INTERIOR DESIGN

AND
ARCHITECTURAL BRIEF

Oakwood Worldwide (Asia) Pte Ltd

Technical Services Division
1 Harbourfront Place #03-12 Harbourfront Tower 1 Singapore 098633
Telephone (65) 6336-6900 Facsimile (65) 6336-8300
(Updated August 2019)
TABLE OF CONTENTS

DESIGN PHILOSOPHY ________________________________________ __ 1

1.1 Apartment Design Overview

THE OAKWOOD PRODUCTS _______________________________________ 2

2.1 The Oakwood Product Structure

2.2 Oakwood Premier
2.3 Oakwood Suites
2.4 Oakwood Studios
2.5 Oakwood Residence
2.6 Oakwood Apartments

PUBLIC AREAS ________________________________________ _________ 3

3.1 The Apartment Reception Area

3.2 Café Corner
3.3 Pool Area
3.4 Health Club
3.5 Guest Corridors

APARTMENT INTERIORS ____________________________________ ___ 4

4.1 Apartment Mix and Size

4.2 Apartment Designs
4.3 Master Bedroom
4.4 Kitchen
4.5 Audio Visual, Lighting and Communications

OPERATIONAL AREAS __________________________________________ 5

5.1 Area Program

5.2 Front of House
5.3 Back of House
TABLE OF CONTENTS

5.3.1 Staff Entrance

5.3.2 Loading Bay
5.3.3 Garbage Store and Pickup Areas
5.3.4 Associate Lockers and Canteen
5.3.5 Housekeeping
5.3.6 Engineering
5.3.7 Security
5.3.8 CCTV
5.3.9 Alarms
5.3.10 Door Control
5.3.11 Radio System
5.3.12 Residence Lock System
5.3.13 Human Resources
5.3.14 Fire Safety Equipment and Control Room

M&E DESIGN INTENT _____________________________________________ 6

6.1 Heating, Ventilation & Air-Conditioning (HVAC)

6.1.1 Design Criteria
6.1.1.1 Outdoor Design Conditions
6.1.1.2 Indoor Design Conditions
6.1.1.3 Indoor Ventilation Rate
6.1.2 Cooling & Heating Load Estimation
6.1.3 System Design
6.1.3.1 Central Cooling System
6.1.3.2 Plant Room Location
6.1.3.3 Water Temperature
6.1.3.4 Heating System
6.1.4 Air Conditioning System (Serviced Apartments)
6.1.5 Ventilation System (Serviced Apartments)
6.1.6 Automatic Control System
6.1.7 Air Handling System Selection
6.1.8 Indoor Air Quality (IAQ)
6.1.9 Energy Efficiency
6.1.10 Noise Criteria
6.1.11 Water Treatment
6.2 Electrical Services (EL)
6.2.1 Electrical Distribution System
6.2.1.1 Power Supply Category
6.2.1.2 Power Source
TABLE OF CONTENTS

6.2.1.3 Incoming Service

6.2.1.4 General Wiring
6.2.1.5 Switchboards and Panels
6.2.2 Electrical Load Estimation
6.2.2.1 Design Criteria
6.2.3 Lighting System
6.2.4 Standby Generator
6.3 Extra Low Voltage Systems (ELV)
6.3.1 System Introduction
6.3.2 System Description
6.4 Fire Services (FS)
6.4.1 System Introduction
6.4.2 Water Supply
6.4.3 Water Consumption for Fire Services Installation
6.4.4 Outdoor (pedestrian) Hydrant Installation
6.4.5 Fire Hydrant and Hose Reel System
6.4.6 Automatic Sprinkler System
6.4.7 FS Provision for Apartments
6.4.8 Gas Flooding System
6.4.9 Automatic Fire Detection / Manual Fire Alarm System
6.5 Plumbing and Drainage Services (PD)
6.5.1 System Introduction
6.5.2 Water Consumption and Water Storage Estimation
6.5.3 Cold Water System
6.5.4 Hot Water System
6.5.5 Heating Load of Domestic Water
6.5.6 Drainage System
6.5.7 Storm Water Drainage System
6.6 Vertical Transportation (Elevators)
6.6.1 Introduction
6.6.2 Criteria and Assumption
6.6.3 Transportation Analysis

SECURITY _____________________________________________________ 7

7.1 Approach to Security

7.2 Establish Risk Category
7.3 Security Standards & Equipment Specifications
TABLE OF CONTENTS

STANDARDS & SPECIFICATIONS _________________________________ 8

8.1 Fire Related Materials

8.2 Minimum Fabric Specification Guidelines for Commercial Interiors
8.3 Performance Requirements & Notes on Application of Hazard
Categories
8.4 Apartment & Public Area Carpet Specifications

OWWA’s GREEN INITIATIVES _______________________________________ 9

9.1 Introduction
9.2 Feasibility Study Report
TABLE OF CONTENTS

9.3 Energy Efficiency

9.3.1 Air-Conditioning System
9.3.2 Daylighting & Ventilation in Common Areas
9.3.3 Artificial Lighting
9.3.4 Ventilation in Car Parks
9.3.5 Lifts and Escalators
9.3.6 Energy Efficient Practices & Features
9.3.7 Renewable Energy
9.4 Water Efficiency
9.4.1 Water Efficient Fitting
9.4.2 Water Usage & Leak Detection
9.4.3 Irrigation System & Landscaping
9.4.4 Water Consumption of Cooling Towers
9.5 Environmental Protection
9.5.1 Sustainable Construction
9.5.2 Sustainable Products
9.5.3 Greenery
9.5.4 Environmental Management Practice
9.5.5 Green Transport
9.5.6 Refrigerants
9.5.7 Storm Water Management
9.6 Indoor Environmental Quality
9.6.1 Thermal Comfort
9.6.2 Noise Level
9.6.3 Indoor Air Pollutants
9.6.4 Indoor Air Quality (IAQ) Management
9.6.5 High Frequency Ballasts
9.7 Other Green Features

DISCLAIMER ___________________________________________________ 10

APPENDICES ___________________________________________________ 11

A. Kitchen and Related Areas

B. Information Technology
DESIGN PHILOSOPHY

1 Design Philosophy

1.1 Apartment Design Overview

Objectives of the Apartment Product

• To provide a Serviced Apartment product that utilizes a smaller, compact room

module and which delivers high returns per M 2 when applied to sites which have
compromised GFA’s and do not conform to other products’ profiles.

• To provide a serviced apartment accommodation model that ranges from 28m 2 and
above.

• To provide a product that operates without the majority of facilities found in our
other products.

• To provide a product which will fit within Oakwood’s existing Apartment product and
service qualifications.

• To provide a product that is cost effective to construct and is easily replicated

across multiple sites in one city.

• To provide a product which the market perceives as better quality than other lower
cost apartment operations.

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THE OAKWOOD PRODUCTS

2 The Oakwood Products

2.1 The Oakwood Product Structure

The Oakwood product structure has been developed to target specific target markets,
all of which are long stay and should not be confused with hotel products.

The products and their “feel’ are designed to appeal to relocating and traveling
expatriates within the Asia Pacific region. Expatriates constitute the majority of guests
in Oakwood Worldwide (Asia) properties and remain our target group.

The Oakwood Parent brand has five sub products. They are as follows:

2.2 Oakwood Premier

The closest competitor to the 5-star hotel product, this product is designed to attract the
more senior company executive, typically older and at times, without family for his / her
stay. The stay will be comparatively shorter, on average 1 – 8 weeks and require a
higher percentage of smaller accommodation modules whilst taking care not to compete
too closely with the hotel product. The occupants of this property will require full
facilities and expect the best of services.

The Oakwood Premiers target market prefers interiors which convey a classical deco
look but which are not heavy or overly embellished. It reflects a more developed and
mature taste, synonymous with success and “old money”. Most will be seasoned
travelers who seek creature comforts and a replication of their home base life style.

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THE OAKWOOD PRODUCTS

Bathtubs in some instances can be removed from master en-suites and replaced with
oversized cubicles featuring sauna showers. Both drench and hand -held showers will
be fitted. Premier bathrooms will feature LCD or LED screen TVs’ in the Master
Bathrooms, which are linked to the Master Bedroom unit.

The Premier feel and furnishings could be set within a contemporary architectural
structure provided the result provides a feeling of refinement, warmth an d style.

The product’s theme is being successfully marketed as a high-end luxury product

represented by a feeling of sophistication. It is supported by a dedicated marketing
drive focused on the Premier’s level of luxury and image appeal.

Oakwood’s Premier product has established a new benchmark for Serviced Apartments
across the globe.

Oakwood Premier OUE Singapore

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THE OAKWOOD PRODUCTS

2.3 Oakwood Suites

This product offers sleek, sophisticated luxe apartments , and the guest facilities include
a Residents’ Lounge and a well-equipped Gym.

Oakwood Suites aims to provide jetsetters and senior executives private and exclusive
residences.

The product’s design theme for signage and printed collaterals is represented by
turquoise and moss, slate / clay, white lettering.

Oakwood Suites La Maison Jakarta

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THE OAKWOOD PRODUCTS

2.4 Oakwood Studios

This product offers stylish apartments with eclectic tech-enabled spaces.

Oakwood Studios aims to provide guests with more than an address to cater to their
dynamic lifestyle. The apartments are curated for guests to work, live and connect in;
allowing guests to seamlessly alternate between work and leisure. Located in dynamic
cities and unpretentious in design, Oakwood Studios provide guests with a unique
urban experience.

The product’s design theme for signage and printed collaterals is represented by bright
red and maroon, slate / clay, white lettering.

Oakwood Studios Singapore

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THE OAKWOOD PRODUCTS

2.5 Oakwood Residence

This product represents the majority of Oakwood’s clients and focuses on the mid to
senior executive who will be relocating for longer periods than those using our other
products. The average stay for this property will be between 1 and 6 months. The
occupants will typically be small families meaning the design will incorporate more 2
and 3 bedroom apartments, with full facilities including children’s crèche and preferably
with swimming pool and fitness center, where space allows.

Oakwood Residence interiors will reflect clean comfortable residential look, muted
colours and a more spacious feel where possible. The objective is to provide a
welcoming environment for a long period stay to relocating executives and their family.

The product’s design theme for signage and printed collaterals is represented by jade
and forest, slate / clay white lettering and a residential atmosphere.

Oakwood Residence Damei Beijing

6
THE OAKWOOD PRODUCTS

2.6 Oakwood Apartments

Oakwood Apartments represents an opportunist product which can be located in CBD

or residential locations where space is a design limitation. When purpose built, the
product is fitted out to a more contemporary Residence level, and will not offer the full
regiment of facilities offered by our other three products. This product is targeted
towards the younger executive seeking a better scale of economy and whose average
stay will fall in between the other two products.

Spaces will be more confined so the use of light colours and thoughtful design is
critical. The objective is to provide a comfortable environment for (typically) younger
expatriates relocating to a new country.

The product’s design theme for signage and printed collaterals is represented by
mandarin and cherry, slate / clay, white lettering and a contemporary residential
atmosphere.

Oakwood Hotel & Apartments Brisbane

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PUBLIC AREAS

3 Public Areas

3.1 Lobby and FOH

This area will be minimal and strictly catering for the functions of Check in / out, guest
services, a small meeting zone, an espresso machine and cookie-fresh fruit station with an
upscale vending machine.

Music quality and selection is critical to the ambience here and needs to reinforce the visual
attributes. The designer needs to integrate the Audio Visual system into the area.

Lighting will again be warm, unobtrusive and non-traditional. It will be controlled by a master
panel with auto presets that link to the exterior and landscape lighting. The entire buildings
lighting concept must be controlled and present unique atmospheres based on the time of day
/ night.

Selected areas will be fitted with sensor lighting which only operates when required.
Stairwells, WC’s and staff areas are examples where such cost saving appliances can be
fitted.

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PUBLIC AREAS

Additional Notes

• Minimum of 2.8 to 3 meter finished ceiling height

• A net 80 – 100m 2 space is suitable for properties up to 150 apartments.

• Access points from Lobby to Apartments must be Security Controlled via key cards
and CCTV

• Lighting is provided, down lights, ceiling lights, wall lights and by occasional
standing or table incandescent lamps. Power points are to be correctly co-
ordinated according to lamp locations. A central “feature” light(s) may be
permissible

• Requires easy access to a Luggage and Parcel store space of 1 5m 2 which will
contain shelving

• Lobby will back onto reception counter, which in turn backs onto Administration and
GM’s offices. Detailed breakdown of these areas is included in section 5
“Operational Area”

• Direct secure access from Lobby to Car Park must be possible

• Security cameras must be discreetly positioned to monitor reception activity and all
egresses to apartments

• An Integrated Sound system with continuous music feed and mute control must be
installed

• Lighting is to be centrally controlled by dimmer switches for all areas of the property
from here

• Ample power points to be provided for cleaning

• The Apartment colour of mandarin should be considered and used where possible
in the finishes

• Double glazed windows to be provided

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PUBLIC AREAS

• Ducted air-conditioning required throughout area

• Specially selected emergency lighting is to be used in this area, which must be

discrete

• Minimum of two guest telephone points are to be located around the Lobby area,
with necessary seating and or shelving

• Separate Male and Female toilet facilities should be provided in close proximity to
Lobby area

• Reception counter prototype drawing to be supplied by O akwood Worldwide (Asia)

• Lighting over the reception area should facilitate eas e of work for staff, but not
employ direct open down lighting where guests or staff will interact

• The area should integrate a HD Monitor of 40” and above or multiple smaller units
for advertising, Directory of services, Function notices and VIP arrivals. This will be
connected for content updating to the FOM station

• Mail box, depending on project requirements and government regulations

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PUBLIC AREAS

3.2 Café Corner

A cozy corner where house guests can have a coffee, relax and browse at the library or meet
up with their visitors. An area of 15 – 20m2 is acceptable if there are space constraints.
Space permitting, a larger area is preferred.

This location ideally should be near the reception area / lobby and a dry pantry is acceptable
if space for wet facility is not possible. Layout should be simple with space to house a coffee
dispenser, snacks and tea / coffee crockery.

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PUBLIC AREAS

3.3 Pool Area

The pool should be at least 25m in length and 15m in width to allow lap swimming and a
minimum of 1.3m depth with visible “No Diving” sign at pool deck area. However, the
pool is intended for leisurely recreation and should appear resort like.

Drench showers are to be provided with footbaths for use prior to entering the pool.
Children’s pool should also be provided which is clearly visible from the Residents’
Lounge and main pool. Pool areas must be adequately signed with regulatory warnings
and safety rules.

Both male and female changing facilities are to be provided for this area, which are not
common to the restaurant or health club. Ideally this facility will be located close to or
adjoining the Fitness Center.

Ample sun lounges, poolside table and sun umbrellas are to b e provided around the
pool perimeter. Dedicated BBQ areas are welcome by guests and can be planned into
the area if space permits.

Additional Notes

▪ Pool size to be a minimum of 25m x 15m (1.3m) with separate children’s pool
attached

▪ Allow ample pool deck area for sun lounges and tables

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PUBLIC AREAS

▪ Pool deck to be equipped with 2 built-in barbecues

▪ Pool area to have 4 waterproof 240V power outlets at usable intervals

▪ Pool surrounds to be non-slip

▪ Pool deck to have foot bath and rinse shower

▪ All filtration intakes / outlets to be covered with approved safety grills

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PUBLIC AREAS

3.4 Health Club

On the same level or within easy access to the pool, a fully equipped health club should
be featured. In some cases, the club will not be exclusive to house guests, therefore
security access to outside guests must be thoroughly considered.

The club facility is to include a reception desk, towel issue, water station and a
dedicated workout space of 60 - 100m2 for both free weights and circuit machines. The
male and female changing rooms will include approximately 50 - 80 full sized lockers.
Ideally, Oakwood Worldwide (Asia) would recommend a ‘lite’ spa facility be provided
which includes a massage room, steam room, sauna, and a relaxation area.

