ewave Telecommunications Connectivity Fixed Network and Mobile Coverage Assessment The Maylands Building Maylands Avenue Hemel Hempstead HP2 7TG

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1 FIBRE COECTIVITY ETWORKS EXCHAGE VOIP PROVIDER PUBLIC COECTIOS LOCAL ACCESS DIVERSITY RESILIECE GIGABIT IP BUILDIG ITERET LTE BROADBAD WIRELESS MOBILE CABLE G ETHERET LOCATIO SERVICE stay connected Telecommunications Connectivity Fixed etwork and Mobile Coverage Assessment Maylands Avenue Hemel Hempstead 5 Stars telecommunications rating Consulting Limited, Gable House, Oaksey, Malmesbury, Wiltshire S16 9TQ Tel: info@consulting.co.uk Web: Unauthorised use and/or duplication of this document without express and written permission of EWAVE Consulting is strictly prohibited. MAYLADS HP2 September 2017 Page 1 of 7

2 M1 Telecommunications Connectivity Fixed etwork and Mobile Coverage Assessment Building Data Sheet 5 Stars telecommunications rating Maylands Avenue Hemel Hempstead F I X E D E T W O R K S E R V I C E S BUILDIG ETRIES DUCT ETRIES YES (6o.) LOCATIO BASEMET ELECTRICAL ROOM SECURITY EXCELLET OWERSHIP LADLORD DIVERSITY AVAILABLE O STATUS (CAPACITY) SPARE CAPACITY AVAILABLE CARRIERS BT OPEREACH VODAFOE VIRGI MEDIA ZAYO VERIZO ITEROUTE I BUILDIG I BUILDIG SERVICES BT OPEREACH VODAFOE COPPER + FIBRE SERVICES BASEMET ELECTRICAL ROOM ADSL BROADBAD AT 2-5Mbps EXCHAGLE LIE OLY FIBRE SERVICES AVAILABLE, SUBJECT TO EW CABLE ISTALLATIO ADDITIOAL SERVICES LADLORD OTHERS WI-FI SERVICE TO ALL COMMUAL AREAS /A BUILDIG DISTRIBUTIO RESILIECE RISERS SECURITY SECURE ITAKE LOCATIO BASEMET ELECTRICAL ROOM SECURE RISERS AVAILABLE RESTRICTED ACCESS GOOD SECURITY THROUGHOUT, ITAKE POSITIO I RESTRICTED ACCESS AREA. TEAT FLOOR SPACE M O B I L E E T W O R K S E R V I C E S OPERATOR SERVICES COVERAGE SUMMARY BUILDIG SOLUTIOS telecommunications rating B87 MAYLADS AVE EATO RD 5 Stars WOOD LAE ED GOOD COECTIVITY/EASE OF ISTALL FROM RISERS VIA RAISED FLOOR VOIDS / CEILIGS THREE, VODAFOE, O2, EE -,, G (THREE - /G OLY) GOOD/VARIABLE COVERAGE ACROSS ALL OPERATORS, POTETIAL DEGRADATIO OF SERVICES I BASEMET CAR PARK AD LIFTS O COVERAGE SOLUTIOS I PLACE AT THIS TIME Maylands Avenue Hemel Hempstead Fixed etwork Services BT Services Other Carriers Building Distribution Mobile etwork Services Excellent Excellent Excellent Operator Voice Data Three Vodafone O2 EE Consulting Limited, Gable House, Oaksey, Malmesbury, Wiltshire S16 9TQ Tel: info@consulting.co.uk Web: Page 2 of 7 September 2017

