Foreword

TCVN 12871:2020 was compiled by the National Institute of Architecture, proposed by the Ministry of Construction, appraised by the Directorate for Standards, Metrology and Quality, and promulgated by the Ministry of Science and Technology.

1 Scope of application

This standard stipulates general requirements in the design of new construction or renovation of officetels, including:

• Officetel buildings;
• Officetel blocks in mixed-use apartment buildings;
• Officetel blocks in multifunctional public buildings.

2 References

The following references are essential for the application of this standard. For dated references, only the edition cited applies. For undated references, the latest edition of the referenced document (including any amendments) applies.

TCVN 2622, Fire protection for buildings and structures – Design requirements;

TCVN 4474, Internal drainage – Design standard;

TCVN 4513, Internal water supply – Design standard;

TCVN 4601, Office buildings for state agencies – Design requirements;

TCVN 4605, Thermal engineering – Building envelope – Design standard;

TCVN 5065, Hotels – Design standard;

TCVN 5674, Finishing work in construction – Implementation and acceptance;

TCVN 5687, Ventilation – Air conditioning – Design standard;

TCVN 5718, Reinforced concrete roofs and floors in construction – Technical requirements for waterproofing;

TCVN 5867, Elevators – Cabins, counterweights and guide rails – Safety requirements;

TCVN 6396, Safety requirements for the construction and installation of elevators;

TCVN 7114, Ergonomics – Lighting of work places;

TCVN 7447, Electrical installation systems for buildings;

TCVN 7628, Installation of elevators;

TCVN 7958, Protection of construction works – Termite control for new construction works;

TCVN 9206, Installation of electrical equipment in buildings and structures – Design standard;

TCVN 9207, Installation of electrical wiring in buildings and structures – Design standard;

TCVN 9359, Moisture-resistant foundation – Design and construction;

TCVN 9362, Design standard for building and structure foundations;

TCVN 9385, Lightning protection for construction works – Guidelines for design, inspection and maintenance of systems;

TCVN 9386, Design of earthquake resistant structures.

3 Terms and definitions

For the purposes of this standard, the following terms and definitions apply:

3.1

Officetel

A space arranged with necessary equipment and services to serve one or more individuals for combined working and living purposes.

3.1.1

Work space

An area arranged with amenities and equipment serving the activities of a working office.

NOTE: Work space includes buffer space (if any), working area, and transaction area.

3.1.2

Living space

An area arranged with amenities and equipment serving living needs during stay (sleeping, hygiene, etc., not including kitchen).

NOTE: Rooms/spaces serving living needs in the living space can be arranged independently or in combination.

3.2

Officetel building

A building consisting of an officetel block and other accompanying functional blocks.

NOTE: Other functional blocks include: Service block; Administrative management block; Technical support block.

3.3

Officetel block

An area for arranging officetels.

3.4

Service block

An area arranged with reception lobby, reception desk, restaurants, specialized dining rooms, conference/seminar rooms, meeting rooms, entertainment area, sports area, common service spaces for guests and other services.

3.5

Administrative management block

An area arranged with rooms/spaces for working, living, and sanitary facilities for staff and employees serving and managing the officetel block.

3.6

Technical support block

An area arranged with technical and support rooms/spaces such as technical floor, laundry, common kitchen, pump room, air conditioning, repair shop, parking area, storage and other support functions.

3.7

Usable area

The floor area is calculated according to the net dimensions of the officetel: Including the floor area considering the walls/partitions of the rooms inside the officetel, the area of balconies, loggias; Excluding the floor area with columns/load-bearing walls, technical boxes located inside the officetel and the area of walls/partitions surrounding the building/officetel, walls/partitions dividing the officetels.

3.8

Net dimension

The net dimension is the dimension measured to the inner edge of the wall/partition/glass frame/railing finishing layer adjacent to the floor surface (excluding interior decorative details such as skirting/moldings/borders, etc.). For balconies and loggias, the entire floor area is calculated; in case there is a common wall edge, it is calculated according to the inner edge of the common wall.

3.9

Net height

The height from the finished floor surface to the underside of the load-bearing structure or finished ceiling or the technical system of the floor. In case the load-bearing structure is a beam lying on the partition wall, the net height is calculated to the underside of the secondary beam or floor.

