THE SWAN STANDARD PRODUCT GUIDE - St. Modwen Logistics

T H E S WA N S T A N D A R D P R O D U C T G U I D E

C h a n g i n g p l a c e s . C r e a t i n g b e t t e r f u t u r e s .

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TA B L E O F C O N T E N T S——

T H E S WA N S TA N D A R D :

S T . M O D W E N P A R K S E M B O D Y O U R C O R E P U R P O S E - T O C H A N G E P L A C E S A N D C R E A T E B E T T E R F U T U R E S .

The Swan Standard is a new approach to delivering improved quality, sustainable and consistent developments across the St. Modwen Logistics portfolio that impact positively on both the environment and local communities. This is to ensure we stay at the forefront of our industry and deliver spacesthat not only satisfy the needs of our customers and their employees, but also exceed them.

THE SWAN STANDARD

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P A G E S 4 - 5

A B O U T S T . M O D W E N L O G I S T I C S

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P A G E S 8 - 1 3

O U R P R O D U C T

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P A G E 1 4

R O O F I N G

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P A G E 1 5

S T E E L F R A M E

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P A G E S 1 6 - 1 7

E X T E R N A L C L A D D I N G

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P A G E S 1 8 - 1 9

D O C K D O O R S

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P A G E 2 0

L E V E L A C C E S S D O O R S

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P A G E 2 1

D O C K L E V E L L E R S

P A G E S 2 2 - 2 3

F L O O R S

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P A G E S 2 4 - 2 5

E X T E R N A L A R E A S

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P A G E S 2 6 - 2 9

O F F I C E S

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P A G E S 3 0 - 3 1

W I D E R S I T E

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P A G E S 3 2 - 3 3

E N H A N C E M E N T O P T I O N S

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P A G E S 3 4 – 3 5

A F F I L I A T I O N S

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P A G E S 3 6 - 3 7

O U R C O M M I T M E N T

THE SWAN STANDARDTHE SWAN STANDARD

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A B O U T S T. M O D W E N L O G I S T I C S—

St. Modwen Logistics designs, builds, owns and manages high-quality logistics assets in the UK.

Concentrated around major infrastructure and conurbations, our parks service customers including some of the world’s biggest logistics and e-commerce organisations, as well as significant national and regional enterprises.

As one of the UK’s most active developers of speculative and build to suit logistics buildings, our commercial development activity is focused on sites where we are well-positioned to meet the needs of our customers. We build and own warehouse properties for a range of customers by using our strategic land or acquiring land from third parties, while drawing up plans based on expected local demand.

With planning permission in place, we prepare the land before construction takes place to either deliver speculative buildings or create bespoke ones for customers who in turn lease the property. We own the majority of these properties for the long term.

Our team of dedicated experts focus on bringing our sites forward for both speculative and build to suit development, delivering quality buildings and outcomes via our project delivery teams, responding to our customers’ requirements through our leasing team and building long term relationships with our asset management.

THE SWAN STANDARD THE SWAN STANDARD

EXPERTS IN THE PLANNING PROCESS

PART OF ST. MODWEN PROPERTIES PLC,

A FTSE 250 COMPANY

1.5m sq ft c19m sq ft

YEARS OF EXPERIENCE

OF LOGISTICS SPACE TO BE RETAINED

COMMITTED LOGISTICS PIPELINE DELIVERY (2021)

LOGISTICS PIPELINE A DEDICATED TEAM OF 40 SKILLED

PROFESSIONALS


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R E S P O N S I B L E B U S I N E S S A M B I T I O N S—

We are focused on six core areas where we can make a sustained difference to society and the environment:

NET CARBON REDUCTION

BIODIVERSITY & SUSTAINABLE ENVIRONMENTS AMBITION

DIVERSITY & INCLUSION

EDUCATION & FUTURE SKILLS

HEALTH & WELLBEING

RESPONSIBLE OPERATING PRACTICES & PARTNERSHIPS

THE SWAN STANDARD

O U R P R O D U C T—• 75% enhancement on building regulations

for air leakage• 30% better than current requirements for

embedded carbon• Delivered by industry leading supply chain• Sustainable environments addressing well being• Designed for flexibility and low operational cost• Quality materials throughout • Operational life cycle recycling • Flexible office space for future fitout• Low energy use• Net carbon zero embedded

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THE SWAN STANDARD

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1110

THE STANDARD

EPCA RATED

Roof Lights 15% natural light to the warehouse.

Triple-skinned GRP roof lights to reduce glare and overheating.

Photovoltaics (PV) 100% roof designed to allow for future PV to be installed.

