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[ Retail-fit-out renovation manual] draft 10-01-21

FITTING OUT AND ALTERATIONS


This Tenant Retail Fit Out Guide issued with the Letter of Offer sets out the delivery process and Landlords detailed design requirements with regards to the fit out of the Demised Premises. It explains the site rules and regulations, logistic plans and the procedures for applying for utility connections and authority approvals. The document should be read in conjunction with the Tenancy Agreement and it is a requirement it is adhered to by the Tenant and the Tenants Contractor at all times. These guidelines also apply to any alteration to the Premises at any time after an original fit out. References to fitting out include alterations to the Premises at any time. The attached Interpretation Schedule applies to all Regulations. The Tenant must at its own expense fit out the Premises, and carry out any alterations, only in accordance with the Tenant Design Proposals submitted to and approved by the Landlord. The Landlord may give its approval subject to conditions that must be strictly observed. In addition, the Tenant is responsible at its own cost for making any necessary submissions (via the Landlords Qualified Persons (if pre-Certificate of Statutory Completion) and via the Tenants Qualified Persons (if post-Certificate of Statutory Completion) to the relevant government authorities. No works shall commence unless the Tenant has obtained all required approvals from the Landlord and the relevant government authorities.

PART 1 DELIVERY PROCESS


The delivery process is based around 5 key milestones: 12345Design Briefing Concept Design Submission Detailed Design Submission Pre Construction Briefing Final Inspection

1.0 DESIGN BRIEFING

Ten working days after receipt of this guide the tenant will need to appoint a qualified Interior Designer to undertake the design scope of their fit out works, and submit a copy of the Interior Designers Company Profile for vetting by the Landlord prior to appointment visa-vis appendix 2.3.01 Letter of appointment of Interior Designer. Interior Designers on the List of Designers pre-approved by the Landlord do not need to be submitted for approval (see appendix 1.1 List of Designers and Contractors) A Design Briefing will be held with the Tenant and the Tenants designer five (5) working days after acceptance of the appointed Interior Designer to brief them on the positioning, offer and interior design concept of The Intermark (see Appendix 2.3.02 Letter of Invitation to Design Briefing). This meeting is intended to highlight the opportunities for innovative and creative fit out design within the framework of a number of overall design controls (see Appendix 2.2.01 Design Briefing Checklist). It also provides an opportunity for the Tenant to discuss preliminary conceptual design ideas with the Tenancy Coordinator.

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The objectives of this first meeting are: (a) (b) (c) (d) (e) To establish relationships between the Tenant, the Tenants designer and the Tenancy Coordinator To establish understanding of the overall design concept of the Intermark, especially in relation to the design of the individual fit out. To establish clear lines of communication To set out an initial timeline for the delivery process To highlight expectations and issues established during the leasing process

Prior to this meeting, The Tenant will need to: (f) (g) (h) Review the Tenant Design Guide and be prepared to discuss its content and the procedures outlined in it Nominate the lead Design Consultant for this project, the use of whom is subject to the approval of the Tenancy Co-ordinator Familiarise themselves with the tenancy location on site, the site conditions and constraints and establish the accuracy of the Tenancy Plan.

1.1

TENANT SUBMISSION REQUIREMENTS To facilitate the above submissions, the landlord will provide the Tenant with the following: (a) (b) Floor plan layout of the proposed tenancy area in hard and soft copy Services Layouts of the proposed tenancy area in hard and soft copy

1.2

WORKFLOW The submission process will follow the following sequence of works (a) (b) (c) (d) (e) (f) (g) (h) (i) (j) Provision of tenancy drawings and this guide with Letter of Offer to Tenant by landlord Appointment of Interior Designer Design Briefing Meeting and Verification of site visit by Tenant prior to first submission Concept Design Submission (see section 2) Review by Landlord If approval is given, proceed to item (h) If rejected or approved conditionally, resubmit Detailed Design Submission (see section 3) If approval is given, proceed to next step If rejected or approved conditionally, resubmit - within 7 working days - within 7 working days - within 21 working days within 14 working days

as illustrated in appendix 2.1.01 Design Review Process

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2.0 THE CONCEPT DESIGN


The Concept Design is intended to illustrate to the Landlord the Tenants shopfront design, signage strategy, general interior design and layout, and any other design issues pertaining to the interface between the Tenants space and the public/ common areas of the retail building. The Concept Design Presentation must include the following with Appendix 2.2.02 Concept Design Submission Checklist: (a) (b) (c) (d) (e) (f) (h) (i) Coloured perspective of both the interior and shopfront, including signage. Floor plans and internal layout with grid line references with full dimension. Reflected ceiling plan showing proposed bulkheads and lighting concepts Rendered typical interior elevations showing the concepts for fixtures and materials Rendered shopfront elevations at 1:20 showing proposed entry arrangements, display concepts, graphics and signage Shopfront section at 1:20 showing interface to common area ceiling and signage Reference images or photographs to assist in conveying the design intent material specifications and indicative material boards

All drawings shall be at least on A3 sheets. The metric system of dimensioning shall be used for submission to the Landlord. The Tenancy Co-ordinator will review this documentation and either approve the concept outright, approve it subject to comments or ask for additional information to be submitted. Should the Tenancy Co-ordinator feel that a meeting is required to reiterate and clarify the design criteria, the Tenant and Tenants Designer will be required to attend a second Design Briefing. Upon approval of the above the Tenant will then be requested to submit the DETAILED DESIGN proposal for review.

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3.0 THE DETAILED DESIGN


The Detailed Design to be submitted vis appendix 2.3.04 Detailed Design Submission Letter is intended to provide the Landlord with a thorough understanding of the proposed fit out works, including construction methods, material specs, services layouts, mechanical, electrical, and structural requirements. The Detailed Design Submission must include the following with Appendix 2.2.03 Detailed Design Submission Checklist: The format for all submission drawings is to be A3 size utilising Architectural metric scales of 1:100, 1:50, 1:20, 1:10, 1:5. The drawings and documents that are required to be submitted are: (a) General (i) (ii) (iii) (iv) (v) (vi) (b) (i) (ii) (iii) (iv) Floor plans and internal layout with columns and grid line references with full dimension. Updated Coloured perspective of Tenants shopfront design and Interior Design including signage. Supporting catalogues and/or photographs for finish materials and components Detailed material and performance specifications (either written or noted on drawings) suitable for the Tendering and Quotation exercise. Two (2) bound sets of the above documents item (iii) and (iv) above shall be submitted to the Landlord. The English language shall be used for submission to the Landlord. Any connections to and modification of base building components designated by the Landlord (including wet areas and pantries) Ceiling and finished floor levels. Load points for heavy equipment. Demising partitions and shopfront locations in relation to Lease Line if there is a change from those designated by the Landlord. All plans, sections and details should clearly indicate the relationship between lease line and shop front (where applicable). Utility Meter Points Any service components to be concealed in floor/wall.

Relevant items to be indicated in the drawings are as follows:-

(v) (v) (c) (d)

Architectural Drawing Details Floor Plan (i) (ii) (iii) (iv) Located partitions, furniture and all store fixtures by dimensions. All materials, colours and finishes specification. All changes to landlord provided structure, fixtures, and finishes Any services required to be embedded in the floor slab must be indicated and highlighted clearly. All materials, colours and finishes specification. M&E service components, including access panel locations All changes to landlord provided structure, fixtures, and finishes, including sprinklers, light fittings, and other M&E related items Wall and furniture finishes.

(e)

Reflected Ceiling Plan (i) (ii) (iii)

(f)

Interior Wall Elevations (i)

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(ii)

All materials, colours and finishes specification.

(iii) Any services required to be embedded in the walls must be indicated and highlighted clearly. (g) Shopfront Elevation - Scale 1:20 Detail sign location and specification, including size, style, material, and type of letters and lighting requirements. Where signage is illuminated, the methods, colour and intensity of illumination shall be submitted in addition to the above. (h) Details And Sections - Scale 1:20 or greater Explain and detail in drawing methods of connecting, blocking, framing and mounting of the fixtures and signs. (i) Electrical Plan (i) (ii) Single Line Wiring and circuit diagram: Panel schedule indicating the total connected load, wire size panel and mounting. Drawings and specifications shall indicate type of wire and equipment being installed; maximum coincident demand in kilowatt-hour for general light and miscellaneous power and estimated hours of use demand for special equipment power (such as refrigeration, microwave, server etc) must be included in electrical drawings. Lighting schedule Emergency Lighting and Keluar Signage provision Single line plumbing and drainage schematics and layouts including pipe sizes, isolation valve location, insulation details ventilation pipe connection, material specification Water proofing details, specification and method of application Grease interceptor size, specification and installation details Scupper drain details and specification Details of any water filter equipment Sprinkler layout at a 1:50 scale including pipe size and specification and head type Smoke spill arrangement (if required) PA speaker location Fire extinguisher provision Pipe work installation layout and details including pipe size, operating pressure and specifications Details of detection system Suruhanjaya Tenagas ATI certificate Shopfront fixing details Fixing details of any features or supports onto Landlord walls, ceilings or floor slabs Signage fixing details Loadings and location of any safes or security deposit boxes Requirements for any slab, ceiling or wall penetrations

(iii) (iv) (k) (i)

Plumbing Layout Plan -

(ii) (iii) (iv) (v) (l) Fire (i) (ii) (iii) (iv) (m) Gas (i) (ii) (iii) (n) (i) (ii) (iii) (iv) (v)

