TENANCY FITOUT MANUAL

Transcription

1 TENANCY FITOUT MANUAL 1. DESIGN OVERVIEW 1.1 Design Intent Page One 1.2 Appointment of Designer/Shopfitter Page One 1.3 Tenancy Plans Page One 1.4 Tenancy Fitout Co-Ordinator Page One 2. KEY PERSONNEL & AUTHORITIES 2.1 Project Team Page Two 2.2 Authorities and Approvals Page Two 3. FITOUT CO-ORDINATION MEETING PROCEDURE 3.1 Meeting One Page Three 3.2 Meeting Two Page Three 3.3 Meeting Three Page Three 4. SHOP FRONT BASIC REQUIREMENTS 4.1 Shopfront Page Four 4.2 Signage Page Four 5. DESIGN PARAMETERS 5.1 Lighting Page Five 5.2 Ceilings Page Five 5.3 Walls Page Five 5.4 Floor finishes Page Five 5.5 Fixtures and Finishes Page Five 5.6 Food Hall Design Page Five 5.7 Food Hall Counters Page Five 5.8 Food Hall Flooring Page Five 6. CONSTRUCTION & CO-ORDINATION 6.1 Lessors Work Page Six 6.2 Lessees Work Page Six 6.3 Construction Hours Page Six 6.4 Hoarding Page Six 6.5 Fitout Rubbish Page Six 6.6 Compliance Page Six 7. RESPONSIBILITIES 7.1 Re-Construction Responsibilities Page Seven 7.2 Re-Trading Responsibilities Page Seven 8. SIGNAGE & DESIGN 8.1 External Shops Signage Parameters Page Eight 8.2 Internal Shops Signage Page Nine 8.3 Signage Design Suggestions Page Ten 8.4 Signage Design Suggestions Page Eleven 8.5 Signage Illumination Suggestions Page Twelve

2 DESIGN OVERVIEW INTRODUCTION Tenancy design and fitout is very important in a shopping centre environment. From the Lessee s perspective, the main purpose of tenancy design and fit out must be to utilize the available space efficiently and provide an attractive and pleasant environment for customers. This document sets performance standards that must be strictly adhered to. The Lessee must also comply with any statutory and legal requirements, which may apply. This document must be read in conjunction with supplied plans, the lease documentation and any other documentation provided for the purpose of firtout criteria. 1.1 Design Intent The Shopping Centre is a neighborhood Centre set amongst bush surroundings. Our design intent is to emphasize and accentuate the surroundings environment. The portrayal of a warm, friendly village appearance will be accomplished by the use of heritage colours and decorative embellishments. We encourage you to create a shopfront and shop signage that is outstanding in creativity and visual appearance while being considerate to the overall theme of the centre, and an interior that is a show case for merchandise presentation. Good design will entice the shopping and be reflected in maximum sales and customer visits. 1.2 Appointment of a Designer/Architect and shopfitter/contractor. It is essential that you commission an experienced designer/architect and shopfitting company to undertake your work. The fitout designer must be experienced in retail design to ensure that the quality product is achieved. The shopfitter must also be suitable qualified/licensed to undertake the work. The Shopfitter is required to provide proof of adequate insurances prior to commencement of work. The minimum insurance cover is $10,000,000 public liability cover, and workers compensation insurance. The choice of designer/architect and contractor must be approved by the Tenancy Fitout Co-Ordinator prior to commencement of work. The centre reserves the right to reject any party on the basis of inexperience, deficient qualifications or unsatisfactory prior performance. 1.3 Tenancy Plans The Centre will supply you with 1:50 plans of the shop shell and an A3 plan of the proposed shopping centre, however we do not accept responsibility for minor dimensional differences. Therefore all dimensions must be verified by your contractor on site prior to fitout. 1.4 Tenancy Fitout Co-Ordinator The Centre will provide a Tenancy Fitout Co-Ordinator. All sketch design proposals and plans must be approved by the Fitout Co-Ordinator. Please refer to the Authority Approvals / Meetings later in this manual for detailed requirements.

