A A R T T S CITY OF BATH
3 HIGH QUALITY SETTING
5 A NEW GRADE A OFFICE
7 STRATA – BRILLIANT THINKING
9 A STUNNING ARRIVAL
11 A POWERFUL WELCOME
13 THE FLOORS
17 INTELLIGENT SPACE
19 CLASSIC FOUNDATIONS
23 CITY TRANSFORMATION
25 PERFECT FOR BUSINESS & LIFE
29 A NEW DESTINATION
31 BATH CITY CENTRE
33 CONNECTIVITY
35 STRATA SPECIFICATION
39 THE DEVELOPERS
40 CONTACTS
CONTENTSA ART TS
SIXTY-ONE THOUSAND PEOPLE EMPLOYED IN PROFESSIONAL SERVICES IN SOUTH WEST
FOUR THOUSAND HIGH TECHS, UNIVERSITIES AND RESEARCH INSTITUTES IN THE SOUTH WEST
FIFTEEN PERCENT INCREASE IN VISITOR ECONOMY IN NEXT FIVE YEARS
HIGH QUALITY SETTING
SIXTY-FIVE MINUTES BATH TO LONDON BY RAIL (from 2018)
UP TOTWENTY-SIX THOUSAND SQUARE FEET FLOOR PLATES
TWO WORLD RENOWNED UNIVERSITIES
ONE-HUNDRED AND TWELVE THOUSAND SQUARE FEET OF GRADE A OFFICE SPACE AVAILABLE
FORTYTHOUSAND AVERAGE SALARY IN AERONAUTICAL ENGINEERING SECTOR
SIX THOUSAND PEOPLE EMPLOYED IN LOW CARBON TECHNOLOGIES
FOUR PERCENT GROWTH IN TECH SECTOR
A ART TS
STRATA – BRILLIANT THINKING
Strata is a new, contemporary office building offering large flexible floor plates to occupiers seeking high quality, leading edge space in the heart of Bath. Strata will create an exceptional new benchmark for the city of Bath.
A total of 112,000 sq ft net of innovatively designed space is available to let over five floors, featuring a central atrium providing excellent natural light throughout. The building’s materials palette superbly complements the surrounding environment with Bath Stone extensively featured on the commanding exterior façades.
An impressive double-height ground floor reception will welcome occupiers and visitors to the building and the new exterior public realm will create a transformational setting.
Strata has been designed by FCB to meet tenants’ requirements for modern, sustainable space that meets today’s demanding corporate and social requirements.
The basement level includes extensive car and cycle parking with associated changing and shower facilities.
This is a rare and exceptional opportunity to locate in a dynamic and changing district of one of the UK’s most iconic cities.
7
BATH LIMESTONE
THE FLOORS
13
FOUR
THREE
TWO
ONE
GROUND
TOTALS
SQ M
1,520
2,392
2,481
2,221
1,815
10,429
SQ FT
16,360
25,745
26,703
23,904
19,534
112,246
GROUND
ONE
TWO
THREE
FOUR
Strata will deliver high specification office floor plates with unrivalled flexibility that will offer occupiers a step-change to their working environments.
All levels feature full height glazing to external elevations that draw
excellent natural light onto each of the floors. Additional light is
supplied by a fully glazed, central atrium.
The upper floors are large, impressive open plan spaces up to
25,725 sq ft, that are virtually column free. The regular geometry
of the floor plan will allow the most efficient space planning.
The very contemporary approach to the architecture is carried through
to the reception area which befits a modern Grade A office building.
The design ethos throughout is based on grounded environmental
principles and the building is aiming to achieve a BREEAM
‘Very Good’ rating.
GROUND 19,534 SQ FT / 1,815 SQ M
BASEMENT PARKING – UPTO 110 CARS GIVING AN EXCELLENT RATIO OF 1:1016 SQ FT NET / 74 CYCLES
14
A ART TS
ONE 23,904 SQ FT / 2,221 SQ M
TWO 26,703 SQ FT / 2,481 SQ M
THE FLOORS
15
THREE 25,745 SQ FT / 2,392 SQ M
FOUR 16,360 SQ FT / 1,520 SQ M
16
A ART TS
PERFECT FOR BUSINESS & LIFE
25
The city of Bath is one of the most attractive destinations in the UK, with an international reputation for its architecture and history. Accredited as a ‘UNESCO World Heritage Site’ the city also offers high quality amenities that provide an excellent setting for work and living.
