and small power.

The bus bar shall be 4 pole, rated to suit application with circuit breaker tap-off positions at regular centres and connected via a suitably rated end feed unit. Connection between the tap-off units and distribution boards shall be by means of single core stranded copper conductor LSF insulated cables.


Standby Power Supply

System objectives are to provide standby power to all items of essential equipment requiring an electrical supply on failure of the normal electrical supply.

To achieve this an alternative power supply shall be installed which shall be either:

a) A second, totally independent supply, from the supply authority, where they can demonstrate an availability in excess of 99.988% (i.e. not more than one hour interruption per year)


b) An automatic standby generator supply with a minimum of 30 hours fuel storage

If a) is determined as available, feasible and cost effective then this should be the preferred option. In the event of primary supply failure the secondary supply should be automatically connected within one minute. Under option a) it will be necessary to ensure that the regular moving of supply ring 'open' points does not compromise the validity of this option.

If either a) or the required minimum changeover time is not possible then option b) a standby generator shall be provided to supply the services listed plus a minimum spare capacity of 25%.

A diesel generator shall be installed as close to the main LV Switchroom as possible, complete with automatic control panel, day fuel tank, bulk fuel storage (30 hours minimum) duty/standby transfer pump, exhaust system to local standards, and associate pipework. The contractor will position the bulk storage tank as close as practical to the standby generator but in agreement with the client to ensure that the site aesthetics are not detrimentally affected, the preferred solution is for a buried storage tank. The generator room shall be adequately ventilated, acoustically treated and all necessary fire and fuel containment provided. The generator shall be fitted with silencers suitable for a residential area and exhaust emissions shall not affect the hotel environment.

In locations where supply interruptions are frequent and/or prolonged then the generator rating and fuel storage capacity shall be re-assessed as necessary to allow normal operation of the hotel without disruption. Where necessary, in extreme cases, continuously operating base load generation shall be included to provide a supply of adequate reliability.


The distribution system design shall originate from the essential side of the main switchpanel. The main LV switchboard shall incorporate an automatic changeover contactor, complete with mains failure sensing relays and bypass switches to connect the system to the standby power supply.

A separate system of sub-main distribution shall be provided to supply the following minimum essential services:

• All emergency lighting (described elsewhere)

• A proportion of general lighting which, when added to the emergency lighting, provides the following percentage of normal lighting in standby condition:

Staircases 50%

Circulation corridors   50%

Office areas 30%

Guest bedrooms 10%

Underground parking areas  25%

• Fire Alarm & Detection System

• Security Systems

• Telephone system

• Public Address System

• Power supplies to hotel management computer equipment

• Fire pumps for sprinklers & hose reels (where provided)

• Sewage pumps (where provided)

• Mains water booster pumps (where provided)

• Designated fireman’s or fire fighting lift (if provided)

• Kitchen cold room supplies

• Supplies to essential extract ventilation (smoke extract, car park fume extract etc)

• BMS system

In countries or locations where the security of supply is such that regular power outages are likely to be experienced, the standby generator provision is to be sized to support the entire development on a continuously rated basis. In such locations the contractor is required to submit full details of the standby generator system proposal and supporting historical data for the local infrastructure for approval prior t o proceeding wit the detailed design.


Final circuits shall be provided from the distribution board closest to the area being served. The small power system shall be designed to incorporate 25% future spare capacity.

Final circuits shall be installed along corridors in cable trunking/conduit within the ceiling void, distributing to rooms, dropping down within the partition walls to recessed fittings within metal conduit fitted flush to walls. Supplies to equipment panels and isolators feeding fixed equipment shall be run in multi-core cables and fed from an MCB as appropriate to the rating of the equipment.

Connections to socket outlets and fuse connection units shall be by means of LSF singles enclosed in conduit. The design shall ensure socket outlets in close proximity with one another are fed from the same phase.

Socket outlets which may have PCs or similarly powered equipment shall take due consideration of BS 7671 (IEE Wiring Regulations) Regulation 607 (or equivalent local standard or regulation for earthing).

3 phase supplies shall be provided to banqueting/conference facilities


Power supplies shall be provided for external signage, automatic barriers, golf buggies, external security cameras, condenser units, compactors, signage etc. Externally routed cabling will use XLPE/SWA/PVC type cabling direct buried in soft ground and ducted under hard surfaces.

If cabling is likely to be permanently immersed in water (due to high water table conditions), a cabling type suitable to such an environment shall be provided. Draw pits shall be provided along duct routes as required to allow installation and future maintenance and replacement.

Provide single phase and 3 phase electrical supplies to maintenance workshops to suit equipment and machinery to be installed/used within these areas. Typically such equipment will include but not be limited to compressors, vehicle ramps, bench mounted equipment, welders etc.


An uninterruptible power supply shall be provided to all items of equipment requiring a no break electrical supply upon failure of the normal electrical supply. This equipment shall include, but not be limited to:

The hotel management computer equipment

Point of sale equipment

Telecommunications equipment

The BMS system.

The system shall be sized to accommodate the electrical load for the equipment supplied plus a minimum of 25% spare capacity. The battery autonomy shall be 20 minutes at full load.

The environment for the standby batteries shall be maintained at 20oC ambient, 25oC maximum room temperature.

During the interval between losing normal electrical supply and the generator standby electrical supply being established the local UPS units shall support the items of equipment listed above. Battery autonomy shall be based upon the system running at full capacity.


General lighting

Lighting shall be designed in close co-ordination with the interior design scheme. At all times the most energy efficient luminaries and lamps shall be utilised.

The lighting shall compliment the functional requirements of the space, creating a comfortable and relaxed atmosphere. Illumination shall be provided separately to artwork, sculpture etc

Lighting shall be designed to comply with relevant CIBSE Lighting Guide recommendations and CIBSE Interior Lighting Code as appropriate. The requirements of local codes of practice and statutory requirements shall be incorporated in the design.

General lighting shall be standardised throughout wherever possible to minimise the spares holding. Luminaires shall wherever possible be low energy compact or linear fluorescent lamps. It is recommended that luminaires are of the low energy High Frequency (HF) control gear type manufactured and tested to BS 4533 equivalent to EN 60598.

Lighting control shall be by means of local switching within the general areas or PIR control for areas such as WC’s, store rooms and secondary circulation areas.

The luminaire selected shall be suitable for the environment in which they are installed i.e. clean area, wipe down, intrinsically safe etc.

Programmable scene controllers shall be installed for the control of the lighting in main circulation areas, banqueting and conference facilities, restaurants and meeting rooms to provide varying lighting themes and zones to suit the room usage and mood. The scene controllers shall include circuit protection devices for all outgoing circuits, and control shall be from remote pre-set multi-scene control push button units. Scene controllers are to be provided with adequate ventilation to avoid overheating of the equipment.

Lighting controls to circulation corridors are to provide 2 stage switching of corridor lighting to allow lighting levels to be reduced by 50% at low use times of the day (e.g. between the hours of midnight and 5.00am).

Generally all lighting switches in public areas and guestrooms shall be flush mounted with surface metalclad pattern in plant areas.

Emergency Lighting

The emergency lighting installation is to provide safe levels of illumination of escape routes throughout the hotel in accordance with the minimum requirements of the local fire officer and BS5266. Partially replaced by the dual numbered standard BS EN 50172:2004. (or the local or European applicable standard). As a guide a minimum of 1 lux is required.

The system shall be rated for a minimum 3 hour duration utilising either a self-contained battery system or central battery system within the development, to comply with local code requirements.

Where possible individual battery/inverter units shall be housed within the general luminaires. Where the battery/inverters cannot be integrally housed, the unit shall be concealed within the ceiling void, adjacent to the associated luminaire.

Secret key operated switches shall be provided for testing the emergency luminaires, located adjacent to the associated distribution board.

External Lighting

Outdoor lighting shall be provided to meet the functional, amenity & aesthetic requirements of the hotel design and function. In particular lighting shall be provided to the following:

Car parking areas

Circulation routes and access roads

Golf driving ranges

External swimming pools

Taxi and coach ranks,

Loading areas and outbuildings

The outdoor lighting system shall include decorative and architectural lighting to enhance the presence of the building and compliment the landscaping. The external lighting shall provide adequate illumination to satisfy the minimum requirements of the CCTV system.

The functional external lighting shall be post mounted and located/protected within car parks to minimise damage from parking cars.

Time clock and photocell control shall be provided via the BMS with manual override facility. Light spill shall be carefully considered with respect to the aiming and positioning of all luminaries. The various lighting functions shall be independently wired and controlled.

External Signage Lighting

Switched power supplies shall be provided to illuminated signs as required. These supplies shall be switched from the main reception desk.


An analogue, addressable, automatic fire alarm and detection system shall be installed to cover the entire development. This system shall have pre-alarm or phased evacuation, if permitted under local regulations and/or by the Fire Authority. The systems shall incorporate the retail units of the development and discrete residential buildings i.e. lodges, villas, apartments.

The contractor shall select only fire alarm systems or manufacturers, which offer an open protocol system. The contractor shall refer to the list of preferred manufacturers/suppliers provided by the consultant.

The system shall be fully addressable L1 fire alarm and detection system to British Standard BS 5839 latest revision as a minimum and local requirements and regulations where appropriate. Note for reference purposes the requirements of L1 fire detection are for the preservation of life within the building under fire alarm conditions. As a result the standard requires all escape routes, areas opening onto escape routes, areas directly adjacent to escape routes and areas of hire fire risk (cleaners stores, etc) are provided with automatic detection. If any uncertainty exists then the contractor will seek further guidance on the minimum requirements of this standard of classification.