3 2. KEY PERSONNEL AND AUTHORITIES 2.1 Project Team Centre Manager & Leasing Agent Centre Manager Leasing Agent Mr. Gregg Russell Millennium Asset Management Limited The Shopping Centre Tel: (02) Fax: (02) Authorities It is the Lessee s responsibility to liase with authorities and obtain all Authority approvals in relation to the shop fitout and payment of any fees required. This must be undertaken prior to works commencing on site. Copies of all applications and consents must be provided to the Centre Manager. Development Manager Millennium Asset Management Pty Limited Mr. Gregg Russell Suite 15, Oakhill Village 83 David Road, Castle Hill, Tel: (02) Fax: (02) Tenancy Fitout Co-Ordinator Eclissi Design Amanda Beazley 2 Pilcher Street Enfield NSW 2136 Tel: (02) The following list includes but is not limited to authorities from which approvals may be required and fees paid for your shop fitout. Authority The Shire Council The Shire Council Workcover Authority Sydney Electricity The Natural Gas Co Telstra Australia Approval Required Planning (re: permitted use) Health & Building Workplace Health & Safety Electrical Supply Gas Supply Telephone Installation Any local Authority applications required for final occupations of the premises must be obtained before the Centre Manager will grant occupation.

4 3. FITOUT CO-ORDINATION MEETING PROCEDURE 3.1 Meeting One Preliminary Design Submission ATTENDEES PURPOSE TO BE PROVIDED (By Lessee s Designer) TO BE ACHIEVED Ø Centre Manager Ø Tenancy Co- Ordinator Ø Lessee To review preliminary Design Submission and to inspect the premises Ø Centre plan showing shop location in the Centre Ø A Perspective and coloured scale elevation of the proposed shop front including proposed bulkhead height Approval or otherwise of preliminary design submission and to direct to next stage of preparation Ø Lessee s Designer Ø A floor plan and reflected ceiling plan at a scale of 1:50 Ø Schedule of finishes and colour board 3.2 Meeting Two Final Design Submission ATTENDEES PURPOSE TO BE PROVIDED (By Lessee s Designer) TO BE ACHIEVED Ø Centre Manager Ø Tenancy Co- Ordinator Ø Lessee Ø Lessee s Designer To review the final design presentation and working drawings. 4 copies of the following plans: Ø Floor plan including sink, distribution board, phone, GPO s and accessories. Scale 1:50 Ø Reflected ceiling plan including electrical lighting plan. Scale 1:50 Approval or otherwise of final design submission and agreement of construction program. Approval or otherwise of selected shopfitter. Ø Lessee s Shopfitter or Project Manager Ø Detail of Shopfront Signage and illumination Ø Overall section through shop including interior fixtures. Scale 1:50 Ø Coloured shopfront elevation/perspective including bulkhead construction and all other details. Scale 1:20 Ø Electrical details and complete load table Ø Schedule of Finishes and colour board Ø Completion timetable Ø All other special services must be noted: e.g. mechanical ventilation, drainage and refrigeration

5 3.3 MEETING THREE Final Site Inspection ATTENDEES PURPOSE TO BE PROVIDED (By Lessee s Designer) TO BE ACHIEVED Ø Centre Manager Ø Tenancy Co- Ordinator To review shop fitout and construction Ø Copies of all Authority Approval/Consents Ø Proof of payment of all service providers Final Site inspection and sign off or establish defects list Ø Development Manager Ø Structural Engineer reports Ø Centre Architect Ø Lessee Ø Lessee s Designer Ø Lessee s Shopfitter or Project Manager Note: If the site is found to be unsatisfactory in any way a defect list will be established. In this case, all elements noted must be satisfactorily completed and resolved, and another site inspection is fully approved before the Lessee will be given permission to open for trade.