The blend of contemporary and historic sit side-by-side in a rapidly
developing city centre. Strata is located close to the River Avon and
only an eight minute walk to popular destinations such as the new
Southgate Shopping District. Apple, House of Fraser, Debenhams,
Kurt Geiger and Hilfiger are all located in the city shopping area with
an excellent range of bars, cafes and restaurants in and around the
new transport hub centred at Bath Spa Station.
Superb transport connections link the city to nearby Bristol, and
London will be a little over an hour away when the Western Main Line
rail upgrade is delivered in 2018. Bristol Airport is within driving
distance and links Bath by direct flights to mainland Europe. The
national motorway network is accessed via the A46 at Junction 18
of the M4, to the north of the city.
Further afield, the surrounding South West area offers an exceptional
quality of life with North Somerset, The Cotswolds and the city of
Bristol providing outstanding places to live.
The city boasts two universities and the area has built a strong
reputation for academic excellence and high satisfaction ratings
from current and ex-students.
The setting for Strata is itself world-class and unique.
BATH CITY CENTRE
A ART TS
18 minute walk times from city centreRECREATION GROUND BATH RUGBY
BATH SPA RAIL STATION
CENTRAL BUS TERMINAL
SOUTHGATE SHOPPING CENTRE
THE CIRCUS QUEEN SQUARE
BRISTOL - LONDON RAIL
BMT DEFENCE SERVICES BURO HAPPOLD ENGINEERING
ROYDS WITHY KING SOLICITORS
GREEN PARK STATION GREEN PARK
AMDOCS
UNIVERSITY OF BATH CENTRAL CAMPUS
BATH RIVERSIDE
IPL GUILDHALL
THE ROYAL CRESCENT
CHASE DE VERE BATH ROMAN SPA
FUTURE PUBLISHINGLONDON & COUNTRY MORTGAGES
ODEON MULTIPLEX CINEMA
RIVER AVON
CONNECTIVITY M5 CONNECTIONS – NORTH
Birmingham 2 hours 14 mins
Manchester 3 hours 41 mins
Liverpool 3 hours 59 mins
JCT 18 – M4 CONNECTIONS (WEST)
Newport 1 hour
Cardiff 1 hour 14 mins
Swansea 1 hour 49 mins
SOUTH WEST CONNECTIONS
Bristol 40 mins
Exeter 2 hours 4 mins
Plymouth 2 hours 36 mins
SOUTH COAST CONNECTIONS
Southampton 1 hour 52 mins
Portsmouth 2 hours 7 mins
Folkestone 3 hours 27 mins
GREAT WESTERN UPGRADE 2017
Network Rail are spending an estimated £5 billion on
improving the Western Main Line, with electrification, new
rolling stock and station improvements. It’s the most
ambitious upgrade to the line since Brunel originally built
the railway and represents one of the UK’s biggest transport
schemes. The journey time between Bath and London
Paddington will be slashed to just over an hour. The new
trains will be faster, more reliable, much cleaner to operate
and have more seats to carry passengers in much
improved comfort.