Structural

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(o)

Hazard Analysis Critical Control Points (HACCP) (i) For F&B units, a list of design details and specifications that have been undertaken in order to comply with HACCP regulations. (see Appendix 1.2 Basic Food Safety Requirements for Fit Out) Total air conditioning cooling load assessment Ductwork layouts including main and flexible duct sizes, VAV box connection details diffuser type and airflow calculations Return air path details Kitchen exhaust and fresh air make up including ductwork layout and sizing Kitchen hood specification including location, size, filter type, booster fan arrangement, fire suppression system etc Toilet extract arrangements

(p)

ACMV Layout Plan (i) (ii) (iii) (iv) (v) (vi)

(q)

Security Details of any security/burglar alarm systems installed by the Tenant

3.1

ADDITIONAL INFORMATION The Tenant must also submit the following additional information for the Landlords review prior to commencement (see Appendix 2.1.02 Fit Out Process Flowchart & 2.2.05 Fit Out Commencement Checklist): (a) (b) (c) (d) the Tenants fit out design and construction programme; Details/ contact information for the Tenants project team that is managing the fit out; Names and addresses of the Tenants proposed design consultants and technical advisors; Names and addresses of the Nominated Contractors and Approved Contractors appointed by the Tenant for the fitting out works. Note that the Tenant must either choose a Contractor from the attached pre-approved list of Interior Fit out contractors (see Appendix 1.1) or submit the intended contractors company profile for vetting and approval by the Landlord prior to final appointment. Details of the Tenants proposed methods of securing the Premises during the fitting out period.

(e)

3.2

SUBMISSION PROCESS FOR APPROVAL It is the responsibility of the Tenant to ensure that all mechanical, electrical and structural designs are carried out by qualified and certified consultants and that all drawings that are submitted are stamped as being endorsed by a Professional Engineer, charge-man or similarly approved consultant. For F&B units where it is a requirement to be HACCP certified, the Tenant must appoint a suitably qualified consultant to review and endorse the relevant designs (see Appendix 1.2). Approval of plans by the Tenancy Co-ordinator will not be deemed to mean acceptance of any design responsibility by the Landlord or acceptance by the Governing Authorities. Once approved, the detailed design submission drawings will be stamped by the Tenancy Co-ordinator and returned to the Tenant. Submission for approval by the Landlord shall be made within an agreed time and shall include and comply with the items mentioned herewith.

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(a) (b)

Unapproved Submission - Unapproved submissions shall be revised and re-submitted to the Landlord within 7 working days. Approved Submission - The Landlord will provide a written approval to the Tenant where the submission is approved.

3.3

CONSIDERATION The Landlord reserves the right to reject any submission should it fail to comply with the terms and conditions outlined in this manual. Where Tenant works interface with common area finishes and fixtures, the Landlord reserves the right to reject submissions if it feels the common items will be compromised in any way by the proposed fit out works in such cases, the Tenant is required to resubmit alternative proposals for the proposed works to address Landlord concerns. Working days as noted in this document are Monday through Friday, 9am to 5pm, excluding Public Holidays (Federal Territory only)

3.4

FINAL SUBMISSION In the event of there is any amendment(s) to the drawings required by the relevant Governing Authorities, the Tenant should then re-submit the final amended drawing(s) to the Landlord.

3.5

FEES AND COSTS FOR TENANT FIT-OUT (a) General - The Tenant is responsible for paying all fees and costs related to the Tenants fitting out works, including the consultants fees, the Landlords consultants vetting fees, all payments to the Nominated Contractors and the Tenants Approved Contractors, and any other fees as detailed in the Letter of Offer from the Landlord. Consultant Fees - The Tenant shall pay all fees and charges directly to its own consultants that it appoints to carry out the fitting out works. In addition the Tenant shall pay all fees directly to the Qualified Persons where such consultants are appointed by the Tenant and first approved by the Landlord, for specific areas of the Tenants design work. The Tenant shall be responsible for negotiating and agreeing with the Qualified Persons, the fees and charges for such works to be carried out by such Qualified Persons. Vetting Fees - The Tenant shall pay the Landlords Qualified Persons directly for the costs of the vetting of the Tenants design submissions carried out by such Qualified Persons for the Landlord. The vetting fees are based on a standard schedule of rates as listed in Appendix 1.3 Vetting Fee Rates . Contractor Payments - The Tenant is responsible for paying all costs directly to the contractors for the fitting out works. This will include the payments to the Main Contractor, Nominated Contractors and Approved Contractors appointed by the Tenant. The Tenant is also responsible for negotiating and agreeing with the various contractors, the contractual terms relating to the works to be carried out by such contractors and the fees for these works. The Landlord has schedules of unit rates for Tenants fitting out works which may be referred to by the Tenant in its determination of the costs payable for the fitting out works to be carried out by the Nominated Contractors for the Tenant.

(b)

(c)

(d)

3.6

GENERAL REQUIREMENTS (a) (b) (c) The Tenant/Tenants representative shall visit the site prior to any design work. All design work must be based on as built/actual site measurements and not scaled off dimensions from the drawings/layout plans. General - Drawings shall be with full dimension and legend.

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(d)

The Tenant shall ensure that Tenants Contractors comply to and be governed by terms and conditions of the Tenants Design Guide, and any requirements as and when stipulated and enforced by the Landlord. The Tenant shall ensure that the Works as shown in the final approved plans are faithfully adhered to in the actual and physical execution of the works.

(e)

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4.0 Pre Construction briefing and Vacant Possession


Following the approval of the detailed design submission, the Delivery Process focuses on the requirements needed to enable work to commence on site. This phase of the process is divided into the following; (a) (b) (c) (d) (e) (f) (g) 4.1 4.2 4.3 4.4 4.5 4.6 4.7 general requirements for Commencement of Works Submission of information prior to Pre Construction Meeting Pre Construction Meeting Safety Inductions and site security Approval of Work Permit Vacant Possession Fit Out Commencement

This section stipulates the Landlords requirements on Tenants Contractors with regard to the commencement and construction matters and to ensure satisfactory interfacing and administration of work on site, in particular on matters pertaining to the minimizing of disturbances to the existing Tenants/occupants of this building. 4.1 GENERAL REQUIREMENTS FOR COMMENCEMENT OF WORKS (a) APPROVAL FROM THE LANDLORD - The Tenant shall submit to the Landlord for approval of his Works (refer Part 9 and 10) and shall follow the process illustrated in Appendix 2.1.02 Fit out Process Flowchart. APPROVAL FROM GOVERNING AUTHORITY - All aspects of the Tenants Works shall conform to the requirements of the relevant Government Authorities and approved Codes of Practice. (i) (ii) (iii) (c) (d) The Tenant shall submit and obtain approvals from the relevant Government Authorities for the Works and carry out all procedures leading to the approvals. Acceptance by the Landlord does not deem to mean acceptance by the Governing Authorities or vice versa. No fit out works are to commence until all required approvals are obtained.

(b)

EXPENSES - The Tenant shall bear the expenses for all aspects of the Works unless it is explicitly stated that the Landlord makes available categorical provisions. TENANTS REPRESENTATIVE - The Tenant shall appoint as its representative(s) one or more of the following: (i) (ii) (iii) Architects Designers Engineers etc.

Registered to practice in Malaysia for the purposes of design submission, supervision, administration and whatever connected therewith the Works. The above list of personnel or the appointed Tenants representative(s) shall be submitted to the Landlord for record and comments (if any). 4.2 Submission of information prior to Pre Construction Meeting Notwithstanding the conditions stipulated under 4.1 above, commencement of the Tenant works on site shall not be permitted unless the following conditions have been fulfilled by the Tenant/Tenants Contractor: -

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(a) (b) (c) (d) (e)

Complete approvals by the Landlord on all Tenants submissions as stipulated in this fitout/renovation manual; Payments of the necessary deposits and charges. Works arrangements on site Purchase of Indemnity and Insurance Policies Acceptance of Vacant Possession

Before the works commence on site, the Tenant shall submit to the Landlord Appendix 2.2.05 Fitout Commencement checklist together with Appendix 2.3.05 Request for Commencement of Fitout Letter for approval with the following: (f) (g) (h) (i) (j) (k) (l) (m) (n) (o) Sequence of the Works. Requirements for delivery, unloading and checking of materials and components. Requirements for storage and protection of those materials and components that cannot be accommodated immediately within the retail lot. Intended methods of transportation of materials and components from the designated unloading area to the retail lot. Intended means of hoisting or scaffolding where required. Requirements for temporary services such as electricity and water. Requirements for disposal of packing materials, rubbish and building waste. Intended tools to be used for the works. Appendix 2.3.06 Submission of TNB Application Appendix 2.3.07 Application for Essential Supply

4.3

Pre Construction Meeting The objective of the Pre Construction Meeting is to: (a) (b) (c) (d) Review any design changes since final approval Ensure submission requirements are complete Review site logistics with Fit Out contractor Set timeframe for Site Safety Inductions

4.4

Safety Inductions and Site Security (a) (b) (c) Conducted by Safety team Full briefing of site rules and regulations (see Part 3) Completion of Worker Safety Pledge

4.5

Approval of Work Permit Once the Tenant has provided all necessary documentation and Site Safety Inductions have been carried out, the Main Contractor / Building Management will; (a) (b) (c) Issue an approved Work Permit to the Tenant Issue security passes to the Contractor Issue a Hot Work permit for qualified works on site