The system shall comprise the following:-

Main analogue addressable panel.

Addressable smoke and heat detectors.

Electronic sounders.

Xenon beacons in plant and high ambient noise areas.

Impaired hearing/visual alert devices in disabled rooms.

24V DC-charger and battery back-up.

Link to internal communication/pager

Refuge Intercom system

Where remote fire alarm panels are required, the panels shall be interlinked to the main development system.

Interface units shall be provided for the following:


Access control (excluding bedrooms)

MCC panels

Gas valves


Sprinkler systems (if provided)

Entertainment systems/audio systems

Smoke damper control (if provided)

Refuge Intercom system

Door closure and magnetic hold off devices

Bells, sirens etc. must be audible throughout the building (including guestrooms and guest bathrooms) to provide 65 dB generally with 75 dB at bed head locations The contractor shall use combined sounder/detector bases throughout the development to improve aesthetics and reduce wiring.

Battery back up shall be provided as an integral part of the main fire alarm panel. The batteries shall be of sufficient capacity to provide standby operation for 24 hours or alarm load for one hour.

The fire alarm is to be activated by smoke/heat detectors and/or manual call points. If a sprinkler system is installed this should also activate the alarm.

Visible alarm units are to be provided for guests with impaired hearing and pull cords shall be provided in specially equipped rooms for guests with disabilities.

The fire alarm panel is to be located in an approved position at the main entrance, with both audible and visual alarm on the panel. Specific alarm zone and functioning status of fire detection system are to be indicated. If the front desk is not manned at any time the alarm signal must be relayed to a constantly staffed point or to staff via a paging device.

Hard-wired smoke or heat detectors are required in all areas including guestrooms. Heat detectors shall be used in specific areas such as kitchens and other areas with high ambient temperatures.

Manual call points shall be installed to all areas in accordance with the code requirements.

Fire suppression shall be provided in cooker hoods, saunas and IT rooms

Electro-magnetic door retention units shall be installed to fire rated escape route doors, which will generally be required to be kept open. The retention units will de-energise in the event of an alarm being raised allowing the doors to close automatically.

A Refuge Intercom system shall be designed supplied and installed with due regard for the relevant parts of BS IEC 60532:1992 (or local applicable standard). Key elements of the system shall comprise

A central intercom panel to be provided adjacent the main fire alarm panel.

Microphone points and control equipment with two way speech to each remote intercom location from the central panel

Field cable, fire alarm interface devices, installation materials and junction boxes


Access control, intruder alarms, panic alarms, guestroom control and closed circuit surveillance television systems shall be installed throughout the hotel and exterior areas.

Access Control System

The Hotel shall be provided with a programmable smart card operated guest and staff access control system

The system shall include the following equipment: -

• Card programming unit located at main reception, and programmable SMART cards.

• 6 volt battery operated door locks with smart card readers installed to control access to the rooms

• Guest room smart card receptor/switching unit to provide master control of lighting within room and to provide room occupancy status.

• Vending machine card readers with credit limit pre-programmed on cards.

The quantity of cards shall be based upon 2 x per room, plus allow for 200 spare smart card.

Door Intercom System

A two- way speech intercom system shall be provided adjacent the staff access/goods entry doors, linked with the main reception desk. The system shall be provided with a call push button and two way speech facility.

The intercom shall incorporate an access control system electric door release, controlled by a push button unit at the reception desk.

A similar system will be provided to vehicle access barriers or gates if provided within the development.

Intruder Detection and Alarm System

All door entrances and exits through which access could be gained shall be monitored by door contacts and their status relayed to the reception.

The security system shall comprise of general internal trap protection to security sensitive areas and corridors. The system will be operated during out of hour’s periods only. Where deemed necessary 24-hour contacts shall be provided on all emergency doors not requiring normal access and egress.

The main entrance reception shall include a panic button, not sounding locally but relayed to the security desk.

The system shall:

Highlight when an unauthorised access is attempted.

Provide an interface with the Fireman’s Over-ride Panel. The entrance doors will not be directly interfaced with the Fire Alarm System but the security control shall be able to accept this manual over-ride signal and send an open instruction.

• Log at least the last 200 attempts of access / egress more for the “live” system.

• Log all occupants of the hotel who have entered using their token/smart cards.

• Employ voice communication at identified access locations (e.g. kitchen rear entrance) and remote operation of controlled doors. Visual verification using the CCTV internal system will be utilised where necessary.

• The transfer of remote operated controls from one monitoring station to another.

Provide security guard monitoring facilities consisting of fixed remotely located patrol checkpoints that will be used to monitor the activities of security guards either automatically of manually during their inspection patrol tours.

Vehicle Barrier

A entrance vehicle barrier, CCTV and vehicle registration system shall be considered on a site by site basis, appropriate to the local security risk. The barrier shall be integrated into the overall landscaping scheme.

CCTV System

A colour CCTV system shall be provided to cover the external areas of the hotel, key public entrance, staff entrance and circulation areas of the development. The system will use discreet mini dome type cameras in lobby areas, reception, entrance areas and main corridors.

The cameras will be linked to a central monitoring station where images can be viewed and information stored digitally on hard disk or DVD drives via suitable flat screen monitors.

The central station will be provided with suitable keyboard and controls to allow the system to be monitored.

The system shall be designed to mitigate (as a minimum) the following risks to persons using the building and surrounding associated areas: - Public disorder, pedestrian traffic and building and personal security. In addition, the system is required to reduce the risk of damage and unauthorized entry into the buildings.

Areas covered and purpose:‑

Designated internal areas: entrance lobbies, reception, bar counter tills and general circulation areas to bars - to allow the staff on the reception desk the ability to view and automatically record activity leading to breaches of security, theft and general safety and public order issues.

Designated external areas : façade, entrance doors, and general circulation areas around building - bars - to allow the staff on the reception desk the ability to view and automatically record activity leading to breaches of security, theft and general safety and public order issues

The system to be designed to provide either an automatic or manual response from a central location via viewed / continuously recorded video images.

For automatic mode the system shall take continuous recordings for review by staff once an incident has taken place, reported or data subject enquiry. The recording period shall be 31 days at the full resolution specified for all cameras.

The maximum response time from each part of the system transmitting information will be 1 second.

Signage shall be provided and procedures in place to cover the Data Protection Act (CCTV) Users Guide (or equivalent local or European standard)

Dynamic privacy control units shall be provided to all cameras that allow viewing of private property or articles covered under Article 1 of Protocol 1 of the Human Rights Act 1998(or equivalent local or European standard). These areas shall be programmed into the system to prevent the unauthorised viewing of sensitive areas. Where this is not electronically possible, the camera devices will be mechanically set up during commissioning to prevent viewing of sensitive areas.

Modification of these settings shall only be permitted with the use of a password entered via the matrix keyboard. Fixed cameras shall be adjusted to avoid privacy areas.

The system shall be installed, tested and commissioned and maintained to NACP 20, all PSDB guideline documents and BS EN 50132/3(or equivalent local or European standard). The installation will need to be installed by a certificated NSI Gold installer and maintained by the same.

All system images shall be capable of being continuously recorded both day and night in live and playback system modes on the DVD recorder system.

All camera's and lenses selected shall operate in all lighting conditions maintaining full cover of the required areas during both day and night time conditions. High resolution (Not less than 470 TVL), High Sensitivity (no less than 0.1 lux monochrome, 2 lux colour), vandal resistant cameras shall be used in all internal areas. And Fixed high sensitivity (no less than 0.01 lux monochrome, 0.3 lux colour), Not less than 470TVL cameras with IP65 housings in all external areas.


The requirements for the voice/data/entertainment systems equipment is described in the voice/data systems equipment section of the brand standard manual.

All systems shall require a clean earth system comprising an independent earth cable network connected directly to the main earth bar in the main LV Switchroom. This switchroom earth bar shall be the only point at which the clean earth system and the general earth system are connected together.

At each of the power points required for computer equipment the earth pin shall be connected to the clean earth system and isolated from the general earthing system.

A complete structured cable wire way system shall be provided. This shall comprise conduits and/or cable trunking/wire basket. At each terminal/work station position the conduit shall terminate in a flush mounted accessory box.

The routing of the wire way system shall be agreed to avoid all points of electrical and magnetic interference.

Public Address Cabling

A public address/audio system shall be provided to the hotel covering public areas such as the restaurant, lobby, bar, lift etc. The system shall comprise amplifiers, equipment racks, microphones and audio distribution equipment.

A separate system shall be provided in the function, conference and banqueting spaces, hard wired back to an AV cupboard adjacent the stage area. The system shall allow independent use of each sub division.



Lifts shall conform to Part M of the building regulations (in the UK) or to local or European standard and requirements for disabled access within Hotel and public buildings.

All floors shall be serviced including plant levels.

A minimum of two guest lifts are required for hotels up to 150 guest rooms, and one additional lift for each further 150 rooms in excess of this. The lifts shall be located to minimise travel by guests whilst ensuring adequate supervision from the reception desk. A minimum of two service lifts shall be provided serving all levels of the hotel for housekeeping and room service.

A fireman’s lift shall be assessed on a site by site basis.

Minimum clear door opening 900mm/1200mm.

A guest lift speed of 1m/s minimum is required for all buildings under 7 storeys and a travel speed of 1.5m/s minimum is required for all buildings 8-15 storeys height.

Each lift will include an emergency alarm device providing both an audible and visual response. Each lift shall include a telephone with link to reception/monitoring station. Lift car controls shall take account of the Disabled and emergency hands free telephones shall be accessible to the blind, partially sighted, deaf and wheel chair users. The telephone shall be linked to the lift car audio inductive loop and auto-dial unit.