3 Fixed etwork Connectivity - Carrier Study, Maylands Avenue, Hemel Hempstead STRUCTURE is a commercial office property located in Hemel Hempstead. The building is over ground and four upper floors plus basement car parking affording 10,826 sq ft (13,088 sqm) of refurbished office accommodation over open floor plates with exposed high level containment and raised access floors throughout. The building is of typical frame and concrete floor construction with full a mixture of glazed and brick facades to all elevations, and sits within an environment of other commercial properties of varying sizes and heights with good separation between adjacent buildings. Location Plan BT Exchange locations Routes and distances are indicative only TOPOGRAPHY B87 MAYLADS AVE EATO RD WOOD LAE ED M1 BT Exchange Information Primary Exchange HEMEL HEMPSTEAD (SMHH) (3,800m approx) HP3 9HB Secondary Exchange (6,800m approx) REDBOUR (SMRBD) AL3 7JZ PRIMARY EXCHAGE 3,800m APPROX SECODARY EXCHAGE 6,800m APPROX GLOSSARY OF TERMS SUMMARY TELECOMS CARRIERS BT SUMMARY is located approximately 3,800m from the BT Hemel Hempstead Exchange, which is situated to the south west of the building. This exchange provides excellent services including ADSL, ADSL+, SDSL, 21C WBC, FTTC and FTTP (to some areas) plus the availability of LLU services from Sky, Vodafone, Talk Talk and Zen Internet all over BT infrastructure. Based on the existing standard copper services, it can only offer ADSL broadband speeds of around 2-5Mbps at this time due to distance constraints. This exchange has been enabled to provide BT Infinity services over FTTC technology with speeds of up to 80Mbs download and 20Mbs upload. However, this building is noted as Exchange Only and is not therefore connected to the local street cabinet and BT are currently exploring options in respect of FTTC technology delivery (Data via the BT website). Redbourn Exchange to the north east affords a similar level of services and could provide a level of diversity and resilience across BT business services should it be required. Telecommunications carriers with owned infrastructure located adjacent to the building are listed below for information. In addition to these, there are a number of alternative carriers that can provide service, albeit over a third party network such as BT. It must be noted that the presence of infrastructure within the search area does not constitute availability of service. British Telecom Tel: Vodafone Tel: Virgin Media Tel: Zayo Tel: Verizon Tel: Interoute Tel: The BT copper and fibre services available at Hemel Hempstead Exchange, and added resilience of a second exchange afford The Maylands Building an excellent level of services to meet today's business needs, with the added advantage of good diversity and resilience opportunities. The physical presence of an alternative carriers infrastructure to BT from Vodafone in the building, with Virgin Media, Zayo, Verizon and Interoute outside of the building and in the local environs affords an excellent choice of alternative carrier to provide fibre services to any incoming tenant albeit subject to new building entry requirements for those not currently in the building. RATIG BT OTHERS BT Low (Copper only) Fair (Copper internal / fibre in environs) (Copper internally / fibre externally) Excellent (Copper/fibre internally) with diversity OTHERS one (o alternative carriers adjacent to site) Fair (Carrier services in local environs) (Carrier services adjacent to building/site) Excellent (Carrier services in building/site) ADSL (Asymmetric Digital Subscriber Line) Asymmetric line speed, the speed from the internet to the user, and the user to the internet are different. Feed over copper cable, governed by distance from exchange to user. (co-exists with voice services) ADSL+ (Asymmetric Digital Subscriber Line+) Asymmetric line speed as above, but with faster connections both downstream and upstream over similar distance following roll-out of BT s 21C Wholesale Broadband Connect (WBC). SDSL (Symmetric Digital Subscriber Line) Symmetric line speed, the speed between the user and the internet are the same in both directions but cannot co-exist with voice services over the same line. FTTC (Fibre to the Cabinet) Provides fibre to the cabinet, shortening copper cable length requirements to enhance speed FTTP (Fibre to the Premises) Provides fibre direct to the premises at a lower cost than that of standard lease line products LLU (Local Loop Unbundling) Is the process by which third party network operators are able to install equipment into BT exchanges in order to deliver their own services without having to utilise BT s network. BT Infinity (British Telecom ) Fibre to the cabinet/premises delivered services from enabled exchanges providing broadband speeds of up to 80Mbs download (subject to conditions) at a lower cost to that of traditional leased fibre services. Page 3 of 7

4 Mobile Voice / Data Appraisal - Coverage Predictions, Maylands Avenue, Hemel Hempstead STRUCTURE is a commercial office property located in Hemel Hempstead. The building is over ground and four upper floors plus basement car parking affording 10,826 sq ft (13,088 sqm) of refurbished office accommodation over open floor plates with exposed high level containment and raised access floors throughout. The building is of typical frame and concrete floor construction with full a mixture of glazed and brick facades to all elevations, and sits within an environment of other commercial properties of varying sizes and heights with good separation between adjacent buildings. Location Plan Building Environment TOPOGRAPHY B87 MAYLADS AVE EATO RD WOOD LAE ED M1 Building Observations Building sits in a commercial property environment Adjacent buildings of varying height in all directions Building fabric consists of brick and glazed facades o noted mobile equipment located on roof top o noted in-building coverage solutions in place Three Vodafone O2 EE IDOOR SUMMARY PREDICTIOS OBSERVATIOS STREET LEVEL COVERAGE G Following our review of the mobile operators coverage details it is clear that The Maylands Building affords an excellent level of macro coverage from all operators for, and G services. Any high concentration of users within the building may impact on the capacity available especially if this is confined to any one single network operator. Based on this information it is considered to be a location that affords an excellent level of overall coverage across all operators at street level for, and G services. OPERATOR Three Vodafone O2 EE 0 COVERAGE KEY - Indoor prediction 0 OE (o indoor coverage at this location) COVERAGE KEY - Street Level o coverage at this location Limited external coverage, indoors unlikley External coverage variable with limited indoor capability External coverage most areas, variable indoor capability external coverage, indoor coverage in small buildings Excellent external coverage, good indoor coverage in most buildings Surrounding buildings, the distance and direction of the serving cells and building construction can all impact on the penetration of signal throughout a building. Based on the location and serving cells, it is envisaged that a good/variable level of coverage will be present throughout the building for, and G services with some potential degradation in the basement car parking areas and lifts across all operators and technologies. In cases of coverage issues, each of the operators can provide solutions to enhance their service of which we can provide details and assist in their procurement and installation should they be required. This extends to full in-building coverage, or specific areas or floors by means of Femto Cell technology. Further to the coverage levels, the availability of service is dependant on capacity. This is the volume of data and simultaneous voice calls the macro cell can accommodate at any one time. Capacity issues result in network busy messages or dropped calls. The level of capacity can be addressed by the operators should the building be populated with a high number of users on a single network which will impact on both them and others using the same cell. G EE operates under both TMobile and Orange brands within the United Kingdom / Three operates a /G network only G G G POOR (Indoor coverage unlikely) LOW (Limited indoor coverage) FAIR (Variable coverage in all buildings) GOOD ( to small buildings, variable in larger buildings) EXCELLET ( coverage in most buildings and areas) It should be noted that the location, building fabric / materials, surrounding environs impact on the ability of RF penetration and these predictions are for guidance only. Page of 7

