Equity Solutions Property Services Ltd

GENERIC PHARMACY SHELL

FIT-OUT SPECIFICATION

NOVEMBER 2009

Comment made by Averroes Pharmacy highlighted in RED by JS

 Equity Solutions Property Services Ltd

CONTENTS Page
1.0 SITE REQUIREMENTS 2
1.1 Access 2
1.2 Car Parking 2
1.3 Site Drainage 2
1.4 Site Furniture and Signage 2
1.5 Landscaping and Soft Areas 3
2.0 THE BUILDING SHELL 3
2.1 Dimensions 3
2.2 The Floor 3
2.3 Floor Sealants 3
2.4 The Structural Frame (if applicable) 3
2.5 The Roof/Ceiling 4
2.6 The Rainwater System 4
2.7 The Enclosing Walls 4
2.8 Doors to the External Walls 4
2.9 Internal walls 4
2.10 External Decorations 4
2.11 Internal Decorations 4
2.12 Drainage 4
3.0 SERVICES 5
3.1 Electricity 5
3.2 Fire Safety Systems 5
3.3 Water 5
3.4 Telephones 5
3.5 Gas 5
4.0 HANDOVER OF SHELL 5
4.1 Measurement 5
4.2 Completion 5
4.3 Access 6
4.4 Services 6
4.5 Site Compound 6
5.0 HEALTH & SAFETY FILE 6
5.1 The Health & Safety File shall be provided in CD format and provided 6
within 7 days of Practical completion.

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1.0 SITE REQUIREMENTS

1.1 Access
1.2 Car Parking
1.0 Site Requirements
1.1 Access
1.1.1 Direct access and egress is required from and to an adjacent public road for
pedestrians/customers, including ambulant less-abled and wheelchair users, car users and
service vehicles to the satisfaction and approval of the Local Authority.
1.1.2 Traffic flow planning should fully account for pedestrians and children in prams or
pushchairs, ambulant less-abled persons and wheelchair users. Level thresholds must be
provided to building entrances.
1.2 Car Parking
1.2.1 The Landlord is to provide a suitably finished area to accommodate the easy parking to the
minimum requirements of the local authority. COMMENT: Landlord taken to be the
respective LIFTCo for the development?
1.2.2 Any ramps or falls will meet building regulations.
1.2.3 Servicing of the demise must be designed to accommodate the simple manoeuvring,
parking and off-loading of 1 nr 10.0m long rigid vehicle within or adjacent to the car park,
with the car park designed for such appropriate vehicle loads. Access and delivery times to
be by agreement with the Landlord.
1.2.4 An enclosed area will be provided to accommodate general waste from the tenant unit.
1.2.5 [ 4 ] No dedicated parking spaces are to be provided for 100 hour dispensing services.
Location of spaces to be provided on property plans attached to the lease. COMMENT:
Parking spaces preferably close to where the Pharmacy is to be situated
1.3 Site Drainage
1.3.1 A gravity surface and foul water drainage system is to be provided tested and connected to
the Local Authority mains with all connections live at access. The foul system must be
vented.
1.3.2 Any drainage passing under the unit must be constructed to meet the Building Regulations.
1.3.3 Internal inspection chambers are not permitted.
1.4 Site Furniture and Signage
1.4.1 External lighting to access road, car parks, walkways and service roads is to be provided.
Lighting to the main service road will be to local highway authority standards.
1.4.2 Signage, bollards and any other external furniture items which may impact upon the Tenant
demise are to be safely integrated in the layout and shown on the site plans.
1.4.3 The tenant will be permitted to erect signage representation adjacent to the internal
communication access between the surgery and the pharmacy on the surgery side and
externally adjacent to the surgery entrance (exact positioning dependant upon layout)
subject to Landlord approval and any necessary statutory consents.
1.4.4 The tenant may be permitted to erect a welcome wall will be required subject to Landlord
approval and any necessary statutory consents. Is this item sited externally or internally?
Please clarify size and preferred location. COMMENT:This would be dependent on