Walls within the work out area must feature as many mirror panels as possible; full
ceilings need not be provided and an atmosphere of a “real working gym” can be
created by leaving ductwork exposed and ceiling painted directly onto the slabs.
Diffused ceiling lighting is a requirement, as direct down lighting can be distracting for
guests using certain machines.

Specialised Gym compound rubber flooring is recommended for workout areas with
circuit machines, heavy free weight and strength areas. Oakwood has a few global
affiliations with companies such as LifeFitness, Technogym & Precor, who will assist
with planning and provide a competitive equipment quotation for the health club area.

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PUBLIC AREAS

3.5 Guest Corridors

The lighting theme must continue through these areas and provide a unique ambience for
apartment entrances. In these areas, Artwork is essential, but not music. Alcoves to house
mineral water and vending machines are to be provided on each floor.

The corridors are to be a minimum of 1.5 meter in width to allow service trolley access.
Passageways should be carpeted to reduce noise. However, naturally ventilated
corridors can have a hard floor finish. These must be sufficiently lit with wall lighting and
on diffused down lights.

All corridors need to be decorated with artwork and pictur e lights at regular intervals.
Wall finishes will be consistent with those in the apartments, using acrylic washable wall
paints instead of paper or equivalent material finishes.

Power points will need to be located at every 4 meter interval, to allow the use of
vacuum cleaners and carpet washing machines. A small storage area of 6 -8m2 is
required on each floor

Additional Notes

• Finished floor to ceiling minimum of 2.5 meters

• Floors to be carpeted to reduce noise levels . However, naturally ventilated corridors

can have a hard floor finish

• Lighting, in the form of wall lights & diffused down lights; is preferred.

• Electrical outlets to be provided at 4 meters intervals

• Minimum width of 1.5 meters

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APARTMENT INTERIORS

4 Apartment Interiors

4.1 Apartment Mix and Size

An apartment matrix will be provided by Oakwood detailing the required number of

apartments, types and M2 sizes based on the available GFA. This information is project
specific.

The operational areas required in both front and back of house are detailed at the end of this
brief based on a generic 150 guest apartment property. This will be re issued as a project
specific document at the commencement of design services.

4.2 Apartment Designs

Functionality of the Apartment product should remain the same as our typical existing
Residence products but with some modifications. The apartment module must include;

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APARTMENT INTERIORS

• Electric cooking facilities must be included but minimized with a focus on re heating and
microwave cooking

• Self-contained ironing, washer and drier facilities. Ironing Board and Iron Storage facilities
are required

• An Audio-Visual zone which integrates the most recent technology available for AV
leisure and communication

• A hardwired and Wi-Fi Work station with hidden cable management is required

• Ample storage and wardrobe space

• A dining table or similar furniture item which could be multi-purpose i.e. work surface,
coffee and snack Table, TV meal table etc.

• Open feeling bathing – wet zone which would not have a bath tub (unless market
conditions demand it).

• Open front refrigerated Pantry possibly serviced from external corridor

• Traditional mini bars will be replaced with refrigerated pantry units

• Under bed storage and dedicated suitcase storage

• Suitably sized dishwashers are required in all kitchens

The overall design concept must exaggerate the actual space with careful use of colours,
textures, innovative lighting and mirrors. The impression should be clean and contemporary
with “Home” accents.

A suitable sized coffee table will be centrally positioned to allow for small meals to be
eaten in front of the television. This table as with most furniture must not possess
sharp corners or glass edges which can shatter and splinter, or feature decorative
embellishments which could cause injuries if fallen upon.

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APARTMENT INTERIORS

A reading lamp is best located over one of the lounge chairs. Other lighting could be
free standing or table mounted. A general ceiling lamp may be hung to provide a
brighter general light for activities such as cleaning, but is to be of a decorative style
and dimmer controlled.

The entertainment amoire is one item of furnishing wh ich can introduce a local or ethnic
flavour. A hotel styled cabinet is practical, but Oakwood would prefer a unit which is
more innovative, and when closed, resembles an independent furniture cabinet. This
cabinet will house the television, a multi-functional DVD, VCD & audio CD player and
stereo unit. Speakers are usually contained within this cabinet as well, unless they are
wall-mounted in a discrete location.

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APARTMENT INTERIORS

As with the entire apartment, artwork in this area must not overcrowd this space, but is
to add colour to the neutral background provided by walls and floor finish. Local accents
can be brought into the interior design through the artwork, either wall mounted or free
standing, provided they are not easily broken or invite easy removal.

Where space is limited for smaller size apartments, Oakwood Worldwide (Asia) propose
an innovative space saving design whereby the TV unit and sound system are built -in
on a wall panel with wires concealed and acts as a design feature. Bright cheerful
colour panels may be used as an accent to the overall colour scheme (see above
illustration).

Additional Notes

• Minimum ceiling heights of 2.7 meters

• False ceilings are to be installed in all areas

• Beam penetrations are not acceptable

• Ducted air-conditioning is preferred in large properties

• Suggested sizes are:

Studios = 28 - 40m2
One-bedroom = 55 - 65m2
Two-bedroom = 80 - 95m2
Three-bedroom = 110 - 130m 2

• Double glazed windows are required for heat and sound insulation purposes

• Master bedrooms must have en-suites

• All other bedrooms must be in close proximity to a full 3 or 4 fixture bathroom

• Kitchen must be easily accessible to apartment entry and is preferably open style
with shutter doors. They must be installed by modular supplier approved by
Oakwood Worldwide (Asia)

• Wardrobes are to be fully fitted as they are an Oakwood signature item

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APARTMENT INTERIORS

• Study or dedicated study area is preferred.

• All areas are to have ample power points, telephone extension points and Arial
jacks. All points are to be confirmed and coordinated with Oakwood Worldwide
(Asia)

• Single size mattress 120 x 210cm

• Queen size mattress 165 x 210cm

• Asian King size mattress 180 x 210cm - Japanese Market

• American King size mattress 200 x 210cm

• All apartments are to have high speed internet access facilities

• A Media-Hub, with international multi-face general power outlets (GPO) are to be

provided at all desks and in close proximity to the TV

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APARTMENT INTERIORS

4.3 Master Bedroom

The bedroom is where the guest will find respite and peace after a hard day’s work.
The atmosphere should give a relaxed feeling with pastel shades, neutral and bright
accent colours / artwork.

Oakwood Worldwide (Asia) recommends all bedrooms will be provided with TV cabling
and arial jacks only.

To enhance the total look and functionality, an ottoman, lounge chair or dove seat can
be incorporated where possible. A work table cum dresser is an important feature to
have as well as a full length mirror.

Two bedside night stands are required, sufficient in size to accommodate a telephone,
alarm clock, bedside lamp and sufficient for one drawer or open shelve for reading
materials.

The bedside lamp should produce ample lumination for comfortable reading in bed.

Wardrobes and storage is of utmost importance for long term guests. A minimum of 2
meters lineal wardrobe space is preferred if space is available.

All listings showed have dimmers and shade diffusers.

Bed sizes will vary according to room space.

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APARTMENT INTERIORS

4.4 Kitchen

The apartment kitchen must be functional, modern western concept and fitted with
appliances such as, oven, dishwasher and refrigerator.

The kitchen will incorporate over-hung appliances such as microwave oven if space is
limited.

▪ Solid surface or Quartz or Caesarstone finish, counter top; is preferred.

▪ Custom built natural wood cabinets with built-in storage organizers

▪ Overhead and under-cabinet lighting

▪ 1-1/2 watts per square foot, incandescent

▪ Multiple plugs installed at counter level

▪ Stainless steel sink, with hot water mixer tap set

▪ Instant hot water available through the hot cold mixer unit

▪ Full-size frost-free refrigerator

▪ 1 bedrooms – 340L

▪ 2 bedrooms – 410L

▪ 3 bedrooms – 546L

▪ Two-bay electric oven

▪ Programmable Dishwasher with pot scrubber cycle and stainless steel interior

▪ Two to four-burner electric range top depending on the apartment size

▪ High-speed tunnel style exhaust hood with grease filter and light switch. This
specific unit ensures grease and cooking smells are completely extracte d from the
open style Kitchen.

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APARTMENT INTERIORS

Kitchen designs are to accommodate Oakwood’s standard accessories such as: Toaster,
Coffee Maker, Kettle, Rice Cooker, Microwave.

And all kitchen utensils such as: Ovenware, Cookware, Glassware, Flatware, Dishes.

These accessories are detailed in the Oakwood Worldwide (Asia) Operating Equipment
Specifications.

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APARTMENT INTERIORS

4.5 Audio Visual, Lighting and Communications

All Audio Visual, Communication and Lighting functions are to be selected for ease of use and
simplicity. These will be innovative and re thought when compared to traditional apartment
concepts to enhance the practicality and appeal of this compact module. The selection of
electronics is critical to the accommodation units’ success.

• Visual screens should be LCD and high quality. They should have the easy capability of
becoming laptop monitors

• All laptop functions should be pre-wired with a bank of easy connectors built around the
desk-worktop zone. This custom face wire should include:

- LCD / LED Screen Monitor connection via S Video & component Y R W

- LAN – Internet
- Spare phone line
- International multi-face general power outlet (GPO) x 3 data

• While apartments will be wireless enabled, a LAN option must also be installed at the
Desk / Dresser

• An optional connectivity bank should be provided at bedside

• Lighting will be warm, unobtrusive and non-traditional. It should have two simple master
controls; one at the entry, one bedside and a third sub unit specifically for the wet zone

• Ambient lighting should be dimmable and it is possible to create atmosphere by the

subtle use of phased colours

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OPERATIONAL AREAS

5 Operational Areas

5.1 Area Program

The Apartment business model attempts to minimize the staffing levels. In some
circumstances, out sourced housekeeping and maintenance personnel will be employed thereby
reducing the BOH area requirements. These area requirements will vary based on location and
country. A complete BOH M2 program will be provided by Oakwood Worldwide (Asia).

5.2 Front of House

To support the concierge-reception desk and to ensure that the key executives are always
available to meet the guest, Oakwood recommends the areas be included in the property
shown in summary of front and back of house area summary.

5.3 Back of House

5.3.1 Staff Entrance

A secure walkway must be identified for staff to enter the building. This path will not be
shared with guests and must terminate at a security checkpoint. There should be only one
point of entrance and exit for all staff. Flow of goods and staff should not overlap. In most
Asian cities, an adequate undercover area is to be provided for the staff to park bicycles
close to the staff entrance and security point, but out of public view.

5.3.2 Loading Bay

This is an area where supply trucks load and unload goods. The area needs to be located
such that there is a smooth flow of goods into the property from a service driveway. It is
preferred that the service driveway from the road is not shared with the guest entrance
driveway. The flow of delivery goods must not interfere with the movement of incoming
staff. The security booth should be positioned such that the security guard can view the
movement of staff and the goods.

A receiving office of 10m 2 will be located next to the security office to administer deliveries.
The parking bay needs to be finished with a washable surface, provided with adequate
drainage and high pressure hose.

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OPERATIONAL AREAS

5.3.3 Wet & Dry Garbage Rooms and Pickup Areas

Garbage from the apartments and other areas, such as the associate canteen, etc. needs to
be moved out to the garbage storage area once a day. The garbage rooms must provide
correct storage for wet and dry refuse. Wet refuse must be chilled and independently
ventilated. Consideration must be given as to local garbage removal systems and v ehicle
size accessing this facility. Location should be near the loading / unloading bay and away
from the staff entrance.

5.3.4 Associates Lockers and Canteen

The total space for both the male and the female lockers should be about 120m 2 . Locker
requirements are approximately 100 for females and 70 for male. The lockers should be
100cm x 30cm x 60cm with handing rail and hooks.

The female lockers should have

3 showers, 3 toilet stalls and 3
hand wash basins. Male
lockers to have 2 showers and
2 toilet stalls along with 2
urinals and 2 hand wash
basins. Large mirrors on top of
the vanity and a full-length
mirror behind the main entrance
doors of the locker rooms are
required.

The dining area in the

Associates Canteen is
approximately 120m 2 to seat 40
persons at a time. (Seating
capacity depends on number of
staffing in each project). A
service kitchen of
approximately 70m 2 with a food
store of 20m 2 is also required.
Preferably the kitchen must be
separated from the canteen by
a low wall. A serving counter and bain-marie should be positioned at this wall.

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OPERATIONAL AREAS

5.3.5 Housekeeping

The housekeeping area needs to be located such that it provides easy access from the
loading bay to the service elevators. The uniform dispensing areas of housekeep ing must
be located such that staff has easy access to it.

The housekeeping office, store and linen / uniform rooms should be located together and
near the staff entrance / exit area, but after the security and human resource offices.

The following office areas are required:

All the linen / uniform rooms and the store will require shelves and trolley h angers. There
must be adequate space to park housekeeping trolleys at the front of the linen / store room.

An area for soiled linen collection & sorting should also be allocated within the linen /
uniform room.

5.3.6 Engineering

Areas typically required for all systems installation i.e. water, fire, air-conditioning, waste
and water treatment. The engineering offices, workshop and stores should be located
together and close to the various M&E plant rooms. The space required is as follows
subject to confirmation by the project M&E specialists.

Detailed M&E requirements are included in Section 6 - “M&E Design Intent”.

5.3.7 Security

Security is an extremely high priority for foreign residents staying abroad, whether it is
required in reality or not. The security department’s ability to control access and monitor
and record unauthorised activity is therefore most critical to the residents’ sense of well-
being while staying in our property.

The security systems must be connected to permanent and emergency power. The security
office should be located next to the staff entrance / exit point, as well as the loading /
unloading bay, where goods delivery and garbage disposal is expected to occur. The
‘people-flow’ and ‘goods flow’ should not be allowed to overlap at this point. The security
office should provide direct view to both staff entrance / exit and loading / unloading bay.

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OPERATIONAL AREAS

It is highly recommended that a professional security consultant be appointed by the Owner

early at the project planning and design stage to establish a Security Master Plan (SMP)
and recommend appropriate standards & equipment specifications, as well as plans &
procedures, especially for the project. The overall security proposal should be
complimentary to the Oakwood environment in terms of aesthetics, guests’ experience,
minimal business impact and operability, whilst fully mitigating the assessed security risks.
Detailed security requirements are included in Section 8 – “Security”.

5.3.8 CCTV

Cameras, monitors and recorders to monitor all points of egress, all apartment floors,
concierge / lobby and other key areas dictated by the project design. The location for
monitoring should be within the security office and undertaken 24 hours. Equipment to be
included:

• Auto Dome Systems: Auto focus / self-contained units

• Fixed CC Cameras for areas like basement car park etc

• B&W rotating Monitors in public areas

• Time lapse recorder: Select speeds record / play from 2 to 240 hours, with time / date
generation and multiple video recording heads

• Console: To house all equipment and locate within security office

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OPERATIONAL AREAS

5.3.9 Alarms

Fire doors and other secure egress points must be alarmed to monitor and control activity
on a 24 hour basis. Again this is to provide visible and active systems in order to enhance
the residents and staff feeling of security.

5.3.10 Door Control

These are to control remote entrance / exit doors by RFID proximity card; electronically
operated lock. Positions to be determined by Oakwood Worldwide (Asia) on a case by case
basis.

Locations:

• System Printer in security office

• Main Control Communication Panel in security office

5.3.11 Radio System

A Multi-frequency, 2-way radio system will be used by Oakwood Worldwide (Asia) staff for
routine and emergency communication.

Location:

• All equipment to be installed in the security room

• Portable radios: to be issued to concerned staff

• Charger racks: to be installed in the security room

5.3.12 Residence Lock System

Oakwood requires RFID Proximity Card System operated lock for a high level of security
and the ability to report ‘audit trails’. Oakwood Products’ designs will need to be printed on
the magnetic door cards.

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OPERATIONAL AREAS

5.3.13 Human Resources

The Human Resources office needs to be located such that there is easy access for the
staff and for prospective employees when they come in to be interviewed.