The guest lift will have minimum internal dimensions of 2200mm (w) x 2000mm (d), with a head height of 2700mm.

Disabled WC Alarm

A disabled alarm system shall be provided in the disabled WC's. The system shall comprise pull cords located adjacent to the WC, reset buttons adjacent to the WC door and over door indicators above the WC doors. The system shall be wired to a remote alarm panel located at the main reception desk.

The system will also be linked to the main BMS facility and will clearly indicate the origin of an alarm condition.

Pool Alarm System

A pool alarm system shall be provided for each swimming pool.

Audio Frequency Induction Loop Systems

A hearing impaired induction loop systems shall be provided to the main reception areas, meeting rooms and multi-purpose rooms.

Audio frequency induction loop systems shall comply with BS 7594:1993 and the DDA regulations(or equivalent local or European standard). Each system shall come complete with a power supply, amplifier, microphone and induction loop.

The system shall comprise desk mounted hearing impaired loop systems complete with desk and /or ceiling mounted microphones. Where desk mounted systems are not possible, induction loops shall either be taped to the floor (below the final floor finish) or installed above the suspended ceiling. Hearing impaired induction loop systems shall be coordinated with all other M&E systems and plant during design & construction to prevent interference.

A separate system shall be provided at the main reception, which will allow the receptionist to hold a conversation with a person hard of hearing via an induction loop system without being broadcast to other users of assisted hearing devices. This shall include a desk mounted microphone located sufficiently distant from the ceiling mounted microphone described above to ensure there is no unwanted pick-up. The induction loop shall be confined to the immediate area. All equipment and associated cabling shall be concealed from view.

Each system shall be provided with a standby power system sufficient to support it for up to one hour.


Lightning Protection

A lightning protection system shall be provided complying with the requirements of BS6651 and with national/ local regulations where these regulations exceed the requirements of BS 6651.

The system shall comprise air terminations, down conductors and an earth electrode network.

Where standards permit, the steel frame or reinforcement of the building may be used as the down conductor system.

The lightning protection system shall be connected to the main earth bar of the earthing and bonding system of the building. Where standards permit, this link should incorporate an isolating link at the earth bar, for test purposes.

On completion, the system shall be tested in accordance with the requirements of BS.6651, with the ground resistance not exceeding 10ohms. If the maximum ground resistance is not achieved, additional ground electrodes shall be installed until the required resistance level is reached.

Protection of sensitive electronic equipment will be provided by surge protectors to all incoming external cables. This will be in the form of surge protection devices integral to sub-mains distribution boards, at communications cabinets and CCTV multiplexes.


Provision shall be made for electrical systems protective supplementary and main equipotential bonding system to comply with BS 7671 and BS 7430 Code of practice for earthing and be in full compliance with National and International Standards and Codes of Practice.

A main earth bar shall be located adjacent to each main switchboard and at the supply authority equipment. The main earth connection shall be connected to the bar via a removable link. All connections to the bar shall be made using LSF insulated sheathed cable, coloured green and yellow, or PVC insulated copper tape.

Bonding and protective conductors shall be sized in accordance with the requirements of BS 7671 and local regulations prevailing where these regulations exceed the requirements of BS 7671. Main bonding shall be provided to all incoming piped services, ductwork, building structure etc.

A “clean” earth bar shall be provided in each telecommunications room, connected directly to the building main earth system.

A separate earth electrode system, independent of the normal supply earth system, shall be installed wherever the incoming supply is not derived from the hotel’s transformers i.e., where a generator is installed.

The IT equipment distribution board shall be provided with a clean earth.




The complete design, installation and commissioning procedure, including sterilisation, of all water services shall be in full compliance with the relevant aspects of British and International Standards, current Codes of Practice and byelaws issued by the Local Water Company, Local, National and International Pollution Stipulations, Institute of Plumbing Design Guide, Water Supply (Water fittings) Regulations 1999, Building Regulations and the CIBSE Guide including the following:

• BS EN 806 Specification for installations inside buildings conveying water for human consumption.

• BS 5306 Fire Extinguishing Installations and Equipment on Premises.

• CIBSE TM13 Minimising the Risk of Legionnaires Disease.

Where local regulations differ the higher standard shall prevail.

The whole installation shall satisfy the Local Water Inspector's requirements. Confirmation that the Inspector is satisfied with the installation shall be included within the Commissioning documentation.

The hot and cold water systems shall comprise the following:

• Central hot water generation.

• Potable cold water storage tanks (where required).

• Cold water booster pumps.

• Incoming Mains Cold water and meter.

Hot and Tank Cold water distribution including pressure reducing valves and flow restrictors.

• Blending valves on all wash hand basins in public areas and Disabled WCs., thermostatic shower mixer valves and heads.

• Water Softener and/or conditioning if appropriate.

• Automatic Controls.

• Chlorination, testing and commissioning.

All domestic cold water supplies will be potable quality.

Design Parameters

Pipework sizing design shall be based on national/international standards with a limiting maximum velocity of 1m/s and maximum pressure drop of 250 Pa/m.

Cold Water

The incoming supply shall comprise an un-metered fire fighting supply to serve fire hydrants (where required by the local Fire Officer) and a metered branch to serve potable, domestic and non-domestic facilities. The meter shall be provided with a by-pass to allow maintenance. The meter bypass valve shall incorporate a locking device for the closed position only. The maintenance isolating valve for the fire fighting supply shall incorporate a locking device for the open position only. The incoming supply to the new building shall incorporate isolation, test and backflow prevention facilities. Due to the relatively low guaranteed mains water pressures, storage at low level with boosted supplies or a combination of minimal low level storage boosted to high level main storage tanks may be appropriate.

External non-freeze type outlets shall be provided for irrigation and wash down facilities.

A water quality analysis shall be completed and water softening equipment shall be provided as appropriate to protect hot and cold water systems. A report detailing the water quality shall be provided which shall include a Langelier saturation index calculation to support the inclusion or exclusion of water softening equipment.

Sub-metered water connections shall serve the Health Club, Kitchen, Laundry and any franchises each with a BMS link for consumption monitoring.

Cold Water Storage

Generally the cold water for all sanitary and domestic purposes shall be derived from a storage facility positioned at high level and distributed throughout the building under gravity, or via a multiple pumped booster set to achieve the necessary pressure.

All items of sanitary equipment shall be provided with appropriate water supplies.

All sinks and drinking points shall be served directly from the mains water supply. All other appliances shall be supplied from the water storage tanks.

Water storage shall be provided in pre-insulated sectional GRP potable water storage tanks for drinking and sanitary supplies for the building.

A minimum of 24 hours cold water storage will be required in either a minimum of 2no. tanks or an equally divided single tank with isolating valves to allow independent maintenance and cleaning of each compartment.

A separate non-domestic tank cold water supply (boosted if necessary) shall be required to serve any Category 5 appliances such as dishwashers and laundry equipment which do not incorporate suitable backflow prevention arrangements.


An automatic irrigation system shall be installed including soil moisture sensors, linked to the hotel BMS system.

Sanitary ware

Sanitary ware will be provided in accordance with the Architect’s schedules.

All items of sanitary ware will be provided with individual isolation valves.

Overflows from WC cisterns will discharge in strict accordance with local water bylaws.

Mains electrically operated automatic water shut-off devices complete with local PIR detection will be provided to operate urinal cisterns.

Energy saving measures such as the use of spray taps with infra red sensors and low flush toilets shall be adopted wherever possible.

Hot Water

Hot water will be generated centrally with a minimum of 2no. water heaters/cylinders each rated at 50% capacity. Generally minimum storage direct fired or high output calorifiers are preferred however the use of a combination of plate heat exchangers and storage to achieve the same results will also be considered.

HWS storage temperature to be 65° C (system must be capable of 75° C for Pasteurisation).

Minimum pressure at any outlet, down stream of any blending valve or mixer outlet, to be 2 bar (dynamic pressure). Maximum pressure to suit outlet requirements.

HWS return temperature to be no less than 55° C at any point on the circulation system.

Hot and Cold Water Pipework

The hot water supply shall be a balanced pressure system fed from the boosted cold water. This shall ensure adequate and equal flow rates at all fittings and provide the optimum operation for bath and shower mixers.

The hot water supply shall be pump circulated to prevent stagnation and ensure rapid supply of hot water on demand at all outlets. The circulation of water at the storage temperature, together with pasteurisation of the hot water cylinder contents is designed to mitigate any risk of the growth of Legionella in the system. The maximum permitted draw-off time for basins shall not exceed 5 seconds and the hot water circulation shall be extended as necessary to achieve this requirement.

Adjustable thermostatically controlled blending valves shall be provided on taps to wash hand basins, particularly in the kitchen where the taps will be elbow operated, to prevent any risk from scalding. Shower and bath mixers will be balanced pressure types with thermostatic controls and a drain on the shower and bath hose to prevent stagnation.

Pressure reducing valves and restrictors shall be installed on all hot and cold water systems as necessary to ensure that appropriate flow rates and pressures are obtained throughout the building.

Hot and Cold Water pipework shall generally utilise copper tube and lead free solder fittings or crimped fittings. Stainless steel pipework may also be considered where the water quality is aggressive. Underground pipework shall be installed in MDPE pipework and fittings.

All water distribution pipework shall include sufficient stop cocks for isolating groups of fittings and adequate drain cocks shall be fitted downstream of isolation points. Each fitting and outlet shall have an individual service valve for isolation purposes. In the case of Hot Water return pipework a double regulating valve may double up as the method of isolation.

