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Mechanical and Electrical Services Specificationfor the

Redevelopment ofWestpoint, James Street West, Bath, BA1 2DW

Project No: WS156

Revision: 0

Date: 26th

May 2006

Wye Solutions LimitedIvy Court61 High StreetNailseaBS48 2UP


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1 Preliminaries .....................................................................................................................................................32 Scope of Works...............................................................................................................................................283 Schedules.......................................................................................................................................................604 Tender Return.................................................................................................................................................62

5 Work Sections and Reference (Workmanship) Specifications (Y Clauses)................................................... 676 Schedule of Drawings.....................................................................................................................................68

Table of Contents


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1.1 THE DESIGN TEAM

Client: HXR UK (SW) LtdMulberry HouseOld Bath Road

NewburyBerkshireRG14 1QL

Project Manager (PM) and CB Richard EllisContract Administrator (CA) 12 Berkeley Square

CliftonBristolBS8 1HB

M & E Consulting Engineer: Wye Solutions LimitedIvy Court61 High Street

NailseaNorth SomersetBS48 1AW

Interior Architect: The Bush ConsultancyThe Old ChurchNeath RoadBristolBS5 9AP

1.2 NOTES FOR TENDERER

Section 1 - PRELIMINARIES AND SCOPE OF WORKSContract preliminary clauses

Section 2 - SCOPE OF WORKSA description of the works requited

Section 3 - SCHEDULESThis section contains schedules of drawings, manufacturers, equipment duties and selections for plant,ancillaries and system components, specific to this project.

Section 4 - TENDER RETURNThis section contains a number of pages, all of which are to be completed and returned by the contractor by thetender return date.

Section 5 - WORK SECTIONS and REFERENCE (WORKMANSHIP) SPECIFICATIONS (Y Clauses)The specification for each work section is generally sub-divided into two parts:

Part 1 System ObjectivesThe system objectives are clauses giving details of the performance and/or design parameters.

Part 3 Clauses Specific to the SystemThese clauses are specific to the Work Section concerned. Where clauses contain "type" references,these are for cross referencing within the specification and do not necessarily relate to manufacturerstypes.

NB (Part 2 relates to the format used in the raw NES Specification Expert and are selection schedules for

the Y clauses. Part 2s is not used in this specification and is replaced by the Section 3.1 and 3.2).

The REFERENCE (WORKMANSHIP) SPECIFICATIONS (Y clauses) specify items that are common to several

1 Preliminaries


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systems (for example pipework, ductwork and cabling). The individual clauses are generally arranged in theorder of the Common Arrangement "Y" sections from which they originated. Generally these specificationsrepresent Wye Solutions standards, contain all contain clauses applicable to each particular category and arenot project specific.

Where choices are required, they are made in the Schedules or Scope of Works; otherwise all of the clausesare applicable.

Section 6 SCHEDULE OF DRAWINGSThis section contains schedule of drawings associated with this specification.

ENQUIRIES TO MANUFACTURERSEnquiries to manufacturers should include all relevant sections as well as any related contractual information. iethe relevant work section and Y clauses pertinent to the plant item in addition to the plant schedule.

1.3 A10 PROJECT PARTICULARS

CONTRACT ADMINISTRATORThe terms 'Contract Administrator' (CA) or 'Project Manager' (PM) used within this Specification have the same

meaning and the person so designated will be identified to all parties.

CLERK OF WORKSShould any Clerk of Works be appointed their powers and duties will be made known to all parties.

(SERVICES) ENGINEERING SITE STAFFShould any (Services) Engineering Site Staff be appointed their powers and duties will be made known to allparties.

DELEGATIONThe Contract Administrator may delegate certain powers and duties. Details of these will be made known to allparties.

1.4 A11 TENDER AND CONTRACT DOCUMENTS

THE TENDER DRAWINGSThe tender drawings are listed in the schedules

THE PRE-TENDER HEALTH AND SAFETY PLANDetails of the Health and Safety Plan are included in the Main Contract Preliminaries as produced by the CA.

INSPECTIONDrawings and other documents relating to the Contract generally may be inspected, by appointment with theCA, prior to the submission of tender.

1.5 THE SITE/EXISTING BUILDINGS

THE SITE / EXISTING BUILDINGS:The site/existing buildings are described in the Main Contract Preliminaries.

SITE LOCATIONThe project comprises the major refurbishment of existing office accommodation and the core areas in thefollowing building:

Westpoint (formerly Strahan House), J ames Street West, Bath, BA1 2DW

Area of works:a) First to third floor office areas

b) Ground to third floor lift lobby, reception, canopy and core areas

c) Basement and roof level internal plant rooms

d) New external plant area


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Refer to main contract documents by C B Richard Ellis for further information. The project works describedherein shall be carried on a phased basis to be agreed with the project manager, C B Richard Ellis, so as toallow the existing tenants to remain in occupation during normal office hours, Monday to Friday, during thecourse of the project works.

EXISTING MAINS / SERVICES:The existing utility services are expected to be retained without modification, however the contractor must verifythe electrical capacity / availability during the tender period and make due allowance for its upgrade ifappropriate.

RISKS TO HEALTH AND SAFETYThe nature and condition of the site/building(s) cannot be fully and certainly ascertained before opening up. Thefollowing risks are or may be present:

a. Asbestosb. Fibrous material

The accuracy and sufficiency of any information provided by the employer or CA is not guaranteed and the Sub-Contractor / Contractor must ascertain for himself any information he may require to ensure the safety of allpersons and the Works.

Comply with the requirements of the CDM Regulations by:a) Compiling risk assessments for the sub-contract works.b) Providing information on the sub-contract works which might affect the health or safety of any person.c) Providing appropriate input to the health and safety plan and file for the works.

SITE VISITBefore tendering, ascertain the nature of the site, access thereto and all local conditions and restrictions likely toaffect the execution of the Subcontract Works. Site visits shall be arranged with the CA.

1.6 DESCRIPTION OF WORKS

THE SUBCONTRACT WORKThis sub-contract covers the design, supply, installation, connection, testing, commissioning and setting to workof the building services installations detailed within the work sections of this specification and tender drawings.

The strip-out requirements of the existing services are as described within each Scope of Works clause.

Incorporate all equipment, accessories, controls, supports and ancillaries implicitly or explicitly required either bythe specification and drawings, or in accordance with accepted current practice, and procedures, which afterassembly, testing and commissioning will enable that section of the Works to function correctly and to achievethe specified performance.

Neither the specification nor drawings shall take precedence. Any apparent discrepancy between thespecification and drawings shall be drawn to the attention of the Contract Administrator before or with the tender

submission. Otherwise the Contractor shall be deemed to have made the maximum allowance within his tender

WORK BY OTHERS AND CO-ORDINATION OF TRADESAllow for co-ordinating the subcontract works with the works of other trades and installations which may be onsite during the period of the subcontract.

GENERAL REQUIREMENTS

COMMON DESIGN CRITERIAThe performance criteria listed in the Schedule of Common Design Criteria apply to all Work Sections includedin the Contract unless specified otherwise. Any other design criteria applicable to particular equipment/systemsare stated within the appropriate work section.

ELECTRICAL SUPPLYThe definition of voltage levels used in this document are as follows:

High Voltage Voltages exceeding low voltage, as defined in The Electricity SupplyRegulations 1988.


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Low Voltage Voltages exceeding extra low voltage but not exceeding 1000V ac or 1500V dcbetween conductors, or 600V ac or 900V dc between conductors and earth, asdefined in BS 7671.

Extra Low Voltage Voltages not exceeding 50V ac or 120V ripple free dc whether betweenconductors or to earth, as defined in BS 7671.

Where systems are specified as being maintained "under fire conditions" ensure wiring selected is suitable forthe temperatures to be encountered.

Any electrical equipment supplied shall comply with the requirements of the Local Electricity Supplier and thelimits for harmonics shall not exceed the limits stated in Engineering Recommendation G5/4.

PLANT OPERATING CONDITIONSEnsure all plant items are suitable for operation in the environment in which they are to be located. Ensure allplant, motors, starters and ancillary equipment etc. are suitable for operation at full capacity under the specifiedconditions

ROOM TERMINAL LOCATIONS:The positions of all connection points, accessories, apparatus, equipment and other room terminals shown on

the tender drawings are approximate and for guidance in the preparation of the tender.

Agree, with the CA, which terminals are subject to final positioning on site.

Allow for the movement of all such terminals up to a radius of 2.0m from the positions shown on the drawings.

Mounting heights indicated in tender documents are for tender purposes only. Confirm mounting heights withthe CA before commencing work on site.

ELECTROMAGNETIC COMPATIBILITYEnsure all equipment and systems are installed to provide electromagnetic compatibility within the system andwith any other systems installed in the same area.