BRISTOL AIRPORT FLIGHT TIMES
Paris 1 hour 15 mins
Frankfurt 1 hour 40 mins
Barcelona 2 hours 5 mins
Edinburgh 1 hour 10 mins
Rome 2 hours 30 mins
Amsterdam 1 hour 15 mins
BRISTOL
M5
M5
M4
M4
A36
M27
BRISTOL AIRPORT
BATH
CHIPPENHAM
SWINDON
MONMOUTH
NEWPORT
YEOVIL
CIRENCESTER
GLASTONBURY
CARDIFF
RAIL CONNECTIONS
London 1 hour 25 mins
Bristol 12 mins
Birmingham 1 hour 47 mins
Manchester 3 hours 21 mins
Liverpool 3 hours 34 mins
Southampton 1 hour 28 mins
Nottingham 3 hours 25 mins
Plymouth 2 hours 26 mins
Cardiff 1 hour 50 mins
Swansea 2 hours 56 mins
Sheffield 3 hours 13 mins
Leeds 3 hours 58 mins
M4
M25
M25 M25
M23
M3
M27
M40
A1MM1
M11
LONDONHEATHROW
AIRPORT
GATWICK AIRPORT
OXFORD
NEWBURY
GUILDFORD
SOUTHAMPTON
PORTSMOUTH BRIGHTON
BASINGSTOKE
WINCHESTER
READING
DIDCOT
PADDINGTON
LUTON
JCT 18 – M4 CONNECTIONS (EAST)
Central London 2 hours 50 mins
Heathrow 1 hour 51 mins
Gatwick 2 hours 42 mins
35
BASE BUILD SHELL AND CORE
1. PURPOSE
This new build office building will provide approximately
10,400 Sq m (111,950 Sq ft) of office accommodation over 5 floors,
with a ground floor reception. The semi basement level provides
storage and changing facilities for cyclists as well as associated
car parking.
2. BUILDING DESCRIPTION
2.1 Uses
A double height foyer will be located within the new entrance,
leading to the core with 4 passenger lifts, stair and washroom
facilities at each level. The office space will provide large open
plan floor plates to shell and core category A standards, over 5
levels arranged around the central atria.
The new reception on Pinesway will be approached from an
external covered space and include shared facilities. Within the
ground floor level there will be back-of-house facilities for building
management. The semi basement level, with a vehicular access
ramp from Lower Bristol Road, will provide parking for the
building alongside an extensive bike store, showers and
changing facilities.
2.2 Description
The base-build will accommodate tenancies in a predominantly
open plan arrangement. The core layout will allow single occupancy
or shared floor plates with secure sub division.
2.3 Design criteria
The office shall be designed in line with BCO guidelines.
A raised access floor is provided across all office accommodation
with a nominal 150mm floor zone, suspended ceilings are nominal
2,750mm above floor level with a services zone of nominal 750mm.
Floor to floor heights as BCO guidelines provide good quality
open floor plates.
2.4 Sub-divisibility
A typical floor plate will provide between 2,100 Sq m (22,604 Sq ft)
and 2,400 Sq m (25,833 Sq ft) of net internal space. The base build
will allow this to be sub divided into two individual tenant demises
per floor either side of the central atrium.
2.5 BREEAM
The development is targetting a BREEAM rating of ‘Very Good’
under BREEAM New Construction 2014.
An EPC rating of ‘B’ is targeted.
3. OFFICE
3.1 Sub and Superstructure
The building will have a structural steel frame with composite
reinforced concrete slabs.
3.2 Loading criteria
The floor slabs are generally designed to accommodate the
imposed live loads as follows:
Ground floor 5.0 kN/m2
Ground floor susceptible to 20 kN/m2
emergency trucks
Office floors – general 3.5+1kN/m2
Office floors – high load areas 7.5 kN/m2
Office floors – partitions 1.0 kN/m2
(included in general above)
Roof plant area 7.5 kN/m2
(see structural plans)
Loading bay 20.0 kN/m2
Basement car parking area 2.5 kN/m2
3.3 Wall finishes (summary)
Within the double height space the reception is backed by a feature
wall and full height glazing is provided to the external walls.
The landlord and core areas are generally to be finished in three
coats of emulsion paint on taped and jointed plasterboard.
Painted MDF or softwood skirting will be provided to core walls
within office areas.
The washroom walls will generally be finished in a combination
of full height porcelain tiles and IPS panel systems within cubicles.
Other walls will be decorated with 3 coats of emulsion paint,
applied directly to taped and jointed moisture resistant
plasterboard.
3.4 Floor finishes (summary)
The external paving pattern will be carried through into the floor
of the entrance space. A recessed skirting will be fitted into the
solid wall build-up. An aluminium reinforced entrance mat will be
fitted as part of the main entrance door.
All floors are generally to be raised floor systems that will comply
with latest medium grade standard and will include all necessary
fire breaks and closure details around the perimeter and columns,
and earth bonding back to the occupier’s earth bar in the main
electrical riser shaft.
STRATA SPECIFICATION
36
Carpet tiles will be installed within landlord areas bonded to the
raised access floor with a suitable tackifier.