All pipework, valves, components, jointing methods and plant items shall be suitable for use in a potable standard drinking water system.

All pipework shall be thoroughly flushed out and then chlorinated.

All concealed hot and cold water service pipework shall be insulated and vapour sealed according to the HVCA Standards. Insulation in plantrooms, service ducts and risers shall be protected with metal cladding up to a height of 2m above floor level. All valves shall be insulated with purpose made mattresses with Velcro ® fastenings.


The Contractor shall appoint a specialist sub contractor for the design, installation and commissioning of swimming pools. All associated equipment shall be suitable for use in chlorine contaminated area and shall be corrosion resistant.

The Contractor shall ensure that the swimming pool design and water treatment systems comply with all relevant national and international standards. The pool specialist shall submit details of proposals to the consultant for approval.


All interconnecting pipework shall be installed in ABS and/or UPVC materials with connection at the pools and filtration equipment complying with BS 3505/3506. All pipework, valves, components and plant items shall be suitable for use in a potable standard drinking water system.

The water systems installation shall fully comply with national and international standards and the requirements of the local water supply authority.


Backwash drainage pipework to be installed from filters to a gully in the plantroom. A drainage outlet shall be provided in the floor of the Pool Filtration Plantroom to accept the backwash. The Contractor shall provide any necessary bund or splash guards necessary to prevent backwash water entering the plantroom.

Pool Water Heating

A full flow heat exchanger shall be sized to provide a 0.5oC pool water temperature rise per hour. An immersion thermostat to control pool water temperature with adjustable set point mounted in Pool outlet pipework.

Indoor pool water design temperature 32oC. Adjustable from 26oC to 32oC.

Hydro-Pool water to be heated independently from main pool to a temperature of 40oC.

Automatic Water Make-Up

The Contractor shall install automatic water make-up systems for each pool/Hydro-pool.

A separate rapid warm water top up system shall be taken from the indoor pool system down stream of the main filters. This is required for the spa pool to reduce heat up time when spa water needs to be replenished.

An auto fill system to prepare the balance tank for filter back washing to ensure that the pool water level does not drop shall be installed.

Pool Lighting

The contractor shall install feature sidewall lighting in the pool tank.

Pool Cover

The contractor shall provide proposals for motorised retractable pool cover(s) stored at the base of each pool.


Steamrooms shall be of a modular construction with automatic electric steam generators to provide 6, 9 or 12kW and the ability to run to a constant demand.

An integral water softener shall be installed if required due to the local water condition.

Steamrooms shall have a mechanical ventilation system connected to the Pool Hall extract system with a flow rate in accordance with the manufacturer’s recommendations.

The steamroom shall be provided with a eucalyptus milk injection system located adjacent to the Steam Generator.

Commission Test and Handover

The Contractor shall commission all equipment, chemically balance pool water, provide operational drawings and manuals and demonstrate operation and maintenance of equipment to the consultant.



Fire fighting installations shall comply with BS 5306 and the requirements of national/international standards and the local fire officer. A fire strategy for the Hotel shall be developed considering the following particular systems:

Foam Systems

Foam systems shall be provided where there are oil risks at or below ground level such as oil fired boiler rooms, transformers, oil storage tanks etc.

Sprinkler Systems

Sprinkler systems may be necessary depending on the requirements of the local fire officer, the consultant insurers, the local water authority and the local authority.

Fire Hose Reels

The contractor shall liase with the local fire officer to determine the provision of hose reels for first aid fire fighting. Where required hose reels shall be positioned adjacent to escape routes and be sited no more than 20m apart.

External Fire Hydrants

Fire hydrants shall be installed on a dedicated underground ring main sited no closer than 6m to the building, no more than 70m from any entrance to the building and no more than 150m apart. Underground hydrants shall be housed in a brickwork chamber with cast iron surface box frame and cover. The positions of hydrants shall be identified by use of permanent fixed marker plates.

Rising Mains

Rising mains shall be installed in buildings where any floor is higher than 18m above ground level. Up to 60m above ground level wet or dry rising mains shall be installed. Where there are floors above 60m wet rising mains shall be installed and sized to ensure adequate water supplies at the upper levels.

Rising Mains shall be installed in fire-fighting stair cores to serve landing valves at each level above ground level and excluding the basement level. A riser box incorporating a double inlet breaching piece shall be installed externally at the ground floor level of each riser.

All riser pipework shall be installed in medium grade galvanised finish steel tube and screwed fittings. Each landing valve shall be housed in an outlet box.

Air release valves shall be installed at the highest point on each riser main. Test valves shall be installed adjacent to each landing valve on wet rising mains.

Water Supplies for Fire Fighting Purposes

Town’s water supplies will normally be used for fire fighting purposes. An underground ring main is preferred served by more than on supply from different sources if possible.

The contractor shall be responsible for establishing the adequacy of any water supplies for fire fighting purposes. Generally a water supply of 25 l/s will be required. Where there is insufficient water pressure or capacity within the town’s mains for suction tanks shall be installed. If the building height exceeds 120m additional storage shall be provided.

Automatic pumps shall serve each rising main. Two pumps, each capable of the full duty, shall be provided each powered from different sources (electricity/ diesel etc.)


The installation shall comply with all relevant British and International Standards, the Gas Regulations, CORGI Regulations and the Building Regulations, as applicable, together with the requirements of other Statutory and Advisory bodies and the following:

• BS EN 1775 and with manufacturer’s recommendations.

IGE/UP/10 - Installation of Gas Appliances in Industrial and Commercial Premises.

IGE/UP/1 - Soundness Testing and Purging of Industrial and Commercial Gas Installations.

IGE/UP/1A - Soundness Testing and Purging of Small Low Pressure Industrial and Commercial Gas Installations.

Commission gas fired plant on industrial and commercial premises in accordance with IGE/UP/4.

• Commissioning and Pressure testing in accordance with BS EN 12327.

The gas installation shall also comply with the relevant national statutory standards.

The peak load and annual gas consumption shall be calculated and an application made for a new incoming metered gas supply with the appropriate authority/gas shipper. The gas meter shall include provision for remote BMS monitoring of the gas consumption. The supply shall be established by arrangement with an authorised gas shipper to be appointed by the consultant.

The gas installation shall be designed to ensure that the pressure drop does not exceed 1mbar with all plant running on high fire.

The works shall include:

• valved connection to the external gas main

• incoming gas pipework

• installation of the gas meter

• gas distribution pipework

• final connections to all end users, plant and appliances

• associated minor builders work

• the testing and setting to work of all gas and related systems

The system shall also provide all necessary means for proper maintenance and inspection including local isolation at individual end users, plant and appliances.

Sub-metered gas connections shall serve the gas boilers, Health Club, Kitchen, Laundry and any franchises each with a BMS link for consumption monitoring.

Manual and automatic fire alarm operated gas isolation devices shall be installed on each gas pipework entry to the building. The automatic safety solenoid shut-off valves shall be interfaced with the fire alarm system. In the event of power failure or routine fire alarm testing the power supply to the solenoid shall be maintained by means of a local automatic trickle charger and battery unit.

Manual isolation shall be provided on the kitchen gas supply with automatic shut-off in the event of supply and extract ventilation failure. BS6173 compliant gas proving systems shall also be installed to prevent the gas supply being restored after failure until all manual isolating valves are closed.

Gas safety shut-off valves will be installed in the branch pipework to each kitchen linked to a local manual emergency push-button switch - position to be agreed with the kitchen specialist - and laundry.

A gas detection system shall be provided for all boilers/water heaters linked to a drop weight shut off valve. The valve shall also close in the event of an emergency stop push button being operated or the failure of a fusible link. Fusible links shall be positioned over each gas appliance.  In the event of the gas system being shut down by any of the above inputs, the valve(s) shall require manual resetting or high level BMS access to enable remote resetting.

All Gas pipework above ground shall be installed utilising mild steel tube and fittings. Underground pipework shall be installed in MDPE pipework and fittings.


Heating Ventilating and Air Conditioning shall be provided for the hotel to achieve the environmental criteria detailed in Appendix B Environmental Criteria.

Front of House/Public Areas



Heating and Cooling from central air handling plant.


Heating and Cooling from central air handling plant.


Heating and Cooling from central air handling plant.

Meeting and Conference rooms

Tempered air from central air handling plant. Room temperature control by local fan coil units


Heating and Cooling from central air handling plant.

Public Toilets

Heating and Cooling from central air handling plant.

Health Club

Fitness/recreation areas

Heating and humidification, cooling and dehumidification from central air handling plant.

Indoor Swimming Pool

Heating and Cooling from central air handling plant.

Changing areas

Heating and Cooling from central air handling plant.

Private Guest Areas


Tempered air from central air handling plant. Room temperature control by local fan coil units. Thermostatically controlled towel rails in bathrooms


Heating and Cooling from central air handling plant.

Back of house Areas


Heating from central air handling plant. Spot cooling by local fan coil units.


Heating from central air handling plant. Spot cooling by local fan coil units.

Staff Dining

Heating and Cooling from central air handling plant.

Staff Kitchen

Heating from central air handling plant. Spot cooling by local fan coil units.


Heating from central air handling plant. Fan coil units shall be provided to offices that may be visited by the guests/public.


Heating from local heat emitters.

Equipment/Hub Rooms

Cooling only from local fan coil units.


No heating or cooling, except frost protection

Lift Motor Rooms

No heating or cooling, except frost protection

Low Temperature Hot Water (LTHW) Heating Systems

Generally a central LTHW (low temperature hot water) boiler plant shall be provided, preferably at ground level and within an accessible and naturally ventilated plantroom however connection to a local district heating scheme where such facilities are available and reliable should be considered.