Ensure all systems and buildings are assessed for protection to, and that such protection meets therequirements of, BS 6651. Ensure all equipment meets the requirements of the appropriate electromagneticcompatibility standard. Ensure that all cable installations meet the minimum guidance separation inRecommended Cable Separations to Achieve Electromagnetic Compatibility (EMC) in Buildings, currenteditions, published by the ECA.

Certification and details of compliance shall be included in Record documentation and shall be provided withinfour working weeks during the contract if requested.

Certification shall comply with the Electromagnetic Compatibility Regulations 1992 (S.I. No. 2372)

StandardParticular equipment

Industrial, Scientific and MedicalBS EN 61000-6-4.BS EN 55011.

Household electrical appliances, portable tools and similar apparatus.BS EN 55014.

Fluorescent lamps and LuminairesBS EN 55015.

Information technology equipmentBS EN 55022.

Mains signallingBS EN 50065.

Other equipment to generic standardsEmissions

Domestic, commercial and light industrialBS EN 61000-6-3.BS EN 55014-1.


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Heavy industrialBS EN 61000-6-4.

ImmunityDomestic, commercial and light industrial

BS EN 61000-6-1.BS EN 55014-2.

Heavy industrialBS EN 61000-6-2.

Ensure all apparatus covered by the Wireless Telegraphy Act meets regulations issued by theRadiocommunications Agency. Ensure all equipment and systems meet the requirements of BS 6328, BS6701and BS EN 41003.

SOFTWAREObtain on behalf of the end user all appropriate licences, permissions, copyright waivers, rights of use and thelike from the owners of the software rights. Ensure that the end user is properly registered with the softwaresupplier for support and appropriate updating. Ensure that application software is written in compliance with BS7649.

1.7 THE CONTRACT / SUB-CONTRACT

PRODUCT GUARANTEES AND WARRANTIESProduct guaranties and warranties provided by manufacturers, shall be valid or be extended up to the end of theDefects Liability Period.

Any product guaranteed or warranted by a manufacturer for a period of time which extends beyond the end ofthe defects Liability Period shall remain under guarantee or warranty up to the end of the extended period.

Copies of all guarantees or warranties include in each Operation and Maintenance Manual and hand over oneadditional set on or before Practical Completion.

1.8 TENERING / SUBLETTING / SUPPLY

PRICING/SUBMISSION OF DOCUMENTS

PRICING OF PERFORMANCE SPECIFIED WORK:Ensure tenders include for all work necessary to meet the requirements for the Performance Specified Workand its completion and proper integration with the Works generally.

PRICING OF SPECIFICATION AND DRAWINGS:Alterations and qualifications to the specification and drawings must not be made without the written consent ofthe CA. Tenders containing such alterations or qualifications may be rejected. Costs relating to items in thespecification that are not priced will be deemed to have been included elsewhere in the tender.

A SCHEDULE OF RATES

A schedule of rates based on the rates used to build up the Tender must be submitted within one week ofrequest. The schedule must include all significant items of work. The rates are to include Contractors cashdiscount, unless this is not applicable. These rates will be used to value all variations.

PROGRAMMEThe sub-contractor shall submit a proposed programme showing the sequence and timing of the principle partsof the Works, periods for planning and design.

Refer also to programme and any phased handover details / requirements included in the Project Managers /CAs tender documents.

METHOD STATEMENTSSubmit method statements describing health and safety considerations and showing proposals of how it is

intended to execute the Works generally and provide separate method statement(s) for the following specificparts thereof:

o Testing and commissioning of all systems in the Workso Chlorination


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o Pre commissioning flushing and cleaning of pipework systems Water Treatmento Systems Removalo To address identified riskso Demonstration to statutory authorities

Submit method statements on request and not less than 10 working days prior to commencement of theactivities covered by the statement.

ALTERNATIVE MANUFACTURERS/SUPPLIERSIn addition to and at the same time as his tender for the sub-contract Works as defined in the tender documents,the sub-contractor may, at his discretion, submit alternative manufacturers or suppliers for consideration.Alternatives that would involve significant changes to other work will not be considered.

Such alternative(s) must include all additional costs arising from necessary changes to the details of theinstallation, including changes to the design and drawings, as well as any associated ancillary equipment items.

Such alternative(s) is/are deemed to be alternative tender(s) and each must include a complete and precisestatement of the effects on cost and programme.

Full technical data for each such alternative must be submitted with the Tender together with details of anyconsequential amendments to the design and/or construction/installation of other parts of the Works.

SELECTION OF MANUFACTURERS/SUPPLIERSWhere manufacturers, suppliers or installers of products are NOT identified by name, select products thatcomply in all respects with the specification and, as and when requested, demonstrate such compliance. Thesealternative suppliers shall operate a quality management system which complies with the requirements of BSEN ISO 9001:2000

Where manufacturers, suppliers or installers of products are identified by name, or names, but no reference ismade to "Or approved equivalent" use these exclusively. Where manufacturers, suppliers or installers ofproducts are identified by name, or names, but reference is made to "Or approved equivalent" alternatives maybe selected and shall be submitted to the CA for approval. These alternatives shall operate a qualitymanagement system which complies with the requirements of BS EN ISO 9001:2000

Check that any proposed alternatives comply with any stated British (or other equivalent recognisedInternational) Standards. Confirm equivalence in quality, operation and space requirements to those itemswhich have been specified by name. If, and when requested demonstrate the proposed alternative is fullyequivalent to the specified item and identify any constructional, cost, programme, maintenance or otherdifferences.

Obtain formal authorisation, by issue of an 'instruction', i.e. incorporating any alternative into the Works.

Where applicable all pressure equipment plant and assemblies shall be compliant with The PressureEquipment Regulations 1999. The manufacturer (or manufacturers agent) shall as a minimum:

Categorise his product depending on the type of equipment, state the fluid and nature of fluid.Determine which conformity assessment module is appropriate.Ensure his products satisfy essential safety requirements.

Construct and maintain a technical file.Issue a declaration of conformity.CE mark appropriate products.

A LIST OF PROPOSED MANUFACTURERS/SUPPLIERSA list of proposed manufacturers/supplies of products, equipment and plant, including all items for which thechoice of manufacturer/supplier is at the discretion of the Subcontractor, must be submitted with the Tender.

QUALITY CONTROL RESOURCESA statement must be submitted with the Tender describing the organisation and resources which theSubcontractor proposes and undertakes to provide to control the quality of the Subcontract Works. Thestatement must include the number and type of staff responsible for quality control, with details of theirqualifications and duties.

HEALTH AND SAFETY INFORMATIONSubmit a statement with the tender describing the organisation and resources which the Sub-contractorproposes and undertakes to provide to safeguard the health and safety of operatives, and of any person who


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may be affected by the sub-contract works, including a copy of the sub-contractors health and safety policydocument, including risk assessment procedures.

RISKS TO HEALTH AND SAFETYSubmit a statement with the tender describing any significant and unavoidable risks which may arise as a resultof carrying out the subcontract works and the measures proposed to safeguard the health and safety ofoperatives and of any person who may be affected by the Subcontract/works.

SUB-SUBLETTING

SUB-SUB CONTRACTORSWhere the sub-contractor proposes to sublet any portion(s) of the sub-contract works a list must be submittedwith the Tender.

The list will define such portion(s) and give, for each, the name and address of the proposed Sub-subcontractor.

1.9 PROVISION CONTENT AND USE OF DOCUMENTS

DEFINITIONS AND INTERPRETATIONS

DEFINITIONSThe definitions of technical terms associated with the engineering services installations are those included in

CIBSE, IOP and BSRIA Technical PublicationsLoss Prevention Council Rules for Automatic Sprinkler InstallationsBS 7671 Requirements for Electrical Installations (IEE Wiring Regulations).British Standards, including Codes of Practice.Associated Statutory Acts.

Where used in the documentation the following definitions shall applyDuct

An enclosed space specifically intended for the distribution of services, with direct access for personnel.TrenchA covered horizontal service space in the floor or ground with access from above.CavityA space enclosed within the elements of a building within which services are installed, e.g. the spacebetween ceiling and floor above. See Building Regulations.Service AreasIncludes areas within a building with limited finishes such as loading bays, car parks etc.Concealed ServicesIncludes installations within ducts, trenches cavities.Exposed ServicesIncludes installations within plant rooms, outdoors or unprotected within "service" or occupied areas.System

System means all equipment, accessories, controls, supports and ancillary items, including supply,installation, connection, testing, commissioning and setting to work necessary for that section of theWorks to function.ServicesServices means the inclusion of one or more system.

