2015

Q Sentral

GBI Fit-Out / Renovation Manual

It is essential for Occupants /Tenants to design and construct their renovations/ fit-
out works in a manner that will not adversely affect the building GBI credits. Hence,
the objective of this guideline is to explain the responsibilities of Occupant/Tenant’s
Architect, Consultants and Contractors to ensure compliance to GBI requirements
in the design process, construction and commissioning phases of all fit-out works in
the building.

24-Mar-15
 GBI Fit-Out / Renovation Manual

Contents
Project Details ....................................................................................................... 2
Q Sentral’s Key Sustainable Features .................................................................. 6
Tenants’ Responsibilities for Final Green Building Index Certificate ..................... 8
i. EE2 Lighting Zoning ................................................................................ 8
ii. EE3 Electrical Sub-metering & Tenant Sub-metering ............................ 10
iii. EE5 Advanced EE Performance ............................................................ 10
iv. EE7 Post Occupancy Commissioning ................................................... 11
v. EQ2 Environmental Tobacco Smoke (ETS) Control .............................. 11
vi. EQ4 Indoor Air Pollutants ...................................................................... 11
vii. EQ6 Thermal Comfort: Design & Controllability of Systems .................. 14
viii. EQ8 Daylighting ..................................................................................... 14
ix. EQ9 Daylight Glare Control ................................................................... 15
x. EQ10 Electric Lighting Levels ................................................................ 16
xi. EQ11 High Frequency Ballast................................................................ 17
xii. EQ12 External Views ............................................................................. 18
xiii. EQ13 Internal Noise Levels ................................................................... 19
xiv. EQ15 Post Occupancy Survey .............................................................. 20
xv. MR5 Storage, Collection and Disposal of Recyclables .......................... 20
xvi. WE5 Metering and Leak Detection System ........................................... 21
Appendix 1 .......................................................................................................... 22

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Project Details

Q Sentral is the premier business address with perfectly balanced work

environment.

This 45-storey office suite is the latest strata office towers within the central
business district of Kuala Lumpur Sentral.

It has been built in compliance with green building certification requirements and
is envisioned to be a ‘one-stop centre’ housing not only commercial office suites,
but also some retail and recreational facilities.

Q Sentral is inspired around the concept of Qi, to create a resonating flow for
energy throughout the building, while establishing a cohesive and functioning
environment, while creating a perfectly balanced work environment.

Q Sentral:-

 A Sky Garden bonds the two towers creating a distinctive identity.

 Two main entrances on each side of the main façades with lobby drop-off
from Jalan Damansara.
 The building excludes varying degrees of transparency to blend many
different functions of floors – from the elevated carpark to sky lobby and
office floors.
 Selection of glass type, wide overhangs is based on excellence in thermal
performance and aluminium sunshades to provide shade and glare
reduction.
 Complementing the contemporary façade, the interiors of Q Sentral are
equally awe-inspiring with great emphasis placed on aesthetics of form
and function in practical and innovative uses of space.
 Spacious lobbies and wide corridors add luster to the polished high quality
finishes.

Q Sentral has achieved provisional Green Building Index (GBI) certification and
this fit-out manual has incorporated all the guidelines and requirements on
compliance, as advised and stipulated by the Consultant.

This fit-out guide serves as a guide and is intended to facilitate the in-coming
tenants / licensees with the overall objective of ensuring a smooth and efficient
fit-out of their office premises and without costly delay.

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A workflow chart is enclosed herewith which sets out easy-to-follow steps for
tenants from the submission of the proposed fit-out plan to completion of fit-out
works.

SUMMARY OF FIT-OUT PROCEDURES

Tenants
Tenants must apply for fit-out works (as per the application
forms) and submit copies of the proposed plans which
comply with the fit-out manual / renovation guidelines
directly to Property / Building Manager (PM).