6 4. SHOPFRONT BASIC REQUIREMENTS 4.1 Shop front The tenancy must comply with the following design parameters. These parameters are to enforce a high level of finishes which are complimentary to adjacent shops but are not intended to restrict creativity. Ø Glazing Displays should be incorporated into the shopfront design unless otherwise agreed. It is recommended that 50% of the shopfront be allocated to display. Window displays must not be cluttered and must not restrict view into the shop. Ø Bulkhead All shopfronts will be required to have a bulkhead height (mall floor to under side of bulkhead) of 2.6m for internal shops and 2.4m for external shops. (Shop fronts on mall ramps will be treated individually) Bulkhead must be finished in Gyprock Dulux Shell White paint finish. Bulkhead Height is subject to Design co-ordinators approval, prior to commencement of work. Ø Neutral Zone Will be provided by Lessor. Ø Entry Zone Solid Roller grilles will not be permitted inside the Shopping Centre. Overhead roller grilles must be contained within the bulkhead and both vertical and bottom rail guides must be fully concealed into the shopfront architecture and be finished accordingly. Glass doors are encouraged, however must comply with Australian Standards and must be locked in the open position while trading. The recommended roller grille is Monarch Clearspan Ø Shopfront Zone It may be possible to design shopfronts that project beyond the lease line. However the area projected must be compensated by an ingressed space of the same area. Ø Merchandise Displays No fixtures or displays will be permitted outside the lease line. Ø Blade Signage If Blade Signage is applicable for your shop it will be designed and provided by the Centre. Ø Signage Zone Please refer to drawings attached. Signage should be no more than 70% of total bulkhead width. 4.2 Signage The attached sketches are examples of signage recommendations. As signage is one of the most important aspects of your shopfront, a reputable designer should be employed for your signage to ensure the highest level of creativity be used in the concept development. Ø All signage should be three dimensional in nature. Ø It is recommended that signage be made of three-dimensional individual letters, internally illuminated. Ø Lessee s sign should display the logo; trade names or crests and shall not include any specification of merchandise or brand names offered for sale. Ø A 150mm-band top and bottom of bulkhead must be free of signage. Ø The maximum height of lettering shall not exceed 600mm and the average height of lettering should not be less than 450mm. Ø Shop names applied directly to shopfront glazing is not recommended unless it is etched or sandblasted glass and as a decorative design element only. Ø No banners, advertising, posters or signs are to be fixed to glass or to any part of the shopfront unless approved by the tenancy Fitout Co-Ordinator. Ø Illuminated sign boxes will not be permitted.

7 Ø Non-illuminated signage may be permitted inside the centre in certain instances. A high degree of creativity and three-dimensional quality must exist for an non-illuminated sign to be approved. The sign must also have sufficient complimentary lighting, i.e. backlit. Ø No exposed neon will be permitted on external shops. For internal shops, only in certain instances, where it is complimentary to the centre and the creativity of the sign, will neon be permitted. The following materials or elements will NOT be permitted: Ø Paper, polystyrene or cardboard signs Ø Exposed fluorescent lamps Ø Exposed transformers, conduit or crossovers Ø Exposed fixings or screws Ø Undressed timber Ø Highly reflective surfaces Ø Audible, animated or flashing

8 5. DESIGN PARAMETERS 5.1 Lighting Lighting is an integral part of the presentation of your shop. Lighting should professionally designed to avoid reflections, darkspots and direct glare. Lighting is very important to best highlight your merchandise. Ø Ideally lighting should be low voltage track, spot lighting and designer light fittings. Ø Fluorescent lighting is not recommended and will not be permitted within 2 metres from shop front lease line. Surface mounted and exposed fluorescent tube lighting is to be avoided. Ø All lighting shall be low glare. Ø All displays windows should have spotlights for display areas. 5.2 Ceilings Ø A suspended ceiling with variations in height and design is encouraged subject to ceiling space and services limitations. Ø Ceilings to be drop-in tile or set plaster Ø All suspended ceilings are to be fixed to structural elements and shall not be supported by the mall ceiling or bulkhead 5.3 Walls Ø Any brick or blockwork walls exposed to public view must be rendered or sheeted prior to applying the selected approved finish. 5.4 Floor Finishes Ø The floor finish is to reflect the overall design and must finish flush with the mall floor. Ø Timber or parquetry finishes may be appropriate to the design as well as commercial grade carpet or ceramic or stone tiles. Vinyl and vinyl tiles are not recommended and will not be approved unless innovation in their us can be demonstrated. Ø Where the shopfront entrances are behind the nominated lease line the mall finishes is to be adopted. The supply and laying of mall finish in the mall will be carried out by the Lessors contractor at the Lessee s cost. Please see Centre Architect. Ø Allowance is to be made for expansion joints where ceramic or stone tiles are proposed. 5.5 Fixtures & Finishes Ø High quality and durable new fittings and fixtures are to be used and must be professionally constructed. Ø Such materials may include glass, ceramic, stone, polished timber, leather, brass, brushed aluminum and selected laminates. Ø Painted materials must be hard wearing via the use of baked enamels, powder coats and lacquers. Ø Sales counters must not be located closer than 1m from the shopfront lease line, except for food shops. maximum height of counters generally should not exceed 1200mm. The FOOD SHOPS The following are extra requirements for the food hall area and are to be used in conjunction with the general requirements earlier in this fitout manual.