REFERENCES TO BSI DOCUMENTSReferences to BSI documents are to the versions and amendments listed in the British Standards Catalogue and insubsequent issues of BSI News up to and including the date of Tender.

MANUFACTURERS' REFERENCESManufacturers' references are those current at the time of preparation of the Tender documents.

References mean the particular product as specified in the manufacturer's technical literature current at thattime.


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TENDER DRAWINGSTender drawings means any drawings listed in the Schedules.

The tender drawings show the general arrangement of the Engineering Services to be provided and theinter-relationship of the Works with work to be installed by others.

The drawings are accordingly part diagrammatic, with runs of piping, ducts and cableways being shown to smallscale and not necessarily indicating exact installation positions.

The drawings do not necessarily show dimensions required to construct the works, nor do they accurately locateevery item of equipment or plant ancillary which does not affect the visual impact of the completed works.

The drawings do not detail the building fabric or structure whether new or existing, nor are they necessarilybased upon survey information.

DRAWINGS

SKETCH DRAWINGSLine diagrams and layouts indicating basic proposals, location of main items of plant, routes of main pipes, airducts and cable runs in such detail as to illustrate the incorporation of the Engineering Services within the

Project as a whole.

SCHEMATIC DRAWINGA line diagram describing the interconnection of components in a complex system. The main features of aschematic drawing are as follows:

A two dimensional layout drawing with divisions to show the distribution of the system between building levels.The drawing is not necessarily constructed to scale, but includes main functional components which make upthe system, ie plant items, pumps, fans, valves, strainers, terminals, electrical switchgear, distribution andcomponents.

DETAILED DESIGN DRAWINGA drawing showing the intended locations of plant items and service routes in such detail as to indicate the

design intent to be developed into co-ordination and/or installation drawings. The drawing will not indicate theprecise position of services, but it should be feasible to install the engineering services within the general routesindicated.

CO-ORDINATION DRAWINGA drawing showing the inter-relationship of two or more engineering services and their relation to the structureand architectural details. Co-ordination drawings shall be to a scale of at least 1:50 unless otherwise agreed andbe prepared in such detail as to demonstrate that the engineering services will be properly separated from oneanother and can be satisfactorily installed and maintained.

INSTALLATION DRAWINGA drawing based on the detailed drawing or co-ordination drawing with the primary purpose of defining thatinformation needed by the tradesmen on site to install the works. Ensure such drawings relate where relevant to

builders' work, architectural, structural and other drawings and site surveys where tolerances require. Make dueallowance for all building elements, structure and other services.

INSTALLATION WIRING DIAGRAMDrawing showing the interconnection of electric components, panels etc in accordance with the design intentindicated in the schematic drawings and incorporating the details provided on manufacturer's certified drawings.

SHOP DRAWINGSDrawing prepared by a fabricator or supplier unique to the project. Including supplier's drawings for ductwork,pre-fabricated pipework, sprinkler systems, control and switchgear panels and associated internal wiring.

MANUFACTURER'S DRAWINGDrawing provided by a manufacturer or supplier to indicate a typical representation of the product, components

or plant items to be supplied for a particular project.

MANUFACTURER'S CERTIFIED DRAWINGDrawing provided by a manufacturer or supplier to indicate details of the product, components or plant items


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and which the manufacturer or supplier guarantees the supplied equipment will comply with.

RECORD DRAWINGDrawing showing the building and services installations as installed at the date of practical completion. Therecord drawings shall be as defined in A37

BUILDER'S WORK DRAWINGBuilder's work drawings shall be prepared to a scale of 1:50 or otherwise agreed to show requirements forbuilding works necessary to facilitate the installation, maintenance and where appropriate the futurereplacement of the engineering services (other than where it is appropriate to mark out on site).

Drawings shall include for any temporary works to allow installation of the services to the programme.

CONTROLS LOGIC DIAGRAMSDiagrams, drawings and/or schematic details of all control components and instruments showing the layout witheach item uniquely identified together with a description of the controls operation and details of the associatedinterlocking.

SWITCHGEAR, STARTER AND CONTROL INSTRUMENTATION PANEL DRAWINGSDrawings showing the construction and internal wiring diagrams of the starters, panels and/or other devices.

WIRING/CONNECTION DIAGRAMSDrawings, diagrams or schedules detailing interconnections between control panels, motors, controlcomponents, etc.

AS-INSTALLED DRAWINGSDrawings/records retained on site to record the progress of and any site modifications to the Works includingany changes to software.

PLANTROOM SCHEDULES AND SCHEMATICSDrawings or schedules as defined in A37.

EXAMINATION OF DRAWINGS/INFORMATION

The CA will examine the propositions submitted for compliance, in principle, with the design intent. Such anexamination shall not relieve the originator of such documents of his responsibilities and obligations under thecontract.

DOCUMENTS PROVIDED ON BEHALF OF THE EMPLOYER

CONTRACT DOCUMENTSContract documents means those documents, including drawings and specifications, on which the contract forthe Works is based.

INTERPRETATION OF DOCUMENTSDrawings provided to a scale of 1:50 or smaller and/or expressed in symbolic terms or which are indiagrammatic format, give indicative locations only and details of components are not to be inferred.

Arrangements shown on Tender Drawings are intended to indicate layout to be generally adhered to, but actualroutes of services are to be such as to ensure the neatest possible arrangement.

Notify the Contract Administrator of any conflict of information arising from the use of the specification ordrawings.

DOCUMENTS TO BE PROVIDED BY SUBCONTRACTOR

ALLOCATION OF RESPONSIBILITIESNotwithstanding the requirements to provide information indicated other clauses, certain responsibilities on theproject shall be as follows in the tables overleaf. (Some of the activities in the tables have been taken fromAppendix B in BSRIA TN 21/97). Should the following clash with other contractual information, inform the CA

during the tender.


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2: Selection of Plant and Equipment Al location of Responsib il ityDesigner Installer Other

2.1 Prepare a description and schedules of the main performancerequirements of plant items. This will include values for the nominalcapacities of the plant, the range of operating duties anticipated andthe requirements for stand-by capacity. 9

2.2 Prepare descriptions of the essential features of plant items.

This will include details of the quality of construction and finishes,any energy saving features, and acoustic performance. 9

2.3 Select plant to meet the performance specification andmaterials and workmanship standards. Selected plant shall accountfor the actual resistance of selected ancillary components anychanges the installer makes to pipework or ductwork routing orarrangements in preparation of installation drawings or details. 9

2.4 Fully evaluate all parts of the services and building designwhich may be affected by acceptance of alternative plant selections 9

2.5 If alternatives plant selections are accepted, amend thedesign to incorporate the alternative item of plant 9

Al location of Responsib il ity3: Selection and Appoin tment of Specialist Designers

Designer Installer Other

Al location of Responsib il ity4: Specifying System Commissioning ActivitiesDesigner Installer Other

4.2 Identify and incorporate into system designs the essential

components and features necessary to enable the properpreparation and commissioning of building services. 9

4.3 Review drawings for commissioning and add components tosuit actual commissioning methods and sequence to be adopted 9

1: General Design Activities Allocation of Responsibil ityDesigner Installer Other

1.1 Production of DrawingsSchematic drawingsDetailed design drawingsCo-ordination drawingsInstallation drawingsRecord drawings

Builders work drawings

999999

91.2 Spatial co-ordination of installation

Overall responsibility for resolving spatial clashes 9

1.3 Confirmation of basis of plant / system sizing and systemdesign. (Also refer to items 2.1, 2.2 and 2.3)

The installer is responsible for all plant and system sizes/capacitiesother than for those identified below. These items require finalconfirmation and system design by the party indicated.

Plant items\systems:None

Confirm the plant selected to meet the duties has no impact on

either system performance or specified physical arrangement

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91.4 The contractor shall be responsible for all drawing and designdevelopment work associated with the Mechanical, Public Health,Electrical and Lift installations as required by and detailed in therespective specifications or contract drawings to provide a completeinstallation. 9

3.1 Specification and design of specialist systems.The designer is responsible for specifying the performance of thespecialist systems identified below.

The specialist system designers shall develop their designs to meetthe requirements specified and provide all components necessaryfor a complete system unless specified otherwise.