3.10

Net width

The distance between the two nearest opposite edges of the finished structure or component of the construction (excluding interior decorative details such as skirting/moldings/borders, etc.).

4 General principles

4.1. The land lot for constructing officetel buildings must comply with the land use planning, land use plan, and detailed planning approved by competent authorities [3].

4.2 Construction density, floor area ratio, and height of officetel buildings shall comply with the requirements of detailed planning and urban design approved by competent authorities.

4.3 Architectural solutions ensure safety, aesthetics suitable to the natural and climatic characteristics of the area, ensure ventilation requirements, sustainable development and environmental friendliness. Ensure the operational chain and internal transportation diagram are convenient, reasonable, not overlapping between functional blocks; do not affect each other in terms of order, hygiene and aesthetics.

4.4 Officetel buildings must meet the requirements of load-bearing safety and design life of the building. Do not construct buildings in areas with risk of geological hazards (landslides, earth slips, etc.), areas with flash floods, frequent flooding when there are no technical measures to ensure safety for the construction area.

4.5 Officetel buildings need to meet the requirements of fire and explosion safety [13] and related regulations. The equipment, arrangement, inspection, and maintenance of fire fighting and rescue equipment must comply with the requirements of current regulations.

4.6 Officetels need to meet the following requirements:

• Ensure accessibility for the elderly and people with disabilities [15];
• Use energy efficiently [14];
• Ensure safety of life and health [12];
• Maximum natural ventilation and lighting, prioritizing position and orientation for natural lighting and ventilation for the officetel block;
• Termite prevention in accordance with the selected technical standards for application;
• Maintenance according to proper procedures.

4.7 Officetel blocks in mixed-use apartment buildings or in multifunctional public buildings need to be designed as separate and independent areas from other functions of the building to ensure convenience for management and use, and design and installation of internal technical systems of the building, while not affecting each other in terms of order, hygiene and aesthetics.

5 Architectural design requirements

5.1 Officetels have a usable area of not less than 25 m² and ensure the following requirements:

• Buffer space (if any) near the entrance inside the officetel combined with a place for storing hats, coats, and shoes;
• The standard for calculating the working area per person is not less than 7 m²;

NOTE: The above area includes the area for arranging amenities and equipment serving working needs.

• The living space has an area not exceeding 50% of the usable area.

5.2 The minimum usable area of rooms/spaces in officetels is specified in Table 1.

Table 1 – Minimum area of rooms/spaces in officetels

Unit: square meters (m²)

5.3 The minimum net dimensions of rooms/spaces in officetels are specified in Table 2.

Table 2 – Minimum net dimensions of rooms/spaces in officetels

Unit: meters (m)

5.4 Officetel buildings and officetel blocks in mixed-use apartment buildings/multifunctional public buildings are allowed to design common kitchen/dining rooms/spaces (serving officetels on one floor or on certain floors) but must have appropriate locations according to practical requirements, conform to selected applicable standards, ensure safety, ventilation, environmental hygiene, and comply with current regulations [12], [13]. In the common kitchen/dining area, smoke and odor exhaust ducts must be arranged but not directed to the common corridor.

5.5 The area of parking space is calculated according to actual requirements but not less than 20 m² of parking space for 160 m² of usable area of the officetel block in officetel buildings/mixed-use apartment buildings/multifunctional public buildings. There must be parking spaces for people with disabilities. The location and number of calculated parking spaces for people with disabilities follow current regulations [15].

NOTE: The parking area calculated above includes the internal roadway in the garage.

5.6 Depending on the scale and actual requirements, design the content and area of the service block, administrative management block, and technical support block serving officetel buildings and officetel blocks in mixed-use apartment buildings/multifunctional public buildings in accordance with relevant regulations.

NOTE: When designing, refer to the provisions in TCVN 4601 and TCVN 5065.

5.7 The minimum net height of rooms/spaces in the service block, administrative management block, and technical support block is specified in Table 3.