5 Fixed Telecoms Appraisal Summary, Maylands Avenue, Hemel Hempstead Fixed Telecoms Appraisal Summary In addition to the Fixed etwork carrier study completed, a review by survey of the building was undertaken on the 27 th September The purpose of this survey was to clearly identify the presence of all fixed telecommunications carrier s infrastructure in the building, adjacent to or within the local environs. VIEW LOOKIG ORTH ALOG MAYLADS AVEUE SITE AERIAL VIEW (Building highlighted in red) VIEW LOOKIG SOUTH ALOG MAYLADS AVEUE Local Carriers has existing telecommunications access from Spring Way to the north east corner of the building. The existing level of telecommunications infrastructure adjacent to the building in Spring Way, Maylands Avenue and Wood Lane End is extensive extending to that of BT, Vodafone, Virgin Media, Zayo, Verizon and Interoute (See Photographs 1 to 6). Existing chambers for all noted carriers are present within Maylands Avenue running north to south, with presence from BT, Vodafone, Virgin Media and Zayo extending along Wood Lane End. The level of infrastructure extending into Spring Way is limited to BT and Vodafone who both currently provide service into the building as detailed in the following section. Based on the current level of infrastructure it is clear that a level of diversity can be provided if required from a number of carriers located in Wood Lane End with the introduction of new building entries into the basement car parking areas. PHOTOGRAPH 1 EXISTIG BT AD VODAFOE CHAMBERS I FOOTWAY O SPRIG WAY TO ORTH OF BUILDIG PHOTOGRAPH 2 EXISTIG BT AD VODAFOE CHAMBERS I FOOTWAY AT JUCTIO OF SPRIG WAY WITH MAYLADS AVEUE PHOTOGRAPH 3 EXISTIG BT AD VODAFOE CHAMBERS I FOOTWAY AT JUCTIO OF MAYLADS AVEUE WITH WOOD LAE ED Page 5 of 7