BREEAM Excellent Targeted on all units over 100,000 Sq ft.

Built-Up Cladding Providing excellent air tightness,

fully recyclable and Confidex Sustain Guarantee.

Hybrid Airsource Heat Pump Mitsubishi Electric Heating and

Comfort Cooling system.

EPC A Rated As a minimum offering

to our customers.

Green Travel Plan

Amenity & Recreational Space

Cycle & Pedestrian Routes

Habitat Sculpture Fitness Trails

EV Car Charging Provision to 20% of the

car parking spaces.

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139

Hörmann Doors Level Access, Dock and

Euro Dock doors provided as standard to the warehouse.

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WIDER SITE

Structured Landscapes

Orchard / Edible Landscapes

Defibrillator Green EnergyPark Comms & Management

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High quality office specification, designed with the customer in mind, focusing on health and wellbeing, sustainability and net carbon reduction.

OFFICES

Low Voc/Organic Paints Used on all internal walls.

Recycled Carpets Supplied by Tarkett and recycled for

free at end of life.

Natural Light Increased glazing and ceiling heights to

maximise natural daylight into our buildings.

Low Energy Lifts Schindler Model 3100 installed as

standard across our developments.

AAA Rated White Goods Reducing electrical use and bills.

Co2 Sensors Located within offices and meeting rooms.

Waterless Urinals Reducing costs to the customer and saving up to 40,000 gallons of water

per year, per urinal.

Smart Metering Installed as standard within all

St. Modwen Buildings.

ECO Hand Driers Reducing electrical use and bills.

Refreshment Stations Providing access to healthy foods and

nourishment for staff and visitors.

Acoustic Control Specification of materials considered

to prevent potential health effects from repetitive noises, to staff and visitors.

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Intelligent LED Lighting Recyclable Bluetooth lighting controlled via

an app offering full flexibility to the customer.

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O U R R E S P O N S I B L E B U S I N E S S F R A M E W O R K I N A C T I O N—

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1 .

BREEAM measures sustainable value in a series of categories, ranging from energy to ecology. Each of these categories addresses the most influential factors, including low impact design and carbon emissions reduction; design durability and resilience; adaption to climate change; ecological value and biodiversity protection. T321 achieved a BREEAM ‘Excellent’ rating upon completion.

2 . S O L A R P A N E L S

Solar panels enable the unit to be operationally carbon neutral. This means the unit runs for £0. Additionally, via a G66 application, any power not being used goes back to the grid.

3 . R A I N W A T E R H A R V E S T I N G

Rainwater is stored on site and reused in the building for brown water, toilets etc, reducing the need for clean water.

4 . H E A L T H & W E L L B E I N G

Health and wellbeing is exceptionally important to St. Modwen, both for our own business as well as our customers and their employees. At Tamworth we have installed a 1 mile footpath, with fitness equipment along with additional landscaping, where employees can exercise and walk during their breaks. This provides quality working environments to help our customers retain and attract the best staff.

5 . B I O D I V E R S I T Y G A I N ( 1 0 % )

Reviewing the impact a development has on the prior biodiversity of a site is a bigger priority than ever before. It will soon be adopted as a requirement under legislation to have a 10% gain on biodiversity, however ahead of this legislation and in line with our Responsible Business ambition, Tamworth achieved a 11.95% gain on Biodiversity.

C A S E S T U D Y : S T . M O D W E N P A R K T A M W O R T H T 3 2 1

St. Modwen Park Tamworth, situated at J10 of the M42, is one of our flagship logistics parks and features our largest ever speculatively built unit of 321,000 sq ft, now let to an international e-commerce solutions provider. The unit was built to exceed occupier’s needs, encapsulating each element of the Swan Standard throughout the build, boasting an ‘Excellent’ BREEAM rating, a trim trail for employees, and grade ‘A’ office accommodation, with the inclusion of solar panels allowing for the building to be operationally carbon neutral.

ENERGY MATERIALS

POLLUTION

WASTE TRANSPORT

HEALTH & WELLBEING

LAND USE INNOVATION

WATER MANAGEMENT


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R O O F I N G—

S U P P L I E D W I T H A 2 5 Y E A R T A T A B A C K E D W A R R A N T Y A N D L I G H T S T O 1 5 % O F T H E R O O F A R E A , R E D U C I N G E N E R G Y C O N S U M P T I O N A N D T H E N E E D F O R A R T I F I C I A L L I G H T .

• Roof will be the Euroclad Elite PLUS system supported by the Confidex® Guarantee of up to 40 years and fixed as per the system requirements.

