A NEW 21ST CENTURY LANDMARK FOR SOHO

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1 PREVIEW DOCUMENT

2 A NEW 21ST CENTURY LANDMARK FOR SOHO HISTORY AND VISION 11 Soho Street is a brand new building, but architects AHMM have taken their inspiration from historical sources, including the architectural history of retail. As retailers embraced new technological advances such as curved glass, so the exterior of shops changed in order to encourage browsing and sales. Taking this historical reference, and examples of architecture in the area, AHMM developed a language of curved glass for the whole facade, taking further inspiration from the curved lines of 1937 design classic, the Aalto vase. The previous building on the site, whilst not of merit, possessed a corner tower feature that gave it a note of architectural interest. AHMM chose to replace this feature with a new corner of architectural distinction, to continue the landmark contribution that the site made to the wider townscape. The new design, a striking lantern, is composed of flat and curved glass elements, arranged to articulate the three different functions of the building and to create a rippling and sensuous curvilinear glass skin.

3 Location Aerial Map LOCAL AREA

4 AERIAL Bond Street Oxford Circus Tottenham Court Road Soho Square Centrepoint

5 CHARING CROSS RD 11 SOHO STREET SITS IN THE HEART OF THE WEST END BESIDE THE BUZZING CULTURAL Map The development site is located at the junction of Soho Street and Oxford Street, opposite Rathbone Place, and on a popular route between Fitzrovia and Soho. Key areas neighbouring the development are Oxford Street and Fitzrovia to the north, Tottenham Court Road and the proposed Crossrail / LU station to the east, Soho to the south, and Regent Street and Mayfair to the west. The area is already undergoing significant regeneration due to both the Crossrail works and a number of concurrent redevelopment sites, including the Post Office site on Rathbone Place. By foot Tottenham Court Rd Oxford Circus Piccadilly Circus By tube Liverpool Street London Bridge Heathrow 2 mins 5 mins 10 mins 13 mins 16 mins 35 mins & GASTRONOMICAL HUB OF SOHO MARYLEBONE CHARLOTTE STREET TOTTENHAM COURT ROAD MORTIMER STREET CAVENDISH SQUARE GARDEN REGENT STREET MARKET PLACE BEDFORD SQUARE SOHO STREET RATHBONE PLACE OXFORD STREET MAYFAIR WEST EXIT SOHO SQUARE EAST EXIT DEAN STREET REGENT STREET GREEK STREET FRITH STREET

6 The Building CGIs THE BUILDING

7 THE FACADE Six metre modules of flat and curved glass elements define the retail facade to ground and first floor. The upper floors are articulated by three metre modules with the variation in width taken up by flat glass panels, allowing the bespoke curved elements to remain the same throughout. The two top floors are composed of curved panels in 1.5m bays with one curved panel directly adjacent to another. The Lantern is a continuation of the upper floor curved panels taken around the corner. OVERVIEW 6 Residential 5 Residential 4 Office 3 Office 2 Let to Zara G+1 Let to Zara B Let to Zara

8 THE ENTRANCE

9 THE RECEPTION

10 office floor

11 Plans Schedule of areas Floor plans PLANS

12 OXFORD STREET schedule of areas total office: 13,504 sq ft / 1,255 sq m GROUND FLOOR RECEPTION AND RETAIL 6 RESIDENTIAL 5 RESIDENTIAL 4 6,039 sq ft / 561 sq m 3 7,465 sq ft / 694 sq m 2 RETAIL 1 RETAIL TENANT LIFT LET TO ZARA SOHO STREET LIFT LIFT RECEPTION ENTRANCE SERVICE LIFT SOho Street L RETAIL

13 OXFORD STREET THIRD FL R 7,465 sq ft / 694 sq m F URTH FL R 6,039 sq ft / 561 sq m OXFORD STREET OFFICE OFFICE SOFTSPOT FOR FUTURE TENANT STAIR SOHO STREET SOFTSPOT FOR FUTURE TENANT STAIR SOHO STREET LIFT LIFT TERRACE