5.3.14 Fire Safety Equipment and Control Room

All apartments must have sprinkler systems as well as heat and smoke detectors. The Fire
Safety Equipment and Control Room must be designed in accordance with Oakwood
Worldwide (Asia) approved standards, either US, British or Australian to ensure the safe ty
of the guests and that the property will be covered by the Owner’s insurance policies, in the
event of fire damage or public liability proceedings.

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OPERATIONAL AREAS

SUMMARY OF FRONT OF HOUSE AREAS

Size
Areas Remarks
(m2 )

Management & Administration

General Manager's Office 20 The GM's office should be located near
Secretary's Area 10 the Sales & Marketing & F/O areas.
Reception Area 10 Guests & clients to see the GM are
Meeting Room 25 greeted by the GM's secretary & invited
into the GM’s office.

The meeting room should be next to the

GM’s office, as it is used for in-house
meetings (eg. dept head’s weekly
meeting).

Sales & Marketing

Manager's Office 10 The Sales & Marketing manager's office
Sales Executives' Area 30 should be near the sales executives' area,
which is an open concept office. This will
allow the sales team to have effective
communication.
Front Office
F/O Manager's Office 10 The Manager's office should be located
in the B/O area with easy accessibility to
the F/O counter.

Concierge B/O Work Station 10 The B/O workstation should be

immediately behind the Concierge
Counter / desk such that the concierge
working at the workstation can keep an
eye on the concierge counter and render
assistance when needed immediately.

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OPERATIONAL AREAS

Size
Areas Remarks
(m2 )

Front Office
Reservation Work Station 10 This workstation should be next to the
F/O Manager's office but near the Sales
Executive's Area to enable quick viewing
of availability of apartments charts. It is
also an open concept workstation.

Telephone Operator's Room 10 The Operator's room should be near the

PABX Room 10 Concierge workstation. The PABX room &
Computer Room 15 Computer room should be located near the
Operator's room. The PABX room could
also be integrated with the Operator’s room.

Business Center 60 Reception & Work Area – 15m 2

Work Stations (x 2) – 10m 2
Guest Waiting Area – 15m 2
Pantry – 5m2
Conference Room – 15m2

Others
Pantry 5
Staff Restroom (Male / Female) 10
Service Lobby

Front of House Area

Lobby 80-100 The Concierge Counter / Desk will be the
Concierge Counter / Desk 10 area of most contact between the resident
Luggage Room 15 & concierge. Located in the lobby, it should
X-Ray Baggage Screening Room 15 be accessible from the B/O via a door /
screen / passage way. It should also
maximize view of all residents entering /
leaving the apartments.

Café Corner 15-20

Note:

All staffing numbers mentioned herein are for indication purposes only and may vary with
each property

• All areas mentioned herein to be used as guidelines only and may vary with each
property

• Total Front of House Area: 385 - 410m 2

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OPERATIONAL AREAS

SUMMARY OF BACK OF HOUSE AREAS

Size
Areas Remarks
(m2 )

Security
Manager's Office 10 The security office should be located
Admin Area 30 next to the staff entrance / exit point as
Timekeeper well as the loading / unloading bay,
where goods delivery and garbage
disposal is expected to occur. The
'people-flow' and 'goods flow' should not
be allowed to overlap at this point.

The security office should provide direct

view to both staff entrance / exit and
loading / unloading bay

Receiving Office 10 Staff entering / leaving the premises are

required to time-stamp their employee
cards. As such, staff time cards and the
time stamp machine should be located
immediately after staff entrance outside
security office.

NB Fire command Centre included Manager's office

Admin Area: TV monitors, VCR, key
press, worktable

Human Resources Dept

Manager's Office 10 The HR Dept should be located after the
Admin Area 20 security office. Job interviews and
Meeting / Interview Room 10 personnel matters are conducted here,
Training Room 25 while training is conducted in the training
room.

First Aid 8 A first aid room should be located

immediately after the security office.

(1) Manager’s Office: Manager’s desk & return (computer)

Manager’s chair & 2 guest chairs
Low credenza unit
Filing cabinet with compartment to hang jacket

(2) Admin Area: 2 clerk’s worktable & computer terminal

Filing cabinets, shelves

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OPERATIONAL AREAS

SUMMARY OF BACK OF HOUSE AREAS

Size
Areas Remarks
(m2 )

Housekeeping
Manager's Office 10 The housekeeping office, store & linen /
Admin Area 20 uniform rooms should be located
together and near the staff entrance /
exit area, but after the security & HR
offices.

Uniform / Linen Room 100 Staff upon clocking-in proceeds to the

uniform room to collect their uniforms
before proceeding to the staff changing
room. The uniform / linen rooms also
stocks & issues clean linen to the
various floors to ensure par levels are
maintained. A double-leaf door or large
door is required for the collection of
soiled linen & delivery of clean laundry
by the contractor; while a window
counter is required for uniform issue.
The location of the door & window
counter should be away from each other
to avoid mixing the flow of staff & goods.

Housekeeping Store 200 The housekeeping store should be

located next to the housekeeping office.
It should have its own entrance (either
double-leaf or large door) to the corridor.
It will store various amenities, equipment
and cleaning chemicals etc.

Maid's Pantry (on each serviced 10 A maid's pantry should be provided for
apartment level) use in the service area to store the
maid's trolley, linen supply & amenities.
A toilet should also be provided next to
the pantry.

Housekeeping
Linen Chute / Collection Area 10 Located near the loading / unloading
bay, the soiled linen is deposited down
this linen chute to be collected,
countered and sent for washing, from
this collection area. Mixing of staff flow
& goods flow should be avoided.

(1) Manager’s office: Manager’s desk & return (computer)

Manager’s chair & 2 guest chairs
Low credenza unit
Filing cabinet with compartment to hang jacket

(2) Admin Area: 2 clerks worktables & computer terminal

Filing cabinets, shelves
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OPERATIONAL AREAS

SUMMARY OF BACK OF HOUSE AREAS

Size
Areas Remarks
(m2 )

Engineering
Manager's Office 10 The engineering offices, workshop &
Admin Area 30 stores should be located together and
General Workshop 30 close to the various M&E plant rooms.
Paint Store 20
Mechanical Store 20
Electrical Store 20
Plumbing Store 20
Genset Room
Consumer Switch Room
Transformer Room
Water Treatment Tank
Pump Room
Chillers

Accounts & Finance

Manager's Office 10 Only the Purchasing / Receiving office
Admin Area 40 should be located near the loading /
Purchasing & Receiving Office 10 unloading bay. Where possible, the
Accounts & Finance office should be
located nearby.

F&A Manager's office

Admin area: Open concept work stations.

Other Areas
Staff Entrance Separate entrance away from loading /
unloading bay & garbage compactor.
Flow of goods & staff should not overlap.

Loading / Unloading Bay Separate entrance away from staff

entrance. Flow of goods & staff should
not overlap.

Wet & Dry Garbage Rooms & 40 Location should be near loading /
Compactor unloading bay & away from staff
entrance.

Staff Change & Toilets (incl. 120 Separate change rooms for Male /
lockers) Female staff. A higher proportion are
expected to be females.

Staff Cafeteria The kitchen dry store should be located

Kitchen 70 within the kitchen. Preferably a low wall
Kitchen Dry Store 50 must separate the kitchen from the
cafeteria. A serving counter & bain-
marie should be positioned at this wall.
Staff Dining 120

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OPERATIONAL AREAS

Size
Areas Remarks
(m2 )

Other Areas
General Store 20 Located close to the purchasing /
F&B Store 20 receiving office. All deliveries enter via
Service Lifts & the loading / unloading bay, where the
Service Lobby receiving clerk will verify the quantity and
quality of the orders before dispatching
to the respective departments. that
placed the orders. General supplies will
be kept in the General Store while all
F&B items will be kept in the F&B Store,
preferably on the health club floor.

Car Park Located within the car park, it will

Drivers Room c/w toilets 20 provide a rest area for the drivers. This
should have no access into the BOH
areas.

(1) Manager’s office: Manager’s desk & return (computer)

Manager’s chair & 2 guest chairs
Manager’s cabinet to have jacket compartment
Low credenza unit
Filing cabinet

(2) Admin Area : 1 clerk’s worktable & computer terminal

Filing cabinets, shelves

Total Back of House Area: 1,143m 2 .

Area Summary
Front of House 385 – 410m 2
Back of House 1,100m 2
Grand Total 1,485 – 1,510m 2

Note:

• Area recommendations are assumptions based on property of approximately 150 units

• The areas tabulated in the list above are indicative.
• Additional space for filing cabinets, consoles, common work zones (printer, fax etc.) and
stores need to be factored in.

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M&E DESIGN INTENT

6 M&E Design Intent

6.1 Heating, Ventilation & Air-Conditioning (HVAC)

The entire system is to be designed as an energy efficient, quiet and cost effective
facility. The System is to be fully automatic, trouble free and allow for easy
maintenance by local service personnel. For servicing equipment, use common
clearances. Minimum headroom clearance in mechanical rooms is to be 2m.

6.1.1 Design Criteria

The following design criteria will be adopted for sizing the plants and determining the spatial
requirement of the plants.

6.1.1.1 Outdoor Design Conditions (presumptions that will vary from region to region)

Dry-bulb Wet-bulb Relative Outdoor Atmospheric

Velocity
Temp. Temp. Humidity Temp. Pressure
(m/s)
(°C) (°C) (%) (°C) (bar)
Summer 35 28 / 31 1.8 1004.5
Winter 5 / 70 13 2.4 1019.5

6.1.1.2 Indoor Design Conditions

Summer Winter Heating

Area/ Fresh NC
Relative Relative Source W
Served Area Temp. Temp. person m air Level
Humidity Humidity (e.g.
2 m 3/hr (dB)
(°C) (°C) lighting)
(%) (%)
Lobby 24 50 21 - 60 watts 5 30 40-45
Reception 24 50 21 - 50 12 30 30-35
Residents’
24 50 - - 60 5 30 40-45
Lounge
FOH &
24 50 - - 50 10 30 30-35
BOH Areas
Fitness
23 50 - - 40 5 30 40-45
Center
Business
23 50 21 - 65 2 30 30-35
Center
1BR 500W/
24 50 21 40 2 p/ Apt. 72 30-35
Apartment Apt.
2BR 1000W/
24 50 21 40 6 p/ Apt. 180 30-35
Apartment Apt.
3BR 1500W/ 10 p/
24 50 21 40 306 30-35
Apartment Apt. Apt.
4BR 2000W/ 14 p/
24 50 21 40 432 30-35
Apartment Apt. Apt.
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M&E DESIGN INTENT

6.1.1.3 Indoor Ventilation Rate

Served Area Air Change Rate per Hour Remarks

Toilets 15 a

Residents’ Lounge Kitchen 40-60 b, f

Refuse Room / Drainage Pump Room /
15-20 a
Grease Trap Tank
Generator Room - c, e

Lift Room 6 c, d

Basement Car park 6 b

PAU Room / Heat Exchange Room 10 b

Pump Room 10 b

Switch Room - c, d

Kitchen (Apartments) - based on 200 l/s

Remarks:

a) Install with extraction fan. Use adjacent area or outdoor air, as natural ventilation

b) Install with mechanical ventilation, the supply flow rate should be less than extraction
rate, in order to maintain negative pressure in the spaces

c) In order to determine, calculations will have to be based on heat dissipation of the

system in question

d) Air-conditioning should be provided, if mechanical ventilation is unable to satisfy

requirements of particular places (this will hold true especially in summer months)

e) Provide 6 air change rate per hour

f) Install fan-coil unit at a fixed supply point

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M&E DESIGN INTENT

6.1.2 Cooling & Heating Load Estimation

The estimated cooling load of areas with different functions; is as follows:

Served Area Cooling Load (RT - Cooling Tons)

FOH & BOH Areas 367
Residents’ Lounge Kitchen fresh air load 281
Apartments 554
Total 1,529

Remarks:

1. The above-mentioned figures are indicative only.

2. 1 Ton = 12,000 BTU

6.1.3 System Design

6.1.3.1 Central Cooling System (Prototypical system design for a 150 unit Apartment block)

In consideration of the different cooling loads of areas with varied functions, operation time
and greater economy; it is generally recommended to use 2 nos. of 800RT water-cooled
centrifugal chillers and 1 no. of 300RT water-cooled screw-type chiller, which in total will
provide 1900RT. The intent is that in the event, one of 800RT water-cooled centrifugal chillers
is out of service, the system still can provide 72% of the total RT.

6.1.3.2 Plant Room Location

Location Quantity Equipment

Basement 2 800RT water-cooled centrifugal chiller
1 300RT water-cooled screw-type chiller
5 Condenser-water pump
5 Chilled-water pump
Podium Roof 4 Cooling tower

6.1.3.3 Water Temperature

Supply Temperature (°C) Return Temperature (°C)

Condensing Water 5.5 10.5

Chilled Water 32 37

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M&E DESIGN INTENT

6.1.3.4 Heating System (Prototypical system design for a 150 unit Apartment block)

Heated water to be supplied to air handling units & fan-coil units, serving Apartments, guest
facilities, public areas, etc. etc.

The heating system would comprise of air-to-water heat pumps, which produce 45°C / 55°C
hot water, which is then passed through a heat exchanger. This heated water, can then be
supplied to the heating equipment (for space heating); thus reducing energy costs to a
substantial extent.

Propose 4 nos. of 597kW heat pumps, to supply hot water, for the space heating system, as
well as for the domestic hot water system.

A bypass control valve should be installed between the main supply & return pipes, in order to
balance the pressure between the two pipes.

6.1.4 Air Conditioning System (Serviced Apartments)

Each Apartment unit to be typically served by 4-pipe thermostatic / three speed controlled fan-
coil units, associated with modulating control valve. Fresh air, to be pre-conditioned by the
primary air handling unit plants that would typically be located at mechanical floors and then
distributed to each Apartment unit through the vertical supply ductwork system.

2-pipe fan-coil units (cooling only) to be provided in guest Elevator lobby areas and the pre-
treated fresh air from the central primary air plant should also be supplied to the typical
corridor, to maintain the space at a reasonable comfort level.

6.1.5 Ventilation System (Serviced Apartments)

A ventilation system must be provided for Kitchens. This mechanical equipment will typically
be located at the mechanical floor and through vertical stacks emit air to the outside. An
exhaust hood must be provided for each Apartment Kitchen. The design flow rate of the
kitchen exhaust hood is generally 200 I/s, while the make-up air (Treated Fresh Air) must be
calculated with the airflow rate, based on total air balance of each Apartment unit.

Presuming that different apartment Kitchens will have different cooking schedules, the
following diversity factor could be easily considered for duct riser sizing.

Kitchen exhaust air duct riser 0.5 (i.e. 50% of all Kitchens will operate at the same time)
Kitchen make-up air (Treated Fresh Air) duct riser: 0.25 (same criteria as above).

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M&E DESIGN INTENT

Apartment bathrooms must also have a central ventilation system, with the mechanical
equipment typically installed at the mechanical floor. The make-up air / treated fresh air will
use air-conditioned area air, to supplement.

Other than the Serviced Apartments, guest facilities, such as the Business Center, Fitness
Center, must also be equipped with a ventilation system, in order to maintain good indoor air
quality (IAQ).

6.1.6 Automatic Control System

It is advisable to provide an automatic control system for the entire HVAC system. A Direct
Digital Control (DDC) should be adopted in Apartments and then integrated into the Building
Management System (BMS).

The DDC with memory & communication functions should be used to carry out standalone /
independent control of all HVAC equipment. The DDC for different HVAC equipment should
be linked to the network controller. A facility to remotely control & monitor MEP equipment
should be provided in the central control room.

A separate microprocessor based DDC system must be used to provide automatic control for
the central chiller plant sequencing and pump sequencing / interlock. This system will keep the
plant operating with optimum configuration, according to the load requirements. This system
will also be furnished with the minimum hardwire indication and manual override control panel,
to reduce the possibility of system error or, should the situation warrant such a use.