Table 3 – Minimum net height of rooms/spaces in the service block, administrative management block, and technical support block

Unit: meters (m)

5.8 The net width of corridors and stairs in officetel buildings or officetel blocks in mixed-use apartment buildings/multifunctional public buildings must meet usage requirements, ensure safety, ensure accessibility for people with disabilities, ensure requirements for evacuation in case of incidents, and comply with current regulations [12] [13] [15].

5.9 Other components in officetel buildings or officetel blocks in mixed-use apartment buildings/multifunctional public buildings must ensure safety, conform to regulations [12], [13], and the following requirements:

• The net width of the main entrance to the building/office and the passageway is not less than 0.90 m. For doors to functional rooms, not less than 0.80 m;
• The height of stair railings and ramps is at least 0.90 m;
• The height of railings for balconies/loggias/roofs/openings (including windows) on the building’s exterior is at least 1.40 m;
• Railings for balconies/loggias/roofs/openings (including windows) have a structure that is difficult to climb. The gap in the railing does not allow a sphere with a diameter of 0.10 m to pass through;
• Floors and building foundations need to meet the technical requirements in TCVN 9359 and TCVN 9362;
• Roofs need to ensure thermal insulation and waterproofing functions as prescribed in TCVN 5718.

5.10 In addition to meeting the requirements in this standard, officetel blocks in mixed-use apartment buildings/multifunctional public buildings must also comply with other regulations related to apartment buildings/public buildings.

6 Structural design requirements

6.1 It is necessary to calculate and design structures that are safe, stable, and able to withstand the most unfavorable loads and load combinations acting on them, including time-dependent loads, loads related to Vietnam’s natural conditions (hurricanes, earthquakes, lightning, floods).

NOTE: Data related to Vietnam’s natural conditions are taken according to the regulations [10].

6.2 The structural system has a clear working diagram, is easy to control, and encourages the standardization and typification of load-bearing structures as well as enclosures while still ensuring flexibility and diversity of architecture.

6.3 Structural solutions fully meet technical and economic criteria, suitable to the scale, number of stories, and ensure spaces and architectural solutions.

6.4 Earthquake resistant design and calculation need to comply with the provisions in TCVN 9386.

6.5 Materials used must meet the requirements of fire resistance, sound insulation, thermal insulation and durability against the impact of climate, corrosion of the surrounding environment, biological agents and other harmful agents to ensure that the building structure has the ability to bear loads and normal usability without major repairs throughout the service life (design life) of the building.

6.6 The design life of the building must be clearly stated in the design documents and other documents of the building as prescribed by law. At the end of the building’s design service life (design life), the investor/investment decision maker needs to have a notification and conduct an inspection and quality assessment of the building to have intervention measures to extend the service life or have other handling measures as prescribed by law.

6.7 The use of recycled materials, environmentally friendly materials and local materials is encouraged.

7 Fire protection design requirements

When designing fire protection for buildings, it is mandatory to comply with the provisions in TCVN 2622 and current regulations [13].

8 Requirements for internal technical systems of buildings

8.1 Water supply

8.1.1 The water supply system needs to continuously meet usage needs, conform to the provisions in TCVN 4513 and ensure hygiene quality according to current regulations [17].

8.1.2 Indoor fire water supply systems comply with current regulations [13].

8.1.3 The indoor water supply pipeline network must be placed in technical boxes, avoiding placing together with ventilation and air ducts.

8.1.4 It is necessary to ensure continuous water supply for water use needs, an underground water tank should be arranged to ensure the reserve water volume. Make full use of the external water supply pipeline pressure. In case the pressure and water flow are insufficient, a tank, pump or other pressurization equipment must be arranged.

8.1.5 A pressure water tank or water tank on the roof should be installed to ensure the reserve water volume to adjust the non-equalized water regime and supply fire water for 10 minutes. A separate distribution pipe is needed to ensure that the fire water is not used for other purposes.

8.1.6 To reduce water pressure and avoid water waste, pressure regulating devices need to be installed on the water supply pipe or on the branch pipe leading to the water outlets on each floor.

8.2 Drainage

8.2.1 The drainage system needs to conform to the provisions in TCVN 4474.

8.2.2 The domestic wastewater drainage system should be designed according to the gravity flow regime; urine and washing wastewater should be separated.