14 Specification Summary Detail SPECIFICATION

15 SUMMARY SPECIFICATION Elegant brand new c.14,000 sq ft office space on Soho Street Iconic building, good location Unique office space with exposed visual concrete and full height fritted glazing Bright, open floor plates with 2,800mm typical floor to ceiling height Dali smart lighting system Floor plenum air cooling and heating system 2 Passenger lifts (incl. 1 Firefighting lift) 4 Unisex superloos and 1 fully accessible wc per floor GENERAL SPECIFICATION Structural and Planning Grid A post-tensioned reinforced concrete frame construction has been adopted for the building. This consists primarily of a 9.0m 9.0m grid supported internally on columns of mm diameter. These columns support reinforced concrete slabs 250mm thick. The office accommodation is laid out for an open plan layout and provides the opportunity for perimeter rooms in the South for offices, meeting rooms or utility rooms. Key Dimensions Finished floor to ceiling heights: 2,800mm Raised floor zone: 450mm (including panel construction) Floor slab thickness: 250mm Occupancy Levels Means of Escape: 1/6sqm Toilet accommodations: 1/12sqm Sanitary Provisions Toilet accommodation is unisex and provided in the centre of the floorplate, attached to the central core but accessed from the office floorplate. Service provisions including water supply and waste drainage have been incorporated on each floor. Building Frame The building has been designed with an in-situ reinforced concrete frame. This provides the office spaces with exposed soffits allowing the thermal mass to store free cooling of night temperatures and reduce heat gains during the day. The concrete also offers greater protection when acting as a fire break between floors and in restricting spread of flame between neighbouring buildings. The concrete floor slabs are supported by internal concrete columns that are spaced on a 9.0m structural grid. South facing roof terraces Bicycle store and fully accessible showers ENVIRONMENTAL FEATURES Low energy lighting Thermal mass night time cooling Exposed concrete wall & ceilings with reduced material finishes Good natural daylight via large perimeter windows High performance envelope Efficient air source heat pumps Flexible track lighting Pir lighting controls for all lighting Dual/low flush wc cistern systems Water saving tap specification INTERNAL FINISHES Entrance and Reception The entrance and reception will have a dark Terrazzo floor, curved backpainted glass panelling, stainless steel reveals and handstitched leather panelled walls in the reception and seating area. A stretched ceiling with integrated lighting extends along the lobby as a light box and continues to the canopy outside. A bespoke Corian reception desk with integrated lighting and a Corian bench with leather cushions are present in the Entrance Lobby. Toilet Cores The toilet core access lobby is finished with painted plasterboard, large format dark grey porcelain tiles, painted face solid core doors, stainless steel ironmongery and painted hardwood frames. The ceiling is finished in painted plasterboard with recessed down lights. The unisex and accessible toilet cubicles include purpose designed vanity units accomm-odating wall hung high quality white glazed porcelain WC and hand wash basin, along with Corian shelf, backpainted glass panelling and backsplash, and integrated mirror. The porcelain floor tiles from the lobby continue into the cubicle. Lighting comprises of concealed lighting behind the mirror and a ceiling recessed down light. The lighting is PIR controlled, with the sensor recessed into the ceiling above the door. Staircase and Landings The accommodation stairs are of in-situ concrete construction, with rubber flooring and steel balustrades and handrails.