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 M&E DESIGN INTENT

6.1.7 Air Handling System Selection

Served Area Type of Air Handling System Remarks

Offices CAV 2 pipe system

Apartment Lobby CAV 2 pipe system
Residents’ Lounge CAV/FCU+PAU 2 pipe system
Office FCU+PAU 2 pipe system
Fitness Center CAV/FCU+PAU 4 pipe system
Reception FCU+PAU 4 pipe system
Business Center FCU+PAU 4 pipe system
Apartments FCU+PAU 4 pipe system

- PAU – Primary Air Unit; FCU – Fan-Coil-Unit; CAV – Constant Air Volume

Remarks:

a) A 2-pipe system provides chilled water for Cooling and a 4-pipe system provides chilled
water for cooling & heating.

b) All the System selections cited in Section 1 are prototypical and could vary from one
project, to the other, based on its unique architecture, geographical location, availability
of technology, building by-laws, etc.

6.1.8 Indoor Air Quality (IAQ):

High IAQ and its impact on resident comfort can be achieved when outside air
quantities are correctly designed and consistently controlled. IAQ must include filtering
and humidity control. The minimum air intake quantities must exceed building exhaust
quantities by at least 10%.

6.1.9 Energy Efficiency

Alternate systems must be considered for greater cost and energy effectiveness. Each
alternative must be evaluated with respect to local application, geographical location
and availability.

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M&E DESIGN INTENT

6.1.10 Noise Criteria

Mechanical equipment must be designed and selected in a way, so as to eliminate

transmission of sound and vibration particularly between apartments. Ductwork, piping
or equipment suspended from the structure must be isolated. Maximum noise criteria
for apartments must be maintained at 40 db, public areas at 45 db and cooling towers
50 db

Note:

Design should comply with respective authority’s specifications & Guidelines.

6.1.11 Water Treatment

Inadequate water treatment is a major contributing factor for pipe failure and ineffective
heat transfer. Issues such as corrosion, scale formation and biological growth, must be
addressed during design stage itself. Water sample must be obtained and submitted to
an approved lab for water analysis. Oakwood recommends recycling systems where
waste water can be reused for irrigation purposes.

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M&E DESIGN INTENT

6.2 Electrical Services (EL)

6.2.1 Electrical Distribution System

To provide an energy efficient system requiring minimum level maintenance and

maximum level of safety, within budgeted cost. Design details must comply with local
applicable codes. The equipment must be located to provide minimum impact to the
architecture and interior finishes of the building.

6.2.1.1 Power Supply Category

Generally, the electrical system is classified as “Category 1”, as defined in the Code for “Fire
Protection Design of High Rise Buildings” (GB 50045-95, 2005 version).

Fire services installation, including fire hydrants, sprinklers, automatic fire alarms, fire services
control center, smoke extraction system, emergency lighting, etc.; should all be designed &
provided as per “Category 1” power supply distribution system. In
addition, to safeguard human life and protect sensible equipment, the “Category 1” power
supply should also be provided to the telecommunication system, PABX system, security and
other selected extra low voltage systems.

6.2.1.2 Power Source

It is recommended to have Dual-feed power supply from the utility’s main distribution network
and then feed 2 nos. 10kV power supply cables (or whatever capacity is required), to the
Consumer HV Switch Room (generally located in the Basement). Each 10kV incoming power
supply must be designed to support 100% redundancy. In case of one supply mains failure,
the other source will support 100% electrical loading of the development.

In order to ensure reliability of the power supply, it is recommended to install 1 no. of 1000
kVA standby generator. Detailed calculations pertaining to generator size / capacity must be
carried out at construction drawing stage.

6.2.1.3 Incoming Service

Underground electrical service from the utility company transformer, terminating in the
main switchboard, located in the main electrical room. Size should be computed with
15% - 20% spare capacity.

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M&E DESIGN INTENT

6.2.1.4 General Wiring

The building should have Copper wiring within. The wiring distribution should be colour
coded and grounded. Copper cable should be in cable trays and placed in conduits
when installed in concrete slabs and masonry walls.

6.2.1.5 Switchboards and Panels

Main switchboard provides breakers with single main disconnect switch and protection.
Sub-distribution panel boards circuit breaker type. Provide separate panels for light
and power. Locate panel boards in secured rooms, out of sight of public view and on
the same floor as load served.

6.2.2 Electrical Load Estimation

6.2.2.1 Design Criteria (presumptions)

Served Area Design Figures

Residents’ Lounge 80W/m2

R.L. Kitchen 400W/m2

FOH & BOH areas 20W/m2

Apartment Kitchens 100W/m2

Studio (50m2) 6W/m2

1BR Apartment (70m2) 8W/m2

2BR Apartment (110m2) 10W/m2

3BR Apartment (125m2) 12W/m2

6.2.3 Lighting System

Locate lighting fixtures to enable reasonable access for service. Provide residences, lounge,
and lobby with a combination of dimmable halogens, dimmable LEDs, adjustable track, and
decorative lighting. Resident corridors and public toilets, lighting is generally LED with some
halogens. Stairwells and service area lighting is generally LED. Provide separate circuits for
wall washers, down lights, emergency exit and decorative fixtures.

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M&E DESIGN INTENT

Lighting Controls

Switching:
• Apartments: Locally switched.
• Key Card Switches to Apartments: As an energy saving measure, LED illuminated
Key Card Switches, compatible with the type of door access card (4442, T5557, S50)
employed, are required to be installed at every Apartment entrance foyer. The
Apartment circuit shall be designed such that when the key card is removed, the air
conditioning shall step down and all permanently installed luminaries be turned off
after 30 seconds. Power supply to the other sockets shall not be affected.
• Apartment Corridors (indoor): generally continuously on, panel board switch.
• Service Areas: Switched daily, local switch; continuously on, panel board switch.
• Public Area: Dimmer controlled, dimmer switch; in cases where it requires to be left
continuously on, panel board switch; switched daily, local switch.
• Exterior, Site, and Parking Lot: Photocell / time-clock. Switching for car park would
also depend on its location.
Dimming:
• Lobby and public areas: Six Scene (minimum), pre-set and locally controlled
• Swimming Pool (option): could have Slide Type Wall Dimmer Boxes

The lighting levels for various areas must be designed to follow the requirements of Oakwood
& the project’s appointed interior designer and Lighting Consultant.

Indicative Lighting Levels, for the following key Operational & Public areas:

Key Areas Lux Level

Entrance & Entrance lobby 200 lux
Apartment Level Corridors 200 lux
Lift Lobby 200 lux
BOH & FOH areas 500 lux
Business Center 500 lux
M&E Plant Rooms 150 lux
Vehicular Driveways / Parking Lot @
50 lux / 100 lux
Basement
Landscape / Water feature To be advised by Lighting consultant
To be advised / worked out by Lighting consultant
Residents’ Lounge
& Interior Designer, in consultation with OWWA

Remarks:

• All lighting must be 'warm' lighting; not exceeding 2700 Kelvin Temperature.
• All of the above stated Lux levels are indicative and are subject to review by OWWA
Technical Services, the Lighting consultant and the Interior Designer.
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M&E DESIGN INTENT

The proportion of ‘Essential Lighting’ circuits in various areas should be designed as follows:

- Staircase 100 %
- Exit Signs 100 %
- M&E Plant Rooms 100 %
- Basement(s) 25 %
- Corridors 20 %
- BOH & FOH Areas 25%
- Apartments 1 light in each bedroom & living room

6.2.4 Standby Generator

Provide a 1000 kVA diesel engine driven standby generator, with synchronization of
automatic resets, for main disconnects and automatic transfer switches – to activate
generator within 10 seconds upon failure of the duel feed power supply.

The Genset shall be on Standby / Backup, for the following systems:

- Fire Protection Services

- Emergency Exit Lighting
- Operational Emergency Lighting (as stated in the table above)
- Fireman’s Lift
- Homing of Passenger & Goods Lifts
- Fire Control Room
- Walk-in Freezers & Refrigerators / Chillers in the Residents’ Lounge Kitchen
- Building Automation System
- Sewage Plant, Ejectors and Sump Pumps
- Domestic Water Plant

47
M&E DESIGN INTENT

6.3 Extra Low Voltage Systems (ELV)

6.3.1 System Introduction

An intelligent ELV System will comprise of the following (described below) main systems and
sub-system components. It must adopt the latest technology, in order to maintain a high level
of intelligence, in today’s modern building environment.

6.3.2 System Description

6.3.2.1 Telecommunication and PABX System

The Project IT system designer is to design a fully integrated, computerized PBX

telephone system with voice mail and call accounting.

For hardware and cabling, please refer to section below.

6.3.2.1.1 Telecommunications & Information Technology

The Project IT system designer/ provider shall design a system that

• integrates the property into the OWWA regional network system and

• is suitable for OWWA service apartment business model rather than hotel model

As technologies are changing constantly, the Project IT system designer / provider

should always review the provision carefully to meet and fulfill particular project
requirements.

6.3.2.1.2 Telephone Set Requirements:

Number of Lines:

Enough telephone lines should be provided to cover the total number of simultaneous
telephone conversations at peak time. As telephone lines generally carry a high monthly
operational cost - a "JUST ENOUGH" policy should apply. The 'standard'^ calculations are as
follows:

Office calc: 65% of total work desks with telephones (plus any faxes, modems, etc.)
Residential calc: 40% of all households

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M&E DESIGN INTENT

For example, if you have 30 work cubicles / offices in the Oakwood offices and back rooms,
plus 67 apartment rooms, you would get: (30 * 0.65) + (67 * 0.40) = 19.5 + 26.8 = 46.3 lines;
this means you expect the total maximum number of simultaneous conversations (rooms,
office users, fax, modems, etc. etc.) would never top 46.

^ Please note this is only a general estimate on the number of lines required, and here may
be other factors which would justify getting more or less lines.

Apartments:

• IP wireless phones shall not be used.

• 1 set of land line analogue/ IP phone at living area, with data port, display screen,
voice mail, call forward / transfer facility, international language support, hand -free,
speed dial and message waiting lamp functions. 1 set of analogue wireless phone
at each bedroom.

Operational Areas (FOH and BOH) and Point of Sales (Concierge Reception Desk,
Residents Lounge, Health Club, Business Center):

• Each function is to have a telephone line.

• GM of the property is to have a direct line in addition to the one via PBX.

• 1 set of IP phone at each work station (reception desk requires 2 phones) with data
port, display screen, voice mail, call forward / transfer facility, hand-free, speed dial
and message waiting lamp functions.

• In Business Center, IP conference phones shall be provided in meeting rooms.

6.3.2.1.3 Mobile Network

Good reception of local major mobile phone networks shall be maintained throughout
the premises, including elevator cabs.

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M&E DESIGN INTENT

6.3.2.1.4 Digital PABX System

Besides the basic telephone extension functions, the system should provide the
following management / functional programmes, for the prescribed computer software
connection.

- Interface with Oakwood Worldwide (Asia)’s property based PMS

- Statistical Report Package
- Message Waiting
- Call forward from apartment handsets
- Call Detail Recording Output to Call Accounting System
- Single digit access to designated guest services
- Minimum 6 hour battery back-up
- DID for selective administrative telephones (to be advised by OWWA Technical Services)
- Auto wake-up
- Call waiting
- Music on hold

6.3.2.1.5 Digital Enhanced Cordless Telecommunication (DECT) Mobile Phone System

The DECT Phone System should be integrated into the telephone system. Low radiation
signal transmitters to be installed in order to provide full coverage, for the Property /
Development. The two independent systems will work for the Serviced Apartments daily
operation, as well as for emergency use (instead of the traditional walkie-talkies).

6.3.2.1.6 Mobile Phone Signal Transmission System

To maintain reception signals in full coverage, for mobile phone systems (for indoor areas).
Additional indoor aerials to be provided in order to amplify the signals, at the Basement floors,
lift cars and dead corner areas of the building(s).

6.3.2.2 Structural Cabling System

A Structural Cabling System to be provided for the telephone cabling system, which uses
category 6 unshielded twisted pair (UTP) copper cables and a data communication cabling
network system, which uses OM3 optic fiber. This will serve as the voice & data
communication network carrier, within the development.

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M&E DESIGN INTENT

6.3.2.3 Security Alarm System

The security alarm system should employ multiplexing technique, to gather alarm signals. The
gathering unit & outstation, to be microprocessor based, interfacing directly with alarm
sensors and the main security system. Provide a security communication network, to allow
data exchange & inter-communication between outstations and the main system computer.

6.3.2.3.1 Intrusion Alarm System

The intrusion alarm system to provide door monitoring by using magnetic door contact. It
must monitor the status of all exit doors discharge, from the building(s), to the exterior. All
monitoring points will be gathered and sent to the security system computer for processing.

6.3.2.3.2 Closed Circuit Television (CCTV) System

A colour CCTV system, comprising of microprocessor based matrix switcher, control

keyboard & panel, high resolution CCD colour cameras, monitors, distribution amplifiers,
digital video recorder (DVR), etc.; must be provided for surveillance of strategic areas.
OWWA’s Technical Services team to review camera positioning.

In the case of a mixed-use development, with a common security area, CCTV signals from
Oakwood’s Serviced Apartment block, to be modulated & transmitted into a MATV system (or
any other form of a main security camera system).

6.3.2.3.3 DECT Phone System

(Generally speaking) The Oakwood building block to adopt one set of unifying digital mobile
phone system. This system to have one-to-one and one-to-multi-people function. It is also
able to send messages between personnel and is superior to the walkie-talkie.

6.3.2.3.4 Watchman Tour System

Wireless Watchman Tour System comprising of data recorders, tamper-proof tour stations,
computer interface, etc. is essential for the building’s security. The areas it must cater to (as a
minimum) are:
- Lift Lobbies
- Car Park
- M&E Plant Rooms
- Staircases
- Exterior of Building(s)

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M&E DESIGN INTENT

The system must allow Oakwood to manipulate the tour structure. The data recorder must
have memory to store updated information for specific areas into the recorder, by pre--
assigned keys and LCD display. The watchman tour system must be interfaced with the
Security System.

6.3.2.3.5 Intelligent Card Access Control System

The control system is a PC based, compatible electric encoder, card access control system.
The system generally provides multi-point application and graphic inspection operation,
through software application. The System comprises of access reader, access controller,
magnetic strike, access button, electric-locks, IC card, other management devices, etc.

6.3.2.3.6 Interactive Security Alarm System (Lighting / Sound System Interactive)

This system is interconnected with the door monitoring alarm, CCTV system, lighting control
system and public address (PA) system.

In the event of an intrusion through a monitored door, by an un-authorized person; it will

activate the CCTV system for simultaneous recording of the scene in question; the lighting
control system will switch on the relevant lighting zone and the PA system will announce a
pre-recorded warning message.

The system must also be equipped with a manual override function, in order to allow
Oakwood personnel, to make announcements through a microphone, in the Security Office.

6.3.2.4 Intelligent Car Park Management System

The Car Park Management System must comprise of the following systems:

- Long-range type Proximity Card Access

- Vehicle number plate image capturing

- Car park space Detection

The long-range type proximity card detection system is capable of detecting the card signal
automatically, within a specified effective operational zone and will activate the entrance / exit
barriers, after verifying the right to access.

The Video capture system provides image capturing, by means of a CCTV camera, for the
vehicle number plate, at the car park entrance & exit. This will greatly reinforce security.

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M&E DESIGN INTENT

The car park space detection system provides detectors at each car parking zone, to detect
the total number of non-occupied parking spaces and reflects the same on the information
display panel, at the car park entrance(s) & zones.

6.3.2.5 Satellite Television and Cable Television System

TV Programme signals are generally distributed via shielded, co-axial cable trunks CABD
network.

In order to provide the flexibility to facilitate future system expansion, it is recommended that
adequate CABD network handling capacity and data bank storage capacity, be reserved for
expansion.