6 Fixed Telecoms Appraisal Summary, Maylands Avenue, Hemel Hempstead PHOTOGRAPH EXISTIG BT, VIRGI MEDIA AD ZAYO CHAMBERS O MAYLADS AVEUE ADJACET TO SPRIG WAY PHOTOGRAPH 5 EXISTIG BT AD VODAFOE CHAMBERS I FOOTWAY AT JUCTIO OF MAYLADS AVEUE WITH WOOD LAE ED PHOTOGRAPH 6 EXISTIG ZAYO CHAMBER I CARRIAGEWAY O WOOD LAE ED ADJACET TO MAYLADS AVEUE Building Presence The point of telecommunication intake is located within the basement electrical room to the north end of the east wing. The intake consists of six 200mm diameter (approx) steel ducts at high level in the corner of the room (See Photograph 7). The level of services currently entering the building are limited to those from BT and Vodafone at this time. The BT services are extensive with both copper and fibre cables. The copper services extend to a single cable terminated in a distribution point (DP) DP500 on the wall adjacent to the ducts (See Photograph 8). Based on the number of cables and sizes we estimate approximately 300 pairs at this time but would be subject to confirmation from BT. The DP has a small number of outgoing cables for the lifts, reception and BMS system to the high level containment to the building risers installed as part of the building refurbishment. The level of incoming fibre services from BT is good with a number of cables (multiple tubes/fibres) identified on our previous visit during refurbishment. A main cable (BFT) terminates in a splice enclosure beneath the ducts, but all outgoing blown fibre tubes have since been removed (See Photograph 9). The condition of the splice enclosure is poor and is considered to require attention from BT to suit. Additional incoming fibre cables (multiple tubes/fibres) were identified in the ducts on our previous visit but have all been cut back to the duct entries at this time. Based on the cables removed and cut back as part of the refurbishment we conclude a total of o. blown fibre tubes with a capacity of -12o. fibres per tube (16-8o. fibres total) are present at this time, albeit subject to confirmation from BT. All other cables cut back to the duct will need to be pulled back to the local external chamber and re-run to suit if required. On our previous visit, an existing Vodafone fibre service was identified that was terminated in a building flexibility point (BFP) on the wall with an outgoing cable (multiple fibres/tubes) adjacent to the ducts. This BFP has since been removed and the incoming cable cut back to the duct face, and all internal equipment and cabling removed. However, based on the previous presence it is clear Vodafone have direct access into the building and therefore can be reinstated with minimal works to suit any tenants requirements. All existing BT services exit the room at high level on containment into the basement car parking area to the building risers (See Photographs 10, 11 & 12). PHOTOGRAPH 7 EXISTIG DUCT ITAKES I ELECTRICAL ROOM I BASEMET CAR PARKIG AREA PHOTOGRAPH 8 EXISTIG BT COPPER DISTRIBUTIO POIT I ELECTRICAL ROOM I BASEMET CAR PARKIG AREA PHOTOGRAPH 9 EXISTIG BT FIBRE SPLICE ECLOSURE I ELECTRICAL ROOM I BASEMET CAR PARKIG AREA Page 6 of 7

7 Fixed Telecoms Appraisal Summary, Maylands Avenue, Hemel Hempstead PHOTOGRAPH 10 EXISTIG BT CABLIG EXIT ELECTRICAL ROOM AT HIGH LEVEL FROM DP PHOTOGRAPH 11 EXISTIG BT CABLIG EXIT LOCATIO FROM ELECTRICAL ROOM I CAR PARKIG AREA PHOTOGRAPH 12 TYPICAL LEVEL OF HIGH LEVEL COTAIMET I CAR PARKIG AREA FROM PLAT ROOMS TO BUILDIG RISERS Risers and Cable Routes The available routes from the telecoms intake point in the basement area is comprehensive with multiple risers across all floors. Typically, electrical and mechanical riser are present on both sides of the lift areas at the junctions of the west, south and east wings. These risers are currently unpopulated with telecommunications services following refurbishment but afford ample space to meet any requirements, albeit with the requirement for a level of additional vertical containment in some locations. Based on our inspection of the building and risers we conclude that access to all floors is excellent in respect of riser locations, with excellent access into the tenant areas to suit via the raised access floor voids and high level exposed containment throughout. Service Availability The standard services afforded by BT over its existing copper networks can offer ADSL broadband speeds of around 2-5Mbps at this time due to distance constraints. This exchange has been enabled to provide BT Infinity services over FTTC technology with speeds of up to 80Mbps download and 20Mbps upload. However, this building is noted as Exchange Only and is not therefore connected to the local street cabinet and they are currently exploring options in respect of FTTC technology delivery (Data via the BT website). The level of copper services available from BT and other companies that can utilise the BT network will be able to provide enhanced speeds by use of bonded ADSL products where required to increase speed. Typically two 5Mbps ADSL lines bonded can increase speed to 10Mbps, increasing with the number of lines bonded accordingly. In addition to the copper services, it is clear that an excellent level of fibre based business tariff services will be available from BT to provide any level of speed and bandwidth required over fibre products. For example, the introduction of a 100Mbps fibre bearer can be delivered over the existing ducted network affording un-contended upload and download port speeds from 10Mbps to 100Mbps based on the tenants requirements. These are also scalable from initial requirements up to the maximum available speeds in respect of the bearers. Higher bearer capacities are available to suit typically 500Mbps to 1Gbps and beyond where required. Furthermore, there are a host of companies that can provide enhanced products over the existing infrastructure potentially providing smaller businesses a more affordable level of service if so required. The presence of Vodafone in the building with Virgin Media, Zayo, Verizon and Interoute outside and in the local environs affords any incoming tenant a choice of providers within short timescales subject to new building entries, with a varying level of external works being required to provide connection, albeit subject wayleaves and/or third party agreements. Summary Based on the level of infrastructure and the availability of services from BT s local exchange, we consider The Maylands Building has an excellent level of connectivity with the ability to enhance this by means of additional fibre services where required in minimal timescales from order. The presence of the additional carrier/s in and outside of the building affords an excellent alternative provision of service and diversity at this time which greatly enhances the level of connectivity at this time. Page 7 of 7