8.2.3 The rainwater drainage system needs to be designed separately from the domestic wastewater system, ensuring rainwater drainage in all weather conditions throughout the year. Vertical rainwater drainage pipes are not allowed to leak, arranged not to affect the architectural aesthetics, and need to be connected to the general drainage system.

8.2.4 The entire wastewater drainage system should be buried and connected to the area’s general drainage system. In case of using gutters or trenches for drainage, they must have covers.

8.3 Waste collection

8.3.1 The method of waste collection and transportation is suitable to the waste management method of the area.

8.3.2 The internal waste collection system must ensure the collection of all generated waste with a storage time not exceeding 1 day.

8.3.3 Waste collection bins must be placed on each floor in a separate room, not obstructing escape and rescue.

8.3.4 Waste collection bins must be sealed, not emitting odors, not leaking, not causing waste spillage during transportation; Organic waste bins that are easily biodegradable and waste bins that are difficult to decompose must be arranged simultaneously; Wastes that pose a risk of fire, explosion, or disease spread must not be put into waste collection bins.

8.3.5 A waste collection room should be arranged on each floor. The waste collection room must be separated from other areas by fire-resistant components, have a ventilation system, have an automatic fire alarm system and an automatic fire extinguishing system.

8.4 Power supply – lighting – lightning protection – noise reduction

8.4.1 The electrical wiring system needs to be designed independently of other systems and ensure easy replacement and repair when necessary, in accordance with the provisions in TCVN 7447, TCVN 9206, TCVN 9207 and current regulations [16].

8.4.2 Electrical distribution cabinets must have an earthing wire and must have an automatic protection device in case of incidents. Electrical distribution cabinets must be made of suitable materials according to the selected applicable standards and have sizes suitable for the types of electrical circuits.

8.4.3 The electrical system is protected by circuit breakers. Electrical outlets and junction boxes installed in rooms in the building conform to current regulations [16] and are designed to be placed in positions and at heights suitable for the furniture.

8.4.4 Interior lighting should make full use of natural lighting, heat prevention solutions, sun shading, wind shielding should not affect natural lighting and apply energy-saving and efficient measures.

8.4.5 Artificial lighting design needs to limit glare, conform to the provisions in TCVN 7114 and ensure efficient energy use according to current regulations [14], [18].

8.4.6 In corridors, stairs, floor lobbies, basements, semi-basements, emergency lighting and lighting for dispersing people need to be arranged according to current regulations.

8.4.7 The lightning protection system needs to conform to the provisions in TCVN 9385.

8.4.8 The sound insulation index and noise reduction design need to conform to current regulations [19].

8.5 Ventilation and air conditioning

8.5.1 The design of ventilation and air conditioning systems needs to conform to the provisions in TCVN 5687 and current regulations [20].

8.5.2 Ventilation and air conditioning systems need to take advantage of natural ventilation and have reasonable technological solutions, architectural solutions, structural solutions to ensure hygiene requirements, technical standards, and efficient and economical use of energy.

8.5.3 Envelope structural design solutions should be used to retain heat, limit cold winds in winter, avoid hot sun in summer, in accordance with the provisions in TCVN 4605.

8.5.4 Pressurization systems for stairs/elevators and emergency smoke extraction systems comply with current regulations and TCVN 5687.

8.5.5 Smoke ventilation, smoke extraction and smoke protection systems for escape routes, fire resistance of air ducts and shafts must comply with current regulations [13].

8.5.6 It is necessary to arrange local ventilation for the bathroom and toilet areas. Do not use natural ventilation solutions for other rooms/spaces through the toilet area.

8.5.7 Drainage holes in the toilet area need to ensure no leakage of gas and odors.

8.6 Communication, telecommunications

8.6.1 Communication and telecommunications systems need to be designed synchronously inside and outside the building, meeting current and future usage needs. There should be lightning protection solutions for signal receiving poles.

8.6.2 The system should be arranged with cable ducts placed inside the walls, with junction boxes pre-installed on each floor.

8.6.3 Communication and telecommunications systems need to ensure safety, convenience for exploitation and connection with service systems of providers, and at the same time be easy to replace and repair.