Specialist systems:None 9

9Specialist


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Al location of Responsib il ity4: Specifying System Commissioning ActivitiesDesigner Installer Other

4.5 Produce a commissioning method statement and logicdiagram for integration into the building contractors construction,commissioning and finishes programmes. 9

9Specialist

4.6 Produce a flushing, chemical cleaning and water treatmentmethod statement, logic diagram and programme for integration intothe building contractors construction, commissioning and finishes

programmes. 9

9

Specialist4.7 Attend commissioning meetings as necessary OR arrangeand chair commissioning meetings as necessary. 9 9

9 MainContractor

4.8 Comment on the adequacy of systems for commissioning asdetailed on specialists drawings and manufacturers shop drawingsprior to actual manufacture at works. Ensure comments areincorporated into finished products. 9 9

9Specialist

4.9 Carry out site inspections, to ensure that the commissioningfacilities are being installed. Check compliance with specified guidesand standards. 9 9

9Main

Contractor

4.12 Prepare pro forma documentation relating to thecommissioning and testing of plant and systems.

Agree such documentation 999

4.14 Ensure that the instrumentation is periodically calibrated as

necessary and records retained. 94.15 Carry out flushing, cleaning and treatment of systems. 9

4.16 Witness pre-commissioning activities. 9 9 MainContractor

4.17 a) Commission all systems to method, logic and programme(see 4.5) and record results.

b) Witness sample demonstration of systems andcommissioning results. 9

9

9

9Main

Contractor

4.18 Witness and record the specified demonstration and testingof plant items and systems.

9 9 9 MainContractor

4.19 Establish with the building contractor, procedures to enablethe demonstration of normal emergency, shut down and standbymode operation of plant and systems. 9 9

4.20 Witness demonstration of same to specified requirements.9

4.21 Witness the partial load testing of plant to the client anddesigner. 9

4.22 Witness the operation of the BMS on site to the specifiedrequirements. 9

4.23 Witness the functional testing of all safety interlocks.9

4.24 Witness the demonstration of acoustic tests.9

4.26 Produce commissioning report detailing the results of thecommissioning and commenting on the performance of the systems. 9

4.27 Ensure that all plant settings are recorded, includingappropriate reference to plant items. The records should be

incorporated within the operating and maintenance manuals.9

9Main

Contractor4.28 Witness sample demonstrations 4.20 to 4.25 as appropriate9

4.29 Examine the commissioning report and results and commenton same 9

5: Production of Handover Information Al location of Responsib il ityDesigner Installer Other

5.1 Assist the client in developing an operating and maintenancestrategy. Advise on an appropriate method of procuringMaintenance expertise and recommend the required technicalcapabilities of operating and staff maintenance. 9 9

5.2 Receive, inspect and comment on the contents of operatingand maintenance manuals 9

5.3 Receive, inspect and comment on draft record drawings9


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DESIGN AND PRODUCTION INFORMATIONComplete the design and detailing of the work additional to that incorporated in the Tender documents andprovide complete production information (including, as appropriate, fabrication/ installation drawings, designcalculations, specifications, etc.) based on the drawings, this specification and other information provided,liaising with the CA, Planning Supervisor, Contractor and others as necessary to help ensure co-ordination ofthe work with related building elements and services.

Request additional information as necessary from the CA and/or Contractor and provide information asnecessary in time to meet the programme.

Submit sufficient copies of the design/production information as specified. Submittals will be examined forcompliance in principle with the performance design intent. Such examination shall not relieve anyresponsibilities and obligations under the contract or mean that the CA is responsible for the correctness of thesubmittal or its suitability for purpose.

The CA will record his comments and return to the Subcontractor who shall make any necessary amendmentswithout delay

If submitted design/production information differs from the requirements of the Subcontract documents eachsuch difference must be brought to the attention of the CA, supported by all relevant information.

Prior to submission check and approve all drawings, schedules and any other information provided bymanufacturers, nominated suppliers or specialist sub-subcontractors to ensure that all the requirements of thecontract documentation have been incorporated. Accompany all documents submitted with a certificateindicating that they have been checked by the Subcontractor.

Submittals will be returned with comments. Unless and until it is confirmed that resubmission is not required,resubmit for further checking and comment, and incorporate any necessary amendments all as before.

DRAWN AND OTHER INFORMATIONProvide drawn information for the Client/design team in print form, numbers of copies as scheduled below:

Type of Drawing Initialcomment

Construct/Final

Commissg Record(Paper)

Record(Electronic)

Prelim Sketches 2 2 2 1(A3) 1Schematics 2 2 2 1(A3) 1Detail Design 3 3 3 1(A3) 1Co-ordination 3 3 3 1(A3) 1Installation 3 3 3 3 1Wiring Diagrams 2 2 2 1(A3) 1Builders work 2 2 2 1(A3) 1Shop Drawings 2 2 2 1(A3) 1Manufr Plant 2 2 2 1(A3) 1Control Logic 2 2 2 1(A3) 1Electric Panels 2 2 2 1(A3) 1As Installed 3 3 3 3 1Plant Room Schedules 2 2 2 1(Framed) 1

Schematics 2 2 2 1(Framed) 1Where Record Drawings are to be CAD confirm format with CA

PREPARATION OF DOCUMENTSPrepare drawings to commonly recognised scales generally on A1 sheets and details and schedules on A4sheets. Prepare electrical drawings in accordance with BS EN 61082.

SYMBOLSUse symbols and line conventions generally as Tender Drawings. Agree additional notation before preparingdrawings.

DOCUMENT NUMBERING/REGISTRATION SYSTEMAgree with the CA the document numbering/registration system to be used before preparing any documents.

TECHNICAL LITERATUREThe Subcontractor is required to keep copies of any relevant manufacturers' installation or technical literaturereadily accessible for reference by all supervisory personnel.


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MAINTENANCE INSTRUCTIONS AND GUARANTEESRetain copies delivered with components and equipment or obtain from manufacturer as necessary and handover to CA on or before Practical Completion.

1.10 MANAGEMENT AT WORK

CO-OPERATE

Co-operate with the Contractor, other subcontractors, suppliers, local authorities and statutory undertakings inthe execution of their work.

PROGRAMME/PROGRESSProvide a programme for the Contract Works.Due allowance is to be made in the programme(s) for the Works for, but not limited to, the following:

Ordering and installation periods.The completion of drawing, etc. including the 20 days working days for commentWork resulting from instructions issued in respect to the expenditure of provisional sums.Concurrent work by other trades.Any temporary works necessary for the completion of the engineering services installations.Pre-commissioning, commissioning and performance testing of the engineering services installations.Preparation and provision of Record Drawings and Operating and Maintenance Manuals.Provide programme information as simple bar chart type or critical path network.Provide a separate and detailed commissioning programme for agreement with the CA.Make due allowance for the following.Commissioning, demonstration and instruction procedures.Provision of written notice before each (or series of) test, inspection, commissioning or demonstrationprocedures are to be carried outDemonstration to the CA that test instruments and equipment are accurate.

COMMISSIONING PROJECT MANAGEMENT:Undertake Commissioning Management in accordance with CIBSE Commissioning Code M.Compile a detailed commissioning programme and confirm/agree with the main contractor.Complete and submit to the project supervisor the appropriate health and safety method statements and riskassessments.Establish a means (such as checklists) of monitoring the progress of the commissioning.Ensure that all parties involved in the commissioning process have documentation procedures for dealing withvariations to contract. Ensure that a control mechanism is set up which includes documentary backup of whathas been changed, how and why.Establish a consistent numbering system to identify work items.Ensure the consistent use of mnemonics to identify all BMS components and devices.Ensure regular database and configuration backups are made throughout all stages of the commissioningprocess.Ensure attendance of all appropriate and responsible parties for interface pre-commissioning tests (interfacebetween BMS and other plant items/systems).

INSTRUCTIONS

Apply for instructions, drawings, etc. in writing, in good time.

MONITORINGRecord progress of the Works weekly on a copy of the programme kept on site.Update programme without delay if any circumstances arise which affect the progress of the Works.Mark up "As Installed" details weekly and before any work is hidden from view.

INSPECTION AND MEASUREMENT OF WORKProvide all necessary assistance to enable CA to examine or measure the Works.

COVERING-UPEnsure no section of the Works are covered, concealed insulated until completion of a witnessed satisfactorytest. Give not less than 10 working days' notice when Works which are to be covered or concealed are ready for

examination and/or measurement.

TEST NOTICESProvide all formalities in connection with Test Notices, Agreement and Application for Supply Forms etc.


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Ensure all documents requiring the Employer's signature are forwarded to the CA in time to meet the buildingprogramme in order for the necessary test and supply arrangements to be made.No additional payments will be made for expenses incurred due to reconnections, re-visits etc., by SupplyAuthorities or any other officials.

1.11 QUALITY STANDARDS / CONTROL

SUBCONTRACTOR'S PERSON-IN-CHARGEAppoint a foreman-in-charge and/or site agent to ensure constant management and supervision of theSubcontract Works.Give maximum possible notice before changing the foreman-in-charge or site agent.

