4.2.2 Other Matters27
The Contractor should comply with the following requirements in respect of their design and construction proposals:
a) Service Installations Generally
Pipe work, cables and equipment shall be accessible for maintenance but, wherever possible, hidden from view and made tamper proof. Operational set points and maintenance records shall be kept and be accessible to the Contractors staff.
Service installations shall incorporate automatic fault alarm facilities.
b) Heating Systems
The heating system is to provide the desired inside temperature for occupied spaces; operate under part occupancy; minimise fuel consumption; minimise environmental impact; and be safe taking due regard to the nature of the occupancy. Individual thermostatic control shall be provided to each occupiable zone which shall be capable of control by temperature to suit occupancy/activity.
Apartment heating installations will be controlled via Thermostatic Radiator Valves that will be accessible to both wheelchair users and people with mobility/dexterity difficulties28.
All pipe work shall be frost protected to ensure that all circuits receive circulated water.
Residents shall be able to adjust the temperature of radiators within their own Apartments. Radiators shall be low surface temperature. All hot water pipes shall be suitably covered or boxed in.
Heating to all areas shall be sufficient to ensure an ambient temperature as specified in the Zone Data Sheets Excessive vertical temperature gradients shall be avoided during the heating season.
Internal temperatures should not fall below 20°C, save for direct intervention by a resident in their own apartment.
c) Ventilation
Wherever possible, natural ventilation shall be utilised to prevent condensation. Closeable trickle ventilation should be provided.
In order to maintain comfort conditions, and where temperatures do not exceed design temperatures, natural ventilation systems shall be capable of adjustment to meet minimum CIBSE air change standards whilst still preventing air velocities in excess of 0.15 m/sec.
Noise from mechanical ventilation must not interfere with residents' enjoyment of the accommodation.
Suitable ventilation shall be provided to minimise the internal temperature differential with the external ambient temperature during hot weather. In certain areas this may entail incorporating localised cooling plant to supplement the natural ventilation.
Above an external ambient temperature of 22oC, internal temperatures to all spaces should not exceed 2oC above the external ambient temperature, unless as a direct result of resident action within their own apartment only.
Measures should be taken to control solar glare wherever appropriate.
d) Security29
i. All external doors (which for the avoidance of doubt includes any doors to individual apartments accessed via an internal communal area), together with their fittings and ironmongery, must be selected and installed to provide a security rating to BS5750/PAS24.
ii. All external doors shall be fitted with automatic closers set to ensure that doors return to their secure closed state after use. Designs should take account of inclement weather such as strong winds, and the difficulties users may experience in their operation.
iii. An audio visual entry phone system is required for residents to monitor visitors and provide access into the building outside of the hours of operation of the front reception desk. A key pad, voice and visual monitoring are required at the main entrance door, with display via the resident's TV in their apartment. The Contractor shall also give consideration to maintaining the security between communal and residential spaces outside of reception hours without unduly hindering access of those with legitimate visiting intentions to individual apartments in the residential area. Where access control is installed, an access reader will be provided for authorised non-visitor access.
iv. The use of controlled doors (including external entrances, internal secure doors and apartment entrances) shall be capable of remote monitoring, identifying users30. Where external doors are not expected egress points, this shall alert security and/or care staff.
v. External service delivery doors will have access readers/intercom system linked to the reception.
vi. Internal secured staff doors will have access readers for entry/exit.
e) Fire
A fire alarm incorporating automatic fire and smoke detection and emergency lighting is to be installed and maintained to all Zones.
The Contractor shall liaise with the appropriate authorities to determine an appropriate fire protection regime, and obtain any necessary certifications for each site. The protection regime is to include the provision and maintenance of all portable fire appliances necessary for the safe operation of the building.
f) Water
New water installations shall include water saving measures, including:
i. Dual flush 6/4 litre WC facilities;
ii. 8 litres/min showers;
iii. 140 litre capacity baths; and
iv. restricted flow 1.7 litres/min taps.