The List of TV Programmes below, are indicative only and will differ from region to region:

Channel No. Satellite Programme Programme Origin

1 CNN USA
2 BBC World UK
3 CNBC Asia Pacific USA
4 Channel NewsAsia Singapore
5 Bloomberg USA

6 National Geographic USA

7 Nat Geo People USA
8 Discovery USA

9 FOX Sports USA

10 FOX Sports 2 USA

11 HBO (Asia) USA

12 CINEMAX (Asia) USA
13 Celestial Movies USA

14 E! Entertainment USA
15 MTV Asia USA
16 AXN USA
17 Star World USA

18 NHK World Premium Japan

19 ESPN USA

20 A host of popular Local Channels Country specific

Note:

Final selection of TV Channels will be decided by the appointed property General Manager
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M&E DESIGN INTENT

6.3.2.6 Building Management System (BMS)

The Building Management System (BMS) adopts true peer-to-peer, fully distributed, intelligent
communications concept, with the integration of direct digital controller (DDC), various levels
of accessibility & control priority, for site supervision, fault & alarm handling, monitoring &
analysis of all M&E installations, in the building(s).

All outstations must be of direct-digital-controller type, with memory & communication units
and capable of carrying out standalone, independent control functions; even in the event of a
breakdown of the central computer. It must communicate with the local work station
(comprising of the central processing unit, line & log printers, hard & floppy disk drives, high
resolution graphic monitors); via a data communication network trunk.

Depending on the size & type of building, the BMS system hardware comprises of various
systems & equipment. It operates, based on dispersive control, central monitoring &
management.

The system software is generally capable of carrying out the following operations:

6.3.2.6.1 Electrical System

A. HV/LV Switchboards
- On / off status, trip alarm monitoring for switches and selected ACBs / MCBs
- Electrical current readings
- Battery low-volt and battery charger failure, alarm monitoring

B. Transformers
- High temperature alarm monitoring

C. Lighting System
- On / off status monitoring and control for public area lighting system
- Outdoor lighting sensor to control indoor lighting level

D. Emergency Generator System

- On / off status, trip alarm monitoring for ACB
- Total electrical current readings monitoring
- Generator starting fault alarm monitoring
- Low fuel alarm monitoring

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M&E DESIGN INTENT

6.3.2.6.2 HVAC System

A. Air Handling Unit (AHU) / Primary Air Unit (PAU)

- Programmable / timer control
- Supply and return chilled water temperature control & monitoring
- Control valve on / off / modulating
- Supply / return air temperature control & monitoring
- Overload alarm monitoring

B. Fan Coil Units (FCUs)

- Each Apartment should typically have a ‘3 speed’ type of temperature controller,
an on / off control and a 2-way solenoid electric valve, integrated with a DDC
panel; in order to control multi- FCUs’
- It is always preferable to control the Public Area FCUs via the Building Automation
System (BA)

C. Condenser pump / Chilled water pump

- Water flow rate status & temperature monitoring
- On / off, overload, automatic / manual status monitoring
- Water temperature & pressure control

D. Chiller Plant
- Status monitoring including chillers, circulation pumps, cooling towers, zone
valves, etc
- System failure alarm
- Data logging on chiller plant status with graphical display
- Water level monitoring for water make-up tank

E. Electrical Power status and Alarm

- Power supply on / off status and trip alarm monitoring for AHUs, PAUs, water
pumps, etc

6.3.2.6.3 Lift and Escalator System

- Normal power and emergency status monitoring

- Operational (up / down) status display and fire control signal
- Fireman’s lift status monitoring

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M&E DESIGN INTENT

6.3.2.6.4 Plumbing and Drainage System

A. Water tank / pits

- High / Low level monitoring for water tanks
- Overflow monitoring for sump pits

B. Electrical power supply status and alarm

- Power supply on / off status, trip alarm monitoring for sump pumps

6.3.2.6.5 Fire Detection System

A. Repeated alarm monitoring

B. Electrical power supply status and alarm

- Automatic Transfer Switch (ATS) change-over status monitoring for FS pump

- Local Motor control panel (LMCP) status

6.3.2.7 Automatic Metering System

It becomes quite easy if the Building Automation (BA) system is used to collect all the data
from the sensors or, energy meters, of the mechanical system and then analyze the energy
cost of each system.

Typically, a main meter should be installed at both, the riser of the water supply pipe and the
chilled water supply / return pipe, for metering consumption. Another main meter should be
installed at the LV switchboard, for metering electricity usage.

In the case of a mixed-use development, public water & electricity usage, FS equipment,
water & electricity usage, including pumps, fans, fire hydrants, vertical transportation,
escalators, basement sump pumps, landscape water & electricity usage, public area lighting,
etc.; (typically) all these should be metered individually by the appointed Property
Management Company and asking them for their recommendation during the design stage,
would be prudent.

6.3.2.8 Information Display System

This system provides general information signal display through a LCD or Plasma display
units. To be installed in the Main lobby, Lift cars and any other areas that OWWA’s Technical
Services recommends.

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M&E DESIGN INTENT

6.3.2.9 Background Music and Public Address (PA) System

PA system comprising of an iPod / compact disc player, gooseneck microphone, mixer, pre-
amplifier, matrix switch, power amplifier, etc. should be provided for background music and
emergency announcement broadcast.

In case of activation of the fire alarm, a dry contact signal must activate the pre-recorded
emergency announcement from a solid-state recorder or, digital record player and override all
other programme sources, in order to broadcast the message in full power, to the broadcast
zone. The broadcast zone is normally divided on a floor basis.

The Audio system must be divided into normal and emergency category.

6.3.2.10 Intelligent Building Management System

The system must interface with the following systems and be supported by a common system
server platform. All system interfacing must be based on a high-level communication
language and interconnections should be linked by fiber optic cables. The system control
must be capable of connecting a wide area network for remote control and monitoring of the
building.

Inter-connected Systems:

PABX System
Building Monitoring System
Security Alarm System
CCTV System
Intelligent Car Park Control System
Fire Alarm System
Information Display System

The intelligent building management System generally controls & manages from within a
designated area inside the building. Such a System provides improved, responsive services,
to the building operator and essentially helps save energy & manpower and almost leaves
nothing to the probability of human error.

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 M&E DESIGN INTENT

Summary of Telephone Network Estimation

(A 210 Apartment unit property reflected below, is indicative and used to demonstrate general
method of calculation only)

Direct Line Spare Total

Trunk PABX ISDN
Index Factor (Voice / Subtotal Capacity Telephone
Line Capacity Line
Data) (%) Lines

PABX ext. line / Apartment

(Total: 210 lines)

Apartment/Offices 260 lines + 6 pairs

50ext. lines 20% 2 cores
spares
Trunk Lines: 45 420 465 10 512
Single
6 Apartments / lines and
Capacity = mode
10 lines for FOH & BOH
312 lines optic fibre
Direct Lines: 2 lines / Apt

Data Lines: 2 outlets / Apt.

Trunk Lines: 40M / line 24 pairs

2 cores
ISDN Line:
3 pairs / level + 211 211 423 25 528 ---
Single
1 pair standby mode
Direct Line: 40M / line optic fibre

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M&E DESIGN INTENT

6.4 Fire Services (FS)

6.4.1 System Introduction

The fire services installation comprises of the following systems:

(i) Outdoor (pedestrian) hydrant installation

(ii) Fire hydrant and hose reel installation
(iii) Automatic sprinkler system
(iv) Automatic fire detection / Manual fire alarm system
(v) Gas flooding system (FM200)
(vi) Portable fire extinguishers
(vii) Public address system for fire services alarm
(viii) Essential lighting system and directional sign installation
(ix) Smoke prevention system

6.4.2 Water Supply

A development should be supplied with dual town mains. Two nos. of Ø 300mm main water
pipes should be interconnected, in order to form a ring circuit.

The water supply pipe should be tee’d-off from the ring circuit, to feed the outdoor hydrants
and FS water (M&E consultant to calculate the cubic meters of water required, depending on
the size of the property); which is generally located in the Fire Services Pump Room.

Water is supplied to fire hydrants, hose reel installations and the automatic sprinkler system,
through (preferably) separated pump sets, which includes one active pump set and one on
standby.

6.4.3 Water Consumption for Fire Services Installation

Flow rate Fire period Water

System
(Liters/sec) (hour) Consumption(m3)
A Automatic Sprinkler System 30 1 108
Fire Hydrant and Hose Reel
B 40 3 432
installation
Outdoor (pedestrian) hydrant
C 30 3 -
installation
Total Minimum FS Water Tank
540
Storage

Outdoor (pedestrian) hydrants are directly fed from the utility’s mains.

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M&E DESIGN INTENT

In order to prevent “dead” water zone in FS tank, it is advisable to design in a way that the
cooling tower circulating make-up water, is also stored in the FS tank. Depending on the size
of the Cooling Towers, the M&E consultant must calculate the rate of flow, for the make-up
water.

However, as an illustration, the rate of flow, of make-up water = 21 m3/h and generally the
storage capacity is based on a 6 hours rating. Therefore, the additional water capacity for
make-up water is 130 m3. Thus, the total capacity for FS water tank is 670 m 3 (540 m3 + 130
m3).

6.4.4 Outdoor (pedestrian) Hydrant Installation

Depending on the local code requirement, outdoor hydrants can be directly tee’d-off from the
town main, if both ends feed water supply is available. The system’s flow capacity is generally
maintained at 30 L/s. The distance between two outdoor hydrants should not be greater than
40 m and its location should be in close proximity from the building mass.

6.4.5 Fire Hydrant and Hose Reel System

As per international code requirements, water discharge pressure at each hydrant outlet,
should be maintained at 150 kPa to 500 kPa, when delivering water flow of 40L/s and static
pressure should not be greater than 800 kPa. To prevent the problem of excessive pressure
build-up, the system should be divided into zones.

Separate on-duty and standby pumps, should be provided for the Fire Hydrant and Hose Reel
Systems.

Manual push button to be provided at each fire hydrant, in order to activate the fire hydrant
pump sets. Fire hydrants must be provided with hose reels and potable fire extinguishers. The
location of the fire hydrant should be determined in a way that at least 2 nos. of 25 meter
hose, can reach any point on each floor, for initial firefighting.

6.4.6 Automatic Sprinkler System

With the exception of mechanical / electrical plant rooms and toilets, where the area is less
than 5M2, the entire Serviced Apartment block must be protected by an Automatic Sprinkler
System, which mainly comprises of control valves. The sprinkler installation must comply with
the Code for design for sprinkler systems (GB 50084-2001 2005 version or equivalent).

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M&E DESIGN INTENT

6.4.7 FS Provision for Apartments

Sprinklers and smoke detectors must be provided to all apartments.

6.4.8 Gas Flooding System

Gas flooding system using FM 200, should be provided for areas where water cannot be used
to fight fire, such as the Server rooms and PABX rooms, etc

6.4.9 Automatic Fire Detection / Manual Fire Alarm System

A Fire Control Panel and a Public Address (PA) system must be provided at the central fire
control center. Upon initiation of any fire alarm activating device, including manual break-glass
units, smoke / heat detectors and sprinkler flow switches; visible & audible signals must be
seen on the fire control console, together with the sounding of corresponding alarms.

The PA system must interface with FS system and should be designed to provide background
music, pre-recorded emergency message broadcasting and voice announcements; to selected
zones through loud speakers.

When the fire alarm is triggered, an emergency announcement or, relevant pre-recorded
messages (from a voice logging machine), should automatically override all other programmes
and be broadcasted to the designed speaker zone(s).

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M&E DESIGN INTENT

6.5 Plumbing and Drainage Services (PD)

6.5.1 System Introduction

The systems must be designed in a way that they comply with local authority
specifications and application of good engineering practices to provide a cost-effective
installation. It should be completely vented through secondary pipe venting.

The plumbing and drainage services will comprise of the following systems:

(i) Cold Water System

(ii) Hot Water System
(iii) Foul / Waste Water System
(iv) Storm Water System

6.5.1.1 Piping

Sizing: Maximum velocity in the domestic water system must not exceed 8 feet /
second. The hot water return system would obviously be less and should not exceed 4
fps.

6.5.1.2 Pressures

The system must be designed in a way to maintain between 30 psi and 65 psi at
fixtures. Pressure must be maintained through an automatic booster system consisting
of minimum 2 pumps.

6.5.1.3 Water Temperatures

Hot water temperature for apartments, kitchen and other areas to be 57 C storage and
54C at point of connection or as required by local code. Launderette should be 74 -
75C.

6.5.1.4 Miscellaneous Requirements

Grease Traps to be provided in facilities with STPs’. When required, grease traps must
be located outside the building, in a serviceable location.

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M&E DESIGN INTENT

6.5.2 Water Consumption and Water Storage Estimation

6.5.2.1 Design Criteria

The following water consumption rate is based on internationally accepted criteria and for
easy understanding, based on a property size of 200 to 250 Apartments.

Area User Design Criteria

Apartments Guest 350 l/person/day, no. of people based on no. of Apartments

Guest 15-50 l/person/day, 2-3 m2/seat/cover, 2-4 times per day
Residents’ Lounge
Staff 40-50 l/person/day, 10% of total no. of guests
Gym (Showers) Guest 50 l/person/day, 4 m2/person, 5 times per day
Spa (if any) Guest 80 l/person/day, 5 m2/person, 3 times per day
Car Park Cleaning - 2 l/m2/day, based on the floor area
Irrigation - 2 l/m2/day, based on the floor area
Cooling Tower Make-up - 1.5 % of circulation rate
Unforeseen Usage - 10% of total consumption

6.5.2.2 Water Usage Estimation

Based on the above-mentioned figures & criteria, it can be estimated that the maximum daily
water consumption is 875 m3, in which daily water usage is 547 m3/d and cooling tower
make-up water usage is 328 m3/d. By the same calculation, the peak hourly water
consumption is 86 m3.

Peak hourly) water Maximum daily water

Area
consumption (m3) consumption (m3)
Apartments 24.5 261.8
Residents’ Lounge 25.1 178.9
FOH, BOH & Parking 3.3 20
Unforeseen Usage 5.9 49.5
Irrigation 0.4 3
Cooling Tower Make-up 21 328.1
Total 86 875

6.5.2.3 Water Storage

Total water tank storage capacity is generally based on 25% of maximum daily water
consumption (excluding cooling tower make-up water).

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M&E DESIGN INTENT

Note:

Storage capacity can / should be increased to suit.

Potable water tank location Material Storage capacity (m 3)

Water tank(s) – 1 or more Stainless Steel 25% of (875 – 328) = 140

6.5.3 Cold Water System

Dual town mains for water supply, is always preferred. Two (2) nos. of Ø300mm water main
pipes are taken from the city main and interconnected to form a ring circuit, in order to supply
both, domestic water & fire services water.

The M&E consultant must determine the best suited locations for the Water Tanks in the
development.

The M&E consultant must design in a way that the water discharge pressure at all draw-off
points is satisfactory (0.30Mp to 0.45Mp) and this would typically entail dividing the building
block into zones (for supply).

6.5.4 Hot Water System

Typically for a good-sized property, a Central Hot Water System is provided for the Serviced
Apartments and its ancillary areas. Smaller / isolated areas could be provided with electric or
gas type, water heaters. The same would apply for small sized properties, where a Central Hot
Water System may not be economically viable. In any case, the M&E consultant must review
all viable options, before recommending a system.

The divisional zoning for a Centralized Hot Water system would be similar to the cold water
system. The water source is also from the cold water system.

To provide domestic hot water, it is recommended that the heat source comes from air-cooled
heat pumps that can pre-heat the water to 50°C. This is a great way to conserve energy. To
further increase the temperature (from 50°C to 60°C), electric water heaters can be used.

For designing purposes, the supply & return temperature is generally based on 57°C / 50°C
respectively. The heat medium supply temperature is 55 to 60°C, and the cold water source is
10°C.