DIMENSIONSWhere installations are dependent upon site dimensions ensure that these are available before proceeding withthe Works.Do not take dimensions by scaling from the drawings.Where dimensions are indicated on drawings or schedules check these on site, as appropriate, to ensurebuilding construction and manufacturing tolerances can be accommodated.Do not order or manufacture equipment using dimensions indicated on the Tender drawings, specification or

schedules.

SETTING OUT FOR THE SUBCONTRACT WORKWhere this is done by the others check its accuracy and obtain their approval before proceeding with the work.

SITE MODIFICATIONSDo not make site modifications to assemblies without authorisation.Where site modifications to assemblies are authorised make in accordance with manufacturer's certifieddrawings and instructions. Ensure that modifications made comply with any type test certificate obtained forarrangement of components.

STANDARDS AND REGULATIONSProvide all materials and works in accordance with the appropriate British Standard or Code of Practice current

at the time of tender. Where no BS or CP is applicable the Agreement Certificate for the particular item.

Comply with all statutory instruments and regulations, and local Bye Laws relating to the area of the buildingcurrent at the date of tender.

Comply with the requirements of the Building Control Approved Inspector and Building Regulations, including inparticular Approved Document L2B: 2006.

Comply with all Statutory Obligations arising from current legislation and regulations.

With regard to Gas Act 1986 and the Electricity Act 1989 (consolidated under the Utilities Act 2000) andsupporting regulations. Under this legislation where a meter is used to measure the amount of energy suppliedfor billing purposes, the meters must be of a type verified and approved by OFGEM. In addition, for electricity

supplies to domestic customers by licensed suppliers, a certified meter must be used.

With regard to the needs of disabled people comply with the requirements of the Disability Discrimination Act1995, Code of Practice Rights of Access Goods, Facilities, Services and Premises BS 8300: 2001 and ApprovedDocument M of the Building Regulations.

All equipment and assemblies which fall within the scope of the Pressure Equipment Directive (PED) 97/23/EC,implemented in the UK through the Pressure Equipment Regulations 1999, must be designed, manufacturedand tested by the manufacturers, and be certified as compliant with the Directive. The manufacturers shallprovide a Written Scheme of Examination to comply with the requirements of the Pressure Systems SafetyRegulations 2000. Such compliance shall be evidenced by displaying the appropriate CE Mark on theequipment and assemblies.

All systems which are classified as Pressure Systems in accordance with The Pressure Systems SafetyRegulations 2000 shall comply with the Approved Code of Practice (ACOP) L 122 Safety of PressureSystems. A Written Scheme of Examination shall be provided for all Pressure Systems.


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All equipment (mechanical and electrical) that could represent a potential ignition source intended for use inpotentially explosive atmospheres must comply with the ATEX Directive 94/9/EC, which is enacted by TheEquipment and Protective Systems Intended for Use in Potentially Explosive Atmospheres Regulations, 1996and The Dangerous Substances and Explosive Atmospheres Regulations 2002.

The term "equipment" (with reference to the ATEX directive) is defined any item which contains or constitutes apotential ignition source and which requires special measures to be incorporated in its design and/or itsinstallation in order to prevent the ignition source from initiating an explosion in the surrounding atmosphere.Also included in the term "equipment" are safety or control devices installed outside the hazardous area buthaving an explosion protection function. "Protective Systems" are defined as items that prevent an explosionthat has been initiated from spreading or causing damage. They include flame arresters, quenching systems,pressure relief panels and fast-acting shut-off valves.

Comply with the requirements of the Building Control Approved Inspector. Comply with the requirements of thelatest version of Approved Document L2B of The Building Regulations (Conservation of Fuel and Power inexisting buildings other than dwellings).

Comply with all relevant requirements included in the Main Contract Preliminaries.

Notify all authorities in accordance with their regulations and obtain any required approvals for the installation.

Where no specific design, performance or installation standards are quoted the following shall apply:C.I.B.S.E. and BSRIA Guides.C.I.B.S.E. Codes of Practice.Institute of Plumbing Data Guide.C.I.B.S.E. Code for Interior Lighting.C.I.B.S.E. Technical Reports.C.I.B.S.E. Technical Memoranda.

Ensure all equipment and systems are designed and installed in accordance with the relevant standards andthat operational compatibility exists between the systems and any other system installed at the same location.

Supply plant and equipment to achieve the specified design conditions and to provide stable control.

In the absence of specific design, performance or installation standards being stated seek the instructions of theCA prior to commencement of the Works and with adequate time so as not to cause delay.

When new editions, versions and amendments are published during the construction, seek the instructions ofthe CA with respect to any modifications or changes necessary.

SUITABILITY OF MATERIAL AND PRODUCTS:Use materials and products which:

o are new unless specified otherwise.o are suitable for the services and conditions of use normally expected to apply after the

installation is complete.

o are able to withstand the testing and commissioning conditions specified.o do not initiate mould growth, support vermin, contain animal hair, contain crocidolite or support

bacterial life.o do not involve the use of CFCs at any stage of manufacture, installation or subsequent

operation except where specified.o are free from objectionable odours of the maximum or normal working conditions of operation.o do not suffer deterioration at the maximum or specified conditions of operation.o are capable of being applied to a base surface without causing damage or deterioration of the

base.o are not a fire hazard, and do not evolve dense or toxic fumes when subjected to excessive heat,

such as a fire.o when of similar type, are made by the same manufacturer.o whenever possible ensure products are manufactured and/or stocked under one of the

following:BSI Kitemark SchemeBSI Safety Mark SchemeCE Mark Scheme


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from Firms of Assessed Capability to BS ISO 9000from Stockists of Assessed Capability to BS ISO 9000

DELETERIOUS MATERIALSNo material generally known to be deleterious are to be used in, or incorporated into, any temporary orpermanent Works forming part of the Project.

In particular none of the following items are to be used:: Asbestos or asbestos based products: Urea formaldehyde or materials which may release formaldehyde in quantities which may be

hazardous with reference to the limits set by the HSE: Material containing fibres less that three microns diameter or 200 microns long: Lead or any material or product containing lead which may be ingested, inhaled or absorbed: Polychlorinated biphenyl: Fibres not sealed or otherwise stabilised to ensure that migration is prevented: Vermiculite containing fibrous dust: Polytetrafluoroethylene (IPTFE) except for pipework jointing: Calcium silicate bricks or materials

Any other products or materials which are generally known within the Building Industry to be deleterious or

hazardous to health or safety or to the durability of the property in the circumstances in which they are usedincluding:: High alumina cement and/or concrete: Woodwool slabs used as permanent shuttering: Calcium chloride in admixtures for use in reinforced concrete: Sea-dredged aggregates for use in reinforced concrete which do not comply with current British

Standards: Aggregates for use in concrete which do not comply with current British Standards: Alkali reactive aggregates

The Contractor shall check with the manufacturers and/or suppliers of products and materials that any specifiedproduct contains such material. If any specified product contains such material, the Contractor shall requestand alternative specification of product or manufacturer.

SAMPLESSubmit samples as detailed elsewhere to the Contract Administrator. Retain on site until the completion of thecontract. The samples shall not be used in the final installation.

TYPE TESTSProvide certificates of verification of type tests. Ensure that drawings and other documents forming part ofcertificate are available prior to any order being placed.

TEST CERTIFICATESWhere testing specific to the project is required, ensure test certificates include:

Project title.Details and date of test.

Instruments used, serial numbers, calibration dates.Signature of those witnessing test.Contractor's name.Specific location of the item in the Works.

INSPECTION AND TESTS ON OR OFF-SITESubmit schedules showing those parts of the Works for which inspections and tests are required in thespecifications, to substantiate conformity with the Specification and for which records are required to bemaintained.Should any alternative item be proposed which does not carry appropriate certification, ensure independenttesting is carried out at no expense to the Employer to confirm compliance.Where required, provide formal method statements supported by risk assessments detailing the procedures forcarrying-out on site tests.

Agree in advance with all parties procedures for inspections and tests including periods of notice.Where a test indicates non-compliance with the Specification submit immediately details of the non-complianceand proposals for corrective action.Arrange access for personnel who require to be in attendance, to manufacturer's or other off site premises when


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any inspections and tests carried out.Attendance or otherwise of the supervisory personnel during specified inspections or tests will not reduce theobligations or restrictions of the Contract.Carry out all tests required by legislation under the direction of a "competent person".

INSPECTIONS AND TEST RECORDSPrepare a set of drawings and/or report sheets to record accurately the test and inspection information includingthe following:

Plant identification, section and installation under test.Manufacturer's reference number.Date, time, duration of test, weather conditions.Test results with itemised readings including records of all other checks and tests.