• The roof and roof lights are to provide a manufacturer’s warranty for the entire installation for a period of 25 years (rainwater goods maximum 25 years).

• The rooflight assemblies will be triple skinned Zenon Pro or Evolution GRP to 15% of the overall roof area.

• Minimum of two suitable safe means of accessing and egressing the roof for maintenance will be provided, each into an alternate fire separated compartment.

THE SWAN STANDARD

• The steel frame will be a portal frame with hit and miss internal columns, where required to suit unit size, designed in accordance with BS 5950 (or BS EN 1993).

• The frame and purlins will be capable of supporting the stated roof loading arising from mechanical and electrical installation plant, equipment and fittings over the whole area of the roof. The office floor will be designed to support the superimposed load.

• All steel work will be shot blasted to BS 7079, second quality, before painting with one coat of epoxy 2 pack high build zinc phosphate to give 10 years’ life to first maintenance.

S T E E L F R A M E—

D E S I G N E D T O A L L O W M A X I M U M F L E X I B I L I T Y F O R I N T E R N A L L A Y O U T S A N D B E S P O K E F I T O U T , W I T H T H E F O R E S I G H T F O R C U S T O M E R S T O E X P A N D I N T O G R E E N E N E R G Y U S E I N T H E F U T U R E . F R A M E S A L S O B E N E F I T F R O M Z E R O M A I N T E N A N C E F O R T H E F I R S T 1 0 Y E A R S .


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E X T E R N A L C L A D D I N G—

• The external wall cladding assembly will be the Euroclad Elite PLUS 51 (Vertical) OR 55 (Horizontal) wall system.

• Wall cladding to be of certified fire resistance to comply with the requirements of the Building Regulations.

• The wall systems will be independently verified by a third party cladding assessor and covered by the relevant independent Agreement Certification. A current copy at time of construction will be provided as part of the O&M package.

• The feature wall cladding to the office will be formed from composite cladding panels, laid horizontally and including joints to suit the elevation design.

P R O C U R E D A N D F I T T E D B Y I N D U S T R Y L E A D I N G S U P P L I E R S A N D B A C K E D W I T H A 2 5 Y E A R WA R R A N T Y F O R T H E E N T I R E I N S T A L L A T I O N . I N A D D I T I O N , A 3 0 - Y E A R S Y S T E M G U A R A N T E E W I L L B E P R O V I D E D T O I N C L U D E T H E C O N F I D E X C O A T I N G WA R R A N T Y O F U P T O 4 0 Y E A R S .


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D O C K D O O R S—

• Dock doors are manufactured and supplied by Hörmann and are to be electrically operated with ‘soft start’ and ‘soft stop’ operator with emergency release mechanism.

• Size 3000 mm wide x 3000 mm high (to both standard and euro docks), with two neutral acrylic double-glazed vision panels.

• The surface finish to the external face of the doors will be from standard RAL colours (as indicated on the architect’s drawings) with internal finish of RAL 9002 off white.

• All dock levellers are protected with surface mounted bollard protection.

• A Hörmann heavy duty scissor type retractable dock shelter with crash resistant side frames will be fitted to each dock access door location.

D O C K D O O R S B Y O U R I N D U S T R Y L E A D I N G P A R T N E R , H Ö R M A N N C O M E B A C K E D W I T H A 1 2 Y E A R M A N U F A C T U R E R ’ S W A R R A N T Y A N D A 3 Y E A R M A I N T E N A N C E C O N T R A C T T O C O V E R S E R V I C I N G A N D R E P A I R S .

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L E V E L A C C E S S D O O R S—

• The external level access doors will be manufactured by Hörmann UK Ltd, electrically operated, insulated, sectional panel, vertical lift doors.

• Size 4000mm wide x 5215mm high, with 1 row of neutral acrylic double-glazed vision panels. Also fitted with sliding s bolts electrically interlocked, anti-fall devices and security anti-lift devices.

• The surface finish to the external face of the doors will be to the standard range of colours with internal finish of RAL 9002 off white.

• Level access doors are to receive internal and external surface mounted bollard protection.

THE SWAN STANDARD

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THE SWAN STANDARD

D O C K L E V E L L E R S—

• Each dock access door location will be fitted with a Hörmann fully hydraulic dock leveller of 6000 kg single axle load capacity and include a dock shelter, dock loading lights and traffic lights.

• Standard Leveller 2000 mm wide x 2500mm long x 600mm deep,

with TWIN hydraulic rams and 400 mm hinged curved swing lip.