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Pharmacy location, layout and area . What would be the Maximum size allowable? W

1.5 Landscaping and Soft Areas

1.5.1 The Development design is to address in detail the security requirements of the site,
including initiatives to ‘design out crime’. Consideration is to be given to landscaping and
use of planted areas, car parking and units on differing levels, traffic calming measures,
defensible space etc.
1.5.2 During the fit out period, the Tenant’s contractor will be responsible for the security of the
Tenant demised area and their works.
1.5.3 Security shutters and/or fire shutters are to be provided by Tenant complete with visual and
audio warning systems. The works to be integrated into the overall building Fire safety
strategy and compliant with the building regulations and Secure by Design accreditation
requirements. Confirmation require that if there are any internal personnel doors connecting
the pharmacy demise to other internal parts of the development then such doors will be
provided by the Landlord. COMMENT: Specification is required and will cover only
external elements and NOT internal as these are anticipated to be provided by the
Landlord
1.5.4 Lighting will be provided to the main entrance. The main elevation is on the highway and
will be illuminated by the highway authority.
1.5.5 Monitoring of CCTV is a tenant function. Internal only, overall building to Landlord’s
requirements COMMENT: Tenant shall provide internal CCTV only. External CCTV is
expected to be provided by the Landlord? Clarity is required.
2.0 The Building Shell
2.1 Dimensions
2.1.1 The gross internal area of the unit is to be agreed.
2.1.2 The building shall be designed to maximise energy conservation and shall have ‘U’ values in
accordance with current Building Regulations.
2.2 The Floor
2.2.1 The floor is to be accurately laid with no changes in level and suitable to receive tenant’s
finishes.
2.2.2 The floor slab is to be of solid concrete, designed to support a uniform loading of 5KN/m²
minimum.
2.2.3 The floor surface is to comply with the following:
(a) Local deviation +/-3mm under a 3.00m straight edge.
(b) Overall deviation +/- 10mm from a datum level.
(c) A 5mm levelling screed to accept vinyl tiles or similar floor finish.
COMMENT: Clarity is required as to what is to be provided by Landlord
2.2.4 Joints in floor slab are to be kept to a minimum.
2.3 Floor Sealants
2.3.1 The Landlord is to provide a floor suitable for the application of the intended vinyl floor finish
(to be laid by the tenant). COMMENT: “Suitable floor”, again as per comments on 2.2.3,
clarity is required as to the finish
2.4 The Structural Frame (if applicable)

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2.4.1 The minimum clear height, measured from the finished floor slab to the underside of the
lowest structural member shall be [ ] mm.
2.4.2 The Landlord is to confirm the relative heights of the window and potential suspended
ceiling (to be installed by the tenant). COMMENT: Contradicts 2.4.1! Size as provided as
the standard eg 2.5-3M. What will be provided by the Landlord?