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4.6

Vacant Possession

A notice of Vacant Possession will be issued by the Landlord to the Tenant four (4) weeks in advance of the proposed Handover Date. This will be on or before the contractually agreed Vacant Possession Date as documented in the Tenancy Agreement. Two (2) weeks prior to the specified date, before commencement of the Fit Out Works, the Tenancy Coordinator, Leasing Executive, Tenant, Tenant Designer and Tenants Contractor shall conduct a joint inspection of the Demised Premises. Any defects or outstanding works at the time of handover shall be noted during the site inspection and recorded on Appendix 2.2.04 Pre-Vacant Possession Checklist. The Tenant shall be required to resign Appendix 2.2.04 confirming acceptance of the Demised Premises and the M&E provisions installed by the Landlord after re-inspection on the Vacant Possession date. Following Vacant Possession, the Tenant shall be responsible for the security and condition of the demised premises. The Tenant is required to erect a full height hoarding on or behind the shopfront line separating the Demised Premises from the mall for the duration of the Fit Out period (see appendix 3.1 for approved specs and details). The hoarding is to be a minimum of 6mm plywood on a timber frame with secured double leaf door and is to be erected within 3 days of Handover. The Hoarding is then to be clad in a Graphic Vinyl Banner to the landlords prior approval (see appendix 3.2 for submission details). The approved Work Permit and Tenant Information Form must be clearly displayed externally on the hoarding. The Tenant is required to display on the inside of the hoarding the following approved design drawings: (a) (b) (c) (d) Floor Plan Reflected ceiling plan Shop front elevation Typical section

The hoarding is to be erected in accordance with the details as shown in Appendix 3.3 and must not be fixed to any landlord finishes. The Tenant will be permitted to remove the hoarding as a time agreed with the Tenancy Co-ordinator in order to install their shopfront. The Tenant will remain responsible for the security of the Demised Premises. 4.7 Fit Out Commencement Once the hoarding is erected, the Tenant may commence the Fit Out works. As the works progress, the Tenant is to keep photographic records of all installations particularly those that will be concealed by final finishes or structure. The Tenancy Co-ordinator will inspect the works regularly. The Tenant is to notify them in advance of key milestones of the works, specifically waterproofing ponding tests where an application to carry out a test must be made. (see Appendix 2.4.04 Water Ponding Test) Matters related to commencement and completion of the works on site shall be as follows: (a) Completion Period Completion of the Tenants Work shall include obtaining all necessary approval and clearance from the relevant Governing Authorities for all works executed. (b) Completion of Tenants Works (i) Subject to the agreement with the Landlord, the Tenant shall works is completed. A copy of Certificate of Completion Tenants submitting Architect shall be given to the Landlord. as-built drawings, copies of the clearance and acceptance Governing Authorities (where applicable). certify the date when the and Compliance by the It shall be complete with letters from the relevant

(ii)

Any deviation between the approved Final Submission drawings with the as-built drawings shall be subject to the Landlords reassessment.

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5.0 Final Inspection


At the completion of the Fit Out Works and before trading commences, the premises will be jointly inspected by the Tenancy Co-ordinator, Retail Design Consultant, Leasing Executive, Tenant, Tenant Designer and Main Contractor. The inspection date will be agreed in advance with the Tenancy Coordinator and the Tenant is to formally request a joint inspection at least 7 days in advance through appendix 2.3.08 Request for Pre-Opening Inspection and submitting appendix 2.2.06 Pre-opening Checklist. A list of outstanding works and defects (see appendix 2.2.07 Defects and Outstanding Works Checklist) will be compiled and agreed between the Tenant and the Tenancy Co-ordinator at the joint inspection. The Tenant is required to submit the following documentation at the Final Inspection: (a) (b) (c) (d) (e) (f) (g) (h) (i) Declaration from the Designer, M&E Consultant and Fit Out Contractor that the installation has been carried out in accordance with the approved detailed design drawings t 1990 (Appendix 4.0) A copy of the as built electrical schematic drawing pasted at the distribution panel showing the measured Total Connected Load (TCL) A completed Electricity Load Declaration Form (Appendix 5.0) As built sprinkler layout, including 1st & 2nd layers together with installers certification Glazing certificates Pressure test certification for all plumbing works Water proofing ponding test certification and copies of warranties Certification of the LPG installation and Suruhanjaya Tenaga ATO

If the Fit Out Works have been installed to the satisfaction of the Tenancy Coordinator, all the above documentation has been submitted, and list of outstanding works and defects has been compiled and agreed, the Tenancy Co-ordinator will sign off on Appendix 2.2.06 Pre-Opening Checklist. 5.1 Trading A Tenant will be permitted to trade once the following have been put in place (a) (b) (c) (d) (e) (f) (g) Signed off Pre-Opening Checklist Payment of all fees and deposits Payment for any works undertaken by the Landlord on behalf of the Tenant The Tenancy Agreement is signed Business License obtained from DBKL Signage License obtained from DBKL Proof that Insurance Cover as required by the Tenancy Agreement is in place

5.2 Defect Resolution Within at least 1 month of the opening, The Tenant shall confirm in writing through Appendix 2.3.09 (Request for Close Out inspection) that all defects or rectification works as noted on the Defects and Outstanding Works Checklist have been completed in accordance with the approved drawings and good workmanship practices. 5.3 Settlement of Account Once defects have been completed, as built drawings have been submitted and approved, and

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provided that The Tenant has not breached any terms of the Tenancy Agreement or this Tenant Retail Fit Out Guide during the fitting out period, the Tenancy Co-ordinator will sign off Appendix 2.2.08 (Close Out Inspection) and any refund of the Fit Out Deposit will be made by the Landlord.

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PART 2 DESIGN CRITERIA


INTERIOR DESIGN CRITERIA
The interior design must reflect the image of a high-class retail complex and all materials including ceiling, wall and floor finishes, lighting, and fixtures and fittings must be of the best quality. Of particular importance are areas visible from concourse areas, which must be designed to reflect the same standard of finish and attention to detail as the rest of the public areas in the building. 6.1 SHOPFRONT The Tenant shall install his shopfront within the Lease Line at his cost. The Landlords approval is to be obtained prior to the undertaking of any fit out work, subject to the following: General Guidelines (a) The tenant is encouraged to do away with typical pelmet designs and as such pelmets will not be allowed above entrances for any shoplot where the Public Area ceiling is less than 3m in height. The shopfront must maintain a minimum visible area of 70%, either as full height glass or opening (secured after hours as detailed below). The balance of 30% may be of either full height glass, feature wall, full height signage panel, or other architectural element deemed appropriate to the overall shop fit out design. The shopfront may be designed to fit the corporate image of the tenant and must comply with all relevant governing codes, particularly with regards to safety regulation. Shopfront construction shall extend from floor to ceiling and shall be braced to the structural soffit above. The shopfront shall abut and be sealed to adjacent structures. All door closure where required shall be recessed flush to the floor and/ or ceiling All fire door ironmongery shall comply to Local Authority requirements Swinging doors shall not swing out ward beyond the lease line, and shall either swing inwards or be recessed to a point that their outward swing is within the lettable area Glass doors shall use safety glass in compliance with and to requirements of the authorities.

(b)

(c) (d) (e) (f) (g)

Display Zone The area from the lease line to a depth of 1.2m into the shoplot is considered the display zone and is subject to certain restrictions meant to create a consistent and uniform experience between adjacent shops these include: (a) Entrance Tenants are encouraged to use inset or contrasting floor materials to create an apron across the display zone. Where doors are recessed from the lease line, the tenant may also consider extending the mall floor finish up to the door line. Stone tiles to match the existing mall flooring may be purchased from the Landlord as per the price outlined in the attached appendix 6.1. Ceiling A flush plaster ceiling, level to the upper layer of the recessed cove along the lease line, must be maintained within the display zone. This ceiling is to be painted as per the notes in appendix 6.2 Lighting A lux level of ___ with a colour temperature of ___ must be maintained throughout the display zone. Tenants may use focused spotlights of either halogen or metal halide specification for illumination of products and features within the display zone.

(b)

(c)

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(d)

Display Tenants are encouraged to create interesting displays and Visuals within the display zone to highlight the quality and desirability of the product they are offering. Merchandise fixtures and other items intended for the selling of merchandise are not allowed within the display zone.