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M&E DESIGN INTENT

6.5.5 Heating Load of Domestic Water

Design criteria: cold / hot water temperature 10°C / 57°C

Design flow rate (q): 6.64 m/s

Specific heat (c): 4.187 J/kg °C

Q =qxcxT
= 6.64 x 4.187 x 47
= 1306 kW (indicative only – mainly to highlight criteria for consideration)

6.5.6 Drainage System

The Drainage system must be separated into two systems, namely soil water and waste
water system. Soil water collected from water closets & urinals must be diverted to the septic
tanks. The effluent must be discharged to city sewers and the sludge must be pumped out
and removed from the site.

Waste water collected from wash basins, showers, long baths, etc., must also be diverted
to septic tanks. The effluent must flow to the soil water circuit and together with effluent
from soil water; must be discharged to the city mains.

Waste water from kitchens must be collected by a separate waste stack and routed to grease
trap interceptors, before being discharged to the city main.

The waste water from basement car park areas must be collected via petrol interceptors and
pumped to manholes, with the help of submersible pumps.

The system generally uses drainage by gravity. In areas where due to technical constraints,
the gravity drainage system cannot be used; in such cases, sump pits & pumps are used to
collect waste water and discharge to the city main.

The Main drainage pipe (from building to city sewer), is generally Ø300 mm.

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M&E DESIGN INTENT

6.5.7 Storm Water Drainage System

Storm water collection for flat roofs and canopies, is by means of high capacity roof outlets,
gullies, channels and pipes. It should be designed to minimize the possibility of blockage and
consequent flooding of drainage areas. Storm water must be drained by gravity and
connected to the storm water terminal manhole(s), before being discharged to the city Storm
Sewer.

The M&E consultant must work the rainwater calculations, as these would be different in
different geographical locations. Openings for overflow, at the lower level of parapet walls,
must also be provided to prevent flooding of the roof area.

The Main Drainage pipe for storm water (from building to city sewer), is generally Ø400 mm.

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M&E DESIGN INTENT

6.6 Vertical Transportation (Elevators)

6.6.1 Introduction

This section serves as a basis for analyzing the performance of the Elevators in an OWWA
property. In order to provide precise quantities, installation information and transportation
figures, the analysis undertaken by the appointed consultant / vendor, must be based on
international standards and also take the local code into account.

6.6.1.1 Guest Elevators

This is to provide a dedicated resident passenger elevator service with a maximum

peak waiting time of no more than 30 seconds. There must be exclusive use for
residents and independent of any office or retail usage. Peak waiting time calculation
and the exact number of elevators to be provided should be based on the number of
Apartments in the property.

Lift interior to be a continuation (in terms of ID theme) of the reception and lobby
spaces.

Location:

• Must be visible from the reception desk

• Residents must pass by reception desk to access the elevators

Design and construction must be in compliance with the Elevator Code or an equal
standard or as per the local government regulation.

6.6.1.2 Service Elevators

A dedicated service elevator is required for housekeeping, facility maintenance, etc.

Transport bulk materials from the loading dock area to a service corridor at a different
level with provision of minimum 2 elevators, as during failure of one elevator, the use of
passenger elevators can be disruptive to residents.

Lift Interior to be stainless steel or any other resilient material.

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M&E DESIGN INTENT

Location:

• In close proximity to the loading bay

• Located in the service corridor

• Clear demarcation and segregation of the service lift lobby, from the guest
corridor

Design and construction must be in compliance with the Elevator Code or equal
standard or Government regulation.

6.6.2 Criteria and Assumption

6.6.2.1 Design Criteria & References

- GB/T 7025.1-2008, eqv ISO 4190-1:2010; Part1 – I, II, III category

- Local Code: referring to Transportation Systems in High / Low Rise Buildings
- Architectural layouts of the property in question

6.6.2.2 Population Density (indicative only – mainly to highlight criteria for consideration)

Population
Density Population
Zone / Level Remarks / Assumptions
m2/person (p) People (p)
1.2p/car park Total no. of parking spaces per floor
Car-parking Floors
space = …..

Seating area is generally based on 70%

Residents’ Lounge 3
of the total floor area

Typically, it will only serve internal

Oakwood guests. However, this criteria
Fitness Center 10
may change (depending on the
property)

Apartments 1.5p/unit

FOH & BOH Areas 2

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M&E DESIGN INTENT

6.6.3 Transportation Analysis

6.6.3.1 Performance Criteria (indicative only – mainly to highlight criteria for consideration)

Time Interval Less than 30 seconds

Capacity 1000kg / 1350kg

Lift Traffic Analysis must always be based on two-way traffic

% of UP Carrying Capacity Must Not exceed 30%

% of DOWN Carrying Capacity Must Not exceed 20%

No. of Elevators …..

6.6.3.2 Basic Data (indicative only – mainly to highlight criteria for consideration)

Number of Stops …..

Floors Served …..

Total Population (Persons) …..

Total Travel Distance (m) …..

Door Type …..

Door Opening Width (M) 1.1 minimum

6.6.3.3 Results Performance analysis can be simulated by software (indicative only –

mainly to highlight criteria for consideration)

Number of Lifts Guest (…..) Service (…..)

Capacity (kg / persons) ….. …..

Lift Speed (m/s) …..

Time Interval (seconds) …..

Total Handling Capacity (%) in a

…..
given space of time

Result (Does it comply with the Requirement) …..

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SECURITY

7 Security

7.1 Approach to Security

Comprehensive security coverage of the property is an indispensable requirement of

Oakwood Serviced Apartments. This is the key requirement of our multi-national corporate &
governmental client groups.

The Owner shall appoint a professional Security Consultant early at the project planning and
design stage to establish a Security Master Plan (SMP) and recommend appropriate
standards & equipment specifications, as well as plans & procedures, specifically for the
project.

A “Crime Prevention through Environmental Design (CPTED)” approach should be used

whenever possible. The security design & equipment proposed by the Security Consultant
should be complimentary to the Oakwood environment in terms of aesthetics, guests
experience, minimal business impact and operability, whilst fully mitigating the assessed
security risks.

The security concept should be based on a layered protection concept - property is to be

protected by an outer & inner perimeter layered system.

7.2 Establish Risk Category

It is important to determine the kind of environment being dealt with at the very beginning in
order to understand the threats concerning each site:

1. Standard – Situated in a stable political and economic environment, with support from local
government, laws put in place to prevent any radical behaviour and no contemporary history
of civil or political unrest. Historical and forecast extremist activity is low or non-existent; there
is no reported history of organised or violent crime against the serviced apartment sector or
its client profiles. The site should also be located in a vicinity where crime and other such
offenses are low, likely to be adjacent to similar business premises and is integrated within
the local and regional community.

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SECURITY

2. Heightened – Situated in a relatively stable political and economic environment, with

support from local government, laws to prevent any radical behaviour and no immediate
incidents of civil or political unrest. Historical and forecast extremist activity is low but
information suggests that this situation may change. There may be a history of organised or
violent crime within the local environment but not specifically within the serviced apartment
sector or its client profiles. This site is located in a new area that has recent reports of
opportunist crime and there may also be minor local and / or regional community
considerations.

3. Severe – Situated in an unstable political and economic environment, with little immediate
support from local government, law enforcement and a history of civil or political unrest.
Extremist activity within the region is reported with a historical targeting of western hotels and
/ or clients, particularly through the use of VBIED (Vehicle Borne Improvised Explosive
Devices) and PBIED (Person Borne Improvised Explosive Devices). There may also be a
history of organised or violent crime against western businesses and their client profiles. This
site is possibly located in a high-crime area and may experience organised hostility toward
brand or premises within the local and regional community.

7.3 Security Standards & Equipment Specifications

The Standards & Specifications should be composed of a detailed equipment list stating the
various types of equipment that will be utilized as well as their functions. It must also include
the codes of practices, testing and standards that the SMP must adhere to.

7.3.1 Aspects of security concerns that need to be covered by consultants / contractors

include (but are not limited to):

• Blast protection (Glazing standards and installation, all elements of building

structures.)
• Standards for fence lines, barriers, blockers
• Access control systems
• Asset tagging systems
• Barriers, bollards, blockers & planters
• Closed circuit television systems
• Digital & Networked recording systems
• Guard houses & checkpoints
• Guard Tour
• Intruder alarm systems
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SECURITY

• Locks, locking systems and key suiting

• Number plate recognition techniques
• Network security
• Perimeter Intruder Detection systems
• Personnel, Baggage, Package and Mail Screening
• Provide x-ray baggage scanner, Door Frame Metal Detector and Hand Held
Metal Detector at property entrance.
• Security rated doors, windows, glazing louvres and hatches
• Security system integration
• Smart card functionality
• The fire detection, alarm and communication system override of controlled
access / egress points in the event of a fire alarm
• Device mounting locations and details for equipment that is viewable by the
public
• Lighting requirements
• The interactions / interfaces between the security systems and other Extra LV
circuit
• Building Management (BMS) Systems

7.3.2 All areas in the serviced apartment premises shall be thoroughly studied:

• Security Control Room

• Loading Bay
• Car Park
• Perimeter Areas including Driveways
• Main Lobby and Reception Area
• Perimeter Doors
• Circulation & Zoning of Restricted Access
• Apartments & Corridors
• FOH & BOH
• Conference Rooms
• Roof Area
• Plant Rooms
• Guest Facilities
• Food Processing Areas
• Interface with other public areas not managed by Oakwood (e.g. retail space)

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SECURITY

7.3.3 All pedestrian access control points should have:

• Defined entry and exit points

• Walk thru metal detectors with back up hand held detectors
• Covered by CCTV for control and evidence capture

7.3.4 Vehicle access control and searching points should have:

• Augmented with some form of electronic or K9 explosive detector system

• Covered by CCTV for control and evidence capture
• All commercial vehicles should be vetted and arrive on appointment only

7.3.5 Minimum CCTV coverage required at:

• All vehicle access control points

• All pedestrian access control points
• Lobby area and front desk
• Lift lobbies, and at each floor level
• Receivables and Loading dock area
• Guest facilities floor entrance

The CCTV shall be monitored 24/7, recorded for evidence capture (Industry standard is 28
days) and has response force capability available for deployment

7.3.6 The standards that should be referred to:

• BS 8220-2: 1995 Security of Buildings against Crime

• BS 4737-3.30:2015 Intruder alarm systems. Specifications for components.
Specification for PVC insulated cables for interconnecting wiring
• BS EN 50131-1:2006+A2:2017 Alarm systems. Intrusion systems. General
requirements
• BS EN 50132-7:2012 Alarm systems. CCTV surveillance systems for use in
security applications
• BS EN 50133-1:1997 Alarm systems. Access control systems for use in security
applications
• LPS 1175: Issue 8.0 - Burglary Resistant Building Components, Strong points
and security Enclosures
• BS EN 356:2000 Glass in Building Security Glazing – Testing and Classification
of Resistance Against Manual Attack
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SECURITY

• PAS 68:2013 Specification for vehicle security barriers. Fixed bollards

• PAS 69:2013 Guidelines for the specification and installation of vehicle security
barriers. Fixed bollards
• ISO/PAS 28000: 2005 Security Risk Management

7.3.7 Area Checklists:

Lobby and reception area (including restrooms, etc.)

Inspection unit Element Comment

Emergency lighting
Adequate lighting
Exit signage
Lobby Directional signage (restricted area)
Security officer on duty
CCTV
PA system
Emergency lighting
Front desk / Bell
Duress alarm system
counter /
CCTV
Concierge
PA system
Emergency lighting
Controlled lift / Lift lobby access
Lift lobbies / Lifts
CCTV
PA system
Emergency lighting
Regular patrol (by security or non-
Restrooms
security employee)
PA system

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SECURITY

Food and beverage outlets, function rooms and foyer area (including restaurants)
Inspection unit Element Comment
Emergency lighting
Exit signage
Food and Regular patrol
beverages outlets Alarm system for cashier counter
Monitored (entrance)
PA system Emergency lighting
Emergency lighting
Exit signage
Function rooms
Controlled / monitored access
PA system
Emergency lighting
Exit signage
Foyer area
CCTV
PA system

Recreational facilities (including swimming pool, fitness center, etc.)

Inspection unit Element Comment

Adequate lighting
Exit signage
Swimming pool Monitored
In-house emergency phone
PA system
Emergency lighting
Exit signage
Fitness center /
Monitored
SPA
In-house emergency phone
PA system
Emergency lighting
Exit signage
Guest locker area Monitored
Controlled access
PA system

Food production areas

Inspection unit Element Comment

Emergency lighting
Exit signage
Kitchens
Controlled access
PA system

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SECURITY

Back-of-house areas (including associate canteen and restrooms, etc.)

Inspection unit Element Comment

Associate canteen Emergency lighting
Exit signage
Controlled access
PA system
Emergency lighting
Associate restrooms Exit signage
(lockers) Monitored
PA system
Air handling unit (AHU) / Lock and key
Storeroom / Pantry Controlled access
Emergency lighting
Exit signage
Associate offices /
Management Monitored
information system Password access to computers
(MIS) room
Controlled access
PA system

Apartments and corridors

Inspection unit Element Comment

Emergency lighting
Door chain / latch
Lock with double-locking device
Emergency / evacuation guide
Apartments Eye-viewer
Door closer
Safe deposit box (if such facility is not
available at the front desk)
PA system (Serviced Apartment that are
built or refurnished after 1982)
Emergency lighting
Adequate lighting
Exit signage
Monitored
Corridors
Controlled access to apartments and
corridors
In-house emergency phone
PA system

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SECURITY

Control room / Fire command centre

Inspection unit Element Comment

Emergency procedures
Lift monitoring panel
CCTV system (to be powered by
Serviced Uninterruptible Power Supply (UPS) /
Apartment control Generator system)
room / Fire
Independent phone system
command centre
Serviced Apartment blueprint
Emergency management contact list
PA system

Plant Room / Rooftop

Inspection unit Element Comment

Adequate lighting
Monitored entrance
Controlled access
Plant room /
Proper lock and key
Rooftop
Emergency notices
Communication system
PA system

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STANDARDS & SPECIFICATIONS

8 Standards & Specifications

8.1 Fire Rated Materials

8.1.1 Fabrics

The following paragraphs consist of minimum performance / specification

guidelines while procuring fabrics

One of the most important standards to look for, are the fire ratings, and the
abrasion resistance.

8.1.2 General Commercial Upholstery:

a. Abrasion Resistance: must pass minimum of 20,000 Martindale
b. Fire rating to meet BS EN 1021-1:2014 / BS EN 1021-2:2014 / BS
5852:2006 / AS1530.3:1999 (R2016)
c. Must meet CTA requirement for Pilling, Seam Slippage and
Colourfastness to Light (more details on that on the following page)

8.1.3 Heavy Duty Commercial Upholstery

a. Abrasion Resistance: must pass minimum of 40,000 Martindale
b. Fire rating to meet BS EN 1021-1:2014 / BS EN 1021-2:2014 / BS
5852:2006 / AS1530.3:1999 (R2016)
c. Must meet CTA requirements for Piling, Seam Slippage and
Colourfastness to Light (more details on that on the following page)

8.1.4 Commercial Screen / Vertical Use Fabrics

a. Fire rating to meet BS476: Part 6: 1989+A1(2009) / AS 1530.2-1993
(R2016)
b. Must meet CTA requirements for Colour-fastness to Light

• CTA requirements for Pilling, Seam Slippage and Colourfastness to Light

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STANDARDS & SPECIFICATIONS

A. Fire rating – must meet international safety standards.

Local requirements may vary slightly, but two proven standards to standardize
with are the British and Australian Standards, both widely recognized
internationally.