Submission to Design Review Panel

Property Manager (PM) Management Team of Landlord

Upon receipt of the fit-out plans, PM of Q Sentral will (TBC) will review the fit-out plans in
forward copies of the plans to appointed M&E terms of aesthetics, concept and
Consultant (Perunding Kotrek Sdn. Bhd.) and Architect signage in accordance with the overall
(MOCA) for review and comment. PM to revert 21 days development.
from the date of submission. GBI Facilitator and Consultant will
review the fit-out plans in terms of
compliance to GBI certification.
Consultants - M&E Engineers & Architect
M&E will review the plans to ensure compliance with
all M&E services in accordance with the fit-out manual/ Tenants
renovation guidelines, Uniform Building By-Laws and To submit insurance coverage and to
GBI requirements. Architect will review architectural / pay all fit-out deposits to PM and to
structural issues accordingly and coordinate the apply to PM for security passes and
procedure to ensure GBI compliance. entry/work permits as per the fit-out
manuals.
Approved
Property Manager (PM) To instruct all their contractors to
Upon approval of the fit-out plans, M&E & AR will attend the briefing on site
endorse the proposed works and submit to PM for regulations .by PM.
record. PM will then consent the commencement of
work, subject to a briefing on the Occupation, Safety Construction
and Health Act conducted by an appointed person of Commences
PM. Written consent will be given by PM.
Construction / Fit-out
After induction, construction can
Completion of Fit-Out commence. Tenants to adhere to
To submit "as-built' drawings to PM for proper control and site regulations as
records and future reference and to apply Construction detailed out in the fit-out manual/
for refund of deposit via Memorandum of Complete renovation guidelines.
Completion.

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The Site
Jalan Stesen Sentral, KL Sentral, 50470 Kuala Lumpur.

The Landlord / Building Owner

MRCB Land, Level 20,
1 Sentral, Jalan Travers,
Kuala Lumpur Sentral,
50470 Kuala Lumpur, Malaysia.

Management – Property / Building Manager

TBC.

Architect
Michael Ong Chartered Architect (MOCA)
Level 7, Quill 9,
112 Jalan Semangat,
46300 Petaling Jaya,
Selangor, Malaysia.

M&E Engineer
Perunding Kotrek Sdn. Bhd.
50A (1st Floor),
Jalan 15/4,
47500 Subang Jaya,
Selangor, Malaysia.

Structural Engineer
Sinclair Knight Merz Engineering Sdn. Bhd.
Suite E-15-01,
Level 15, Block E, Plaza Mont Kiara,
2, Jalan Mont Kiara,
50480 Kuala Lumpur,
WP Kuala Lumpur.

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Design Review Panel

The panel comprises a representative from MRCB Land as Landlord, a
representative from TBC as the appointed Property Building Manager, a
representative from MOCA for design criteria and a representative from
Perunding Kotrek Sdn. Bhd. as base design consultant.

All designs, developments and constructions of the Tenant’s fit-out renovation

works are subject to review and approval by the Design Review Panel. As and
when necessary, the Panel may stipulate, enforce or delete requirements.

Tenant’s Coordinator by Landlord

The appointed representative of the Landlord, which in this case is the Property /
Building Manager, is to liaise and coordinate between the Landlord and the
Tenants. The duties include assisting on interpretation of regulations in relation to
the Tenant’s Fit-Out Manual / Renovation Guidelines and ensuring that Tenants
comply with the Landlord’s requirements during fit-out /renovation period.

Tenant
Persons or companies who occupy office space in Q Sentral and whose names
appear in the Agreements.

Tenant’s Representative
Comprising appointed persons or companies representing the Tenant who are
registered to practise in Malaysia.

Tenant’s Contractor
The appointed person or company by the Tenant to carry out the works. All
activities by the Tenant’s Contractor shall be bound by the requirements of the
Design Review Panel and this Fit-Out Renovation Manual.

Green Building Index (GBI) Facilitator

BSD Consultancy Sdn. Bhd.
25-2, Jalan 17/56,
46400 Petaling Jaya,
Selangor, Malaysia.

Please find the enclosed guidelines for fit-out activities required for GBI final
certification from the building owner, operator and office tenants.

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Q Sentral’s Key Sustainable Features

With the above factors in mind, the project team has carefully designed and
constructed this Grade ‘A’ Office Building with some very specific energy-saving
and eco-friendly features. Here is a quick look at some of the specific GBI design
approaches from which you will benefit as a tenant:-

 Optimized Energy Performance, Lighting Controls:

Lighting in all common areas and exterior lighting is controlled by a central
lighting control system. The lighting is programmed to automatically come
on and go off based on time-of-day settings. Over-ride controls allows for
lighting during off-hours. The lighting control system is capable of
accepting tenant circuits as necessary to meet minimum energy efficiency
requirements.

 Optimized Energy Performance, ACMV:

The high efficiency ACMV equipment installed offers cost effective energy
savings, and exceeding MS1525:2007 minimum efficiency requirements.
Variable speed drive equipment has been incorporated in order to
optimize the ACMV system efficiency.