The central boiler plant shall typically comprise: -

Modular automatic high efficiency low NOx gas or 35 second fuel oil fired boilers, the number of modules being optimised to ensure peak operating efficiency at low loads and with sufficient redundancy to allow for failure or maintenance of one module. The boilers will be sequence controlled to optimise energy efficiency and duty rotation.

Fully Modulating or high/low automatic gas fired or 35 second fuel oil burners supplied as part of the boiler package. Provide an acoustic shroud for each boiler on pressure jet burner installations.

Boiler flues from heating appliances to rise vertically to above roof level and discharge at a height commensurate with the Clean Air Act.

• Chemical dosing/water treatment set

Proprietary automatic controls including safety and fuel interlocks, and BMS interface for on/off control and monitoring with general alarm.

The boilers shall be sized to match the building heat loss, including all ventilation losses, on an intermittent heating basis. Condensing boilers shall be preferred on gas-fired installations.

The boilers shall provide low temperature hot water, at flow and return temperatures of 80/70sC or 80/60sC where condensing boilers are used in order to optimise economy through the continual condensing operation.

Ensure that ventilation to boiler room complies with national and international standards and Local Authority requirements.

Gas boilers shall comply with:

Safety and performance of gas fired hot water boilers in accordance with BS EN 656:2000 and BS 6644.

Electrical safety and performance of gas fired space-heating appliances in accordance with BS 5986.

• Automatic electrical burner control systems to BS EN 60730 2 5.

Each boiler shall be provided with a safety valve in accordance with BS EN ISO 4126-1:2004.

System static pressure shall be maintained by either a packaged automatic pressurisation set or high-level feed and expansion tank.

Secondary heating circuits shall be provided as follows:

Constant temperature to serve air handling plant heater batteries, door curtains

Constant temperature to serve primary heating of domestic hot water except where direct fired water heaters are used.

Variable Temperature (weather compensated) to serve the radiators and underfloor heating.

Each heating circuit shall be provided with run and standby circulating pumps.

The VT heating circuit shall serve the radiators throughout the building. All radiators in public and guest areas will be either low surface temperature (LST) types or normal temperature radiators concealed in purpose made housings. In either case the maximum touch temperature shall not exceed 41sC for safety reasons. Elsewhere normal temperature radiators may be used.

LTHW heating circuits shall be designed to permit maintenance to be carried out in logically zoned areas without recourse to isolating entire floors or wings of the building. Similarly commissioning valve sets shall be located to permit balancing of flow rates to be simply achieved.

All radiators shall be provided with individual thermostatic control with drain down facilities.

Towel rails (either electrically or hot water heated) shall be provided in all guest en-suite bathrooms.

All heating pipework shall be installed using BS 1387 mild steel tube and screwed fittings up to including 50mm, welded fittings 65mm and above.

All heating pipework shall be hidden from view and be thermally insulated. Insulation in plantrooms, service ducts and risers shall be protected with metal cladding up to a height of 2m above floor level. All valves shall be insulated with purpose made mattresses with Velcro ® fastenings.

Pipework sizing shall be based on a limiting maximum velocity of 1 m/s and maximum pressure drop of 250 Pa/m.

No heating circuit shall be loaded to more than 75% capacity in order to allow for future expansion.

Cooling Systems

Cooling shall be provided either by means of chilled water or refrigerant based system or a combination of the two. Generally cooling coils in air handling units will be served by from a central chilled water system whilst individual rooms will be provided with either chilled water or refrigerant based fan coil units. The contractor shall explore all options to provide the most cost effective solution in terms of capital cost, running costs, life expectancy and maintenance.

Where the hotel includes several areas that require comfort cooling and/or air conditioning to maintain internal design conditions, consideration should be given to the installation of a centralised cooling plant.

Cooling coils in the main air handling units shall be utilised to temper the supply air temperature. Room mounted fan coil units shall provide individual room temperature control where a central air handling unit serves more than a single zone or where temperature control of individual spaces cannot be achieved from the air handling unit.

Refrigerant based coils shall provide a minimum of 6 stages of cooling with hot gas by pass to further refine temperature control.

All cooling coils shall be provided with isolation and drain facilities to facilitate annual sterilisation of the coils to prevent the growth of Legionella.

All plant and equipment selected must operate on refrigerant gas R410A. Alternatives may only be used if authorised in writing by the consultant.

No VRF or chilled water circuit shall be loaded to more than 75% capacity in order to allow for future expansion.


A minimum of 2no. packaged dual circuit air cooled Chillers shall be provided to meet the building cooling load each rated at 50% of the maximum cooling load. The use of cooling towers will only permitted if agreed in advance with the consultant.

The chillers shall be factory assembled and tested and shall be residentially quiet machines.

The chillers shall each be provided complete with a BMS compatible proprietary microprocessor control system. The control system shall control the normal operation of the plant and shall incorporate the compressor safety functions of high pressure, low pressure, high temperature and oil differential pressure cut-outs.

Fan Coil Units

Fan coil units may either be refrigerant based or 4-pipe chilled water/heating units however it should be noted that 4 pipe Chilled Water + LTHW Heating Fan Coils with air side controls is the only option that will meet the strict noise criteria requirement in the Guest Bedrooms and Meeting Rooms without additional attenuation.

Each fan coil unit shall be interfaced in such a way that the unit can be isolated if any windows or external doors are opened.

Fan Coil units in bedrooms shall be interfaced with the front desk to ensure that the units are enabled and control defaults to the pre-set ‘occupied’ condition once the respective room pass key has been issued.

Each individual, group or zone of fan coils shall be controlled by local room mounted controllers. The room controllers shall be easily understood and shall have a digital display indicating temperature set point, fan speed selected, operation mode and fault code indicator and shall be interfaced with a remote centralised controller(s) located behind the main reception desk. The centralised controller(s) shall incorporate a scheduled timer and facilities for temperature set point selection, on-off control, inspection/test switch for commissioning and fault diagnosis purposes. An interface shall be provided to enable access to the individual fan coil units from the BMS front end to facilitate overriding the respective room controller(s) to enable conditions to be set centrally when the room is unoccupied. The interface unit will also relay alarm and fault conditions to the BMS.

A microswitch shall be fitted to all windows and external doors in air conditioned spaces interfaced to isolate the respective fan coil unit(s) when open. This facility shall be linked in such a way that the fan coil unit(s) shall revert to normal control when the door or window is closed.

Refrigerant Based Systems

Two or three pipe inverter drive Heat Recovery Variable Refrigerant Flow (VRF) circuits shall provide simultaneous heating and cooling of the individual spaces on the same circuit. Each VRF system shall be sized on a zone by zone basis in accordance with the manufacturer’s recommendations and shall be connected to a central heat pump. The heat pumps shall utilise a ‘green’ refrigerant and be capable of operating in reverse cycle to provide heating or cooling to the spaces, and direct heat recovery between units on the circuit.

External air cooled condensers shall be located centrally, and selected to provide adequate capacity for all rooms served.

All refrigerant pipework sizing, layout, fittings, etc shall be in strict accordance with the manufacturer’s design and installation requirements. All pipework shall be installed using refrigerant quality soft/medium drawn copper tubing complete with the appropriate pipework headers and joints. The pipework shall be installed by approved refrigeration engineers in accordance with the manufacturer’s design and installation instructions and BS EN 378. All pipework shall be insulated. All insulation joints shall be properly sealed to prevent any condensation. Pipework shall be supported throughout on galvanised trays.

All refrigerant shall have an ozone depletion potential (ODP) of zero and a global warming potential (GWP) of less than 5.

An automatic refrigerant leakage detection system in accordance with the requirements of BS EN378:2000 shall be installed in all rooms/areas where the room size or ventilation rates dictate that the maximum permissible concentration would be exceeded in the event of a catastrophic failure.

All refrigeration plant shall be fitted with a refrigerant recovery system. The system shall include automatic refrigerant pump down to the cooling coil or to a separate storage tank fitted with isolation valves.

Chilled Water Systems

In chilled water applications the chillers shall be sized to deliver chilled water at flow and return temperatures of 7sC and 14sC respectively via a pumped primary circuit. Secondary circuits shall serve any chilled water fan coil units, door curtains and the air handling plant cooling coils respectively.

The water content of the chilled water system shall be calculated to limit the chiller starts to a maximum of 6no. per hour. An appropriately sized buffer vessel shall be incorporated where applicable.

System static pressure in the chilled water system shall be maintained by a packaged pressurisation unit. The actual system water content and the capacity of the pressure vessel and break tank shall be calculated to achieve and accept the total system contraction/expansion volume of water.

Chilled water circuits shall be designed to permit maintenance to be carried out in logically zoned areas without recourse to isolating entire floors or wings of the building. Similarly commissioning valve sets shall be located to permit balancing of flow rates to be simply achieved.

Each chilled water circuit shall be provided with run and standby circulating pumps.

All chilled water pipework shall be installed using copper tube and fittings.

All chilled water pipework shall be hidden from view.

All chilled pipework shall be thermally insulated and vapour sealed. Insulation in plantrooms, service ducts and risers shall be protected with metal cladding. All valves shall be insulated with purpose made mattresses with Velcro ® fastenings.

Valves shall be provided for isolation, balancing, commissioning and backflow prevention. Adequate means of isolation of all components, venting and draining of the entire system shall be provided.

Pipework sizing shall be based on CIBSE methods with a limiting maximum velocity of 1 m/s and maximum pressure drop of 250 Pa/m.

All external chilled water pipework shall be trace heated using a self regulating trace heating tape, or adequately protected from freezing as necessary.