• Euro Leveller 2000mm wide x 3500mm long x 750mm

deep, with TWIN hydraulic rams and 1000mm telescopic lip.

• Finish being RAL 9017 Black. Dock levellers operation to be interlocked with doors.

B A C K E D W I T H H Ö R M A N N ’ S 1 2 Y E A R M A N U F A C T U R E R ’ S W A R R A N T Y A N D 3 Y E A R M A I N T E N A N C E C O N T R A C T T O C O V E R S E R V I C I N G A N D R E P A I R S .

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THE SWAN STANDARD

O U R P A R T N E R S—

THE SWAN STANDARD

F L O O R S—

F L O O R I N G I S 3 7 . 5 / 5 0 K N A S S T A N D A R D , C L A S S I F I C A T I O N F M 2 T R 3 4 F O U R T H E D I T I O N . F L O O R P O I N T L O A D S A R E D E S I G N E D T O A C C E P T R A C K I N G L E G L O A D S .

• The warehouse floor slab shall be a reinforced concrete slab to specialist design, with a minimum design thickness of 175 mm. A power floated finish will be provided to all ground floor areas within the building.

• Where joints are provided in the construction of the floor, they should be generally detailed in accordance with the Concrete Society Report – TR34 and designed so that no vertical movement occurs across the joint.

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THE SWAN STANDARD

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E X T E R N A L A R E A S—

INSTITUTIONAL YARD DEPTHS

35m / 50m as standard

EV CHARGING

to 20% of car park

EXTERNAL PROTECTION

to protect vulnerable areas of the building

LANDSCAPING

mature plants used for immediate effect

HEALTH & WELLBEING

CYCLE SHELTERS

BIN STORES



O F F I C E S—

H I G H Q U A L I T Y S P E C I F I C A T I O N , F O C U S I N G O N H E A L T H A N D W E L L B E I N G , S U S T A I N A B I L I T Y A N D N E T C A R B O N R E D U C T I O N . Low Voc/Organic Paints

Used on all internal walls.

Recycled Carpets Supplied by Tarkett

and recycled for free at end of life.

Natural Light Increased glazing and ceiling heights to maximise natural daylight into our buildings.

Co2 Sensors Located within offices and meeting rooms.

Smart Metering Installed as standard within

all St. Modwen Buildings.

Intelligent LED Lighting Recyclable Bluetooth lighting controlled via an app offering full flexibility to the customer.


Low Energy Lifts Schindler Model 3100 installed as standard

across our developments.

AAA Rated White Goods Reducing electrical

use and bills.

Waterless Urinals Reducing costs to the customer and saving up to 40,000 gallons

of water per year, per urinal.

ECO Hand Driers Reducing electrical

use and bills.

Refreshment Stations Providing access to healthy

foods and nourishment for staff and visitors.

Acoustic Control Specification of materials considered

to prevent potential health effects from repetitive noises, to staff and visitors.


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R E C E P T I O N—

K I T C H E N E T T E & B R E A K O U T A R E A—

M E E T I N G R O O M S—

W C—

• Feature timber detailing including smart television

• Intelligent LED lighting

• Feature steel and glass staircase

• Informal under stair meeting area

• Full height cabinetry

• Integrated zip tap

• High quality quartz worktops

• ‘AAA’ rated white goods

• Feature glazing maximising natural light and views

• Carbon monoxide sensors in both meeting rooms and office areas

• Feature ceiling detailing and lighting

• 100% recyclable carpets

• Individual unisex toilets

• Quartz worktops and splashbacks

• Integrated tap, eco hand dryer and soap dispensers

• Waterless urinals designed to reduce water consumption

O P E N P L A N O F F I C E—

P L A N T D E C K—

• Enhanced ceiling heights

• 100% recyclable carpets

• Intelligent bluetooth LED lighting

• Increased glazing extent maximising natural light and views

• Energy efficient and sustainable hybrid airsource heating and comfort cooling

• Low voc / organic paints

• Flexibility for future fit out

• Raised access floors

• All timber is procured from sustainable sources (FSC Certified)

• Full stair access to plant deck level

• Two permanent means of roof access

• 7.5kn rated flexible occupier plant deck

• Smart metering system

• Flexibility for future office fit out



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W I D E R S I T E—When planning a St. Modwen Park, all Swan Standard elements are incorporated into the masterplan as a part of our core offering. These include enhanced green and blue infrastructure, biodiversity and landscaping, wellbeing, community and mindfulness. We believe that by adopting this holistic approach our parks offer places that provide the opportunity for both businesses and people to thrive.