The shopfront area and display immediately behind it shall be subjected to close scrutiny in every detail by the Landlord. Glazing Shopfronts shall be full height frameless tempered glazing as outlined above and detailed in Appendix 6.3. A maximum open area of 50% is allowed within the overall shopfront area for shopfronts more than 6m in width. For shopfronts narrower than 6m, a lower percentage is allowed and will be reviewed on a case-by-case basis. Neutral Pier A neutral pier of 120mm wide, capped with stainless steel, is provided by the landlord between shoplots. The tenant is not allowed to alter or encumber this pier in any way. See appendix 6.3 for details on the pier and how shopfront materials are to interface with it. Pop-outs Shopfront designs which extend beyond the lease line will be considered on a case-by-case basis by the Landlord, taking into consideration walkway width and adjacent fit outs and circulation areas. For shops along walkways less than 2.4m in width, pop-outs are not allowed under any circumstances, and in fact in these areas Tenants are encouraged to recess their entrances to create a greater sense of arrival. Doors Security for the shoplot may be provided either by sliding doors, swing doors, or sliding/ folding door panels, and may be solid, framed glass, or frameless glass. All door panels must be full height to the underside of the bulkhead. Tenants are encouraged to use interesting material finishes and details for the doors and their handles to make the experience of entering a shop both interesting and exciting for the customer. Lighting Tenants shall consider incorporating decorative lighting (pendants, table lamps, or floor lamps) to mark feature areas and to highlight interesting areas within the shop design. Sources for decorative fittings shall be compact fluorescent, LED, or incandescent quartz halogen with color temperatures to match surrounding ambient lighting. Lux levels shall be 1.5 times the typical ambient lux level of the retail space. Metal Halide sources shall be utilized, in low wattage form, if in areas of the floor that will not be dimmed or controlled. Color shall be 3000k and have high CRI (color rendering index). Color changing or other effects type illumination are subject to Landlord approval. 6.2 SIGNAGE Tenants signage shall be installed at Tenants expense and shall be made to meet the Local Sign Ordinance requirements, and necessary approvals are to be obtained from relevant Governing Authorities by the Tenant. Tenants are encouraged to create interesting and exciting signage strategies for their retail fit outs, subject to the following guidelines: (a) Signage shall be limited to the trade name and logo only The Tenant shall not offer any specification of merchandise offered within the signage strategy.

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(b) (c)

All signage must be placed either flush with or behind the glass shopfront panels. Illuminated signage is encouraged, although backlit light boxes are not allowed as primary signage strategies unless they exhibit a high degree of imaginative design and are subject to Landlord approval. Tenants are encouraged to use dimensional objects with internal illumination, including: (i) (ii) (iii) (iv) (v) (vi) (vii) Individual Laser cut timber or metal protruding letters illuminated from above Individual internally lit letters with deep returns Recessed or Semi recessed letting 3-dimensional graphic embellishment, individually and internally illuminated all mounting attachments must be sleeved to conceal fastening devices Hand forged metal signage Single line neon to highlight forms or as decorative illumination Etched, sandblasted, metal leafed, or applied film letting to the Tenants side of the Shopfront glazing Exposed ballast boxes, transformers, conduit, tubing raceways, and wiring Exposed mounting devices, signage manufacturer names, labels Plastic or aluminium casing Off the shelf exposed signage boxes and cabinets Cloth, paper, cardboard, and other combustible materials Stickers or Decals, painted signs, without explicit Landlord approval Flashing, moving, rotating, or noisemaking signage

(d)

(e)

The following items are not permitted as part of the tenants Signage display: (i) (ii) (iii) (iv) (v) (vi) (vii)

(viii) Advertisements, promotional material, and credit card stickers are not to be part of the permanent signage strategy and will be considered separately (f) Signage shall be illuminated with incandescent quartz halogen, LED, or compact fluorescent recessed adjustable, wall washers, or surface track mount fittings suitable for dimming control. Exposed luminous tubing may have a maximum diameter of 12mm and a maximum operating current of 30Amp. No exposed electrical wires or components are permitted. Power requirements for all illuminated signage shall be from the Tenants electrical power panel. Illuminated signage must operate during the Centres trading hours and be controlled by a time/ switch clock connected to the Tenants power supply. A firemans switch is required for all neon signage installations and is to be installed on the shopfront and the required height of 2.7m from FFl to comply with Bomba requirements. Lots with access to the External glass Faade may be allowed to install signage (limited to trade name and logo only) subject to Landlord approval this will be considered on a case-by-case basis. Such signage must be install behind within the shop premises behind the glass only. For shoplots with two-elevation shopfronts, only one major signage installation shall be permitted for the demised premises. The size and location of a secondary signage installation may be considered by the Landlord on a case-by-case basis.

(g) (h)

(i)

(j)

(k)

6.3

TENANT TO TENANT PARTITION Inter-tenancy partition walls provided by the Landlord (if any) are constructed either from an

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assembly comprising 2 layers of gypsum board fixed to both sides of metal studs and cavity insulation or a construction of plastered block (based on Landlords prescribed requirements for Tenant usage). Partition framing will be full height to underside of structure above and have built-in security mesh above ceiling level. Such partitions will have a STC rating of STC-45. The Tenant is not permitted to cut or form openings in inter-tenancy partition for the purpose of recessing the Tenants services or outlet boxes, which would adversity, affect the integrity of the inter-tenancy partition. 6.4 PARTITIONING WITHIN THE RETAIL LOT (a) (b) (c) Shall be installed by the Tenant at their expense. Shall be constructed using a lightweight, non-flammable, dry construction method (except for special use areas such as kitchens and vaults where first approved by the Landlord). Shall not extend above the false ceiling level generally where full height partitions are required for sound transmission, the Tenant must provide transfer air ducts and silencers to maintain air conditioning return air plenum paths. Shall not abut against the window glass at the perimeter glazing system partitions must finish to a mullion or column no part of the partition may be fixed to the mullion in any way which damages the integrity or finish of the mullion. Fixed furniture and other fixtures must provide a clearance of at least 600 mm to facilitate repairs, cleaning and maintenance of the window lights. Masonry walls and timber framing are not permitted without Landlord approval. Wall partitioning materials shall have acceptable combustibility, flame spread, smoke developed ratings, and comply with relevant Governing Authority and By-Law requirements. Under no circumstances must any fixtures or fittings, attachments or holes be placed or made in any part or component of the perimeter wall system including without limitation the mullions sills, transoms or within the ceiling void spandrel area. All wall penetration for M&E services must be sealed to the relevant fire rating

(d)

(e) (f)

(g)

(h) 6.5

CEILING OF THE RETAIL LOT Tenants are encouraged to use interesting, quality finishes and design strategies for the ceiling design, including changes of level, lighting coves, and variations in material finish. (a) (b) All installation in and above ceiling is to be of class O material (non combustible material) Access panels and/or manhole openings should be provided for inspection and maintenance to all equipment that require them, including but not limited to; - butterfly valves, fire dampers, fire alarm modules, VAV boxes, isolator and telephone distribution panels, kitchen exhaust ductwork The landlord may require the Tenant to install access panels as per section (b) above for access to Landlord services The Landlord will endeavor to provide advance notice of such provisions, either on the Landlord provided Tenancy plans, or as markups on the Final Design Submission. The tenant shall not unreasonably object to such requirements. The Tenant is not permitted to fix to any of the existing services or support systems 600x600 suspended drop in panel grid ceilings are not permitted

(c)

(d) (e) 6.6

FLOORING OF THE RETAIL LOT Tenants are encouraged to use interesting, quality finishes for the retail area and all areas visible from common areas, and could include timber flooring, stone, terrazzo, and broadloom carpet.

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Carpet tiles, vinyl floor finishes, and bare concrete screed are not permitted. (a) (b) (c) (d) The Retail lot is provided with a bare Concrete Slab flooring only screeding to flush finish flooring to common area finishes is at the Tenants expense Flooring shall be installed by the Tenant at their expense. Flooring works shall include the base and finishing materials. The Landlord shall provide either a stone or Tile finish in all public areas to the edge of the Lease line the Tenant is to provide a 5mm thk Stainless Steel strip between this floor finish and all Tenant floor finishes see Appendix 6.3 for further details.

6.7

ACCESS TO COMMON FACILITIES WITHIN A TENANT LOT Access to dedicated Tenant and Landlord risers located within the premises must be maintained at all times. The Tenant must not build fixtures or enclosures or otherwise fit out the premises so that access to such risers is obstructed or restricted. The Tenant must at all times allow and provide for access by the Landlord to the Landlords equipment (including but not limited to FCUs, chilled water piping, sprinkler shutoff valves, and other MEP services above ceiling level) and fitting out works must be designed and carried out accordingly. Access to such equipment in false ceilings, pipe ducts, meter rooms, and mechanical rooms must be maintained by the provision of suitably sized access panels, doors, access corridors, or access space.

6.8

LIGHTING The overall lighting design of the shoplot must be considered both for its illuminating qualities and the atmosphere it provides for customers. As such, ambient lighting should be incandescent in quality, even if energy saving bulbs are used for efficiency. Total lighting load within the space must not exceed 6W/ sq ft. Tenants shall consider incorporating decorative lighting (pendants, table lamps, or floor lamps) to mark feature areas and to highlight interesting areas within the shop design. Sources for decorative fittings shall be compact fluorescent, LED, or incandescent quartz halogen with color temperatures to match surrounding ambient lighting. Lux levels shall be 1.5 times the typical ambient lux level of the retail space. Metal Halide sources shall be utilized, in low wattage form, if in areas of the floor that will not be dimmed or controlled. Color shall be 3000k and have high CRI (color rendering index). Color changing or other effects type illumination are subject to Landlord approval. Lighting shall be glare free, fully recessed (for wall washers and down lights) and without visible lamp sources. Where lamp sources are exposed for design effect, only those of very low intensity will be permitted

6.9

ENVIRONMENTAL DESIGN CRITERIA The Tenant is encouraged to consider sustainable design principles for the fit out of the premises. These principles can deliver significant energy savings and result in lower carbon emissions related to the overall environment. The considered nature of sustainable retail design, including the specification of low carbon, environmentally friendly materials, and adapting energy efficient systems, typically create a healthier working environment and increased productivity. A wide range of sustainable building measures can be incorporated into the Tenants fitout works, including but not necessarily limited to the following: (a) Flexible floor plans that can be rearranged and reconfigured easily in the future,