Mechanical Supply and Extract Ventilation Systems


Mechanical supply and extract ventilation shall be provided to promote air movement within the various spaces within the building, to provide fresh air for the dilution of odours and for occupancy and to remove vitiated air.

In principle individual supply air handling units shall be provided to serve each area. The use of a single air handling to serve more than one zone or area may only be considered if the spaces have a similar occupancy profile and the various design conditions within each space can be individually maintained.

Extract ventilation shall be provided on a similar basis to the supply systems. Separate clean and dirty extract systems shall be required. Clean extract systems shall run on a timed basis in conjunction with the associated supply system. Dirty extract systems shall run continuously.

Clean and Dirty Extract ventilation systems shall be provided with packaged twin fan units with integral automatic controls interfaced with the BMS.

Local extract ventilation shall be provided to plant rooms, lift motor rooms, etc., where adequate natural ventilation cannot be provided.

Ductwork design shall ensure that airborne noise and cross-talk is eliminated and that effective system balancing can be achieved to all grilles and diffusers.

Grilles and diffusers shall be carefully sized and positioned so as not to cause cold draughts at occupants and achieve air distribution to cover all areas.

Underground car parks shall be mechanically ventilated unless natural means can be adopted.

Fire/Smoke extract ventilation may be required in accordance with the Fire Engineering Consultant’s recommendations.

Special consideration shall be given to the elimination of noise transmission through the structure and inertia bases shall be utilised where necessary.

Design Parameters

The installations shall comply with the relevant aspects of British and International Standards, the Building Regulations and the requirements of other statutory and advisory bodies.

Measures to obviate cross talk and to maintain privacy shall be incorporated into the ductwork design with attenuators or lined ductwork installed where necessary.

Air Handling Units

All air handling units shall be double skin units comprising individual component sections of matching cross section. Consideration shall be given to access requirements for maintenance and replacement of component. Component face velocities shall not exceed 2.5m/s. Filters shall be selected to achieve maximum economic life and shall be suitable for saturated conditions where exposed to untreated fresh air. Facilities for the routine cleaning of cooling coils will be incorporated.

The designer shall consider the use of energy efficient components such as frequency inverters etc. where appropriate.

Mixing boxes may be used for heat recovery purposes in recirculating air systems, the mixing dampers being controlled to maximise use of free cooling when ambient conditions permit. The minimum fresh air setting on the dampers shall be controlled by use of air quality (CO2) sensor in the occupied space to enable an enhancement of the system free cooling. Other methods of heat recovery (such as flat plate recuperators, run around coils, thermal wheels) may be considered but only where the pay back period can be demonstrated as being less than 5 years.

Ventilation shall generally be designed with airflows from clean to dirty areas.

Plant and equipment shall be selected with due regard to the noise levels generated, and attenuators will be fitted where necessary on air handling equipment.

Mechanical plant and exhaust air discharges shall be designed and specified to achieve noise levels 5 dB below the established ambient sound level at the nearest neighbouring window.


Ductwork shall generally be manufactured from galvanised sheet metal sheet. Aspect ratios for rectangular ductwork shall not exceed 4 to 1.

Kitchen extract ductwork shall be certified to a minimum of one hour fire rating.

Ductwork passing over protected escape routes shall be fire rated.

Motorised combination smoke and fire dampers shall be required where ductwork passes through compartment and sub-compartment walls. All dampers shall be stainless steel curtain types with the damper out of the air stream. Fire dampers shall not be installed on kitchen extract ductwork systems. Smoke/fire damper control shall be addressable and interfaced with the fire alarm system. A control panel providing smoke/fire damper ‘front-end’ status, control and fault indication of each individual damper shall be installed in a position to be determined by the local fire officer. The contractor shall liase with the local fire officer to determine the required extent of damper control by the fire brigade.

Multi-leaf aerofoil or iris type volume control dampers shall be installed for regulation and balancing purposes. Consideration shall be given to the siting of all dampers to avoid noise regeneration. VCD’s shall be fitted to all branches for balancing purposes. The dampers on grilles and diffusers shall only be used for final trimming.

All ductwork within plantrooms shall be insulated and clad in sheet aluminium. Supply and extract (where heat recovery is applied) distribution ductwork outside of plantrooms shall be insulated and clad in reinforced foil faced finish. Extract ductwork not subject to heat recovery need not be insulated for thermal purposes but this does not preclude any requirements related to acoustic aspects.

All supply and extract ductwork shall be cleaned prior to handover. Certificates will be required.


Control Requirements

All systems shall be provided with DDC control systems to allow for automatic time and temperature control of the individual systems.

The control systems shall incorporate all necessary safety functions, time delays etc to enable the safe and efficient operation of the systems, and the Building’s energy targets as detailed previously to be achieved.

All systems shall be suitable for the future installation of a central BMS installation.

Optimisation start and stop controls shall be provided on heating and cooling systems. Heating controls shall be zoned. Controls shall allow operating periods to be programmed in line with the buildings various uses.

The contractor shall note that where control equipment is to be located in guest bedrooms or facilities for use by the public/guests that any controls equipment is to be simple and intuitive to operate. The contractor shall submit physical samples of such equipment to the consultant prior to installation for approval.

Design Parameters

A Building Management System shall be provided using Direct Digital Controllers. The system shall provide all the control functions for the operation of the all plant including time scheduling, temperature control and frost protection, alarm reporting and energy monitoring.

The central station shall include the computer, VDU, keyboard and printer to log faults. A repeater panel shall be provided at reception. Each of the plantrooms shall have Motor Control Centres with standalone outstations to control the plant local to the MCC.

The BMS controls installation shall comprise the following:

Intelligent outstations

Motor Control Panels

Associated sensors, actuators, control valves and other system mounted


Colour graphics and user pages

Colour SVGD screen, 102 keyboard and processor with CD drive and associated software.

A modem shall be installed to enable the system to operate via an external dedicated telephone line.

The Building Management System shall provide the following functions:

On/off control of heating systems with low temperature override

Sequencing of the boilers by lead selection

On/off control of chilled water systems

Sequencing of the chillers by lead selection

Compensating Control of the variable temperature heating circuit

On/off control of circulating pumps.

Control of the constant temperature heating circuits.

On/off/auto-changeover of run and standby circulating pumps on trip and hours run basis

On/off control of heating pressurisation unit

On/off control of the domestic hot water system with high limit protection

On/off control of supply and extract ventilation fans

Frost protection

Monitoring of the following:

External air temperature

Flow water temperature

Main boiler flow

Constant temperature heating flow

Variable temperature heating flow

Return water temperature

Main boiler return

Constant temperature heating return

Variable temperature heating return

Gas detection status

Boiler/burner status

Refrigerant leakage detection status

Fire valve status

Pump status

Fan Status

Filter Status

Space temperature

HWS flow high limit

Cold water storage temperature

Storage tank levels (high and low)

Water consumption

Gas consumption

Electricity consumption

Generator status

Lift status

The contractor shall propose a prioritised schedule of alarms for approval by the consultant.




Design of rainwater, all soil and waste services shall be in compliance with BS EN 752 part 1, BS EN 12056 parts 2 and 3, Approved Document H of the Building regulations (Latest Edition) and any other applicable Local Authority requirements, International Standards and current Codes of Practice etc.


An above ground gravity rainwater drainage system shall be designed to collect and discharge all rainwater from roof levels, gutters etc. from all buildings.

All internal gravity rainwater drainage system pipework shall be cast iron, jointed by the use of stainless steel nuts and bolts with a synthetic rubber gasket, from the connection to the rainwater outlet at roof level, down to the connection to the below ground drainage system;

Access shall be provided on all vertical rainwater pipes at 1200mm AFFL, at each floor level and on horizontal pipework in accordance with the national Building Regulations and BS EN 12056-3.

Alternatively an above ground syphonic rainwater pipework systems designed entirely in accordance with the manufacturer’s recommendations meet the requirements of BS EN 12056-3 and in compliance with the Building Regulations can be installed.

Design Parameters

The design of the rainwater systems to effectively drain the roofs of the main building(s) and any car parks shall be based on Categories 2 and 1 respectively all in compliance with BS EN 12056-3 National Annex NB and on standard storm duration of 2 minutes.

Gradients of all rainwater pipes shall achieve a minimum self cleansing velocity.

Surface water pipework, gullies and/or channels provided to drain internal car parking levels shall be designed in accordance with BS EN 12056-3 and the Building Regulations.

Rainwater outlets from flat roof areas shall be designed in accordance with the requirements of BS EN 12056-3.

Gutters from any pitched roof areas shall be designed in accordance with BS EN 12056-3 and the Building Regulations. The provision of rainwater hoppers shall be in accordance with BS EN 12056-3.

Thermal insulation shall be provided to internal rainwater pipework within the main building to prevent the formation of condensation, particularly on pipework immediately below roof level.

Acoustic insulation shall be provided to pipework to minimise the risk of noise outbreak or acoustic transmission, specifically in areas sensitive to noise, Guest Bedrooms and Bathrooms, Meeting Rooms etc.


The design of the foul drainage above ground system shall be to meet the requirements of BS EN 12056-2, the Building Regulations and all other technical manuals and guides.

The foul drainage above ground system shall be designed to discharge all waste and effluent via gravity from all sanitary appliances, mechanical plant/equipment, floor gullies and outlets and any kitchen appliances.

All new large diameter foul drainage above ground and ventilation pipework shall be cast iron manufactured to a current BBA Certificate, from the connection to the below ground drainage system to the termination as vent pipes through the roof level to atmosphere.