16 INTERNAL FINISHES CONTINUED EXTERNAL TREATMENT Passenger Lifts The two main passenger lifts will have bespoke designed car interiors with backpainted glass panelling, perimeter illuminated ceiling, Terrazzo flooring, a mirrored wall and stainless steel handrails. Office Areas Office areas will have a solid core galvanised steel proprietary, MoB Medium Grade raised floor system, and will support an array of adjustable floor grilles for the mechanical ventilation system. The ceilings of the office spaces will be exposed visual concrete, providing heating and cooling benefits, supported by exposed visual concrete columns with a stainless steel part cover where downpipes are imbedded. The ceilings will incorporate a Zumtobel surface mounted Superhighway Introduction The building envelope along Soho Street and Oxford Street is composed of flat and curved glass elements, arranged to articulate the three different functions of the building and to create a rippling and sensuous curvilinear glass skin. The facade design is based on a stick system assembly to single glazed shop-front areas and on a unitized system to the double glazed facade portions on the upper floors. The North and East facing street elevations feature floor to ceiling glazing to maximise views and daylight penetration deep into the floor plate. The use of pure white low iron glass has been adopted to maximise transparency and to achieve an un-tinted clear appearance of the building. 6m modules of flat and curved single glazed elements define the Retail facade to Ground and First Floor. The 2 Office floors are articulated by 1.5m modules with the variation in width taken up by flat glass panels allowing the bespoke curved elements to remain the same throughout. The Residential units on the fifth floor are composed of curved panels in 1.5m bays with concave and convex panels alternating along both street elevations. system enclosing the fire and electrical services, and fitted with a Dali based addressable lighting system with opal diffusers. The glazed perimeter will be illuminated by uniformed surface mounted downlights. The perimeter walls of the office space facing Oxford St. and Soho St. will be a full height curvilinear fritted glazed system with white PPC Aluminium mullions and transoms. A curved curtain track is fitted for tenants own curtains (from a specified range). The core walls and southern facade will be finished in white plasterboard. Office areas also include roof terraces which are described in the External Treatment section. A radius of 600 mm has been adopted as a threshold to allow for an increased number of coatings applicable and to improve competition and quality control. The south facing elevations towards the inside of the urban block are terraced and feature a more conventional approach of a solid wall with punched floor to ceiling windows and doors. The solid areas of the facade here are clad with bespoke white glazed terracotta panels echoing the curved nature of the street elevations at a smaller scale and function as a rainscreen cladding. Main Office Cladding Using tested framing and assembly methods for the curtain walling system will enable the erection of the bespoke facade in a proven, conventional way minimizing the risks and reducing construction times. Both the bespoke and the standard double glazed units will be individually prefabricated and assembled in a factory to the highest standards; delivered and installed on site ensuring the highest achievable quality of finished facade. EXTERNAL TREATMENT CONTINUED MECHANICAL SERVICES The glass treatment on both street facades also involves a ceramic frit pattern of translucent graded dots to blend in the opaque zone of slab edge including the raised floor into the transparent areas above and below. Office Entrance The two office floors share a common entrance into the building from Soho Street protected with a top lit stainless steel canopy leading towards a glass clad entrance lobby with a reception desk and a small leather clad waiting area. The flooring is made from grey terrazzo slabs throughout and into the lifts. Air Conditioning system: Ventilation system & smoke ventilation Heating, cooling and fresh air to the office areas is provided by an underfloor air conditioning system. Dedicated zone units delivering conditioned air to the floor void are provided for each office tenant demise. Each unit consists of re-circulating inverter driven fan, filter and DX coil located within an acoustically treated cupboard. Each zone unit is connected via refrigerant pipework to its own external condenser, located within the roof plant enclosure. The zone unit supplies pre-heated or pre-cooled air to the floor void, from where it is distributed to the space via local environmental units, i.e. an intelligent floor tile with a fan and return air grille. The fan tile maintains the local set temperature by mixing supply air from the zone unit with re-circulated air from the space. The fan tiles may work in 4 different modes: Cooling mode If the underfloor temperature is below the room air temperature, the damper is modulated open to allow cooling to the space. Heating mode If the underfloor temperature is above the room air temperature, the damper is modulated open to allow heating to the space. Roof Terraces Both offices and residential floors have access to south facing terraces of various sizes and shapes. All terraces are paved with high quality concrete paving slabs. The main roof features a living brown roof outside the plantroom area with Photovoltaic solar panels attached to the plantroom screen as well as above the brown roof. Recirculating mode When the room sensor detects that the local temperature matches the set point, the damper will be closed and the unit will be in recirculation mode. An adjustable bleed damper allows sufficient air from the floor void to provide the fresh air requirements for the space. Electric heat mode Under exceptional circumstances, if the room temperature is too cold and there is insufficient heat available, the controller will modulate the damper fully closed and initiate the electric heater battery. Each fan tile may be relocated to suit future tenants fit out requirements.spent air from the space is returned to the zone units via floor return air grilles and a dedicated return air path within the floor void. The system is designed to run the fans in out-of-hours to provide free cooling. Ventilation system Fresh air to the office areas is drawn from the landlord s central fresh air shaft. A dedicated constant air volume box with supply fan, heater battery and filters, is provided for each office tenant within the floor void, supplying a pre-set volume of fresh air to the supply air floor zone. An additional constant air volume box is provided for each tenant within the floor void to control the amount of return air extracted to the exhaust air shaft. A set of landlord s extract fans inside the main shaft draw the return air into the shaft and discharge at roof level.