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(b) (c) (d)

Using only non-toxic, low VOC (volatile organic compounds) emitting carpets, furniture, cabling, paints, and adhesives Using upholstery fabrics made from 100% post-consumer and post-industrial recycled polyester which are capable of being recycled. Selecting broadloom carpet manufactured from wool or recycled fibres made from 30% post industrial recycled content with primary backing made from 65% post-consumer recycled content and using water-based, solvent-free glue. Using only timber and plywood sourced from sustainable forests (FSC certified Forest Stewardship Council) Coordinating the control of lighting and use of window coverings to make the best use of natural light, control glare, conserve energy, and installing daylight sensors to minimize the use of artificial light sources Using zoned lighting with separate controls and installing infra-red motion detectors for automatic lighting control (for storerooms and back of house areas) and timers to switch off lighting on weekends and after normal working hours (for shopfront lighting and signage)

(e) (f)

(g)

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7.0
7.1

MECHANICAL AND ELECTRICAL DESIGN CRITERIA


AIR-CONDITIONING AND VENTILATION SYSTEM Two (2) systems to provide air-conditioning and cooling are available within the Building: 1. Four (4) Fan Coil Units (FCUs) are installed at each floor for the Demised Premises. The corridors and Common Area are served by other FCUs. Thermostats for each FCU located within the Premises control the on/off type chilled water valve to regulate the space temperature according to the preset temperature. Each floor is designed as an open office concept to operate at 23 degrees Celsius at the time of installation. The air-conditioning is distributed through standard 600mm x 600mm diffusers on the ceiling. The return air is via openings in the perimeter bulkhead into the ceiling plenum. Any changes required to the mechanical ductwork as a result of the Tenants fitout must be undertaken by the relevant Nominated Contractor at the Tenants cost. 2. A dedicated condenser water system is provided to allow the Tenant to connect a watercooled package unit for their server room or other essential air conditioning requirements subject to Landlord Approval. All necessary works in relation to the extension of the chilled water pipes to the Tenants equipment (including all control valves, energy meters and BMS monitoring connections) are at the Tenants cost

7.2

ELECTRICAL - LIGHTING AND POWER (i) (ii) Electrical Installations The Tenants electrical installations must be installed in accordance with JBEs requirements Electrical Metering - The electricity meter connection by the Landlords appointed electricity supply company will be the responsibility of the Tenant who should ensure that an application is made in good time. Depending on the current rating for the Tenants supply, the Tenant must make provision for power supply electrical metering within the Premises. The cost of the installation and maintenance of the electrical meter shall be at the Tenants cost. Electrical Distribution - A basic under floor trunking system is provided for telephone, power cables and data lines which are connected to the distribution boards within the Premises. No telephone or data lines are provided by the Landlord within the trunking. Uninterruptible Power Supply Systems - The Landlord does not provide any UPS systems. The Tenant should provide any UPS it may require but full details of the system must be first approved by the Landlord. If the Tenant requires a power backup connection to the Landlords emergency generator power system, it must submit its proposal to the Landlord for calculation and approval. The costs of all connections and special control arrangements, if approved, will be borne by the Tenant. Connections to Landlords Emergency Generator Power System - The Tenants emergency power backup connection to the Landlords emergency generator power system shall not exceed the provision approved by the Landlord. The Tenant must submit its proposal to the Landlord for calculation and approval. The costs of all connections and special control arrangements, if approved, will be borne by the Tenant.

(iii)

(iv)

(v)

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7.3

COMMUNICATION SERVICES (i) (ii) Laying of telephone cables to the Tenants requirements shall be at the Tenants expense. For vertical distribution, telephone cabling shall be provided from MDF room to each floor distribution panel. There are two main distribution panels per floor. Each consists of 1x25 pairs Cat5e and 1x6 core fibre optic cables. A Main Distribution Frame is provided to receive incoming telephone cabling from the telecommunication service provider(s). The MDF room is located at the Service Spine at the Basement Floor. For tenants who wish to utilize Lease Lines for ISDN applications, this service is readily available from Telekom Malaysia Berhad. For this purpose, additional Coaxial Cables from the MDF room to the respective floor will have to be put up by the tenants. The running of these cables will only be allowed under the supervision and conditions of the Landlord

(iii)

7.4

REFUSE DISPOSAL SYSTEM All refuse disposal is the responsibility of the Tenant or the Tenants contractor.

7.5

PLUMBING Any additional plumbing connections located outside the Building core areas proposed by the Tenant may be considered by and approved by the Landlord in accordance with the conditions set out below. Applications made to the Landlord for the installation of additional plumbing systems within the Premises shall be subject to the following: (i) Drawings showing connections to the Landlords water supply or drainage systems including the position of the water meter, all drainage, piping, control valves and materials to be used must first be submitted to and approved by the Landlord. The water meter shall be located within the Tenants wet area and must be easily accessible for meter reading by the Landlords representative. Upon obtaining the Landlords approval, the Tenant must make all necessary submissions to the relevant government authorities for all additions to the plumbing and drainage installation at the Tenants cost. Connections from Tenants cold water and drainage points to the main risers is by the Nominated Contractor at the Tenants cost. The Landlord may determine the location of the Tenants drainage system, including any drainage points. As a general principle, drainage or plumbing piping serving the Premises is not permitted to run within or through premises leased or licensed to another Tenant or licensee. The Tenant and its designers should be aware of this requirement when setting out wet areas. Any wet areas within the Premises must be provided with completely watertight floor construction. This includes without limitation the installation of curbs above the height of the raised floor system. A waterproof membrane must be turned up at least 100 mm above floor level. All entrances to such wet areas must have a threshold at least 50 mm high. A leak detection system must be installed connected to an alarm system both within the Premises and the Landlords BMS at the Tenants cost. All water supply systems must include a solenoid valve connected to the leak detection system that automatically cuts-off the water supply on activation of the leak detection alarm. Only self-closing taps may be installed at any sink unit or water apparatus and an isolating valve must be provided at all tee-off points.

(ii)

(iii)

(iv)

(v)

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(vi)

All such works must be undertaken by the relevant Nominated Contractor at the Tenants cost

(vii) All mechanical equipment and materials must be first approved by the Landlord. (viii) Other conditions may be imposed by the Landlord depending on the extent and nature of the Tenants proposals. 7.6 FIRE SYSTEMS AND LIFE SAFETY

Alterations or Amendments (i) Alterations must not be made to the fire detection, alarm and protection systems without first obtaining the Landlords approval. All alterations or extensions to the fire systems must proceed in strict accordance with the approved Jabatan Bomba Malaysia submissions. Before the issue of the Certificate of Statutory Completion for the Building, only a Nominated Contractor appointed by the Tenant may be used by the Tenant for such works. After the sprinkler system within the Premises has been charged and activated, the system must not be drained at any time without the prior approval of the Landlord and Jabatan Bomba, nor be left drained overnight without the prior approval of the Landlord. The Tenant must pay all costs for draining and recharging the sprinkler system; A clear space of at least 500 mm must be maintained below all sprinkler deflectors; All parts of the Premises must be within the effective range of a Fire Hosereel station in accordance with the requirements of the relevant government authorities. If the internal layout of the Premises causes any part to be inaccessible or further away from a Fire Hosereel station then the Tenant must provide additional Fire Hosereel stations so that such range and accessibility are achieved; Hosereels or their operation must not be obstructed at any time. Identification signs and instruction plate must be visible on all hosereel cabinet doors;

(ii)

(iii) (iv)

(v)

Additional Fire Systems (i) If other types of fire protection systems are proposed by the Tenant for special technical areas, such systems must be treated as additional protection systems and no sprinklers may be removed or disconnected. Such additional systems may be installed only by the Tenants Approved Contractor who must be a registered fire service contractor and must be first approved by the Jabatan Bomba and the Landlord. The Tenant must obtain the prior approval of the relevant government authorities for the installation of pre-action type sprinkler systems. The Tenant must obtain the prior approval of the relevant government authorities for the installation of gas type fire suppression systems. Such systems must be installed fully in compliance with codes, rules and regulations current from time to time. The Tenant shall submit proposals to the Landlord for the methods to provide purging for the Tenants gas type fire suppression systems, including all required BMS control and monitoring of fan operation and the status of dampers etc.

(ii) (iii)

(iv)

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Alarm Monitoring (i) Tenants additional fire protection systems may have direct links to the Jabatan Bomba via the Landlords fire control centre and have separate alarm indicators linked to the Landlords Tenant alarm repeater panel to monitor system status. The system is for monitoring only and the Landlord will endeavour to contact the Tenants designated representatives when an alarm signal is observed. The Landlord however assumes no responsibility for any failure in the operation of the Tenants alarm system or for being unable to contact the Tenant in such cases. All costs for the installation of the alarm annunciators and monitoring systems shall be at the Tenants cost. The Tenant is solely responsible for the integrity and maintenance of such systems. Copies of current annual maintenance certificates (which must be obtained by the Tenant as required by the rules and regulations made by Jabatan Bomba) must be provided by the Tenant to the Landlord upon issuance of such certificates. Public Address System A public address life safety system is provided under the base building installation for broadcasting emergency messages from the Landlord. This system must be extended at the Tenants cost as necessary to provide full coverage throughout the Premises in accordance with rules and regulations made by Jabatan Bomba. Such works must be carried out by the relevant Nominated Contractor.

