Zig Zag Building



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Hive Services Group

The Kings Gate and Zig Zag redevelopment comprises two buildings – Kings Gate (East Building – Residential) and The Zig Zag Building (West Building – Offices) with 2 new areas of public realm. The Zigzag/Kingsgate office and residential development replaces one of three adjacent buildings on the north side of Victoria Street, London. The buildings are divided into two standalone parts. The two buildings are linked by a shared basement and comprise 12 storeys of office accommodation; 99 residential units over 14 floors; flexible A1 & A3 retail over three floors; a 132MVa substation; two public spaces with public seating and art work with possible connectivity to a future park at the rear; and basement parking for 156 cars.

The property comprises a mixed-use building fully refurbished in  2012, providing basement and  ground floor retail accommodation with office space on the remaining  floors.

The BMS system within Zigzag and Kingsgate is controlled via Trend 963 supervisory software. The supervisory software is no longer in active development and has been withdrawn from sale with limited product support. There are large numbers of BMS controllers that are no longer supported by the manufacturer. The BMS system requires upgrading and migrating to the latest supervisory software within the Zigzag and Kingsgate buildings. The upgraded BMS needs to be flexible and adaptable with third party integration capability and preferably Open protocol. The long-term development plans are known and therefore the installed BMS system must be able to grow and adapt with the changing demands and operational philosophy- Services strategy transition to LZC technologies.

The scope required Hive to independently review the existing BMS systems in order to provide a clear and concise insight into the installed systems. The feasibility study provided an overview of the systems with regards to LandSec’s overarching long term Net Zero Plan for its London portfolio.

The feasibility report included the proposed transition path, road map for the upgrade and outline costs, necessary for future service charge budgets. Hive liaised with all parties on-site including the incumbent main contractor, BMS contractor, Tenants and client teams to build a comprehensive picture of the installed control systems.