17 MECHANICAL SERVICES CONTINUED Smoke Ventilation system One wall mounted grille with normally closed motorised damper is provided for each tenant. In the case of a fire, the motorised dampers on the exhaust system will open to allow smoke to be extracted from the space. Landlord s run and stand-by extract fans will switch into smoke extract mode and fresh air motorised dampers will open to provide make-up air. Toilets Toilets are served from the main extract system. Air is extracted from each cubicle via circular ceiling mounted extract valves. Cross talk attenuators are provided in accordance with the acoustic requirements. Where ductwork passes through fire walls, fire dampers are provided. Design Conditions The design criteria for the office part of the development are as noted below: Mechanical services External Temperatures Summer: 30 C dry bulb / 20 C wet bulb Winter: -4 C saturated Heat rejection: 35 C dry bulb Internal Temperatures Office Winter: 20 C±2 C Summer: 24 C±2 C Toilets 19 C min, no max Humidity Control None provided Occupancy 1 person per 10m 2 Fresh Air Ventilation Rates Office open plan: 12 l/s per person 10% additional allowance for meeting rooms or densely populated areas Toilets: Transfer from adjacent office space Extract Ventilation Rates Office toilets: 10 air changes per hour Electrical Services Lighting levels Office areas: lux at working plane Toilets: 200 lux at FFL Lighting loads Office areas: 12 W/m 2 Power loads Office areas: 25 W/m 2 Emergency lighting to BS 5266 Wiring regulations to BS th Edition Fire Alarms to BS 5839 to L2 level of cover Public Health Services Cold Water Storage 20 litres per person based on half day storage. The domestic cold water system is arranged so that no stagnation occurs, and adequate backflow protection is provided to meet the requirements of the Water Supply (Water Fittings) Regulations Hot Water Local electric unvented hot water heaters are provided. Soil and waste The systems is a secondary ventilated system. All pipe sizing is carried out using the Discharge Unit method. Noise Criteria Internal Noise CRITERIA Open plan offices: NR40 Speculative offices: NR38 Cellular offices: NR35 Toilets: NR40 Water Services and Drainage DOMESTIC COLD WATER SERVICES The office area are served from the landlords system via sub metered boosted supply. A sanitary shut off valve is provided on the main branch cold supply serving the toilet core. The valve is linked to PIR sensors located above the entrances to the male and female toilets. This valve isolates the supply to the toilet core during periods of no use. Pressure reducing valves are provided at each floor to maintain a balanced outlet pressure. All wash hand basins are fitted with individual thermostatic mixing valves located directly under each sanitary appliance and set at 43 C. MECHANICAL SERVICES CONTINUED Foul drainage Drainage from the office areas discharge via gravity to the main stacks in each core. Drainage is achieved by gravity. Waste and vent capped connections are provided at each core for extension to a tea point by the tenant. The entire system is designed as a modified secondary ventilated system with stacks ventilating to atmosphere at roof level. Antisyphon and ventilation pipes are provided to prevent the loss of the water trap seals throughout the system. Dry Riser The dry riser system is provided to the main core. Landing valves are provided to all floors within the fire fighting cores. The dry riser installation is comprise of a dry rising main fire brigade inlet breeching connector and inlet box located within a cupboard located at ground floor (firemen entry point). Pipework from the inlet breeching piece serves the various dry rising main landing valve outlets situated on each floor within the fire fighting core. Lighting Office Areas Office area lighting is provided to meet where practicable the recommendations of CIBSE Lighting Guide 7 (LG7). Luminaires are linear low glare and high efficacy complete with T5 lamp technology. All fluorescent luminaires include high frequency dimmable ballast control gear with integrated power factor correction to a minimum of 0.95 lagging. The lighting solution comprise suspended linear fluorescent luminaires supported and electrically supplied from a plug in bus bar arrangement. The bus bar arrangement. The overall track bus bar system incorporates DALI controls and passive infra red movement detectors. The system is concealed within an architecturally designed aesthetic super highway trunking enclosure. WCs Generally WC area lighting is provided via ceiling mounted recessed circular LED downlights controlled via local PIRs. Reception Architectural lighting is provided in accordance with the architectural aesthetic requirements through the new main combined office and Residential entrance, and comprises LED Barrisole type feature lighting and recessed LED downlights. The lighting arrangements are complete with a system of active presence detection, scene set dimming facilities and common time scheduling. Manual override control will be provided within the concierge office. External Lighting Feature external lighting to the building facade canopy is provided via concealed linear LED lluminares. All external lighting is photocell controlled with automatic time clock control override to switch off luminaires between 2300hrs and 0700hrs. Staircases Generally wall mounted fluorescent bulkhead luminaires provide the main area lighting. Staircase lighting control operates via PIR movement detectors. Emergency Lighting Emergency lighting is provided throughout the office space and WCs by the use of integrated 3hour emergency conversion packs. Emergency lighting test facilities are provided local to the distribution boards.

18 DEVELOPMENT TEAM Developer Dukelease Properties Limited on behalf of British Airways Pension Trustees Limited Architect Allford Hall Monaghan Morris Project Manager GVA Second London Wall Cost Consultant EC Harris Civil & Structural Engineer The Walsh Group Mechanical Engineer MTT CONTACT DETAILS Agents Pilcher Hershman T David Jackson David Rosen Misrepresentation Act The Pilcher Hershman Partnership LLP on their behalf and for the Lessor of this property whose Agents they are, give notice that: These particulars are set out as a general outline only for guidance to intending Lessees, and do not constitute any part of an offer or contract. Whilst they have used reasonable endeavours to ensure that the information in these particulars is materially correct, any intending Lessees or Third Parties should not rely on them as statements or representations of fact, but must satisfy themselves by inspection, searches, enquiries, surveys or otherwise as to their accuracy. The Agents as such cannot be held responsible for any loss or damage including without limitation, indirect or consequential loss or damage, or any loss of profits resulting from direct or indirect actions based upon the content of these particulars. No person in the employment of The Pilcher Hershman Partnership LLP has any authority to make any representation or warranty whatsoever in relation to this property. Unless otherwise stated, all rents are correct at the date of publication and, unless otherwise stated, are quoted exclusive of VAT. Lease details and service charges are given as a guide only and should be checked and confirmed by your solicitor prior to exchange of contracts.

19 A Development by Dukelease Properties Limited