1、外文文献及译文 文献、资料题目：Developing an Intelligent Building 文献、资料来源：CLEAR Communications文献、资料发表（出版）日期：院 （部）： 专 业： 班 级： 姓 名： 学 号： 指导教师： 翻译日期： 外文文献： Developing an Intelligent Building Jonathan Jepson, CLEAR Communications Presented at Ideaction 2000Introduction This paper describes how CLEAR Communications set
2、 out to develop a new headquarters building. Intelligent features were central to the design objectives.This paper discusses the features CLEAR thought make a building intelligent and identifies the objectives that drove the project. Some of these features are described in detail together with the b
3、enefits they were designed to bring to the business. Lastly, the paper considers some constraints and risks that affected the project.The CLEAR Centre ProjectWho is CLEAR Communications? CLEAR Communications is a telecommunications company. Founded in 1991 following the deregulation of the telecommu
4、nications market in New Zealand, CLEAR grew very rapidly. Initially CLEAR principally addressed the toll market, however now CLEAR offers the full range of telecommunications services. We have our own internet service provider, CLEARNet, and we have recently concluded a strategic alliance with Vodaf
5、one to resell mobility. We have our own fibre optic cable and microwave radio backbone running from Whangarei, some 170 kms north of Auckland, to Invercargill in the far south. We have a fully digital switch and transmission system, with switches based in Auckland, Wellington and Christchurch. Since
6、 mid 1999 CLEAR has been a wholly-owned subsidiary of British Telecom.Why CLEAR wanted to move By 1996 CLEAR had about 800 staff in 14 locations around the country, but the majority were based in Auckland where we occupied 11,530 m2 of space on 17 floors of three separate buildings. There was very l
7、ittle scope for further growth. About 0.5km separating the buildings, and employees spent a considerable amount of time moving between buildings and between floors.The leases on all six floors in the two smaller buildings, total ling 3,810 m2, were due to terminate between August and December 1998.
8、This space had to be replaced and, although the leases in the main building still had several years to run, CLEAR had the opportunity to rationalise all of its office space.Table 1 Space in existing buildings Building Floors Area12 1,835 m2241,975 m23117,720 m2Total1711,530 m2The CLEAR project CLEAR
9、 looked at a wide range of options, from existing high rise buildings to new green field sites, from Aucklands CBD area to new, outlying business parks. The search for the right site was a major project in itself but it is not in the scope of this paper to explore this aspect further. Demographic st
10、udies had shown that the majority of CLEARs staff lived on Aucklands North Shore or in areas close to the city centre. About 5 kms from the Harbour Bridge on the North Shore was a 12 hectare site, Smales Farm, rezoned for office development. The end result of the property search was that CLEAR would
11、 take an 18 year leaseon a purpose-built building. A joint venture was established between the Smale family, CLEAR and Arrow International, who were project and construction managers.There were three distinct parts of the project:1 Base build ! the superstructure, external cladding and the central c
12、ores,supplied by the Smale family2 Essential fit-out ! principally the ceilings, carpeting and air-conditioning,contractually supplied by CLEAR3 Tenants discretionary fit-out the usual tenants fit-out items plus any special features orenhancements, again supplied by CLEAR. Conceptual design started
13、in early 1996 and construction was under way by 1997. The final form comprised two six-storey medium rise towers - or modules as we call them - of 8,750 m2 each, separated by a 23 metre high atrium of 420 m2. Because of the deadline imposed by the termination of the existing leases in 1998, building
14、 completion was staged with Module 1 being handed over at the end of July 1998,and Module 2 and the Atrium following in March 1999. The total base build construction cost was about NZ$25 million and the essential and discretionary fit-outs cost about NZ$17.5 million. Relocation started at the beginn
15、ing of August 1998 with fortnightly moves of 50-100staff until mid November 1998, followed by a pause of a few months while Module 2was completed. The second stage of the relocation began in April 1999, completingin September 1999 with the move of the main computer room. Because building completion was staged over eight months, the relocation involved several temporary moves, either within the old building as other teams moved out, orin Module 1 while Module 2 was finished, resulting in about 1,200 pe