Washrooms and core will have a self-levelling screed with anti-slip
ceramic floor tiles.
3.5 Ceiling finishes (summary)
In the reception an aluminium plank ceiling will be provided with
feature lighting incorporating recessed downlighters.
A proprietary suspended ceiling system suitable for the use and
location will be provided in the common areas, with plasterboard
ceilings in the washroom areas.
3.6 Joinery
The main reception desk will be located in the entrance foyer and
include space for back-of-house storage. The reception desk will
include controls for fire systems, access and security systems.
Comms and data will be provided for two receptionists.
3.7 Services risers
Landlord and tenant risers will be provided within the office floors.
The risers are to be fire rated with the doors and walls of the riser
forming the enclosure. The riser floors are to be provided with an
open galvanised mesh grating at each floor level.
3.8 Facilities management areas
Landlord facilities management areas will be provided at ground
floor level, behind reception. These rooms will be finished in
painted plasterboard walls, plasterboard and suspended tile
ceilings, and appropriate floor covering over the raised access
floor. Other plant rooms and service areas are provided in the
basement and at roof level.
4. SERVICES
4.1 Design and criteria for building services
Mechanical: External Design Condition: Summer 30˚C dB, 50% RH
Winter -4˚C dB, 100% RH
Internal Design Conditions: Summer Winter
Office areas 23˚C +/- 2˚C 21˚C +/- 2˚C
Stairwells None* 20˚C
Corridors None* 20˚C
Toilets/Shower room/ None* 20˚C
Changing
*where ‘None’ stated, denotes no comfort cooling provided
Occupancy 1 person per 8m2 Density (Central plant and risers have
capacity for one high density
floor at 1 person per 6m2)
Internal plant loadings (for cooling and fresh air calculations) Lighting 10W/m2
Occupancy 90W/person (sensible)
Occupancy 50W/person (latent)
Small Power 25W/m2
Occupancy 8m2 per person
Ventilation rates Office floors 12 l/s per person
Toilet/changing 8 air changes an hour
Showers 10 air changes an hour
Electrical Cat A office load allowance Lighting 10W/m2
Small Power 25W/m2
Miscellaneous 10W/m2
Noise criteria for building services Office areas NR 35
Toilets/stairs NR 40
4.2 Utilities
Electrical: The electrical installation allows for approximately 1.36MVA
electrical power supply to the building.
Telecommunications: Diverse entry points to the building will be provided to the local
communications networks.
Water Service: Incoming water mains will be provided to basement level cold
water storage tanks.
Drainage and plumbing: Drainage installation shall be divided into two systems above
ground; foul and surface water.
Gas: A low pressure gas main connection from Lower Bristol Road shall
provide approximately 2,200 kW/hr to the gas meter room in the
basement to serve landlord’s heating plant.
A future tenant capped gas supply pipe shall be provided in the
gas meter room.
Fire fighting services:
Two dry rising fire mains are provided in the main core and
secondary core.
4.3 Air conditioning system
The building will be fully air conditioned. Central cooling plant
shall be located in the roof level plant room with distribution to
serve all office floors.
A ART TS
37
4.4 Mechanical ventilation systems
Heat recovery supply and extract air handling units are provided to
serve the office floors. These are located in the basement with fresh
air drawn down a builders’ work shaft from roof level. The AHU’s
will be provided with heating and cooling coils to temper the
supply air. Air handling units will be provided with heat recovery in
the form of thermal wheels. Washroom ventilation is by twin fan
extract fans on the roof. Supply air will be provided into the lift
lobby.
4.5 Fire and protection services
A dry riser system will be provided to the escape stair core and the
main core including outlet valves at each floor level and fire brigade
inlets on the outside of the building.
The fire alarm system will be Category L2, analogue addressable
throughout.
4.6 Automatic controls and BMS
A new DDC (Direct Digital Control) system with head end shall
be provided to control and monitor the Mechanical, Electrical and
Public Health Installations.
4.7 Communication risers
Each tenancy will be provided with two tenant telecoms risers
for diverse routing. The risers will be provided with containment
systems to allow cabling installation by the tenant.