All new small diameter foul drainage above ground and ventilation pipework shall be uPVC or muPVC from the connection of the individual sanitary fittings to the connection to the main vertical drainage pipework.

All new small diameter foul drainage pipework above ground, which may be subjected to continuous hot discharges (such as dishwashers) outside the normal operating parameters of plastic pipework, shall be copper tube to BS EN 1057.

All exposed sanitary appliance traps shall be chrome plated. All trap sizes shall be in accordance with the Building Regulations, BS EN 12056-2.

Access shall be provided on all vertical soil and waste stacks at 1200mm AFFL at each floor level and on horizontal pipework in accordance with the requirements of the Building Regulations and BS EN 12056-2.

Note Exposed waste pipework in public areas must be to strict approval and shall be in a chrome finish.

Exposed waste pipework in Food Preparation Areas shall be in a chrome finish.

Kitchen areas shall be provided with either a grease trap mounted externally to the building, or a proven proprietary chemical system.

Design Parameters

The foul drainage above ground system shall be based on a Primary Ventilated Stack or a Modified Primary Ventilated Stack arrangement, as described in BS EN 12056-2.

The systems shall be based on the discharge unit method. The discharge units used shall be those as identified as System III table 2 of BS EN 12056-2 and using the following frequency factors:

Congested usage (k=1.0), for toilet areas etc. for use by the Public;

Intermittent usage (k=0.5), for toilet areas etc. located in guest bathrooms and office areas

Frequent usage (k=0.7), for all other areas.

Ventilation pipes specifically from the below ground drainage system shall be terminated to atmosphere in accordance with BS EN 12056-2 and the Building Regulations. Ventilating pipes from the above ground foul drainage system shall be terminated to atmosphere wherever possible. The use of Air Admittance Valves shall not be permitted.




The design and installation shall be in full compliance with all relevant International, National and Local Standards and Regulations and in particular any health, fire, safety & environmental legislation.

Should there be any conflict between International, National, Local Standards & Regulations then the more stringent code shall be deemed to apply.

No materials shall be specified which are deleterious or harmful to human health or the environment, during either their installation or during long-term disposal or degradation.

Any conflict between this Design Guide and local standards/regulations has to be identified and specifically agreed with the consultant.

The consultant reserves the right to request a report from an independent consultant to verify that national/local standards & regulations are equivalent to normal international standards. Cost to be borne by hotel/licensee applicant.


Specific design parameters are detailed elsewhere in this Standards Guide, however, the following general design parameters are applicable

Mechanical and Electrical Services

All installations shall be located in positions that are easily accessible for maintenance without causing disruption to the normal operation of the hotel. For example; access to isolating valves and other equipment located in services risers shall be from non-bedroom areas. Devices located in ceiling voids shall be readily accessed from access hatches. Access openings in suspended ceiling voids 800mm or above, and within which sprinkler heads or automatic smoke detectors are located, shall be at least 600 mm x 600 mm. All access hatches shall be designed to minimise disruption to surrounding finishes during normal maintenance procedures. Hatches in fire rated ceilings shall have equal fire integrity.

It shall be possible to isolate, maintain and commission all components of the installations without effecting the operation of other parts of the same or other installations.

All pipework and ductwork systems shall be provided with adequate insulation to ensure the environmental policy within this standard is satisfied.

The electrical power and control system shall be in accordance with the National Code.

Cabling shall be copper, unless specified otherwise.

Power distribution network shall be 4 wire TPN unless specified otherwise.

No distribution panels are permitted in Public Areas.

The complete electrical services installations shall be readily re-wireable.


It is not possible to list all standards, codes of practice, design guides and guidance notes issued by various bodies such as the British Standards Institution, Chartered Institution of Building Services Engineers, Health and Safety Executive etc, that are applicable to Engineering Services Designs within the Hotel. However, there are a number of key documents which must be complied with, at all times, when undertaking M & E services designs on behalf of the Hotel:

The Institution of Electrical Engineers Wiring Regulations - 16th Edition (or subsequent extant editions) British Standard, BS7671, and associated guidance notes issued by the Institution of Electrical Engineers.

BS 5839 and harmonised European Standards.

Chartered Institution of Building Services Engineers Design Guides (current extant edition).

BS 5266 (Emergency Lighting) and BS EN 50172 Construction (Design and Management) Regulations 1994.

BS 6651 (Lightning Protection).

Health and Safety at Work Act (1974).

Asbestos Regulations.

Local Water Company Byelaws.

The Water Regulations.

Building Control Regulation as interpreted by the local District Council

Gas Regulations.

Guidance notes issued by the HSE and Department of Social Security relating to the safe operation of water systems to prevent the formation of Legionella pneumophilia.

Contractors undertaking designs for hotels outside of the UK must demonstrate compliance or equivalence of the national regulations and standards which apply to those specified in this document.


The building fabric shall be constructed in accordance with the requirements of the Building Regulations. The Contractor is responsible for all calculations and submissions in respect of Building Regulations compliance.


The building shall be tested for air leakage in accordance with national/international standards.

As an integral part of the environmental strategy to reduce energy consumption building air leakage should be minimised to limit the heat loss and heat gains due to infiltration and therefore enable effective performance of the ventilation, heating and air conditioning systems.

An approved independent testing authority shall be employed during the early stages of the contract to provide advice to the contractor to ensure the pressure testing is likely to be successful first time with a minimal number or re-tests.

Should the building fail to comply with the required maximum air leakage, it shall be necessary to undertake air leakage identification, remedial sealing works and further fan pressure tests until the specification is achieved and demonstrated to the consultant. Sufficient time shall be allowed in the programme for defect rectification prior to practical completion.


The external fabric of the building shall be accessed for thermal leakage by an approved thermal imaging survey specialist.

The results of the thermal imaging survey shall be presented on colour coded elevation plans which depict different temperature zones and variances in thermal performance.



In developing the building services design for the hotel it shall be necessary to ensure that the environmental impact of the building is minimised, within the allowances set by program, brief, budget and planning constraints. The contractor shall consider renewables and their payback period. If deemed appropriate the contractor shall seek approval from the consultant prior to proceeding. The following design solutions shall be considered:

Good practice

Use of thermal mass to facilitate natural ventilation

Lighting control applied to efficient systems

Connection to local district heating system

Condensing boilers

Controlled glazing and shading to provide improved daylight factor and summertime temperatures.

Insulation levels to comply with Building Regulations, not offset in CO2 use calculations.

Best practice

Underfloor heating (if compatible with building use, layout and design)

Automatic openings to maximise night cooling in summer and reduce heat loss in winter (if compatible with building use, layout and design)

Use of different façade designs depending upon orientation to maximise daylight and minimise summertime overheating (applicable to new build)

Use of northlights on upper floors

Increased insulation levels

Use of combined heating and power or district heating


Avoiding use of PVC (cables, pipes)

Use of renewable energy – solar panels

Ground source (open or closed loop) heating and cooling

Adiabatic evaporative cooling in mechanically ventilated areas (limited application for student residences)

Use of moveable shading devices

Use of trees and other foliage for shading (benefits from existing trees in many of the proposed site locations)

Green roof to restrict water run-off

Recycled rainwater for use in WCs

Recycled wastewater facility –reed beds etc.

Light tubes and setbacks in building form to maximise day lighting

Further increased insulation levels

Cutting edge

Trombe walls for storing solar heat

Ventilation via buried labyrinths to pre-cool air in summer and pre-warm in winter

Dynamic insulation

External shutters to control solar gain and increase winter insulation levels

Use of coppiced woodland as fuel source

Organic insulation material (straw bales or wool)

Even further increased insulation level


The contractor shall undertake life cycle assessments for major plant and equipment and to demonstrate adequate consideration has been given to maintenance and future-provision of equipment.


Samples shall be provided for all items of equipment and accessories positioned within public areas of the development, for the mechanical, electrical and public health services, prior to completion of the design or installation.


The installing contractor shall undertake the prescribed maintenance for the first full year after acceptance by the consultant, including all emergency call out with a 4 hour response time.

The contractor shall provide copies of all service and breakdown reports for the maintenance period available to the consultant.


Adequate space shall be provided suitable for all components of systems and plant that require maintenance so as to comply with the Health and Safety at Work Act, CDM Regulations and Codes of Practice. Access shall include permanent walkways, guard rails, ladders etc to achieve the above.


Every installed item of plant or equipment shall be provided with a permanent fixed printed bar code label which is to determine particular details of the item of equipment and will allow simple and quick cross referencing of equipment with information to be provided by the contractor in electronic format, including but not limited to:

Operating and maintenance manuals

Record drawings

Manufacturers information and literature (held within the O&M documentation)

Manufacturers reference /ordering details

The contractor shall supply bar code reading devices, which will allow maintenance staff to scan equipment and quickly retrieve maintenance and technical data. The scan device will provide the consultant with information via a hand held device such as Palm Computer or similar.

Every item of plant and equipment provided with a bar code will be provided with a unique asset number or reference (in addition to any other identification labelling for circuit reference or equipment identification). The format of the labels will be approved by the consultant and shall be temperature, water and chemical resistant, and UV stable and must be displayed in a prominent location. All plant and equipment shall be scheduled with their corresponding asset reference (or number) and include all such information within the final operating and maintenance documentation.

Prior to initial installation the contractor shall submit a draft asset schedule to the consultant for comment on the asset reference/numbering system.


A commissioning programme shall be provided

All testing and commissioning, including off-site inspections, must be witnessed by the engineer responsible for the services design or a nominated representative.

Works Testing

Witness testing shall be carried out at works, as required by the appropriate national and international standard. If the performance of the equipment offered is not satisfactorily demonstrated, then further tests shall be carried out until the consultant is fully satisfied that the equipment offered meets the requirements. These further tests shall be at no extra cost to the contract.