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STRUCTURED LANDSCAPES

GREEN TRAVEL PLAN

AMENITY SPACE

CYCLE & PEDESTRIAN ROUTES

HABITAT SCULPTURE

FITNESS TRAILS

DEFIBRILLATOR

GREEN ENERGY

PARK COMMS & MANAGEMENT


3332

1. Additional Euro dock provisions

2. Lorry ‘Jockey Legs’ yard slab thickening

3. Provision of galvanised steel wheel guides in front of all loading doors

4. Extended cladding warranties

5. Sprinkler tanks, pumps and bases

6. Frost protection

7. Fire extinguishers

8. Additional electric car charging points

9. Electric lorry charging points and/or future proof duct work

10. Car park circulation in block paving in lieu of tarmac

11. Heating to warehouse

12. Diverse power requirements

13. UPS and generators

14. LED lighting to warehouse

15. Internal blockwork warehouse perimeter wall

16. Office subdivision and warehouse works areas – canteen, WCs, locker rooms etc

17. Pedestrian access barriers and turnstiles

18. Specialist floor finishes

19. Enhanced wall and floor finishes

20. Wall light system to loading docks

21. Bird deterrent and control systems

22. Smoke detectors warehouse/fire fighting

23. Security installations – CCTV, alarms & access control systems

24. Data cablings/telephone systems

25. Secondary steelwork/power requirements for customer specific signage

26. Signage other than that required by building regulations

27. Windows between office/warehouse office blinds/furniture

28. Gatehouse and electronic vehicle access barriers

29. Canopies above loading doors

30. Vehicle wash areas

31. VMU areas

32. Hub offices

33. Overhead gantry carnage

34. Warehouse mezzanine floors

35. Canteen catering equipment

36. Specific requirements of the end user(s) insurer (FM Global)

37. Additional toilets

38. Enhanced lighting and controls

39. Power factor correction

40. Photovoltaic panels

41. Weighbridge

E N H A N C E M E N T O P T I O N S—

THE SWAN STANDARD

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3534

C O N S I D E R AT E C O N S T R U C T O R S—

St. Modwen is proud to be a Client Partner of the Considerate Constructors Scheme, which shows we are an organisation that proactively chooses to demonstrate its commitment to raising standards in the construction industry.

St. Modwen is recognised by the public and those working on site as a company that places huge importance on showing care and consideration towards the local community, the environment and the welfare of the workforce.

R I B A 2 0 3 0 C L I M AT E C H A L L E N G E—

The RIBA 2030 Climate Challenge sets a series of practices to reduce operational energy, embodied carbon and potable water.

St. Modwen is committed to ensuring that our buildings remain ahead of this challenge. Whole Life Cycle Carbon Assessments show that St. Modwen is currently some way ahead of the RIBA 2030 benchmark.

THE SWAN STANDARD

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Let’s build information certainty

O U R C O M M I T M E N T—

O U R G U A R A N T E E—

W A R R A N T I E S—

H E A L T H A N D S A F E T Y F I L E—

The Health & Safety file will be created by our Supply partner Createmaster and will provide customers with a user friendly guide to help manage their building.

St. Modwen Logistics are committed to provide thorough training and demonstrations of all equipment, ensuring trouble free operation of the building.

All St. Modwen Logistics buildings will be guaranteed for the first 12 months after practical completion when handed over to the tenant. In the unlikely event that issues are experienced during this period, it will be addressed promptly by our property management team, with the minimum amount of disruption to your business.

• 12 years from Practical Completion

• Institutional Warranties provided: - Main Contractor: minimum £10m PI cover - Architect: minimum £5m PI cover - Engineer: minimum £5m PI cover

• Warranties also provided from all sub-contractors with a design responsibility

THE SWAN STANDARD

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O U R C O D E S—

These codes are the backbone of our commitment to creating industry leading logistics spaces and run through everything we do; this is done in partnership with our trusted supplier partners.

From the initial design and planning through to construction and delivery, every detail in our parks has been carefully considered.

This is our commitment to changing places and creating better futures.

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PARK CODE

2021 Edition

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BUILDING CODE

2021 Edition

4

ENERGY CODE

2021 Edition

5

DESIGNING THE DETAIL

2021 Edition

3

SIGNAGE CODE

2021 Edition

3938

C U S T O M E R N O T E S—

4140

C U S T O M E R N O T E S—

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St. Modwen Properties Plc Park Point 17 High Street Longbridge Birmingham B31 2UQT: +44 (0)121 647 1000

stmodwenlogistics.co.uk

C O N T A C T —

THE SWAN STANDARD PRODUCT GUIDE - St. Modwen Logistics

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