Maintain records of all specified inspections and tests performed including third party and works test certificates.Include in records, as appropriate, details of the element, item, batch or lot, the nature, number and date of theinspections and tests, the number and type of deficiencies found, any corrective action taken and other relevantparticulars.Maintain all records on site for inspection. On completion of the Works, include copies in the operating andmaintenance manuals.Comply with the requirements of Approved Documents L2B: 2006 of The Building Regulations.Submit copies of records within one week of request.

TESTING AND COMMISSIONING OF SERVICESUse commissioning specialists who are members of The Commissioning Specialist Association (CSA).Agree a programme for pre-commissioning checks, setting to work, commissioning and performance testing,and allow for all costs incurred.Comply with the requirements of the latest versions of Approved Documents L of The Building Regulations.Where required, provide formal method statements supported by risk assessments detailing all commissioningprocedures.Give not less than twenty working days' notice and state any requirements for the attendance and co-operationof others.Provide all necessary facilities to enable tests to be witnessed and inspections carried out either on site or atmanufacturer's works.The CA will only witness test proceedings, confirm recorded results and determine if the specified requirements

have been satisfied. If following test or inspection of any plant or part thereof is shown to be defective or notconforming to the specification the CA will reject such defective parts by written notice, within reasonable time,indicating area of dispute.Appoint an "approved" engineer, to supervise the whole of the testing, commissioning, performance testing andinstruction of client's staff.Provide all specialised personnel (including manufacturer's representatives) and co-ordinate their activities.Test all equipment, material and systems as detailed in Work Sections, Reference Sections and Schedules. Ifan inspection or test fails, repeat the procedure, until satisfactory results are obtained.Complete all tests before any paint, cladding or similar materials are applied or before services are concealed.Ensure all requirements such as cleanliness, protection from harmful external and internal elements etc. areprovided prior to commencement of commissioning.Following satisfactory completion of testing and when the installations are in a safe and satisfactory condition,set to work, regulate and adjust, as necessary, to meet the specified design requirements.

Provide all necessary instruments and recorders to monitor systems during commissioning and performancetesting.Provide test equipment subject to a quality assurance procedure complying with BS 5781 Part 1 1992 and BSISO 10012-2 1997.Do not start performance testing, including system demonstration, system proving or environmental andcapacity testing, until commissioning of the system is completed to the satisfaction of the CA.Maintain on site full records of all commissioning and performance testing, cross referenced to systemcomponents and on completion of the Works include a copy in each Operating and Maintenance Manual.Provide all certification documents for approval by the CA before any system is offered for final acceptance.Gas, fuel oil, electricity and water for testing and commissioning will be provided by the main contractor.Upon successful completion of performance tests the works shall be thoroughly cleaned and returned to as newcondition.

COMMISSIONING PROCEDURESObserve the following requirements when commissioning the Engineering Services.Progressive static testing will be witnessed by the CA when work is presented for testing.


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This will include:Insulation resistance tests.Earth fault loop impedance tests.Earth continuity tests.Pipeline pressure tests.Air Ductline Pressure Test

Carry out pre-commissioning examination and testing to ensure that each system or item of equipment iscomplete, in a safe condition and all notices are displayed. "Completion" for operational purposes implies thebulk of snagging has been offered to the CA and that remedial work has been completed. All fans, pumps etc.tested for operation, polarity, phase sequence and impedance etc.Prepare commissioning programme, taking into account site progress and availability of related services, andagree access required for controls etc.

OPERATIONAL DEMONSTRATIONProvide a written statement to the CA confirming that each installation has been correctly tested andcommissioned and that the performance requirements can be achieved.Demonstrate to the CA that all system components are operating correctly, and the completely integratedinstallation will function in accordance with the specified performance requirements.Carry out performance testing of air-conditioning systems in both summer and winter conditions.

OUTSTANDING ACCEPTANCE TESTSAny items which have failed their acceptance tests or where such tests are delayed by the client are to be listedand dates agreed, during the defects liability period when reasonable loads are available.

SYSTEMS USED BEFORE PRACTICAL COMPLETIONSystems may not, without the prior written approval of the CA be used before Practical Completion.Systems to be used before practical completion for the benefit of the Contractor and/or Subcontractor musthave all consumable elements (including lamps and tubes) replaced by new not more than seven days prior toPractical Completion.No system shall be put into use prior to handover to the employer, except for testing and commissioning, unlessin accordance with the following procedure:Following the receipt of written instructions, the Subcontractor shall operate designated parts of the SubcontractWorks, provided that such operation is practicable and does not prejudice the Subcontractor's responsibilities

and obligations under the Subcontract.Additionally and with adjustment to the Subcontract sum, the Subcontractor, shall if instructed, provide:o comprehensive insurance including indirect loss for any plant being operated, maintenance of the

installation, re-instatement of the installation to "as new" condition prior to handover to theEmployer.

Allow the defects liability period to commence on handover.

OPERATION OF SYSTEMS BEFORE THE PRODUCTION OF RECORD DRAWINGS AND/OR OPERATINGAND MAINTENANCE MANUALSProvide attendance, at no expense to the Employer, to put into service, operate 24 hours a day and maintainthe systems to the Employer's requirements, including the provision of suitable competent labour, in the eventthat the Record Drawings and/or Maintenance Manuals are not available when the Works would, in the opinionof the CA, otherwise qualify for Practical Completion.

In the event of the Subcontractor failing to provide this service satisfactorily the Employer shall be entitled tomake his own arrangements and recover the full cost through the Contract.

INSPECTION BY EMPLOYER'S INSURANCE COMPANYWhere indicated in the Work Sections items are to be inspected by a "competent person" acting for theEmployer's Insurance Company appointed under the provisions of the Factories Act or other relevant legislation.The installations concerned shall satisfy the Insurance Company's requirements in all respects.

Agree a programme for inspection and certification of specified equipment. Inform the CA when equipment is tobe ready for examination.

The Employer will place an order with the Insurance Company. Details and nature of the order will be provided

to all interested parties.

Provide all detailed drawings etc. of the equipment to enable the Insurance Company to approve design beforemanufacture.


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Arrange for the attendance of the Insurance Company's Engineer/Surveyor at each stage of manufacture andinstallation and provide all necessary access and facilities for inspecting and testing as may be required.

No plant which is subject to "inspection" will be accepted on behalf of the employer until a satisfactory certificatehas been received by the Employer from the Insurance Company.

All Insurance Company charges for examination and approval of drawing, inspection of works duringconstruction and inspection and certification of the completed work will be paid by the Contractor.

1.12 SECURITY / SAFETY / PROTECTION

CDM REGULATIONSComply with the requirements of the CDM Regulations by:

o adhering to the rules of the Health and Safety Plan.o reporting accidents, injuries or dangerous occurrences to the main contractor.o providing the main contractor with appropriate input to the health and safety plan, including risk

assessments, and to the health and safety file.o providing the main contractor with information on the subcontract works which might affect the

health or safety of any person.

DELIVERYProvide adequate and safe protection for all materials and products during transport to site.Deliver all ductwork, tubes, conduit, trunking and associated equipment with open ends effectively plugged,capped or sealed.

HANDLINGOffload and transport about the works all materials and products in a manner as recommended bymanufacturers/suppliers.

STORAGEStore all materials and products as recommended by manufacturers. Provide sufficient, safe and secure storagefor all materials and products. Provide racks to prevent distortion for storage of conduits, pipes and similar

materials. Store all fittings, accessories and sundry items in clean bins or bagged and stowed in racks andmaintained under suitable weatherproof cover.

PROTECTION OF SUBCONTRACT WORKSProvide adequate and safe protection for all materials and products during and after installation. Ensure allitems are protected against ingress of water and dust, formation of condensation, extremes and rapid changesof temperature, building works and operations of others.

Protect during erection all easily damaged materials with, as a minimum, hardboard covers, and until the area isproven to be weathertight, heavy-duty polythene sheet. Such items include but are not limited to:

o control panelso retained plant, equipment, fixtures, fittings and finisheso switchboards

o distribution boardso VRV equipmento radiatorso sanitary wareo reused lightso skirting trunking

Protect all finished items from damage and paint splashes. Install items such as grilles, diffusers, light fittings,switches, accessories etc. as near to completion as practicable. Install filter media only when the plant itemsconcerned are being commissioned and tested. Cap all open ends of pipes, ducts, conduit and trunking etc.except when being worked upon.

Leave plant and equipment in a ready to paint condition where specified as part of the Works or to be carried

out by others. Paint parts liable to corrosion immediately after removal of any temporary protection. Replacematerial, plant or equipment where deterioration or damage has occurred prior to handover.


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Ensure Record Documents set out the extent to which maintenance and servicing is required and how, in detail,it should be executed.