The consultant shall be entitled, at all reasonable times during the manufacture, to inspect, examine and test on the contractor’s premises, the materials and workmanship of all equipment to be supplied under the contract. Such inspection, examination or testing, if made, shall not relieve the contractor from any obligation under the contract.

On-Site Testing

A visual inspection shall be made of the installed equipment, before any tests are carried out, to confirm the following:

Correct selection and erection of materials and workmanship

Signs of damage so as to impair safety

Upon completion of the works the whole installation shall be subject to the tests required by the regulations and specifications relating to the works. These tests shall be witnessed by the consultant or one of their appointed representatives to their full satisfaction.

All on-site tests and commissioning must have the design engineer in attendance or be represented by a third party.

It will not generally be acceptable to allow the period for services plant commissioning to be reduced in order to allow projects to be completed “on time”.

If ‘out of season’ completion of a project occurs a dummy load shall be provided for the testing and commissioning.

Once the mechanical and electrical services are commissioned they shall be set to work and allowed to operate for a minimum of two weeks before acceptance. If operating faults appear during this proving period, this is to be repeated until two weeks operation free of defects is obtained.

It is a requirement that allowance should be made for the instruction of up to 2 no. persons, nominated by the consultant, in the correct operation of the mechanical services after commissioning. The instruction may be required in two separate sessions.

If, in the opinion of the consultant, the contractor does not have the specialist knowledge or equipment to properly commission the plant or an independent assessment is required, the consultant will instruct specialist commissioning engineers directly at no extra cost to the project.

Upon completion of all testing and commissioning, the contractor shall provide two signed copies of the commissioning certificates and submit to the consultant within 14 days of the results being obtained. Signed copies of the certificates shall be included within the operating and maintenance manuals.

The contractor shall provide, at his own cost, all water, power, fuel, labour etc, necessary for all testing and commissioning.


Prior to all testing the contractor shall issue detailed Method Statements prior to carrying out the works.

Full and detailed Method Statements shall be provided for all pre-commissioning, setting to work, commissioning, testing and handover procedures. These

Method Statements shall include the following information:

Instruments to be used and their calibration certificates

Sequence of tests to be carried out

Documentation which will be provided to record results

Logic diagram of the process

Outline programme (detail to be added as the document develops)

Copies of all check lists, record sheets etc proposed

Permit to work systems and documentation

Details of works by others affecting progress of works detailed

Proposed off site testing

Proposed completion sequence

Proposals for quality control

Handover, demonstration and training

the consultant reserves the right to request additional Method Statements for any aspect of the works, at no additional cost to the contract.


For each plant room and services intake position a detailed isometric drawing and valve chart shall be provided, both suitably framed and covered. The drawing shall indicate all plant and equipment, valves, interconnecting pipework, plant numbers and valve numbers. The valve chart shall indicate each valve number to correspond with those indicated in the isometric diagram, a description of its function and description to which system it applies.


The contractor shall include quarterly post occupancy reviews to ensure all the systems are operating as intended. The review shall consist of site inspection, review of BMS output data and feedback from users/occupants. The contractor will provide advice to the consultant where adjustment of systems or operating parameters are required in order for the building to operate and perform in line with the building design.

Key aspects of the review will be to monitor energy usage against design targets, system operation and performance, review user comments and feedback, assist the user with system adjustment as the building “settles in” across full heating and cooling periods (typically at least a full 12 month period).

The contractor shall make provision for each review to be attended by the main contractor, design engineer(s) and commissioning engineer(s) as a minimum. The monitoring will be provided once a month for the first 12 months after building practical completion, then quarterly for the following 2 year period.

The contractor will provide a full report after each review visit clearly identifying actions required and items to be monitored by the consultant until the next scheduled review visit.


The location of all underground and above ground services, including water, gas, drainage, power and telecommunications cables, which affect any areas of construction, shall be fully investigated, detailed and recorded before any construction works commence.



Appendix A Schedule Of Potential Renewables

Combined Heat and Power (CHP)

Is a CHP system viable?


Is a district heating or cooling system applicable?


Renewable Energy – Solar Energy

Is solar energy collection viable?


Are Photo Voltaic’s (PV) viable?


Renewable Energy – Wind Power

Is wind power viable?


Renewable Energy – Hydro-Electricity

Is hydro-electricity viable?


Renewable Energy – Bio-Fuels

Are bio-fuels viable?


Renewable Energy – Geo-thermal

Is geothermal viable?


Renewable Energy – Waste Incineration

Is waste incineration viable?


Renewable Energy – Biomass

Is Biomass viable?


Building Research Establishment Energy Assessment Method (BREEAM)

Is a BREEAM rating required and if so what rating is required?


Eco Homes Assessment Required?

Is Eco Homes Rating required?


LEED Assessment Required (Leadership in Energy and Environmental Design)

Is a LEED rating required and if so what rating is required?


Appendix B Environmental Criteria



Internal Conditions

Minimum Air Change Rate/Hour


Fresh Air


NR Rating


Summer sC db


sC db



Lighting Type

Hotel Front  of House Public Areas

Lobby – Seating Areas

5% or 15Pa +

Floor level

Low energy/ low voltage/ fluorescent



Floor level

Low energy/ low voltage/ fluorescent

Restaurant and Banqueting

18 l/s/p

Table top

Low energy/ low voltage/ fluorescent



18 l/s/p

Table top

Low energy/ low voltage/ fluorescent



Low energy/ low voltage/ fluorescent

Lounge – General


18 l/s/p


Low energy/ low voltage/fluorescent

Lounge – Housekeeping

Floor level

Low energy/ fluorescent

Lounge – Function Areas

Table top – dimmed

Low energy

Meeting Rooms


25 l/s/p

Table top – dimmed

Low energy/ fluorescent

Reception – General


1.5 l/s/m²


Low energy/ low voltage/ fluorescent

Reception – Registration Desk

1000mm above floor

Low energy/ low voltage/ fluorescent

Reception – Working Areas

1000mm above floor

Low energy/ low voltage/ fluorescent

Health Club – General


1.5 l/s/m²

1000mm above floor

Low energy/ low voltage/ fluorescent

Health Club – Recreational


1.5 l/s/m²

1000mm above floor

Mercury vapour/ metal halide

Health Club –  Reception


1.5 l/s/m²

1000mm above floor

Low energy/ low voltage/ fluorescent

Health Club – Food & Beverage areas


1.0 l/s/m²

Table top


Changing Rooms


1.5 l/s/m²

1000mm above floor

Low energy/ fluorescent

Indoor Swimming Pool


Note 3

Pool Deck

Mercury vapour/ Metal halide





Public Toilets


500mm above floor

Low energy/ fluorescent


Floor level

Low energy/ fluorescent

Lift Lobby


Floor level

Low energy/ fluorescent



Floor/tread  level

Low energy/ fluorescent

Private Guest Areas

Bedrooms – General


25 l/s

Floor level

Low energy/Low voltage

Bedrooms – Sleeping Area

Night stand top

Low energy Decorative

Bedrooms – Desk Area

Table top

Low energy Decorative

Bedrooms – Activity Areas

Table top

Low energy Decorative

Bedrooms – Credenza/Desk

Table top

Low energy

Bathrooms – General


1000mm above floor

Low energy Decorative

Bathrooms – Vanity Areas

Vanity unit top

Low energy

Bathrooms – Bath Areas

1000mm above floor

Low energy



Floor level

Low energy/ low voltage/ fluorescent

Back of House Areas


Note 1


Floor level



Note 2


Work surfaces


Staff Dining


0.6 l/s/m²

Table top


Staff Kitchen

Note 2


Work surfaces




18 l/s/p

1000mm above floor

Low energy/ fluorescent



0.5 l/s/m²

1000mm above floor


Store rooms


Floor and fronts of shelving

Low energy/ fluorescent

Plant Rooms


1000mm above floor


External Areas

Pathways/ Parking

Ground level

Fluorescent/ discharge/ high pressure sodium


Ground level

Fluorescent/ discharge/ high pressure sodium

Deliveries, rubbish & Refuse

Ground level

Fluorescent/ discharge/ high pressure sodium

Under Canopy

Ground level

Fluorescent/ discharge/ high pressure sodium

Covered Parking - General Areas

Ground level


Covered Parking - In/Out ramps (day)

Ground level


Covered Parking - In/Out ramps (night)

Ground level


Outdoor Pools

Pool deck

Mercury vapour/ metal halide


To dissipate heat from equipment

Air change rate is dependant upon kitchen equipment, heat output and canopy face velocity.

Fresh air rate for swimming pools shall be selected according to local code requirements and design conditions.

Appendix C Design Life Criteria

Components/ Materials

Design Life Expectancy (Years)


20-35 (Major overhaul in year 22)

Boiler & Flues

20-23 (Burners 10-12)

Pumps & Pressurisation units

Water Storage Tanks and Cylinders

Pipework & Insulation

Air Handling Units and Air Extract Systems

Fan Coil Units

Grilles and Diffusers

Ductwork and Insulation

Heating Coils & Fire Dampers

Soil & Vent Drainage system

Copper pipework and insulation

DHWS pumps

Electrical Switchgear, containment, cabling and distribution boards

Electrical Accessories& Face Plates

Security System (100% replacement)

Fire Alarm System (100% replacement)

CCTV & Access System (100% Replacement)

Nurse/disabled/Induction systems

BMS Control System

Communications and IT

Lightning Protection

External Lighting

Earthing Systems

Politica de confidentialitate



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