(ii)

8.0 CIVIL AND STRUCTURAL CRITERIA


8.1 STRUCTURAL FLOOR SYSTEM The structural floor system within the Tenanted areas is comprised of post-tensioned reinforced concrete slabs on post-tensioned beams. 8.2 FLOOR LOADINGS The allowable imposed (live) load for the retail floors is 2.5kN/m2. The Tenant must provide complete details for all heavy equipment including safes, vaults, mobile file cabinets, electrical switchboards, UPS and battery rooms etc that impose loads exceeding the allowable imposed live load. All heavy load areas must be reviewed and endorsed by the Landlords Qualified Persons and approved by the Landlord. 8.3 STRUCTURAL ALTERATIONS No alterations may be made to the structure of the Building (including, but not limited to, the provision of inter-floor stairs, changes to the design floor loading, floor openings or coring, modifications to the locations or dimensions of structural members, requirement of additional structural members or load spreading devices) without the prior approval of the Landlord and the relevant government authorities. The submission must be made at the cost of the Tenant by the Landlords respective Qualified Persons through the Landlord. The Tenant must allow sufficient time in its programme for the relevant government authorities to process the approvals.

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PART 3 EXECUTION OF WORKS 9.0


9.1

STARTING CONSTRUCTION
SITE MANAGEMENT AND UTILITY CHARGES (a) Fitout Deposit (i) The Tenant is required to deposit with the Landlord a sum of money, termed Fitout Deposit, which shall be kept and used for the following purposes: Charges on removal of garbage or debris due to non-compliance by the Tenants Contractor as per the Landlords requirements [refer 10.22] Repair of damages to properties of Landlord and/or completed installation caused by the Tenants, Tenants Contractor or related workmen [refer 10.15].

- Ensuring compliance of the requirements of this manual and rectification/restoration thereof of non-compliance. (ii) The Fit out Deposit shall be interest-free and refundable either in total or in part upon successful completion of the Tenants Works, subject to any deduction for reasons related to the intent of the Works Deposit. In the event that the Fit out Deposit is insufficient to cover the cost incurred for the charges on removal of garbage or repair of damages as stated above, the Tenant shall on demand pay to the Landlord for the difference arising thereof. Scale of Fit out Deposit see appendix 7.0 If ever found necessary due to unforeseen circumstances, e.g. delay in completing the works, additional works outside the demised premises, damages to completed works indirectly related to site. The Tenant shall also pay to the Landlord a non-refundable sum termed Miscellaneous Charges. The purpose of the Miscellaneous Charges are as contribution to: additional site security, cleaners etc expenses additional Administration during the fit out period Additional coordination and liaison works carried out by the Landlord related to the Tenants Works (iii) (iv) (c) For normal usage of power and water supplies Use of amenities

(iii)

(iv) (b) (i)

Miscellaneous Charges

(ii) -

These Miscellaneous Charges only cover expenses during the fit out period on site only The amount payable shall be determined whenever required.

Vetting Fees (i) The Tenant shall also pay to the Landlords Qualified Persons a certain fee known as Vetting Fees. The fees shall be as described in appendix 1.2. (ii) Scope of work shall be to vet tenants submitted drawings for compliance to Local Authority requirements.

9.2

INDEMNITY AND INSURANCE POLICIES The Tenant must (and the Tenant must ensure the Nominated Contractors and Approved Contractors appointed by the Tenant must) affect the following before starting fitting out works: (i) A comprehensive public liability insurance policy against claims for personal injury, death

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or property damage or loss arising out of the Tenants fitting out works throughout the fitting out period in an adequate amount being at least RM$2,000,000 (or such higher amounts as the Landlord may from time to time require) for any one occurrence. The policy must be taken out and maintained at the Tenants sole cost with a reputable insurance company approved by the Landlord in Malaysia naming the Landlord, the Landlords mortgagee (as specified from time to time by the Landlord), the Main Contractor and the Nominated Contractors and the Approved Contractors appointed by the Tenant as co-insured parties for their respective rights and interest; and (ii) Effect and keep in place insurance cover as worded in appendix 8.0 with an insurer approved by the Landlord adequate contractors all risk policies, workmens compensation and such other insurances as may be required and approved by the Landlord. Such insurance policies must be kept in force throughout the fitting out period. The Nominated Contractors and Approved Contractors appointed by the Tenant will not be allowed to commence work before satisfactory copies of such policies and premium receipts have been provided to the Landlord.

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10.0 SITE REGULATIONS 10.1 Possession of the Premises The Tenant must attend a Vacant Possession meeting of the Premises two weeks after a prevacant possession inspection and endorse that the Premises and the Landlords fixtures and fittings have been installed and taken over by it in good condition. The keys to the Premises will be handed over after said endorsement. Any defects in the Premises as noted and agreed between the Landlord and the Tenant during the pre-vacant possession inspection will be recorded on Appendix 2.2.04 Pre-Vacant Possession Checklist. The Landlord agrees to rectify the defects as recorded on the Pre-Vacant Possession Checklist within two (2) weeks. 10.2 Contractors The Tenant must inform of their Contractors appointment through Appendix 2.3.05 as (i) the Tenants main contractor for the Tenants fitting out works, (ii) to carry out work involving structural alterations, or modifications or additions to the air-conditioning, mechanical and electrical systems, life safety and fire alarm systems (e.g. public address systems and sprinklers) and waterproofing works and (iii) to carry out all other fitting out works. The Tenant should submit details as part of Appendix 2.3.05 for its preferred contractors and through Appendix 2.3.01 Letter of Appointment of Designer consultants to confirm if they are approved by the Landlord. The Landlord may refuse to approve a contractor or consultant without giving reasons and may revoke an approval at any time at its discretion. A contractor must be an Approved Contractor before he can start any work. 10.3 Fees Appointments by the Tenant under Regulation 10.2 must be by separate agreements to be entered into by the Tenant at fees to be negotiated and agreed by the relevant parties. In relation to the Tenants fitting out works, the Main Contractor and the Nominated Contractors when engaged by the Tenant, will not be deemed or construed to be agents or employees of the Landlord, and the Tenant will not have any claim against the Landlord in respect of any act, omission, default, misconduct or negligence of any such consultants or contractors. 10.4 Landlords requirements The Landlord may require the Tenant to make design amendments to the Tenant Design Proposals where in the opinion of the Landlord they adversely affect the base building systems or structure of the Building, both before and after the completion of the fitting out works. Any such requirement must be complied with within 7 days. 10.5 Fit Out Personnel A list of all personnel to be engaged for the Tenants fitting out works and their addresses and Identification Numbers must be deposited with submission of Appendix 2.2.05 before commencement of the fitting out works and thereafter daily in the Building Security Office. This list must be maintained up to date during the fitting out period. No-one may commence fitting out works in the Premises until a work permit has been issued by the Landlord in respect of the fitting out works and an individual work permit label for each person has been issued by the Building Security Office. The work permits must be posted in a conspicuous position in the Premises and the work permit labels/security passes must be worn at all times by such personnel while within the Building. IMPORTANT: The Tenant is reminded that illegal immigrants or persons not authorised to work in Malaysia must not be employed by the Nominated Contractors and Approved Contractors appointed by the Tenant for any works in the Premises.

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10.6 Safety, Security and Site Control Measures (i) The Tenant must adopt all security measures required by the Landlord. The Tenant shall be responsible for ensuring that such Nominated Contractors and Approved Contractors shall at all times observe and comply with all prevailing laws and regulations relating to safety and shall bear all costs connected with the compliance of the same. The Landlord is not liable for any loss, accident, damage (including any indirect, special or consequential damage), death, injury, cost or expense of whatsoever nature, sustained at or originating from the Premises or the Building caused or contributed by the Tenant or any of the Nominated Contractors and the Approved Contractors appointed by it. The Landlord shall implement such site control measures as deemed appropriate by the Landlord during the Tenants fitting out period to ensure the Tenants fitting out works are only carried out at the areas in the Building (including, but not limited to, the loading bays, service corridors, service lift lobbies and service lift cars) as may be designated by the Landlord from time to time. Other site control measures include but are not limited to, the deployment of security guards, cleaners, service lift attendants, procedure for safety induction and the issue of security passes, provision of protection to service lift cars and such other parts of the Common Property where deemed necessary by the Landlord. The costs and expenses incurred by the Landlord in connection with such site control measures shall be for the Tenants account as per rates scheduled in appendix 9.0.

(ii)

10.7 Utilities for Fitting Out Any utilities required for the fitting out works must be obtained by the Tenant at its own cost directly from the Landlords appointed electricity supply company (if any) from time to time for the supply of bulk electricity to the Building. The requisite forms to be completed by the Tenant for the opening of the account with such appointed electricity supply company may be obtained by the Landlord. The Tenant is advised to expedite on the electricity supply application to ensure that the energy meter is installed prior to the commencement of the fitting-out works. 10.8 Fire Protection Before any works are undertaken and throughout the fitting out period and at its own expense, the Tenant must provide in the Premises at least one dry powder extinguisher or two of another approved type of extinguisher for every 200 sq.m. (or less) of the Premises. No open flame, spark, smoking or pilot light (including without limitation those for cutting or welding) is permitted while spraying work is in progress. All hot work operations involving cutting and welding in the Premises is strictly prohibited. If it is absolutely essential for such works to be carried out, the Tenant must obtain the prior approval of the Landlord by submitting Appendix 2.4.03 Hot Work Permit Request to the Landlord for a Hot Work Permit. 10.9 Responsibility for Consultants and Contractors During the fitting out period, the Tenant must at all times co-ordinate and monitor the activities of its appointed consultants, the Nominated Contractors and Approved Contractors appointed by the Tenant for its fitting out works. The Tenant must ensure that such Nominated Contractors and Approved Contractors liaise closely with the Landlord and comply with the Landlords instructions at all times. 10.10 Conduct of Contractors The Tenant is responsible for the conduct and behaviour of the Nominated Contractors and Approved Contractors appointed by it in the Building. For this purpose, the Tenant must appoint a full time site supervisor during the fitting out period. The Tenant must provide the Landlord with the name and contact particulars of the site supervisor and inform of any changes immediately.