Ensure Record Documents provide sufficient, readily accessible and proper information to enable spares andreplacements to be ordered.

Correlate record documents so that the terminology and the references used are consistent with those used inthe physical identification of the component parts of the installations.

Demonstrate as required throughout the execution of the Works that complete and accurate records are beingmaintained and that the record documents are being progressively compiled as the work on site proceeds.

Where the Works comprise the refurbishment of part of a building or the fit out of part or all of an existingbuilding, the following shall apply:

The Contractor shall obtain from the building owner all relevant current record documents for theengineering services, including but not limited to record drawings,O & M manuals and Building Log Book.The Contractor shall modify and supplement as necessary all existing record documents to reflect the fitout or refurbishment works. Where record documents are provided for extensions or modifications to

existing systems, these documents shall incorporate cross references to the original documents.Test certificates for sections of systems shall cross refer to the original test data and where testing ofcomplete systems has been requested following modifications to part of the system, full test data shallbe provided and any original test data shall be noted as superseded

RECORD DRAWINGS AND SCHEDULESPrepare Record Drawings and Schedules to a scale not less than 1:50 from the "As Installed Drawings"maintained on site as the Works progress. Endorse all such documents "RECORD DRAWINGS". Where agreedwith the CA certain detailed information may be provided in schedule form. Prepare electrical drawings inaccordance with BS EN 61082.Provide reduced scale copies for inclusion in the operating and maintenance manuals.Record drawings and schedules shall be provided in electronic format on CD in addition to the full size andreduced scale paper copies.

Record Drawings and Schedules must include, but are not limited to:

Location, including level if buried, of any new utility service connections, including those provided by theappropriate Authority, indicating points of origin and termination, size and material of service, pressure and/orother relevant information.

Disposition and depth of all underground systems.

Schematic drawings of each system indicating principal items of plant, equipment, zoning, means of isolation,etc. in sufficient detail to make it possible to comprehend the system operation and the inter-connectionsbetween various systems.

Details of the principles of application of automatic controls and instrumentation.

Diagrammatic dimensioned plans and sections of each system or service showing sizes and locations of allancillaries, plant, equipment controls, test points, and means of isolation etc. including any items forming anintegral part of the engineering systems provided by others (such as plenum ceilings, builders' work shafts,chimneys etc.).

Identification of all terminals/cables etc. by size/type and duty/rating as recorded from the approvedcommissioning results.

Detailed wiring drawings/diagrams/schedules for all systems, including controls, showing origin, route,cable/conduit size, type, number of conductors, length, termination size and identification, and measuredconductor and earth continuity resistance of each circuit. Ensure routes indicate if cable/conduit is surface

mounted, concealed in wall chase, in floor screed, cast in-situ, above false ceiling etc.

Details of co-ordination of wiring and connections with cable core identification, notation of fire alarm, security,control and instrumentation and similar systems provided as part of the Works.


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Prepare electrical record drawings in accordance with BS EN 61082.

Details to show inter-connections between the Works and equipment or systems provided by others to whichwiring and connections are carried out as part of the Works. Location and identity of each room or spacehousing plant, machinery or apparatus.

Dimensioned plans and sections at a scale of 1:20 of plant rooms, service subways, trenches, ducts and othercongested areas where in the opinion of the CA smaller scale drawings cannot provide an adequate record.Indicate the location, identity, size and details of each piece of apparatus.

Manufacturers' drawings of equipment indicating:-general arrangement and assembly of component parts which may require servicing.-internal wiring diagrams together with sufficient physical arrangement details to locate andidentify component parts.-schedules as required to locate, reference and provide details of ratings and duty of allitems incorporated into the Works together with all fixed and variable equipment settingsestablished during commissioning.

For each programmable control item, schedules indicating:-for each input and output point connected, full data in respect of that point including

reference, type of input/output, connected equipment reference, set values of temperaturepressure etc., set values of start/stop/speed change times, alarm priority, controlspecification reference and any other such parameters as are applicable.-each spare input and output point including reference, type of input/output and space forfuture entry of appropriate parameters as listed above.

Logic flow diagrams for each individual control or monitoring specification and for each building servicesengineering system to illustrate the logical basis of the software design.

Schedules setting out details of all initial values of user-defined variables, text statements for alarm messagesetc.

PLANT ROOM AND SWITCH ROOM DRAWINGS, SCHEDULES AND SCHEMATICS

Provide good quality plant and switch room drawings schedules and schematics.Hang the following in each plant room and switch room, any other appropriate location or where directed by theCA.

Schematic drawings of circuit layouts showing identification and duties of equipment, numbers andlocations, controls and circuits.Schedules in the form of printed sheets showing the number, type, location, application/service andsymbol, and normal operating position of each means of isolation.Control schematics.Location of all plant and equipment items including plans and elevations of main switchgear showingphysical disposition of switches.First aid instructions for treatment of persons after electrical shock.All other items required under Statutory or other regulations.Location of all incoming service isolating and metering facilities.

Emergency operating procedures and telephone numbers for emergency call out service applicable toany system or item of plant and equipment.Protect surface of drawings by pressure lamination or framing under glass or other rigid, transparent,cleanable and protective surface.

OPERATING AND MAINTENANCE MANUAL SPECIALISTEmploy a specialist to prepare manuals.

OPERATING AND MAINTENANCE MANUALSThe operating and maintenance manuals must include as a minimum:

A list of contents and overall guidance of the scope and purpose of the manual.A full description of each of the systems installed, written to ensure that the Employer's staff fullyunderstand the scope and facilities provided.

A description of the mode of operation of all systems including services capacity and restrictions.Details of how an engineer may re-commission complex plant services within the building without anyhistoric knowledge of the systems.Diagrammatic drawings of each system indicating principal items of plant, equipment, valves etc.


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* A photo-reduction of all record drawings together with an index.Legend of all colour-coded services.* Schedules (system by system of plant, equipment, valves, etc., stating their locations, duties andperformance figures. Each item must have a unique number cross-referenced to the record anddiagrammatic drawings and schedules.The name, address and telephone number of the manufacturer of every item of plant and equipmenttogether with catalogue list numbers.Manufacturer's technical literature for all items of plant and equipment, assembled specifically for theproject, excluding irrelevant matter and including detailed drawings, electrical circuit details andoperating and maintenance instructions.A copy of all Test Certificates, Inspection and Test Records, Commissioning and Performance TestRecords (including, but not limited to, electrical circuit tests, corrosion tests, type tests, start andcommissioning tests) for the installations and plant, equipment, valves, etc., used in the installations.A copy of all manufacturers' guarantees or warranties, together with maintenance agreements offeredby subcontractors and manufacturers.Copies of Insurance & Inspecting Authority Certificates and Reports.Starting up, operating and shutting down instructions for all equipment and systems installed.Control sequences for all systems installed.Schedules of all fixed and variable equipment settings established during commissioning.Procedures for seasonal change-overs and/or precautions necessary for the care of apparatus subject

to seasonal disuse.Detailed recommendations for the preventative maintenance frequency and procedures which shouldbe adopted by the Employer to ensure the most efficient operation of the systems.Details of lubrication systems and lubrication schedules for all lubricated items.Details of regular tests to be carried out (e.g. water cooling towers etc.)Details of procedures to maintain plant in safe working conditions.Details of the disposal requirements for all items in the works.A list of normal consumable items.A list of recommended spares to be kept in stock by the Employer, being those items subject to wear ordeterioration and which may involve the Employer in extended deliveries when replacements arerequired at some future date.A list of any special tools needed for maintenance cross referenced to the particular item for whichrequired.

Procedures for fault finding.Emergency procedures, including telephone numbers for emergency services.Hospital Operational Policy.(where appropriate)Back-up copies of any system software.Documentation of the procedures for updating and/or modifying software operating systems and controlprograms.Instructions for the creation of control procedure routines and graphic diagrams.Details of the software revision for all programs provided.Two back-up copies of all software items, as commissioned.Copies of relevant HSE/CIBSE/IEE Guidance notes etc.Contractual and legal information including but not limited to details of local and public authorityconsents; details of design team, consultants, installation contractors and associated subcontractors;start date for installation, date of practical completion and expiry date for the defects liability period;

details of warranties for plant and systems including expiry dates, addresses and telephone numbers.Prepare Operating and Maintenance Manuals for heating systems requiring a trained operator inaccordance with BS EN 12170.

PRESENTATION OF THE OPERATING AND MAINTENANCE MANUALSProvide three copies of the final manual on CD and in hard-copy formats no later than 2 weeks prior to PracticalCompletion.

The hard-copy version of the Manuals are to be encased in A4 size, plastic-covered, loose leaf, four ring binderswith hard covers, each indexed, divided and appropriately cover-titled. Fold drawings larger than A4 and includein the binder so that they may be unfolded without being detached from the rings.