9 5.6 Food Hall Design All food shop designs must be integrated into the overall design theme of the centre food area. We are seeking innovation and flare in your design. 5.7 Food Hall Counters Ø The exposed surfaces of the counters facing open to the court are to be architecturally dressed to be sympathetic to the theme of the food hall as a whole. Ø Counter finished is to be polished stone, tile polished timber or imitation stone. Laminates will only be accepted if they show a high level of innovation. Ø Counters facing onto the hall are to incorporate a tiled kerb at their base for ease of public space cleaning. 5.7 Food Hall Flooring Ø In specific tenancies where water is frequently used to hose or wash floors, the Lessee shall install a liquid rubber waterproof membrane between the pre conditioned concrete floor slab and the finished floor. This membrane shall extended up the wall to a minim height of 100mm to ensure tenancy wall is properly sealed. Fiberglass Membranes are not accepted. Ø The Lessee shall ensure that all slab penetrations within the premises are properly sealed and water tight. Any water damage caused by failure to observe the above criteria shall be at the expense of the Lessee. Ø The flooring shall be non-slip and fire rated.

10 6. CONSTRUCTION & CO-ORDINATOR 6.1 Lessors Work The following will be provided by the Lessor prior to the site hand over. Ø Floor as existing or agreed Ø Brick, block or plaster board inter-tenancy walls Ø Plumbing Services. Cold water point and waste point. Ø Telephone connection point Ø Power distribution board 6.2 Lessee Work The Lessees work shall be completed by the Lessee at no cost to the Lessor and shall include but is not limited to: Ø Shopfront and design thereof Ø Signage and the design thereof Ø Roller Shutter Ø Plaster or drop in tile ceiling Ø Floor Covering Ø Fixtures and finishes Ø Lighting and power outlets Ø Hydraulic plumbing fixtures and services Ø Alterations to existing services Ø Decorative features Ø Security Lighting Ø Special drainage i.e.: grease trap Ø Refrigeration Ø Mechanical ventilation Ø Gas installation 6.3 Construction Hours The approval of any construction or fitout work requires that the shopfitters/contractors must adhere to the site conditions and requirements established by the Centre. The Centre is currently open for trading: Mon Wed & Fri Thursday Saturday Sunday 9.00 am 5.30 pm 9.00 am 9.00 pm 9.00 am 4.00 pm am 4.00 pm The fitout works can be undertaken during these hours. Any works that particularly generate noise, dust or toxic fumes, or require extensive disruption to common areas adjacent tenancies or isolation of services, will need to be undertaken outside of these hours, subject to council approval. Any cost associated with additional security, fire protection and or cleaning for works outside of trading hours will be paid for by the Lessee. The Lessee or Lessee s shopfitter must provide the Centre Manager with a minimum of 24 hours notice prior to works commencing. 6.4 Hoarding All fitout works will be carried out behind a solid hoarding, to be supplied by the Lessee. This will have a height equal to the shop opening and will project a maximum of 1m into the mall. Curtains must contain fumes and dust.

11 This requirement does not apply where an existing shopfront is in place and is to remain unaltered and provides the necessary seal. 6.5 Fitout Rubbish The Lessee s Shopfitter is totally responsible for the removal and disposal of debris from the centre. This must be carried out in a legal and orderly manner and on a daily basis. The Centre s bins and compactors are not be utilized. 6.6 Compliance Any member of the project team and or their accredited representative are to be permitted access at all reasonable times to inspect the premises to satisfy themselves that the works conform to the approved working drawings. In the event that the works do not conform then you must immediately comply with their direction in regard to rectifying the works. The Centre Manager reserves the right, at any time, and on any basis to request works to cease and for contractors to leave the site.

12 7. RESPONSIBILITIES 7.1 Pre-Construction, Responsibilities The premises will not be made available to you for fitting out purposes until the following conditions are fulfilled. Agreement of Lease executed, all lease payments made and Bank Guarantee provided Final working drawings and Specifications have been approved by Tenancy Fitout Co-Ordinator in writing. Evidence of Authority Approvals and Insurance s have been supplied to the tenancy fitout Co-Ordinator and Centre Manager. Evidence of all workmen s membership of the relevant unions and your contractors insurance s. Delivery, security, unloading and storage of material supplied to site for your work has been arranged and approved. 7.2 Pre-Trading Responsibilities The premises will not be made available to your for trading until: Ø Builders work and variations to services have been paid for. Ø Lessee pays for Restoration of damage caused by your contractor to Lessors work. Ø All relevant parties have approved final site visit and any defects completed and resolved. Ø Public Liability certificate of currency for the business has been approved.