Appropriate provisions for ensuring precautions against scaling are to be introduced. Where the composition of water supplies may give rise to excessive lime scale deposition, manufacturer's recommendations as to the protective measures necessary to prevent the shortening of the operating life of equipment must be followed.
The Contractor shall ensure the supply of potable water to all parts of the accommodation that use water, as indicated on the Zone Data Sheets. The storage and distribution of water within each development is to be provided and maintained in accordance with all building codes and BS guidance.
Water for showering, bathing and handwashing shall be controlled to appropriate temperatures and measures taken to minimise the risk of Legionnaires Disease, accidentally scalding, etc. both in design and operation of the distribution systems.
g) Gas
Installation of all gas installations shall comply with the requirements of British Gas and the local supply utility, and be carried out by a Contractor approved on the Gas Safe Register.
h) Lifts
Lifts are to be wheel chair/electric buggy accessible with convenient controls for users with sight and/or hearing impediments. At least 2 lifts should be provided, one of which should be a stretcher lift.
Temporary lift car padding is to be made available during removals.
i) Electrical systems
i. All electrical installations shall comply with the requirements of the current edition of the "Regulations for the Electrical Equipment in Buildings" with all current amendments, issued by the Institution of Electrical Engineers (hereinafter referred to as IEE Regulations). The installations shall also conform to the requirements of the local electricity supply utility.
ii. Lighting levels to individual rooms shall be as set out in the Zone Data Sheets. Other lighting levels shall be in accordance with CIBSE guidelines.
iii. External lighting is to be installed for security purposes wherever recommendations exist from the Loss Prevention Authority and/or Police. All external lighting fittings are to be selected to minimise lighting pollution to the sky, and neighbouring properties.
iv. Electrical Layouts should be planned to account for the nature and occupancy of the individual rooms and with a focus on minimising the use of extension cables or similar. Lighting switches and controls, plug sockets and switches shall be suitable for use by older people with physical frailty and/ or visual impairment and located at appropriate heights.
v. Electrical switches and sockets shall contrast with the background and have clearly visible toggle switch.
vi. The use of energy efficient lamps should be as standard.
vii. Automatic lighting controls shall be used in all communal areas.
j) Lightning Protection
All necessary measures to protect the building from lightning strikes should be incorporated.
k) Induction Loops
An induction loop is to be installed to the front reception desk and communal spaces to assist those with hearing impairment.
l) Television Reception
Individual residents' apartments shall be equipped to receive digital television and radio, including satellite and /or cable and shall have a telephone point suitable for dual use as a computer connection point.
m) Telecare
Each flat must be served by the telecare system. As standard, the following equipment shall be installed:
i. Flood detectors to kitchens and bathrooms;
ii. Heat detectors to kitchens; and
iii. Call system - hard wired to bathrooms and a personal call system for each resident (pendant, wristband, etc.)
iv. A further [ ]31 plug-ins shall be available in each apartment.
These systems shall all link to the staff on call system. The call system fitted to support this process must be able to support at least 7 "pagers" per site to ensure maximum cover by staff.
n) Green Energy
As part of the Authority's ongoing commitment to excellence in this area, the Contractor is expected to meet a minimum of [10] % of the energy and natural resources consumption for the new developments from renewable sources.
o) Snags
All new constructions (including those carried out as part of a refurbishment process) should be free from material snags and defects prior to acceptance.
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27 In addition to the items considered in this section, the Authority should set out any absolute restrictions on programmes. Examples may include the earliest date a which a site will be made available by the Authority, the latest date that a aspect of the project should be completed by, etc
28 This requirement would be changed if underfloor heating solutions were employed.
29 Any requirements for an intruder alarm should be inserted here, however other schemes have considered this unnecessary as the facilities are 24/7 operations. Other security considerations include CCTV.
30 Authority to confirm if this requirement is necessary.
31 Authority to complete