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2.5 The Roof/Ceiling

2.5.1 In addition to the normal dead, live and wind loads, the roof/ceiling structure is to be
designed to accept a standard service load of 0.15KN/m² overall.
2.6 The Rainwater System
2.6.1 Requirements are as follows:
(a) No internal UPVC downpipes.
2.7 The Enclosing Walls
2.7.1 Flanges of some structural steel columns will project into the unit. COMMENT: Avoid
where possible.
2.7.2 The Tenant is to provide fully glazed entrance screen which will comply with DDA
requirements. COMMENT: Deleted and Statement at 2.8.1 included. This statement is
contradictory thus should be deleted and 2.8.1 instated.
2.7.3 Upstands at entrance doors are not acceptable. A low threshold for wheelchairs,
pushchairs and trolleys etc. is to be provided.
2.7.4 The Landlord to ensure no steel cross bracing is located within the front elevation which
may prevent a pharmacy hatch to be installed if required.
2.8 Doors to the External Walls
2.8.1 The Landlord is to provide an aluminium emergency escape door (LPC 4). The external
windows and entrance doors will be provided by the Landlord as compliant with the façade
design on the planning approval drawings. Operation of windows and door to be confirmed
by the Tenant.
2.9 Internal walls
2.9.1 Walls to be braced back to building structure (if not load bearing) as required and fire
stopped as deemed necessary by mandatory requirements. COMMENT: Landlord to
undertake this work
2.10 External Decorations
2.10.1 The Landlord will be responsible for all external decorations.
2.11 Internal Decorations
2.11.1 All walls are left unfinished. COMMENT: Clarity to be provided by Landlord as to the
finish
2.12 Drainage
2.12.1 The Landlord is to provide an underfloor slab drainage system. [ 5 ] Nr. outlet pipes are to
be fitted with caps above the floor slab. All drainage points to be in agreed locations. .
Location and number of connections to be identified early in the process prior to financial
close to enable the drainage system to be designed. On multi storey developments
accommodation over may require foul water drainage systems routed in the ceiling void of
the pharmacy and associated down pipes in the demise area.
2.12.2 The foul drainage system will be constructed in accordance with Building Regulations.
2.12.3 If condensers are to be sited externally the approval of the Landlord and the planning
authority shall obtained by the tenant.

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3.0 Services

3.1 Electricity
3.1.1 Services to be of adequate capacity and in a location determined by Tenant. The estimated
maximum demand is 35KVA (to be confirmed by Tenant’ representative prior to Landlord’s
application for supply).
3.1.2 Electrical service to be 400/230 volts, 3 phase and neutral, (+10% -6% voltage) 50 hertz.
COMMENT: 3 Phase supply to be provided for the Electric shutters where applicable,
brought to a point.
3.1.3 Independent electrical supply will be taken from a separate meter in the main basement
switch room to an isolator in the demise located on dwg FS/OP3.
3.1.4 A consumer’s earthing terminal shall be provided at the cut-out location by the supply
authority.
3.1.5 The Landlord shall determine the intake prospective short circuit current (PSCC) and
external earth loop impedance (Ze) from the local electricity supply authority.
3.1.6 The Landlord shall ensure that services for other buildings or units do not pass through the
Tenant’ demise.
3.1.7 The Landlord shall determine the necessity for lightning protection in accordance with BS
6651, 1992 and shall provide an approved system for the unit.
3.2 Fire Safety Systems
3.2.1 The tenant shall install a fire alarm connection to any communal fire alarm system to
interface send and receive signals (fire and fault) to the Landlord’s system.
3.3 Water
3.3.1 The Landlord is to provide an underground supply pipe with a minimum outside diameter of
25mm. Flow rate to be a minimum of 0.5 litres per second (peak load).
3.3.2 The supply is to be metered either in the unit at entry point or in a previously identified meter
chamber adjacent to the building.
3.4 Telephones
3.4.1 The Landlord is to provide incoming telecom ducting to the demise.
3.5 Gas
3.5.1 A metered supply will be provided and will be terminated within the demise.
4.0 HANDOVER OF SHELL
4.1 Measurement
4.1.1 The completed shell will be measured before the handover to agree the gross internal area
of the unit. The measuring will be carried out in accordance with the current RICS Code of
Measuring Practice and in accordance with the provisions set down in the agreement for
lease.
4.2 Completion
4.2.1 The Landlord is to hand over the unit to the tenant on the agreed date, complete and
secure.

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4.2.2 The unit must be wind and water tight and clear of all rubbish and debris.

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4.3 Access
4.3.1 The Landlord’s contractor will be permitted to access to the unit after the handover date only
for inspection and to carry out snagging or repair work. Any access must be arranged
through Boots’ contractor’s site manager.
4.4 Services
4.4.1 At the date of handover, live mains services and drainage facilities are to be intact.
4.5 Site Compound
4.5.1 The Landlord is to make available a completed hard-standing area for delivery of materials
during the fit out period.
5.0 HEALTH & SAFETY FILE
5.1 The Health & Safety File shall be provided in CD format and provided within 7 days of
Practical completion.

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