8.6.4 Security camera systems can be designed and installed according to the needs and characteristics of the building.

9 Elevator requirements

9.1 Officetels with a height of 5 floors or more must have elevators. Elevators should be arranged near the main entrance. The width of the passenger elevator lobby must be arranged in accordance with the selected applicable standards.

NOTE: Depending on the selected service quality, elevators may include: elevators for guests, elevators for staff, and elevators for transporting goods.

9.2 The design, installation, and selection of capacity, load, speed of elevators need to be based on actual requirements, service quality requirements, in accordance with the provisions in TCVN 5867, TCVN 6396, TCVN 7628 and other relevant technical requirements.

NOTE: Elevators have a lifting capacity of not less than 400 kg, with at least 1 elevator with cabin net dimensions ensuring the transport of emergency stretchers.

9.3 The design and selection of load capacity and speed of elevators must be based on the number of floors to be served, the maximum number of people to be transported during peak hours, service quality requirements, and other technical requirements.

9.4 The machine room and elevator equipment must have convenient and safe access, and must not be located directly above the officetel. Elevator shafts must ensure sound insulation requirements according to current regulations [12] [18].

9.5 Water tanks must not be located directly above the elevator shaft and water supply pipes, heat supply pipes, gas supply pipes must not pass through the elevator shaft.

9.6 Elevators must have door jam protection devices, automatic rescue devices, and an internal telephone system from the cabin to the outside. Elevators must ensure that they only operate when all doors are closed.

9.7 Elevators must ensure safety and be safety inspected in the following cases:

• After installation, before putting into use;
• After major repairs;
• After a serious accident or incident has occurred and been remedied;
• Overdue for inspection or at the request of the state management agency on labor safety.

10 Finishing work requirements

10.1 Finishing work needs to comply with the provisions in TCVN 5674 and TCVN 7958.

10.2 The design of the building’s exterior should harmonize elements such as materials, colors, decorative details, blend with the area’s landscape, and suit the building’s function.

10.3 Architectural details of the facade such as: windows, doors, railings, balconies, loggias, moldings, roof details, etc. need to be designed to ensure safety for users, not affect the operation of equipment and facilities for building maintenance.

Reference Document List

[1] Law No. 30/2009/QH12 dated June 17, 2009, Law on Urban Planning;

[2] Law No. 38/2009/QH12 dated June 19, 2009, Law Amending and Supplementing a Number of Articles of Laws Related to Basic Construction Investment;

[3] Law No. 45/2013/QH13 dated November 29, 2013, Land Law;

[4] Law No. 50/2014/QH13 dated June 18, 2014, Construction Law;

[5] Law No. 55/2014/QH13 dated June 23, 2014, Law on Environmental Protection;

[6] Law No. 65/2014/QH13 dated November 25, 2014, Housing Law;

[7] Law No. 09/2017/QH14 dated June 19, 2017, Law on Tourism;

[8] Official Letter No. 1245/BXD-KHCN dated June 24, 2013 on guiding architectural criteria applied to high-rise housing projects;

[9] QCVN 01:2019/BXD, Vietnam Building Code – Construction Planning,

[10] QCVN 02:2009/BXD, National technical regulation – Natural condition data for construction;

[11] QCVN 03:2012.BXD, National technical regulation on classification and grading of civil, industrial and urban technical infrastructure works;

[12] QCXDVN 05:2008/BXD, Vietnam Building Code – Residential and public buildings – Life and health safety;

[13] QCVN 06:2019/BXD, National technical regulation – Fire safety for buildings and structures;

[14] QCVN 09:2017/BXD, National technical regulation on energy efficient buildings;

[15] QCVN 10:2014/BXD, National technical regulation on Construction of buildings to ensure accessibility for people with disabilities;

[16] QCVN 12:2014/BXD, National technical regulation on electrical systems of buildings and structures;

[17] QCVN 01-1:2018/BYT, National technical regulation on domestic water quality;

[18] QCVN 22:2016/BYT, National technical regulation on lighting – Permissible illuminance levels in the workplace;

[19] QCVN 26:2010/BTNMT, National technical regulation on noise;

[20] QCVN 26:2016/BYT, National technical regulation on microclimate – Permissible microclimate values in the workplace.