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Gambling is prohibited. All sound reproduction equipment such as radios, cassette players, etc. are prohibited. Such Nominated Contractors and Approved Contractors shall ensure that the utilities and facilities in the Building are not being abused. 10.11 Working Hours Fitting out works may normally be carried out from 08:30 to 23:00 daily, or outside these hours by prior arrangement through the Building Security Office. However, noisy work or work involving offensive smells must not be carried out between 08:30 and 18:00 daily (excluding Sundays and public holidays). The Landlord may vary such times and days at its discretion. 10.12 Deliveries The Tenant must submit Appendix 2.4.02 Loading/Unloading Request Form to the Building Management Office to co-ordinate delivery, loading and unloading of materials for the fitting out works, which will normally be restricted to times outside normal office hours. The Tenant must not use any passenger lift or escalator for delivery of building materials at any time. Workmen must only use a service lift. The Tenant must make a booking for the use of the service lift by completing a Appendix 2.4.02 and pay for the cost of the service lift attendant deployed by the Landlord for the operation of the service lift during the times as required by the Tenant. Only rubber-wheeled trolleys may be used for the movement of materials. The Tenant will be liable for any damage by any of the Nominated Contractors and Approved Contractors appointed by it to the Building or any part of it. The Nominated Contractors and Approved Contractors appointed by the Tenant shall submit their delivery schedules to the Building Management Office for approval prior to any deliveries being made, with reference to the following guidelines: (i) Major delivery: delivery schedule to be submitted at least 1 week in advance; and (ii) Minor delivery: delivery schedule to be submitted at least 3 days in advance. Such delivery schedules shall be subject to the approval of the Building Management Office at all times. The Building Management Office shall be entitled to impose such terms and conditions as it deems fit as conditions of its approval.

10.13 Protection of Building Systems and Finishes The Buildings ceiling systems, building services, wall and floor decorations and finishes between the Premises or any working area, and the service lift must be protected by the Tenant at all times during the fitting out period to avoid any damage. 10.14 Exterior Cladding The Tenant is responsible for protecting the internal face of the Landlords exterior cladding installation throughout the course of the fitting out works. The cladding system must be covered and kept free of dust, weld splatter, paint, cementacious materials and any other harmful or corrosive substances. The Tenant or the Nominated Contractors and the Approved Contractors appointed by it may not under any circumstances cut or make attachments to the exterior cladding, including without limitation holes or fixings of any sort. The Landlord will hold the Tenant liable for the full consequences of any such action. 10.15 Damage The Tenant will be responsible for any damage to the Landlords property in the Building, including, but not limited to, the Landlords fixtures, fittings and finishes, ceiling system, life safety and fire alarm systems, mechanical and electrical systems, building services in the Building. Any damage to such Landlords property caused by the Tenant, any of its Nominated Contractor or any of its Approved Contractors will be made good by the Landlord. The Tenant shall pay for all costs and

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expenses incurred by the Landlord in connection with such making good, including the payment of an administration charge amounting to 15% of such total costs and expenses incurred by the Landlord. A certificate from the Landlord on the amount of such costs and expenses shall be accepted by the Tenant as conclusive and binding. 10.16 Disturbance Doors to the Premises must be closed at all times to minimise disturbance to adjacent tenants or pedestrians. 10.17 Work causing a Nuisance The Landlord may at any time require any of the Nominated Contractors or Approved Contractors appointed by the Tenant to cease any work or operation that the Landlord may consider dangerous or may cause damage to the Landlords property or may cause significant disturbance to any third party. Where there has been a breach of these Regulations, the Landlord may withdraw a work permit from anyone involved and prevent their entry to the Premises, and may suspend any of the services to the Premises. The Tenant must indemnify the Landlord against any costs involved, including legal costs. 10.18 Painting and Assembly All furniture other than fixtures must be prefabricated and painted offsite and not in the Common Property. Any painting in the Premises which may in the opinion of the Landlord cause annoyance or disturbance to other tenants or users of the Common Property must be carried out only at the times specified by the Landlord. 10.19 Additional Air Filters The Tenant must pay the costs to install (and remove at the end of the fitting out works) by an Approved Contractor appointed by the Tenant for mechanical and electrical works an additional air filter to the return air side of air handling units for the Premises before any work commences. 10.20 Saws All circular saws and similar particle generating equipment used must be equipped with vacuum type collectors for the particles. 10.21 Works to Entrances Where works affect an existing entrance or create a new one, the Tenant must construct a hoarding not more than 450 mm away from the entrance wall. The hoarding design must be first approved by the Landlord. Advertising is not permitted on the hoarding. 10.22 Materials and Debris Fitting out works must be carried out within the Premises only during the fitting out period. All materials and debris must be kept within the Premises and must not obstruct the Common Property or any area outside the Building at any time. All debris and waste material must be removed from the Premises and the Building, and disposed of by the Landlords appointed waste disposal company at the Tenants cost. The Landlords contractor is authorised to immediately remove all hazardous and toxic waste materials from the Premises and the Building at the Tenants cost. 10.23 Cleaning The Tenant must at its own cost thoroughly clean all parts of the Building affected by its fitting out works or dirtied by its fitting out personnel.

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10.24 Chasing and Fixing The Tenant must not cut, chase or otherwise damage any inter-tenancy partitions, structural walls or columns, floor slabs, or beams. 10.25 Work in Service Ducts Where approved design proposals require work to be undertaken in the Landlords service ducts such work outside the Premises may only be undertaken with the prior approval of the Landlord. The Tenant must provide and install all necessary protection for the service ducts or their surroundings and for any other building services within the ducts. The same requirements as stated above apply to any work to be carried out within any tenant dedicated service risers located either within or outside the Premises. 10.26 Ceiling Works If the ceiling outside the Premises is affected by the fitting out works, works to that ceiling must only be carried out by an Approved Contractor appointed by the Tenant. 10.27 Wiring All wiring must be enclosed in metal conduit or trunking first approved by the Landlord. 10.28 Inspection on Completion Upon completion of the fitting out work, the Tenant must notify the Landlord to arrange a joint inspection. Any rectification and outstanding works to be carried out by the Tenant in the Premises as noted and agreed between the Landlord and the Tenant during the joint inspection will be recorded on a prescribed form provided by the Landlord (see appendix 2.2.07). The Tenant agrees to carry out and complete, at the Tenants cost, the rectification and other works as recorded on the Completion Joint Inspection Form by the dates set out in the Completion Joint Inspection Form. The Tenant must submit to the Landlord within 15 days 2 sets each of the as built plans, the certified approved plans, any certified approved amendment plans and the fire certificate. The Tenant must notify the Landlord at least 2 days in advance of the date it commences business at the Premises. 10.29 Fitting-out Deposit Upon application for commencement of fitting-out works, the Tenant shall deposit with the Landlord a fitting-out deposit (by way of cashiers order issued in favour of the Landlord) calculated at the rate of RM 10 per square foot on the floor area of the Premises in square metres (rounded up to the nearest whole number), subject to a minimum amount of RM 5,000, as security for the compliance by the Tenant with these Regulations and any rules and directions made hereunder. The deposit shall be refunded to the Tenant free of interest and less any deduction payable to the Landlord within one month after the later of: (i) The date of the Landlords receipt of the 2 sets each of the as built plans, the certified approved plans, any certified approved amendment plans, the fire certificate and the public liability policy; and The date on which the Tenant has completed to the Landlords satisfaction all the rectification and other works as listed in the Completion Joint Inspection Form.

(ii)

10.30 Management Corporation If the MC is subsequently formed, the Tenant shall comply with all requirements, rules and regulations set by the MC.

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10.31 Eating and Drinking The Tenant, its Nominated Contractors and Approved Contractors shall comply at all times with the rules and directions made by the Main Contractor from time to time in respect of the consumption of food and drink on site. As a general rule, no person is permitted to eat or drink (except water) anywhere in the Building (in particular, at the work areas). The sale and consumption of intoxicating beverages shall not be permitted on site at all times. 10.32 Smoking Smoking is strictly prohibited everywhere in the Building at all times. 10.33 Sanitary Facilities The Tenant, its Nominated Contractors and Approved Contractors shall comply at all times with the rules and directions made by the Landlord from time to time in respect of the use of the designated sanitary facilities on site. The Nominated Contractors and the Approved Contractors appointed by the Tenant shall ensure that such sanitary facilities are not being abused.