1. Upholstery

i) British Standard – tests Ignitability Index, Spread of Flame Index,

Heat Evolved Index and Smoke Developed Index.
a. BS EN 1021-1:2014
b. BS EN 1021-2:2014
c. BS 5852:2006

ii) Australian Standard tests for Flammability of Materials, Gives

Flammability Index, Speed Factor and Spread Factor.
a. AS1530.3:1999 (R2016)
b. AS 1530.2-1993 (R2016) also accepted for vertical surfaces

2. Vertical Use (Panel / drapery)

i) British Standard tests Ignitability Index, Spread of Flame Index, Heat

Evolved Index and Smoke Developed Index
a. BS476: Part 6: 1989+A1(2009)

ii) Australian Standard tests Ignitability Index, Spread of Flame Index, Hea t
Evolved Index and Smoke Developed Index
b. AS 1530.2-1993 (R2016)

B. Pilling: this is the formation of fibre “balls” on the surface of a fabric, which
happens when loose fibres are worked to the surface when subjected to
abrasion.

i) As tested under method IWS 196, a fabric is held in place by a

Martindale apparatus and then abraded under low pressure for 1,000
cycles; following which the degree of pilling is rated by standard
photographs.

ii) A rating of 3-4 (min) is required.

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STANDARDS & SPECIFICATIONS

C. Seam Slippage: this refers to the condition when fabrics pull apart at the
seam.

i) As tested under AS 2001.2.22-2006 (R2016) a standard seam is sewn

and then loaded using either a universal tensile testing machine or a
dead-weight tester. Testing is performed both with the seam
perpendicular to the warp threads and also perpendicular to the weft
threads. The load is increased until the specified load is reached and
the seam opening is then measured.

ii) A rating of 8mm at 125N (max) is required by CTA.

D. Colourfastness to Light: test method AS2001.4.21(2006) or ISO105-

B02:2014

i) As tested under AS2001.4.21(2006) the fabric is exposed under specific

conditions to light produced by an MBTF lamp (a mercury vapour,
tungsten filament, internally phosphor-coated lamp). A reference set of
blue swatches (“blue standards”) is exposed at the same time. Then, the
colour fastness to light rating is obtained by comparing the degree of
fading of the test sample against the blue standards.

E. As tested under ISO105-B02:2014 the fabric is exposed under specified

conditions to light produced by a xenon arc lamp. A similar set of reference
‘blue standards’ are exposed at the same time, and the rating is again
obtained by comparing the two samples.

ii) To pass, a rating of 4 is required for Light Colours and 5 are required for
Medium-Dark Colours.

The pages which consist of technical requirements in tabulated format are

under the section “Standard & Specifications”.

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STANDARDS & SPECIFICATIONS

8.2 Minimum Fabric Specification Guidelines for Commercial Interiors

Min. Fire Req. for

Min.
Fabric “Medium Min. Abrasion Min. Pilling
Colourfastnes
End use Hazard” Resistance Requirement
s to Light
Installations
Option 1:
Apartments:
Passes
Option 1: General
Test method: AS2001.4.21(2
BS EN 1021- Commercial: AS
IWS196, 006), rating:
Upholstery 1:2014 / BS EN 2001.2.25-1990
rating 3-4 Light Colours
1021-2:2014 / BS rating 20,000
(min) (min 4) and
5852:2006 Cycles Minimum
Medium-Dark
Colours (min 5)
Option1:
Public Areas:
Passes
Heavy Duty
ISO105-
Option 2: Commercial
B02:2014
AS1530.3:1999 Passes AS
rating: Light
(R2016) 2001.2.25-1990
Colours (min 4)
rating 40,000
and Medium-
Cycles Minimum
Dark Colours
(min 5)
Option 1:
Passes
AS2001.4.21(2
Option 1:
006) rating:
Passes BS476:
Vertical N/A N/A Light Colours
Part 6:
(min 4) and
1989+A1(2009)
Medium-Dark
Colours (min 5)

Option 1:
Passes
Option 2: ISO105-
AS 1530.2-1993 B02:2014,
(R2016) / rating: Light
AS1530.3:1999 Colours (min 4)
(R2016) and Medium-
Dark Colours
(min 5)

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STANDARDS & SPECIFICATIONS

8.3 Performance Requirements & Notes on Application of Hazard Categories

Very high
Low hazard Medium hazard High hazard hazard

Resistant to Resistant to
Resistant to
ignition source: ignition source:
Resistant to ignition source:
smouldering smouldering
ignition smouldering
cigarette of BS cigarette of BS
source: cigarette of BS
EN 1021- EN 1021-1:2014.
smouldering EN 1021-
1:2014. Ignition source:
cigarette of 1:2014.
Resistant to match flame
BS EN 1021- Resistant to
ignition source: equivalent of BS
1:2014. ignition source:
Requirements match flame EN 1021-2:2014.
Resistant to match flame
equivalent of Section 4 or
ignition equivalent of BS
BS EN 1021- section 5 of BS
source: EN 1021-
2:2014. 5852:2006. At
match flame 2:2014.
Resistant to the discretion of
equivalent of Resistant to
ignition source the specifier but
BS EN 1021- ignition source 5
7 in section 4 at least high
2:2014 in section 4 of
of BS hazard
BS 5852:2006
5852:2006 requirements
Serviced
Apartment
bedrooms
Public Buildings
Restaurants Sleeping
Offices
Services’ accommodation
Schools
messes in certain
Colleges
Typical Places of public hospital wards
Universities Prison cells
examples Entertainment and in certain
Museums
Public halls hostels
Exhibitions
Public houses Offshore
Day centres
and installations
Bars
Casinos
Hospitals
Hostels

1) If a particular premise in the low hazard area is also used for sleeping purposes,
then consideration should be given to specifying a higher performance level.

2) Upholstered furniture which is ordinarily intended for private use in a dwelling is

subject to Government Regulations

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 STANDARDS & SPECIFICATIONS

8.4 Apartment & Public Area Carpet Specifications

Area
Apartment -
All Public Areas - Premier / Apartment – Apartment –
Requirement Residents Lounge, Suites / Residence Apartment
Common Corridor Studios Product Product
Product
Physical Performance
Texture Appearance
Corridor ≥ 3.0 Corridor ≥ 3.0 Corridor ≥ 3.0
Retention Rating
≥ 3.5 Bedroom ≥ 2.5 Bedroom ≥ 2.5 Bedroom ≥ 2.5
ASTM D-5252 &
Studio ≥ 3.0 Studio ≥ 3.0 Studio ≥ 3.0
ASTM D-7330
Force: Force:
Force: Force:
Tuft Bind Cut pile ≥3lbs Cut pile ≥3lbs
Cut pile ≥3lbs Cut pile ≥3lbs
ASTM D-1335 Loop pile Loop pile
Loop pile ≥10lbs Loop pile ≥10lbs
≥10lbs ≥10lbs
Colourfastness to Min. grade 4 at 40 Min. grade 4 at Min. grade 4 at Min. grade 4 at
light AATCC 16 FAU 40 FAU 40 FAU 40 FAU
Equal to or less Equal to or less Equal to or less
Equal to or less
than 3.5kv than 3.5kv than 3.5kv
than 3.5kv
By permanent By permanent By permanent
Electrostatic By permanent means
means (i.e. means (i.e. means (i.e.
Propensity (i.e. antistatic
antistatic antistatic antistatic
AATCC 134 filaments) and
filaments) and filaments) and filaments) and
without chemical
without chemical without chemical without chemical
treatment
treatment treatment treatment
Flammability
ASTM D-2859 Pass Pass Pass Pass
(Pill Test) and
local code
Flammability Class 1 – min. Class 1 – min. Class 1 – min.
Class 1 – min. 0.45
ASTM E-648 0.45 watt/cm 2 0.45 watt/cm 2 0.45 watt/cm 2
watt/cm 2 critical
(Flooring Radiant critical radiant critical radiant critical radiant
radiant flux
Panel Test) and flux flux flux
Pass
local code Pass Pass Pass
Max. specific Max. specific Max. specific
Max. specific optical
Smoke Density optical density optical density optical density
density not
ASTM E-662 and not exceeding not exceeding not exceeding
exceeding 450
local code 450 (flaming 450 (flaming 450 (flaming
(flaming mode)
mode) mode) mode)
Resistance to
Delamination Min. 4.0 lbs/in Min. 4.0 lbs/in Min. 4.0 lbs/in Min. 4.0 lbs/in
ASTM D-3936
New: An New: An
New: An average
New: An average of average of min. average of min.
of min. 500ppm
min. 500ppm fluorine 500ppm fluorine 500ppm fluorine
fluorine by weight
by weight by weight by weight
After 2 AATCC
Soil Resistance After 2 AATCC 171 After 2 AATCC After 2 AATCC
171 (HWE)
AATCC 189 (HWE) cleanings: An 171 (HWE) 171 (HWE)
cleanings: An
average of min. cleanings: An cleanings: An
average of min.
400ppm fluorine by average of min. average of min.
400ppm fluorine
weight 400ppm fluorine 400ppm fluorine
by weight
by weight by weight
Indoor Air Quality Max. 0.5 Max. 0.5 Max. 0.5 mg/m2hr
Max. 0.5 mg/m2hr
(Carpet, Adhesive, mg/m2hr total mg/m2hr total total VOC
total VOC emission
Sealers) VOC emission VOC emission emission
ASTM D-5116 and
Pass
local code Pass Pass Pass
Applied in backing system during manufacturing stage to inhibit growth of
Anti-microbial
micro-organisms. Not topically applied
Soil and Stain Fibres with soil retarding properties that deter particles from clinging to. Retarding
Protection system is applied to the fiber during production to provide enhanced protection.

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STANDARDS & SPECIFICATIONS

Area
All Public Areas
– Residents Apartment - Apartment – Apartment –
Requirement Lounge, Premier Residence Apartment
Common Product Product Product
Corridor
Construction

Weave Machine tufted Machine tufted Machine tufted Machine tufted

100% type 6 100% type 6 100% type 6 100% type 6
Nylon 6 or Nylon 6 or Nylon 6 or Nylon 6 or
Pile Yarn Fibre
100% type 6,6 100% type 6,6 100% type 6,6 100% type 6,6
Nylon Nylon Nylon Nylon
Woven Woven Woven Woven
Primary Backing
Polypropylene Polypropylene Polypropylene Polypropylene
Woven Woven Woven Woven
Polypropylene/ Polypropylene/ Polypropylene/ Polypropylene/
Secondary Backing Latex (minimum) Latex Latex Latex
18 to 20lb tuft (minimum) 18 (minimum) 18 (minimum) 18
bind to 20lb tuft bind to 20lb tuft bind to 20lb tuft bind
Textured Textured
Inline scroll cut & Textured cut
Surface Texture patterned cut/ patterned cut/
loop tip sheared pile
loop loop
Gauge 1/10 in 1/10 in 1/10 in 1/8 in
Stitches 11 per inch 10 per inch 10 per inch 10 per inch
Pile Height 0.25 in 0.25 in 0.25 in 0.25 in
Pile Weight (oz/yd 2) 32 to 36 32 32 32
3
Pile Density (oz/yd ) 5000 (min) 5000 (min) 5000 (min) 5000 (min)
100% solution 100% solution 100% solution
100% solution
Coloration Method dyed / yarn dyed / yarn dyed / yarn
dyed / yarn dyed
dyed dyed dyed
Carpet Size / Width 12 feet wide 12 feet wide 12 feet wide 12 feet wide
Lifetime Lifetime Lifetime Lifetime
Warranty Commercial Commercial Commercial Commercial
Warranty Warranty Warranty Warranty

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OWWA’S GREEN INITIATIVES

9 OWWA's Green Initiatives

9.1 Introduction

Oakwood takes pride in its Serviced Apartments both being

design and service excellence. In line with the global effort
towards sustainable design, Oakwood, as an industry leader and
international social citizen, is also committed to protecting the
environment and upholding the well-being of everyone in our
properties.

For all projects, whether green field or existing building retrofit, Oakwood strongly supports
the involvement of an international accredited green body, such as Accredited Professional of
LEED (Leadership in Energy and Environmental Design) from US, GREEN MARK from
Building Construction Authority of Singapore, etc; in the design process to stream line the
application and certification process. Both certifications are internationally recognized and
independent, third-party verification that a building, has been designed and built using
strategies aimed at achieving high performance in key areas of human and environmental
health: i.e. sustainable site development, water savings, energy efficiency, materials selection
and indoor environmental quality

For all projects, the up-front capital cost is one of the deciding factors in implementing green
design and features. Although the cost premium to build green ranges from 2% to 8%
(depending on the rating – gold, gold plus, platinum) more than the conventional
construction cost, the energy savings can be as much as 30% when the utilities are
managed efficiently. Industry players are getting more aware of the “green” benefits.
Legislation is established in countries, such as US, Japan, UK, Australia, Switzerland, France,
Singapore, etc, with e.g. incentive in GFA, making “green” an absolute necessity.

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OWWA’s GREEN INITIATIVES

9.2 Feasibility Study Report

A LEED (or equivalent) feasibility study is to be carried out by an Owner-appointed

experienced Green consultant.

Key Objectives

The objective of the feasibility study is to explore, evaluate and recommend:

• Methodology for achieving a LEED rating or equivalent, for the Building.

• Assessment for meeting pre-requisites and credit points as outlined in the LEED
programme (or equivalent).
• Tangible and intangible benefits.
• Implementation of the LEED certification or equivalent.

Pre-requisites

The feasibility study shall consider applicable key pre-requisites in the LEED or equivalent
rating system, all of which need to be met, even if credit points are not attempted under a
particular section.

The list of prerequisites is:

• Erosion and sedimentation control

• Fundamental Building systems commissioning
• Minimum energy performance
• CFC reduction in HVAC
• Storage and collection of recyclables
• Minimum IAQ performance
• Environmental Tobacco Smoke (ETS) control

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OWWA’s GREEN INITIATIVES

Green Rating System

In the feasibility study, a realistic evaluation is to be made on the possible points that can be
aimed for. The recommended Green Mark Rating for Oakwood’s products are as follows:

PREMIER / SUITES / STUDIOS RESIDENCE APARTMENTS

LEEDS Platinum / Gold Gold / Silver Silver / Certified
BCA Green Mark Platinum /
Gold Plus / Gold Gold / Certified
Gold Plus
or, similar rating by or, similar rating by
or, similar rating by international
international accredited international accredited
accredited green body
green body green body

The summary of evaluation for rating is to be furnished as under:

• Total points available

• Likely / possible
• Doubtful
• Not applicable / achievable

Benefits of Green Building: Cost Saving Plan

It is estimated that by going for a green building, the property would reap tangible benefits in
terms of operational costs in energy, e.g. savings in water consumption, air-conditioning, etc.
Besides the tangible savings, the project would also have the following intangible benefits:

• Green image
• Health and safety of the building occupants
• Enhanced occupant comfort
• Improved productivity of occupants
• Imbibe best operating practices from day-one
• Incorporate latest techniques / technologies

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OWWA’s GREEN INITIATIVES

The green consultant is to present the cost saving to the Owner and OWWA for review and
approval.

Good Green Initiatives for Consideration at Design Stage

The green consultant is required to include recommendations for design consideration.

For examples:

• Good day lighting and views.

• Water cooled screw chillers

• Waste water treatment plant for 100% grey water.

• Treated grey water for flushing, landscaping and make up water for air conditioning.

• VFDs are being installed. A variable-frequency drive (VFD) (also termed variable-speed
drive, or inverter drive) is a type of adjustable-speed drive used in electro-mechanical
drive systems to control AC motor speed and torque by varying motor input frequency
and voltage. This highlight significant efficient energy consumption.

• Heat Recovery Wheel should be considered in the HVAC system design.

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OWWA’s GREEN INITIATIVES

• Charging points for electrically charged vehicles and earmarked area for parking

• Roofing with high Solar Reflectance Index (SRI) (>78) or Green roof

• Water fixtures with low flow.

• Over deck Insulation

• Energy saving lamps for lighting.

• Storage and collection programme for waste generated in the building.

• High performance glass

• Use of building materials, with high recycled content, such as, Steel, Aluminium, Glass,
Fly ash based blocks, etc

• A Lighting Power Density of 0.8 w/sqft or lower should be considered (ASHRAE 1.0
w/sqft)

• Use of standard simulation packages, like Visual DOE, eQUEST, to conduct simulation
and report the results.