4.8 Lightning protection
The building superstructure and foundations serve as the main
building lightning protection earthing point. A lightning
protection system is installed to BS EN: 62305 on the roof areas
interconnected with foundations by means of connections
to the building steel frame. All roof installed equipment is
connected to the roof lightning protection system.
4.9 Security
A CCTV system, linked to the security room, will monitor the cycle
storage area and all entrances/exits. An access control system will
be provided to control access to all building entry and exit points
and access to tenancies on each floor level. The access control
system will also be extended into the lifts to control access
vertically within the building. Containment to allow for the future
provision of security devices on each floor entry point will be
provided. Access control will be extended to serve the security
gates in the ground floor reception.
4.10 Lift installation
The building will be provided with four new passenger lifts. Each
lift will be 17 person 1,275kg 1.6m/s. The passenger cars will have a
minimum headroom of 2.300m and lift door height of 2.200m. Lift
finishes shall be floor tile, coloured glass cladding to side walls,
mirror to rear wall, LED lighting and stainless steel control panel.
A Goods lift or dual purpose goods/passenger lift shall be provided.
4.11 Tenant plant space
Future tenant plant space allowance for server room air
conditioning units, communications installations, tenant kitchen
and standby power generation will be allocated riser space
and plant area.
5. EQUIPMENT
5.1 Refuse and recycling facilities
A refuse collection and storage area is provided as part of the
landlord’s demise on the ground floor. The strategy will be to move
waste from each floor and collect in this refuse area, such that
eurobin collection can be managed from the ground floor surface
street level.
6. EXTERNAL WORKS
6.1 Paving and lighting
Within the site boundary new external paving is provided, including
feature strips that follow the lines of the original railway sidings on
the site. New street trees are provided to the perimeter set within
planting beds.
The existing pedestrian crossings onto the site are improved and
a new crossing provided adjacent to the entrance leading towards
Green Park.
6.2 Façade
The façades are of Bath Stone with deep reveals containing full
height double-glazed window units and curtain walling.
CAT A FIT-OUT
1. OFFICE FINISHES
1.1 Floor boxes and carpets
Allowances for floor boxes and carpets will be provided subject to
specific leasing negotiations.
2. OFFICE SERVICES
2.1 Lighting installation
Office lighting wired in flexible plug-in wiring is configured from
circuits on tenants’ lighting distribution boards located in on-floor
electrical riser cupboards. Switching is by central on-floor control.
Typical luminaires provided are LED, recessed modular type and
diffuser assembly in accordance with the spirit of LG7, subject to
the limitations of Building Regulations for efficiency of luminaires.
Luminaires at emergency exits and throughout the floor area are
provided with self-contained battery-inverter packs giving 3 hours’
emergency operation necessary for escape lighting. The average
lighting level in open plan office spaces (at desk height) is
STRATA SPECIFICATION (continued)
38
approximately 300 lux. The lighting level in emergency mode
is minimum of 0.5 lux. Daylight controlled dimming and
occupancy-sensing switching are provided.
2.2 Air conditioning system
The building will be fully air conditioned. Terminal units on the
office floors shall be concealed within the ceiling void and ducted
to ceiling mounted diffusers. Terminal units have been selected
and arranged so that they serve maximum BCO recommended
zone sizes of 27m2 at perimeter and 50-70m2 internally. Fresh
air from the central ventilation system shall be ducted to the
rear of the terminal units.
2.3 Electrical supply
Each tenant demise shall have a utility metered electrical supply
allowing for accurate tenant billing.
Space for tenant standby generator has been allowed for.
2.4 Additional tenant facilities
The following facilities are provided to allow flexibility of category
B fitting out of the floors: drainage and water service capped
connections in main core and secondary core for each demise;
established routes and plant space for server rooms; space for
tenant standby generation.
2.5 Ceiling finishes
Fully accessible modular suspended ceiling system utilising
perforated metal tiles based on a 600 x 600mm tile. Acoustic pads
will be provided to the back of the perforated ceiling for damping
to achieve the specified acoustic performance. All ceilings to be
laser levelled. Sealed cavity fire barriers provided where necessary.
Perimeter linear diffusers or grilles will allow air distribution
adjacent to the windows, located within a continuous plasterboard
margin or within the ceiling tiles. Access panels in plasterboard
ceiling shall be discrete and painted to match the surrounding
ceiling.