 Renewable Energy:
Numerous photovoltaics panels have been installed on top of the building
to harvest the solar energy to generate electricity. It brings benefits to
promote clean sustainable energy technology and offsets certain amount
of energy consumption or electricity bill of the building.

 Commissioning:
The Owner retained a third-party independent commissioning authority to
commission the energy-related systems within the building spaces. The
commissioning process helps to assure the building owner that the project
is functioning optimally at the time of initial occupancy and beyond.

 Environmental Tobacco Smoke:

The building has also been established as a non-smoking facility,
consistent with the desires of the owner and tenants to promote good
health to their clients and the community at large.

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 IAQ Performance, Ventilation and Outdoor Air Delivery:

The ventilation system was designed to exceed projected ventilation levels
based on anticipated future tenant requirements. The system has been
designed with increased outside air ventilation to help further a healthy
interior working environment.

 Indoor Chemical and Pollutant Source Control:

Low-emitting materials were used in the building’s construction,
significantly reducing the quantity of air contaminants that are odorous,
irritating or harmful to the comfort or health of tenants. This included
adhesives and sealant; paints and coatings. High-efficiency air filters are
being utilized to further prevent contaminants enter through ACMV system.

 External Views:
The office tenant spaces were designed with the knowledge that working
environment studies shows employees are more productive when given
access to high-levels of daylighting and views. The building has been
thoughtfully designed to capture views.

 Car Parking:
Preferred parking spaces have been provided for car/van pools and for
fuel efficient vehicles. By doing so, the developer is furthering better air
quality in the community by promoting less air pollution created by
vehicular traffic.

 Recycling:
An on-site recycling storage and sorting facility has been provided to
further promote a reduction of materials being sent to landfill. In addition to
post-construction recycling efforts, the developer implemented recycling
and regional material purchasing practices during construction to help
divert as much construction waste as possible, as well as reduce the
environmental impact of material manufacturing and delivery to the site by
ensure as much of the materials are bought locally or regionally were
possible.

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 Water Use Reduction:

As to reduce the potable water consumption, rainwater harvesting system,
innovative water recovery systems such as condensate water recovery
and recovery system of fire system during regular testing, and high
efficient water fittings such as dual-flush toilets and low-flow auto sensing
faucets were implemented.

Tenants’ Responsibilities for Final Green Building Index Certificate

The GBI rating tool calls for a Completion and Verification Assessment (here in
after ‘CVA’) to be carried out upon completion of the project to confirm that the
targeted criteria have been properly implemented and achieved before the final
GBI certificate can be issued.

Tenants’ assistance is required to provide and maintain supporting

documentation for the GBI CVA. It is essential for Tenants to design and
construct their tenancies in a manner that will not adversely affect the building
GBI credits. The Tenant’s architect, consultants and contractors must be made
aware of this at the outset. This standard must be taken into consideration
throughout the design process, construction and commissioning phases of all fit-
out works in the building. In addition, going forward, Tenants are required to
provide on-going monitoring in order to optimize the energy and water
consumption in keeping with the building targets.

Listed below are actions to be taken and documentation required by the office
Tenants in relation to the relevant GBI credits:-

i. EE2 Lighting Zoning

 All individual or enclosed spaces to be individually switched; and the
size of individually switched lighting zones shall not exceed 100 m2;
with switching clearly labelled and easily accessible by building
occupants.
 In conjunction with daylighting strategy for all perimeter zones and
daylight areas, photo sensors shall be provided to control the
perimeter lightings.

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Example 1: Lighting Zoning Circuiting.

Example 2: Typical layout plan for photo sensors location.

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ii. EE3 Electrical Sub-metering & Tenant Sub-metering

 Provide sub-metering for all energy uses of ≥ 100 kVA; with separate
sub-metering for lighting and separately for power at each floor or
tenancy whichever is smaller.