• All adhesives, sealants, carpets and paints should meet LEED recommended
permissible VOC (volatile organic compounds) standards.

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Evaluation

Within the Feasibility Study Report, the green consultant is also required to evaluate the
overall design of the building, accompanied by the cost saving assessment report. The green
consultant will also facilitate and hand-hold the project team right from green building
registration to the award of the rating by International Green Building Council (IGBC).

The later section illustrates key green design considerations which Owners and their Project
Teams can integrate into the green building design during the Pre-Design, Design,
Construction and Post-Construction Stages. We hope, through these examples, to encourage
Owners to improve the performance of the buildings and ensure a better quality product.

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9.3 Energy Efficiency

The primary objective of optimizing energy performance is to achieve increasing levels of

energy to reduce environmental impacts associated with excessive energy use. Energy
efficiency can be enhanced by maximizing the overall thermal performance of building
envelope to minimize heat gain through external walls and windows, thus reducing the overall
cooling load requirement.

By reducing passive solar heating through the building envelope, it further minimizes the extra
energy needed for air-conditioning to overcome unnecessary rises in temperature. Some
examples of innovative green building envelope designs are Green wall, Double skin / Cavity
walls, Thermally Broken facades, Water Cooled facades, Green roof, Membrane ETFE,
Photovoltaic, Iridescent glass, Lower embodied energy materials, Self-cleansing facade,
Water collecting facades, etc.

For example:

BCA Green Mark Platinum rating - ETTV of 40W/m2 or lower; At least 30% energy
saving.

BCA Green Mark Gold plus rating - ETTV of 42W/m2 or lower; At least 25% energy
saving

Baseline: Max. permissible ETTV = 50W/m2

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Another aspect of active green measure is by building orientation during planning stage. By
orienting building design with north- south external façade and window openings, heat gain &
heat loss through the building walls and roof can be reduced.

Such thermal transmittance (U-value) should be equal or less than 2W/m2K. further
minimize heat gain, external sun-shading provision for windows on the west façade (with min.
shading of 30% is recommended), Low-E glass and Thermochromic glass can be installed,
complemented by interior features, such as blinds / curtains at the window openings in
apartment units and appropriate public areas.

Although there is an increase in capital cost, natural lighting and visual comfort are optimized,
thus improving the overall thermal comfort within the property. In the long run, there will be
reduction in energy costs (cost saving for operation), as well as greenhouse gas emissions.

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For example:

In developed countries with established infrastructure, a Building Integrated Photovoltaics

(BIPV) system can be considered. The photovoltaics modules form part of the building
envelope, such as roof or façade. By simultaneously serving as building envelope material
and power generator, BIPV systems can provide savings in materials and electricity costs,
reduce use of fossil fuels and emission of ozone depleting gases, and add architectural
interest to the building.

While the majority of BIPV systems are interfaced with the available utility grid, BIPV may also
be used in stand-alone, off-grid systems. One of the benefits of grid-tied BIPV systems is that,
with a cooperative utility policy, the storage system is essentially free. It is also 100% efficient
and unlimited in capacity. Both the building owner and the utility will benefit with grid-tied
BIPV.

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The on-site production of solar electricity is typically greatest at or near the time of a building's
and the utility's peak loads. The solar contribution reduces energy costs for the building owner
while the exported solar electricity helps support the utility grid during the time of its greatest
demand.

9.3.1 Air-Conditioning System

The use of energy efficient air-conditioned system is encouraged (to minimize energy
consumption), complemented by well-designed unit layout. The baseline energy efficiency
requirements for Air-conditioned Plant, Air Distribution System, Unitary Air-conditioners /
Condensing Units and Sensor / Automatic Control Devices should at least comply with the
standard local code requirements, e.g. Singapore Standard 530:2014+A1:2018 and
Singapore Standard 553:2009.

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For Buildings using Water Cooled Chilled-Water Plant:

Green Mark Rating Peak Building Cooling Load (RT)

Less than 500 More than or equal to 500

Efficiency (KW/RT)

Certified 0.8 0.7

Gold 0.8 0.7

Gold Plus 0.7 0.65

Platinum 0.7 0.65

Baseline: 0.8 0.7

For Buildings using Air-Cooled Chilled-Water Plant:

Green Mark Rating Peak Building Cooling Load (RT)

Less than 500 More than or equal to 500

Efficiency (KW/RT)

Certified 0.9 0.8

Gold 0.9

Gold Plus 0.85 Not Applicable

Platinum 0.78

Baseline: 0.9 0.8

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9.3.2 Daylighting & Ventilation in Common Areas

When possible, integrate natural ventilation in the building design to reduce the needs of
mechanical ventilation in common areas, such as Car parks, Toilets, Lift lobbies, Corridors,
Staircases and Atriums. Extent of coverage should be at least 90% of the applicable areas.

For instance, utilize prevailing wind conditions to achieve adequate cross ventilation in the
building layout design and use ventilation simulation software or wind tunnel testing to identify
the most effective building design and layout to achieve good natural ventilation (when
appropriate).

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9.3.3 Artificial Lighting

Energy efficient lighting design and fixtures should be recognized and encouraged as part of
the design brief, without compromising on proper lighting level and desired ambience lighting
in public areas, e.g. Lobby & Reception, Residents’ Lounge, Business Center, etc. Day
lighting for common areas are strongly recommended, e.g. all lift lobbies and corridors, all
staircases, car parks, etc, whenever possible.

For artificial lighting, energy efficient fixtures such as T5/T8 and compact fluorescent lamps
can be selected for staircases, lobbies and car parks, while exterior lamps can be of high
luminous efficacy and low wattage LED lightings.

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9.3.4 Ventilation in Car Parks

Carbon monoxide (CO) sensor can be used to regulate the demand for mechanical ventilation
(MV) at basement car park.

9.3.5 Lifts and Escalators

Lifts with energy efficient features, such as sleep mode, AC variable voltage and variable
frequency (VVVF) motor drive or equivalent, and escalators with energy efficient features
such as motion sensors, are strongly recommended.

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9.3.6 Energy Efficient Practices & Features

Encourage the use of energy efficient practices and features below:

- Computation of energy consumption based on design load in the form of energy

efficiency index (EEI)

- Use of vertical greenery system on east and west façade to reduce heat gain through
building envelope

- Features such as:

o Heat recovery system

o Sun pipes for natural lighting

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o Lifts with gearless drive motor in combination with frequency control and low friction
gearless construction are more energy efficient.

o Re-generative lift system recovers the potential energy accumulated when the lift
goes down with a heavy load. Recovered energy can either be stored or be reused
as another energy source.

o Light shelves are designed to scatter natural light into a room, reducing the need for
artificial lighting. Light shelves also provide shade near the windows, reducing glare
and keeping rooms cool when temperatures rise.

o Photocell sensors / timer. External lights will be automatically turned on & off at
specific lighting condition of the day i.e. sunrise & sunset. Sensors can be placed
near windows so that lights can be switched off when there is sufficient ambient
natural light

o Heat pump are typically used to pull heat out of the air or ground to heat a home or
office building, but they can be reversed to cool a building.

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o Motion sensors to reduce wastage of energy to low usage area by turning on the
lights only whenever motion is detected.

o Auto-condenser tube cleaning system

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o Auto condenser tube cleaning system allows the chiller to maintain good heat
transfer with constant cleaning of the condenser tubes.

o Ductless fan for basement ventilation

o Low-E glass or low thermal emissivity glass for façade to reflect & absorb infra-red
light (heat energy)

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o Gas water heater

9.3.7 Renewable Energy

An example of the use of renewable or clean energy in order to reduce the needs of fossil fuel
energy use is installing solar array on the roof of building.

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9.4 Water Efficiency

9.4.1 Water Efficient Fitting

The use of water efficient fittings is encouraged to reduce the use of water in building. For
examples:

- Shower taps, mixers or showerheads

- Basin taps and mixers

- Sink / bib taps and mixers

- Dual-flush low capacity flushing cisterns

- Dual-flush low capacity urinals and urinal flush valves

- Low capacity clothes washing machines

9.4.2 Water Usage & Leak Detection

To control water usage, it is important to ensure that water systems are capable of being
monitored and managed.

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For example:

- Sub-meters are recommended to monitor water usage of all major water uses in the
building such as irrigation, cooling tower, swimming pools and guests’ apartments.

- All sub-meters are recommended to be linked to the Hotel Management System for
leak detection.

- Collection & usage of non-portable water (Greywater). Water harvested from

washing machines, baths, shower & basins can be treated and used in toilet flushing
& irrigation system.

9.4.3 Irrigation System & Landscaping

To reduce the consumption of water for landscape irrigation, the design team should look into
the use of non-potable water, such as rainwater collection system and efficient irrigation
system.

An example of efficient irrigation system is the use of drip irrigation system with rain sensor to
cut off irrigation system during raining day on at least 50% of the landscape areas.

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The use of drought tolerant plants that require minimal irrigation also help to reduce the use of
potable water.

9.4.4 Water Consumption of Cooling Towers

For buildings with water-based building cooling systems, the use of cooling tower water
treatment which can achieve 7 or more cycles of concentration at acceptable water quality
and the use of on-site recycled water from approved sources are strongly recommended.

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9.5 Environmental Protection

9.5.1 Sustainable Construction

Sustainable construction includes the adoption of building designs, construction practices and
materials that are environmentally friendly and sustainable, throughout the project, i.e. from
design & tender stage to facility management during post-construction phase.

Examples of good practices:

- Adopt efficient concrete usage for building components – Concrete Usage Index
(CUI)

- Use of environmentally friendly or recycled materials:

o Green cements with approved industrial by-product (such as Ground
Granulated Blastfurnace Slag (GGBS), silica fume, fly ash) to replace ordinary
Portland cement (OPC) by at least 10% by mass for superstructural works

o Recycled concrete aggregates (RCA) and washed copper slag (WCS) from
approved sources to replace coarse and fine aggregates for concrete
production of main building elements, e.g. RC drains. For structural building
elements, the use of RCA and WCS to be approved by the relevant authorities.

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- When appropriate and feasible, it is also encouraged to conserve existing buildings,

thus reducing construction waste.

9.5.2 Sustainable Products

Encourage the use of environmentally friendly products that are certified by approved
international or / and local certification bodies and are applicable to non-structural and
architectural related building components.

For examples:

- Recycled carpeting
- Recycled timber for flooring / doors
- Recycled false ceiling panels
- Tiles manufactured without water consumption
- Internal drywall partitions using recycled materials in more than 50% of floor area
- Environmentally intelligent moisture & corrosion control

9.5.3 Greenery

Greater use of greenery to reduce urban heat

island is highly recommended, e.g. greenery
landscape provision (grass, shrubs, trees) in
design, restoration of trees on site, conserving or
relocating of existing trees on site, use of compost
recycled from horticulture water, etc. By doing so,
it also aids to conserve existing natural wherever
possible and to restore them.

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9.5.4 Environmental Management Practice

After the design is completed, the adoption of environmentally friendly practice should be
continued during construction and also later the operation of the building:

- Implement effective environmental management programme, including monitoring and

setting targets to minimize energy use, water use and construction waste

- Have the building quality assessed under Construction Quality Assessment System,
engaging LEED or equivalent certified main builder, M&E consultants, architects and
project manager (at least one in project team) with good track records in the adoption of
sustainable construction

- Provide building users’ guide on environmentally friendly facilities within the building

- Provide recycling bins or facilities for collection and storage of different recyclable waste,
such as paper, glass, plastics, etc.

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9.5.5 Green Transport

It is encouraged to provide a choice of transport modes for residents of the property with the
intention of reducing car usage. For instance, property to provide shuttle service to public
transport (such as train stations or bus stops), parking space for bicycles (manual / electrical
bicycles), etc.

9.5.6 Refrigerants

For buildings with air-conditioning system, refrigerant leak detection system at critical areas of
plant rooms containing chillers and other equipment with refrigerants are strongly
recommended to reduce the impact of refrigerants on environmental sustainability.
Refrigerants with zero ozone depletion potential (ODP) or with global warming potential
(GWP) of less than 100 should be implemented.

9.5.7 Storm Water Management

Encourage treatment of storm water run-off before discharge to the public drains.

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9.6 Indoor Environmental Quality

9.6.1 Thermal Comfort

For aggregate air-conditioned areas of more than 500m2, indoor operative temperature
between 24 to 26 degree celsius and relative humidity of less than 65% are recommended for
tropical countries, such as Singapore, to optimize thermal comfort level for occupants.

9.6.2 Noise Level

The design should ensure that the occupied spaces in the building, including the apartment
units are furnished with good ambient sound levels as recommended in OWWA design brief.

9.6.3 Indoor Air Pollutants

The design specifications should also make effort to reduce sources of indoor pollutants:

- Use of low volatile organic compounds (VOC) paints certified by approved local
certification body such as Green Labels, over more than 90% of the total internal wall
areas

- Use of composite wood product with low emission formaldehyde

- Use of environmentally friendly adhesives

9.6.4 Indoor Air Quality (IAQ) Management

- Provide filtration media and differential pressure

monitoring equipment in Air Handling Units
(AHUs).

- Implement effective IAQ management plan to

ensure that building ventilation systems are
clean and free from residuals left over from construction activities. Internal surface
condition testing for ACMV systems is to be included.

- Whenever possible, the design team should ensure good indoor air quality to wet areas
such as kitchen, bathrooms and toilets through sufficient natural ventilation and day
lighting, e.g. by providing window opening at kitchen, bathrooms and toilets for sufficient
natural ventilation and day lighting.

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9.6.5 High Frequency Ballasts

For FOH and BOH office areas, workplace lighting quality can be improved by avoiding low
frequency flicker associated with fluorescent lighting with the use of high frequency ballasts in
the fluorescent luminaries - applied to at least 90% of area covered by fluorescent lightings.

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9.7 Other Green Features

Encourage the use of innovative green features:

- Water efficiency features:

o Use of self-cleaning façade system for at least 25% of the external walls
o Use of grey water recycling system for at least part of the development
o Recycling of AHU condensate (at least 50% of AHUs)
o Non-chemical water treatment for cooling tower

- Environment protection features:

o Provision of green roof and roof top garden for at least 25% of the roof areas
o Provision of vertical greening for at least 25% of the external surface areas
o Use of non-chemical water treatment for swimming pools
o Use of non-chemical termite treatment system, such as termite baiting system, anti-
termite mesh, etc
o Self-production of compost by recycling organic wastes, such as leaves, pruning,
etc, with at least 5 nos. of compost bins

- Indoor air quality features:

o Double refuse chutes for separation of recyclable from non-recyclable waste with
pneumatic waste collection system, or single refuse chute with pneumatic waste
collection system (when applicable)
o Use of titanium dioxide solutions to remove odour for at least 25% of the toilets
o UVC emitters in all AHUs to improve indoor air quality

- Electrical Appliances:

o Select appliances with approved energy & water saving label

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The design team is also encouraged to integrate other green features which are innovative,
such as use of precast toilets for more than 75% of the toilets, use of membrane filtration
system for recycling water during construction, integrate sky terrace to increase green
footprint, use of non-chemical water treatment for overall energy consumption and selection
of electrical appliance.

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DISCLAIMER

10.0 Disclaimer

Oakwood Worldwide (Asia) issues this document as a design guideline only. It is not
intended to replace the professional advice of any professional technician, structural,
mechanical or systems engineers, who are contracted by the owner to develop the
related project.

The document is intended to be used as a preliminary project briefing for all involved
consultants, who will then prepare their own detailed submissions for discussion and
review by Oakwood Worldwide (Asia), based on the contents of this design document.

All criteria are to be adapted in accordance with local regulations and laws relating to
such projects in a local context.

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APPENDICES

Appendix A: Kitchen and Related Areas

APPENDICES

Appendix B: Information Technology