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11.0 PROPERTY DETAILS


11.1 The Property The Intermark 11.2 Location 182 Jalan Tun Razak 50400 Kuala Lumpur Malaysia 11.3 The Landlord The Intermark Sdn Bhd Level 45, Vista Tower, 182 Jalan Tun Razak, 50400 Kuala Lumpur, Malaysia 11.4 Main Contractor Al-Ambia Sdn Bhd No. 5, Level 2-02, Jalan Semangat, Petaling Jaya 46200 Selangor , Malaysia 11.5 Architect GDP Architects 17 & 19 Jalan Setiakasih 5 Bukit Damansara 50490 Kuala Lumpur Malaysia 11.6 Design Consultant Aedas Pte Ltd 10 Hoe Chiang Road #11-01 Keppel Towers Singapore 089315

Tel: +60 3 2175 0380 Fax: +60 3 2163 3724

Tel: +60 3 79656888 Fax: +60 3 79656999

Tel: +60.3.2095 9500 Fax: + 60.3.2095 9501

Tel: +65 67344733 Fax; +65 67346233

11.7 Mechanical, Electrical & Plumbing Consulting Engineers SM Consulting No. 10A, Jalan PJS 10/32 Tel: +60 3 56348703 Taman Sri Subang, Subang Fax: +60 3 56348749 46000 Petaling Jaya , Malaysia 11.8 Structural & Civil Consulting Engineers Petareka Perunding (M) Sdn Bhd No. 5, Jalan 11/62A, Tel: +60 3 62726878 Bandar Sri Menjalara, Fax: +60 3 62726878 52200 Kuala Lumpur, Malaysia 11.9 Facade Consultant Meinardt Faade Technologies 93 Havelock Road, Singapore Singapore 160093

Tel: +65 62735255 Fax; +65 62740788

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12

INTERPRETATION SCHEDULE
In these Regulations: 12.1 Obligations of the Tenant are deemed to be obligations of all persons included in that expression jointly and severally. 12.2 Headings do not affect their construction. 12.3 Any requirement for the Tenant not to do any act or thing includes not to permit or suffer such act or thing to be done. 12.4 Words importing the masculine, feminine or neutral gender include any of them and the singular includes the plural, and vice versa. 12.5 References to any right of the Landlord to have access to the Premises are to be construed as including all persons authorised by the Landlord. 12.6 References to the consent, approval or authorisation of the Landlord or government authority mean a consent, approval or authorisation in writing, signed by or on behalf of the Landlord or government authority as the case may be. 12.7 Approved Contractor means a contractor or consultant who is first approved in writing by the Landlord. The Landlord may revoke such approval at any time.

12.8 Building means all the commercial buildings erected or to be erected on part of the Lots referred to in the Tenancy Agreement and includes every part of it. 12.9 Business Day means a day (other than a Saturday, Sunday or gazetted Malaysian public holiday) on which commercial banks are open for business in Malaysian. 12.10 Common Area means: (i) (if the Building is subdivided and registered under the Land Titles (Strata) Act, Chapter 158 (the Act)) the parts of the Building which are within the definition of common property under the Act; or (if the Building is not subdivided and registered under the Act) the parts of the Building which would reasonably be treated as common parts of the Building for common use or benefit if the Building had been subdivided and registered under the Act.

(ii)

12.11 Landlord includes the person entitled for the time being to the immediate reversion to the term granted by any Lease and as appropriate its agents and authorised representatives. 12.12 Tenancy Agreement includes any document supplemental or collateral to it or entered into pursuant to its terms. 12.13 Main Contractor means the contractor appointed by the Landlord for construction of the Building. 12.14 Nominated Contractor means a contractor who is nominated by the Landlord and appointed by the Main Contractor as the only such contractor authorised to perform particular types of work in the Building. A list of such contractors and the types of work for which they are authorised is shown on the attached Nominated Contractors Schedule. The Landlord may revoke such nomination and the Main Contractor may revoke such appointment, at any time. 12.15 Premises has the meaning given to it in the Tenancy Agreement. 12.16 Qualified Persons refers to the architect, structural engineer, mechanical and electrical engineer, quantity surveyor and any other designated consultants engaged by the Landlord for the development of the Building.

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12.17 Service Media means the sewers, drains, gutters, pipes, sprinkler system, ducts, wires, cables and other conducting media serving the Building and within the Lots, including associated equipment, fixings, controls, trunking, conduits, diffusers, registers, grilles, and other covers. 12.18 Tenant means the person so named in any Lease and as appropriate its employees, contractors, agents, licensees and invitees and the Nominated Contractors and Approved Contractors appointed by it while engaged in the performance of works on behalf of the Tenant. 12.19 Tenant Coordinator means the appointed representative of the Landlord whose function is to liaise and coordinate between Landlord and Tenants and assist on interpretation of regulations in relation to this Tenants Fit Out/Renovation Manual. Ensure that Tenants comply with the Landlords requirements during fit-out renovation period. 12.20 Tenant Design Proposals mean plans and specifications prepared by the tenant for his proposed fit out or alterations in the Premises for review by the Landlord under Regulation 1.1. 12.21 Tenants Qualified Persons refers to the architect, structural engineer, mechanical and electrical engineer, quantity surveyor and any other designated consultants engaged by the Tenant for the Tenants fitting out works. 12.22 Building Security Office means the building security office in the Building, the location and telephone number of which will be notified by the Landlord to the Tenant from time to time.

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SCHEDULE OF NOMINATED CONTRACTORS


Types of Work ACMV Fire Protection Sanitary & Plumbing Electrical ELV Name of Nominated Contractor Progress Centre Engineering Sdn Bhd MESA Engineering Sdn Bhd MESA Engineering Sdn Bhd SECM Sdn. Bhd. Metronic Engineering Sdn Bhd

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APPENDIX 1.0

A1 Basic Food Safety Requirements for Fit-out


The key outcome of this proposed input is to establish food safety elements to be incorporated into the design and planning stage of the fit out guidelines for tenants in The GARDENS Mid Valley. These food safety elements are drawn using HACCP principles in operating a foodservice establishment leading towards regulations compliance and system certification at a later stage. A1.1 Introduction It is important to highlight that the kitchen design, back of house layout and documentation need to incorporate HACCP principles. This includes selection of proper and suitable equipment, structural/ layout design and suitable process flow during the fit out phase of each tenant lots. Note: The above requirement may differ from each individual kitchen as HACCP is based on the types of food prepared and served. A1.2 Flooring (a) (b) (c) (d) The final floor finish to be installed by the tenant should allow and facilitate wash down operation. Tenants must ensure the floors be made of non-toxic materials, water proof, nonabsorbent, washable, non-skid and should be easily to clean and disinfect. Drains to be smooth finished allowing for easy washing/ scrubbing and floor gradient to drain should allow easy run off of water to drain (gradient between 1:50 to 1:75). Suitable drain covers to be appropriately installed to avoid possible cross contamination and of non-rust material and collection tray for waste is recommended.

A1.3 Partitions (a) (b) (c) Door leading to the back of house and in public view shall be appropriately finished to protect against pests and decay etc. The underside of door need to be adequate sealed. It shall also be self-closing. iv. Skirting is necessary to ensure when cleaning is carried out, the underside/lower partition can be cleaned up effectively.

A1.4 Ceilings (a) (b) (c) (d) A1.5 Walls (a) (b) Walls be made of non-toxic materials, water-proof, non-absorbent, washable and be lightcoloured. They should be smooth and without crevices, easy to clean and disinfect up to a height of 2 meters or more. Ceilings material must be of washable or cleanable type. It must prevent the accumulation of dirt; minimize condensation, mould development and flaking. Any penetration if unavoidable during construction must be adequately protected or sealed to prevent entry of pests and dust. Ceiling type must be free from asbestos and lead.

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(c) (d)

Angles between walls and floors should be properly sealed if necessary coved to facilitate cleaning. If wall tiles are used, it is recommended to be installed to the ceiling height inclusive of these at the back of house, display area/ equipment, etc.

A1.6 Lighting All lights installed must be protected with shatter proof protective covers. UV light if used in the prevention and control of pests must not be installed above food preparation and display area. (c) The selection of types of UV lights should also reflect and complement the design of the premise, in particular if in public view.

A1.7 Storage (a) All kitchen utensils/ equipment and food storage facility must be elevated minimum 0.2m from floor level.

A1.8 Washing Sink (a) A separate washing sink should be made available for:

a. Hand-washingonly b. Utensils/preparationsinks (b) Suitable location for washing sink shall be considered in the layout. All hand washing sink must be completed with suitable hand soap, paper towel/ hand dryer and foot-operated dustbin (if applicable).

A1.9 Electrical (a) (b) The tenants must ensure adequate power points are available to avoid cables running across the floor and wall. These shall be adequately protected and any crevices to be sealed off to avoid harbourage of pests and dirt accumulation.

A1.10Housekeeping Station (a) (b) (c) (d) Housekeeping station is to be made available for storage of housekeeping tools/ chemicals. A mop sink is highly encouraged. The design of the kitchen must take into consideration the clear segregation of food and non-food items. This includes any packaging material, if used.

A1.11 Counter/ Shop Front Fit-out Materials (a) (b) (c) (d) (e) Selection of suitable display counter including storage cabinet is important to maintain adequate and protected storage of all items. Open storage in public view is not recommended. All hot/ cold holding equipment must be equipped with temperature recording devices which can be calibrated for accuracy. Any surface with paint finish shall be easily washable. Paint finish can be either acrylic or high gloss enamel.

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A1.12Other Facilities; where applicable (a) (b) (c) Locker Shoe Change Chemical Storage

A1-13 - All other requirements for HACCP will be incorporated later during HACCP implementation as process control.

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