Schematic 1: Typical schematic drawing for electrical sub-metering.

iii. EE5 Advanced EE Performance

 In designing the tenant fit-outs, the office lighting loads must not
exceed 10 W/m2 and plug loads must not exceed 18 W/m2. The
after-hours consumption of the plugged equipment must not exceed
1.3 W/m2. This can be easily achieved if Tenants use energy efficient
lights such as T5 or LED lights and Energy Star rated office
equipment as well as white goods in pantry.
 Lighting power density for shall comply as below:-
Maximum Lighting Power Density
Type of Usage
(W/m2)
Office 10
Conference / Meeting / Multi-purpose 12
Toilets 5.0
Lift lobbies 4.0
Main lobby 6.8
Atrium 8.0
Gymnasium 9.7
Corridors 4.0
Staircases 4.0
Restaurants 15
Retails 20

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iv. EE7 Post Occupancy Commissioning

 Tenants must submit their fit-out plans for approval by appointed
Design Consultant to Design Review Panels prior to commencement
of the works to ensure the original design intent is not compromised.
 Upon completion of fit-out works, Tenants are to notify the Design
Consultant to verify and fine-tune the installation.

v. EQ2 Environmental Tobacco Smoke (ETS) Control

 Smoking is prohibited within the building. Tenants / Tenant’s
contractor must ENSURE the fit-out sub-contractor or workers DO
NOT smoke within the building.

vi. EQ4 Indoor Air Pollutants

 Tenants must use low Volatile Organic Compound (VOC) paints,
coatings, adhesive and sealants as to reduce detrimental impact on
occupants.

Table 1: VOC limits for Paints and Coatings

VOC Limit g/L

Product / Coating Type
(less water)*
Anti-Corrosive & Anti-Rust Paints
1. Gloss 250
2. Semi Gloss 250
3. Flat 250
Anti-Corrosive & Anti-Rust Paints
1. Bond Breakers 350
2. Clear Wood
- Vanish 350
- Sanding Sealer 350
- Lacquer 550
3. Clear brushing lacquer 680
4. Concrete curing compounds 350
5. Fire proofing exterior coatings 350
6. Fire retardant coatings
- Clear 650
- Pigmented 350
7. Floor Coatings 100
8. Graphic arts (sign) coatings 500
9. Industrial Maintenance (IM) coatings 100
High Temperature IM coatings 420
Zinc rich IM primers 100
10. Japan / faux finishing coatings 350

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11. Magnesia cement coatings 450

12. Mastic coatings 300
13. Metallic pigmented coatings 500
14. Multicolour coatings 250
15. Pigmented lacquer 550
16. Pre-treatment wash primers 100
17. Primers, sealers, under coaters 200
18. Quick dry Enamels 50
19. Quick dry primers, sealers and under coaters 100
20. Recycled coatings 250
21. Roof coatings 50
Roof coating, Aluminium 100
22. Roof primers, Bituminous 350
23. Shellac
- Clear 730
- Pigmented 550
24. Specialty primer 100
25. Stains interior 250
26. Waterproofing sealers 250
27. Waterproofing concrete / masonry sealers 450
28. Wood – preservatives 350
29. Low solids coatings 120

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Table 2: VOC limits for Adhesives and Sealants

 Tenants must also ensure that all the composite wood and agrifiber
products chosen are free from formaldehyde includes door cores,
panel substrates, plywood sections, and etc.

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vii. EQ6 Thermal Comfort: Design & Controllability of Systems

 Tenants must ensure that the fit-out works do not compromise the
controllability of the thermal comfort systems as to promote the
productivity, comfort and well-being of building occupants.
 Proper comfort control system has to be provided to enable
adjustment to suit individual or group needs and preferences.

viii. EQ8 Daylighting

 As to encourage use of diffused daylighting into interior of building,
tenants must ensure that there will be no obstructions blocking the
diffused daylights.

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ix. EQ9 Daylight Glare Control

 It is suggest that venetian blinds shall be installed to all windows to
eliminate glare whilst still allowing views out of the building.

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x. EQ10 Electric Lighting Levels

 Tenants must ensure that office lighting not to be over designed.
 Office lighting design shall maintain a luminance level of no more
than specified in MS1525:2007 as measured at the working plane
(800mm above the floor level).

Table 3: Recommended average illuminance levels (MS1525:2007)

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xi. EQ11 High Frequency Ballast

 As provided lights are T5 fluorescent lamps with high frequency
ballast of more than 42 kHz. Operating lamps at 25 Hz and higher
present a number of advantages, above all, enhanced luminous
efficiency at lower consumption. The high frequency ballast also
reduces power loss and prevent high stroboscopic / flicker effect as
well as magnetic interference and humming sound. Thus, if the
provided lights are replaced, only lamps with high frequency ballast
are to be used.

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xii. EQ12 External Views

 Tenants must ensure that the fit-out works do not compromise the
daylight and views provided in the base building.
 Occupants shall have a direct line of sight through vision glazing at a
height of 1.2m from floor level from their working station.