Prepare the Manuals in draft as the Works progress and make suitable arrangements where the Works are

subject to Partial Possession or Sectional Completion. Prepare two temporary Manuals with provisional recorddrawings and preliminary performance data available at commencement of commissioning to enable Employer'sstaff to familiarise themselves with the installation.


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These should be of the same format as the final Manuals with temporary insertions for items which cannot befinalised until the Works are commissioned and performance tested.

RECOMMENDED SPARE PARTSBefore Practical Completion submit a schedule of spare parts as called for in individual Work Sections and anyothers that the Subcontractor recommends should be obtained and kept in stock by the Employer formaintenance of the services installations included in the Subcontract.

State against each item the manufacturer's current price, including packaging and delivery to site.

Identify those items which are additional to those specified for inclusion in individual Work Sections.

RECOMMENDED TOOLSBefore Practical Completion submit a schedule of tools and portable instruments as called for in individual WorkSections and any others that the Subcontractor recommends should be obtained and kept in stock by theEmployer for maintenance of the services installations included in the Subcontract.

State against each item the manufacturer's current price, including packaging and delivery to site.

Identify those items which are additional to those specified for inclusion in individual Work Sections.

TRAINING OF EMPLOYERS STAFFBefore Practical Completion explain and demonstrate the purpose, function and operation of the installationsincluding all items and procedures listed in the Operation and Maintenance Manual to the Employer'smaintenance staff.

Training - Include for not less than indicated number of operating days for this purpose and demonstrate thesafe day to day running and maintenance of all systems, plant and equipment. Training to cover the following:

Operation of all functions of all controls, including fault diagnosticsChanging of control strategiesBacking-up the system and archiving of any logged dataRe-loading system software/configuration details

Adding/modifying passwords/system security

Ensure that training is completed before the controls system is handed over. Ensure that each trained operatorsigns a training acceptance certificate(s). Include for 2 days of training of client representatives staff

READING OF METERSRecord readings of all water, gas, and electricity meters immediately prior to the start of the Works on site andon completion of the Works and forwarded, via the Main Contractor, to the CA.

OBLIGATIONS DURING DEFECTS LIABILITY PERIODPrepare and submit records of failures or malfunctions of any part of the Subcontract Works during the DefectsLiability Period, together with details of remedial action taken, subsequent re-testing and the results.

Notify the Main Contractor of damage, failures or malfunctions to the Subcontract Works demonstrably causedby incorrect operation of the installations, vandalism or other actions by a third party.

Inform the CA, via the Main Contractor, in writing when all defects are finally rectified so that an inspection maybe carried out prior to the issue of a Final Certificate.

INFORMATION FOR MAINTENANCE PURPOSESWhen the installation period is 70% complete, provide the following information to define the extent for BuildingServices Systems for maintenance by others:

A schedule of installed equipment (Asset Register), produced on an excel spreadsheet, under column headings.- Asset No. (numbering system shall be agreed with the Contract Administrator)- Asset name

- Asset location- Manufacturers name- Model No.- Serial No.


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A schedule of consumable parts, on an excel spreadsheet, under column headings.- Asset No.- Consumable description- No. of sections- Size of section- Manufacturers name- Model No.

MAINTENANCE TASK SCHEDULE AND PROGRAMMEWhen the installation period is 90% complete, provide a suggested maintenance programme in line withmanufacturers recommendations as a minimum for the plant installed under the contract, including schedules ofmaintenance tasks, specific to each, action frequency and any equipment manufacturer warranty requirements.


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2.1 GENERAL

This project involves the major refurbishment of the existing office accommodation and core areas of an existingoffice building in Bath.

The ground floor retail areas of the building are occupied and will remain so during the works.

Al l works are to be undertaken in a manner which wil l not cause disruption to any tenant within thebuilding . Any essential interruption to the services serving the retail areas shall only be undertaken withthe agreement of the CA, any interruption shall be outside of normal working hours. Hence existingservices shall remain in operation at all times during normal working hours such that the occupied retailareas shall remain fully operational and occupational by the exist ing tenants.

The C B Richard Ellis and The Bush Consultancy specifications should be referred to for details of programmeand phasing requirements etc.

This specification is for the performance design, supply, installation (including strip out, repair, modification orreplacement etc), testing and commissioning of the following building services systems:

Foul drainage above groundCold waterHot waterPrimary heat distributionVRV comfort coolingToilet / shower ventilation extractAutomatic controlsLV supply/public utility supply

LV distribution

General lighting

General LV power

Emergency lightingTelecommunications

Facilities for the disabled

Data transmission

Security detection and alarm

Fire detection and alarm

Earthing and bonding

Lightning protection

The Contractor shall submit a full set of designed installation drawings to the Contract Administrator / DesignTeam for review and approval. Due allowance shall be made for addressing any arising comments andincorporating changes.

All new and retained electrical services shall be fully tested and inspected and certificated in accordance withBS 7671, BS 5266, BS 5839, BS 6671, EN81 and BS 8300 as appropriate.

Reference should be made to the C B Richard Ellis and The Bush Consultancy specifications and drawings fordetails of building and associated works that form part of this contract.

U-values and characteristics of the existing fabric and windows are to be determined by calculation by thecontractor during the tender period. Copies of these calculations (or manufacturers published technical datasheets) shall be submitted with the tender return for review.

The contractor shall allow for production of a full scale a mock-up of the perimeter area of a typical bay for clientand design team comment and approval. This mock-up shall include skirting trunking, small power outlets,

indoor VRV unit (white), condensate pipework, refrigeration pipework, vertical and horizontal plasterboardboxings and an area of suspended ceiling and perimeter trim. (The VRV unit and small power are not requiredto be operational) The mock-up shall be installed in a time scale to be agreed with the CA.

2 Scope of Works


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2.2 MECHANICAL SERVICES

2.2.1 R11 Foul Above Ground Foul Drainage

The scope of works associated with the above ground disposal systems shall include:

Removal of all existing above ground soil and waste disposal systems serving the upper floors.

Provision of new soil and waste pipework systems to the first to third floors (inclusive) and new soil

vent pipework/stack(s) provided to drop to basement level to suit the new sanitary ware and showerprovisions on the upper floors.

Addition of a new waste vent pipework/stack, to the rear of the lift, for future connection of tenantstea point facilities.

Condensate drainage for the new VRV installation.

Removal of existing

All existing soil vent serving the sanitary ware and kitchen facilities on the upper floors of the building shall beremoved, this shall include all fixings and accessories. Final connections to the pubic utility service and existingvent pipework penetrations through the upper roof shall be retained for future use see below.

New soil and waste pipework systems

Within the new core area new soil/waste stacks and branch pipework shall be provided in convenient concealedlocations, determined by the contractor, to accept the soil/waste discharges from the new sanitary ware andshower facilities on the upper floors.

Existing roof penetration(s) for soil vent pipework shall be reused. New stack(s) shall collect, if appropriate, inthe existing roof level plant room prior to reconnection to existing vent pipework sections passing through theroof. Where missing new wire balloons (or similar) shall be provided on external soil vent pipework outlets.

New pipework stack(s) shall collect at high level ground floor above reception area and a single concealed stack

(located in concealed discreet location to be agreed with the Architect and CA) shall drop to high level in thebasement. The new pipework from the new stack location shall be routed at high level through the basement toconnect to the existing public utility service. Any existing connection into the public utility service no longerrequired shall be capped off.

For clarity please note no works are required to the existing rainwater disposal system and all existing pipeworkshould be protected during the course of the works.

For details of the new sanitary ware and shower quantities, locations, taps and building works etc refer to theC B Richard Ellis and The Bush Consultancy specifications and drawings.

New sanitary ware, taps, waste plugs and traps are to be provided and installed by the Main Contractor, withfinal connections to these items by the M&E Contractor(s). All drainage shall be achieved by gravity.


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All pipework shall be concealed within risers, behind panelling systems or within the ceiling voids. Pipeworkshall be in PVCu pipework with solvent welded joints, pipework shall be white in colour where visible isunavoidable.

The Works and final installation shall be in accordance with BS 5572, BS EN 12056, Local Authority andBuilding Regulations requirements of a simple single stack soil and waste system.

Access points shall be provided at all branches, changes of direction and prior to connection to the public utilityservice.

Where new PVCu pipework (of larger diameter, as defined by the requirements of Building Regulations) passesthrough fire compartment floors and walls, intumescent fire sleeves to BS 476 'Fire tests on building materialsand structures' shall be fitted. Thermal expansion must be allowed for on the new PVCu and polypropylene soil,waste and vent pipework.

Future tenants facilities