2.6 Floor finishes
Raised access floor: 600 x 600mm encapsulated floor tiles, with
adjustable pedestals.
2.7 Wall finishes
The office space internal walls are generally emulsion decoration on
dry line plasterboard systems. The full height acoustic rated glazing
around the atria is set in aluminium frames.
notes
A ART TS
THE DEVELOPERS
THE LEWIS BUILDING, BIRMINGHAM Use: Office
Area: 113,000 sq ft
Completion: 2017
MAJOR EDISTON DEVELOPMENTS
BROADWAY ONE, GLASGOWUse: Office
Area: 126,000 sq ft
Completion: 2009
39
Launched in 2004, Ediston Real Estate manages over £750 million
of UK property assets for various institutional investors and is
a co-investor and investment partner with clients across a number
of vehicles. Ediston believes that property development is a
fundamental part of any well balanced property portfolio and
since launch, Ediston has completed, let and sold office
developments in Edinburgh, Glasgow, Aberdeen, London,
Birmingham and Reading with an end value of £150 million.
In 2016 Ediston commenced further office developments in
Birmingham, on behalf of Legal and General Investment
Management, and Guildford with Europa Capital with a
combined end value of £130 million.
www.ediston.com
Europa Capital is an established real estate fund management
group operating across Europe adding value through risk-based
acquisition strategies and active asset management on behalf
of its investors.
Since 1995, Europa Capital has collectively raised 9 real estate
funds and committed to over 90 transactions totalling some
€9.0 billion across 19 European countries.
The Europa Funds benefit from Europa Capital’s established
network of partners across Europe who co-invest in acquisitions
made by the Europa Funds. These country and joint venture partner
relationships in some cases extend back more than 20 years.
www.europacapital.com
MAJOR EUROPA CAPITAL AND EDISTON JOINT DEVELOPMENTS
CATHEDRAL HILL, GUILDFORDUse: Office
Area: 120,000 sq ft
Completion: 2017
ST. PHILIPS POINT, BIRMINGHAMUse: Office
Area: 100,000 sq ft
Completion: 2014
Europa Capital is a member of The Rockefeller Group (“RGI”). RGI is a strategic investor alongside Management. Europa Capital Partners LLP and Europa Capital LLP are authorised and regulated by the Financial Conduct Authority.
IMPORTANT NOTICEGVA and Hartnell Taylor Cook for themselves and for the vendors or lessors of the property whoseagents they are give notice that: (i) these particulars are given without responsibility of GVA and Hartnell Taylor Cook or the vendors or lessors as a general outline only for the guidance of prospective purchasers or tenants, and do not constitute the whole or any part of an offer or contract; (ii) GVA and Hartnell Taylor Cook cannot guarantee the accuracy of any descriptions, dimensions, references to condition, necessary permissions for use and occupation and other details contained herein and any prospective purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each of them; (iii) no employee of GVA and Hartnell Taylor Cook (and their joint agents where
applicable) has any authority to make or give any representation or warranty or enter into any contract whatsoever in relation to the property; (iv) VAT may be payable on purchase price and/or rent, all figures are quoted exclusive of VAT, intending purchasers or lessees must satisfy themselves as to the applicable VAT position, if necessary by taking appropriate professional advice; (v) except in respect of death or personal injury caused by the negligence of GVA and Hartnell Taylor Cook, its employees or servants, GVA and Hartnell Taylor Cook will not be liable, whether in negligence or otherwise howsoever, for any loss arising from the use of these particulars save to the extent that any statement made in these particulars has been made fraudulently by GVA and Hartnell Taylor Cook. Date: November 2016
Architects Feilden Clegg Bradley Studios, Bath
Structural Engineer Waterman, Birmingham
Mechanical and Electrical Engineer KJ Tait, London
Project Manager and Employer’s Agent Second London Wall, London
Cost Consultant Leslie Clark, London
DEVELOPMENT TEAM
Richard [email protected] +44 117 988 5244
Alex [email protected] +44 117 988 5269
Chris [email protected] +44 117 946 4538
Natalie [email protected] +44 117 946 4534
ENQUIRIES