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xiii. EQ13 Internal Noise Levels

 For any new equipment added, tenant must ensure that it shall
maintain noise level at an appropriate level. The internal sound level
shall not exceed 45 dBAeq for open plan and not exceed 40 dBAeq
for closed offices.

Table 3: Noise levels limit for QSentral

Area NC Level

40 – 45
General Offices
35 – 40
Private Office
40 – 45
Lift lobby
35 – 40
Board Room
35 – 40
Meeting Room
50
Toilets
60 – 70 (during normal operation)
Car park
dBA
Area
-
Plant / Equipment Rooms:
<80
8 hrs/day exposure
<87
3 hrs/day exposure

*Note: Noise level shall be measured at any position not less than 1.2m
from floor, wall, grilles, and registers shall be within limits specified.

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xiv. EQ15 Post Occupancy Survey

 Tenant shall assist in participating in the post occupancy survey
conducted by the building management to allow better understanding
of the building comfort level and any immediate rectification required.
 Post Occupancy Survey form is attached as in Appendix 1.

xv. MR5 Storage, Collection and Disposal of Recyclables

 Tenant shall observe due diligence in sorting different recyclable
waste streams and dispose them in the appropriate recycle bins
provided.
 Tenant shall also ensure that renovation wastes and e-waste which
can be recycled are collected by respective recycling companies.

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xvi. WE5 Metering and Leak Detection System

 Tenants for Retails and Food & Beverages are required to provide
Digital Water Meters as part of the GBI requirements to monitor and
manage water consumptions.

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Appendix 1

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Q SENTRAL

INDOOR ENVIRONMENTAL QUALITY SURVEY

Date :
Please tick where appropriate.

A. GENERAL INFORMATION

1. Location: ( ) Office ( ) Retail ( ) F&B

2. Sex: ( ) Male ( ) Female

3. Age:
( ) Under 21 Years ( ) 21-30 Years ( ) 31-40 Years
( ) 41-50 Years ( ) 51-60 Years ( ) 61-65 Years ( ) 65 Years

4. On an average, what is the total number of hours per week you spend at Q
Sentral?
( ) Less Than 10 Hours ( ) 11-15 Hours ( ) 16-20 Hours
( ) 21-25 Hours ( ) 26-30 Hours ( ) Over 30 Hours

B. THERMAL COMFORT

How important it is for you? What Is Your Level Of

Satisfaction?
1.
Temperature 1 2 3 4 5 1 2 3 4 5
Not Very
level important Important Poor Excellent

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2. Are you negatively affected by the heat from the following:

Window ( ) Never ( ) Seldom ( ) Sometimes ( ) Frequently ( ) Always

External ( ) Never ( ) Seldom ( )Sometimes ( ) Frequently ( ) Always

walls

Office ( ) Never ( ) Seldom ( )Sometimes ( ) Frequently ( ) Always

equipment

3. Which of the following have you used to attain thermal comfort?

( ) Fans ( ) Extra clothes ( ) Less clothes ( ) Others

4. Do you feel draught from the air conditioning diffusers?

( ) Never ( ) Seldom ( ) Sometimes ( ) Frequently ( ) Always

C. LIGHTING LEVEL

How important it is for you? What Is Your Level Of

Satisfaction?
1. The
lighting level
for you at 1 2 3 4 5 1 2 3 4 5
Not Very
your location important Important Poor Excellent

2. Are you affected by the problem of glare? (E.g. reflections in computer screens,
glass windows)
( ) Never ( ) Seldom ( ) Sometimes ( ) Frequently ( ) Always

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D. INDOOR AIR QUALITY

How important it is for you? What Is Your Level Of

Satisfaction?
1. The quality
of air at your
location

1 2 3 4 5 1 2 3 4 5
Not Very
important Important Poor Excellent

2. What are the symptoms you have experienced so far? (You may tick more
than one)
( ) Stuffiness ( ) Odor/Smell ( ) Eye Irritation ( ) Headaches
( ) Dizziness ( ) Skin Irritations ( ) Nausea ( ) Coughs
( ) Cold ( ) None of The Above

E. TOTAL BUILDING PERFORMANCE

1. Overall how do you rate the quality of the environment?

( ) Very Poor ( ) Poor ( ) Satisfactory ( ) Good ( ) Excellent

2. Do you feel sick frequently?

( ) No ( ) yes: _________________________ (please specify kind of
symptoms)

3. Do you have any suggestion to improve the overall performance?

_____________________________________________________________

_____________________________________________________________

_____________________________________________________________

_____________________________________________________________

____________________________

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